LAGOS | Ikeja model city Masterplan

[GAR3TH]

The Ikeja model city plan was on Friday presented to the public at the Eko FM Hall in Agidingbi, Lagos. The plan which covers Ikeja, Ojodu and Onigbongbo Local Government Areas is meant to transform the capital of Lagos into a functional, liveable, and beautiful model city. The plan is the second Model City Plan presented to the public after the Ikoyi-Victoria Island plan.

The Commissioner for Physical Planning and Urban Development, Francisco Abosede, said the presentation of the plan to the public is aimed at involving all stakeholders in the planning process in accordance with the provision of the State Urban and Regional Planning and development Law 2005.

"We are here with the Ikeja Master Plan for you to review and approve it, so that we can start development," Mr. Abosede said.

The Commissioner said the Model City Plan provides designation of high street corridors, preservation and conservation of green areas, development of Opebi Park as the heart of the Model City, creation of activity centres, and upgrading of physical infrastructure.

The Deputy Governor of Lagos state, Sarah Sosan, who represented the governor, said government is committed towards providing a beautiful and safe environment.

"I wish to clearly emphasize again that our administration will not compromise on the attainment of a healthy, virile, aesthetically appealing, investment friendly, safe, healthy and sustainable environment. I wish to state categorically that it is collective resolve to bequeath a better planned, hospitable and enduring environment to ourselves and generations yet unborn" she said.

The governor also appealed to the public to form the habit of painting their houses so as to increase the aesthetic value of the city.

After the presentation, the Olu of Ikeja, Oba Rafiu Amore, thanked the state government for the plan and pledged his support for the project.

Landlords' worry

The landlords and members of the Community Development Council however raised concerns over their buildings that may be affected by the implementation of the plan. They also asked government to keep them informed with the development.

The Commissioner in response said there will be no demolition of structures. He also said the plan will increase the value of their lands and also provide opportunity for them to build more high rising structures.

The Chairman of the Lagos Chapter of the Nigeria Institute of Town Planners NITP, Moses Ogunleye urge the government to put an implementation strategy in place.

"I thank God that Ikeja now has a plan and I thank the state government for this, but there should be an implementation strategy on ground so that we can know that in two years this is where we will be. If not this will not work" Mr. Ogunleye said. "I am happy that for the first time this plan was prepared by our colleague. That's to show that we can do it, if given the opportunity."

Proposed Waste Water Treatment Plant

Laoye Adeyemi, the executive director of Wemabod Estates Limited which runs an estate in Ikeja, introduced Lemna Energy Resources as their technical partner, in the upgrading of the waste water treatment plant in the estate.

The General Manager of Lemna Energy Resource Douglas Anderson said they have already spent $2.5 million on the project and are ready to spend another $30 million more. He said they intend to develop the plant and run the plant to recover their investment.

The Commissioner pledge government's support and asked the company to consider developing the sewage system to serve other parts of Ikeja.

Ikeja Grassroots Women were also at event in their uniform and sang the praise of the state government.

234next.com

[Naija]

Are there any renders?? Why do most of these projects in Nigeria not have any renders???

[friendsofthecity]

Which company designed the masterplan?

[JoblessBeggar]

The Guardian, Monday, March 30, 2009
Lagos unveils Ikeja model city plan, tasks stakeholders over delivery
By Emmanuel Badejo

CLOSE on the heels of the recently developed new master plan for the Lekki region in Lagos, stakeholders in the Ikeja area at the weekend took their turn to deliberate on an outline new plan for the city's administrative and industrial centre.

The initiative is coming almost one decade after the completion of the UNDP sponsored Master plan for Lagos Metropolitan Area (1980-2000 AD).

The event, held within the expansive Eko multi-purpose hall at Radio Lagos, afforded stakeholders a medium at which to rob minds on the project, which is coming after the completion of earlier Model City Plans for Ikoyi-Victoria Island, which was approved by Governor Babatunde Raji Fashola in December 2007.

The new project will cover an area of 5,630 hectares, and the land-use pattern has been categorised into institutional, residential, commercial, industrial, recreational, circulation and wet land.

The project area is almost fully built-up with pockets of undeveloped land. Housing layouts are of both close and open patterns. The traditional core areas are Brazilian type and layouts showed little or no modern planning standards. The core areas are presently being enveloped by modern architectural masterpieces made up of residential and commercial developments.

The traditional core areas are Ipodo, Alausa, Oregun, Onigbongbo, Isheri, Ojodu and Agidingbi among others. Developments with modern planning design standards are common in Government Reserved Area (GRA) Ikeja, Wemabod Estates, and other several government and private residential estates located at Allen Avenue, Opebi, Alausa, Oregun, Ojodu, Ogba, and Omole to mention a few.

Under the plan, the popular Computer Village will be rebuilt to meet international standards. Also, some of the houses within the environ will be demolished and rebuilt in high-rise structures, befitting the mega-city status.

State officials have chronicled of the city's challenges include, among others:

*Agglomeration of several traditional developments like Alausa, Ogba Agidingbi, Olusosun, Onigbongbo

*Sporadic change of use and illegal conversion along Allen Avenue, Opebi Street, G.R.A., Ikeja, Igba-isheri Road

*Growth of urban slums and blighted neighbourhoods

*Encroachment on drainage alignment, gorges, canals, stream setbacks

*Traffic congestion on major roads; and,

*Emerging urban land uses like event centres, eateries, shopping plazas, private schools, places of worship, petrol filling stations and office complexes.

The Ikeja Model City Plan, according to officials, "is envisioned with the objective of curbing these ugly and disturbing trends through the creation of a functional, healthy and beautiful city to live, work and recreate. This concept is an attempt at providing our urban centres with the needed adequate planning for the envisaged future growth and development."

Key initiatives proposed to address the trends include:

*Designation of certain corridors within the study area as high streets, for instance Allen Avenue, Mobolaji Bank Anthony Way, Isaac John Street

*Preservation of green areas and parks like the Opebi Park

*Development of multi-storey car parks at Oshodi, Ikeja, Opebi and Alausa

*Creation of activity centres at Oregun and Ojodu among others

*Creation of mixed-use corridors at Allen Avenue, Opebi, Mobolaji Bank Anthony Way, Isaac John, Yakoyo, Adebowale Street, Wempco, Isheri Road

*Construction of bridges and flyovers at strategic locations like Omole, Allen junction, Oke-Ira and Odo Iya Alaro

*Upgrading and improvement of road furniture

*Maintenance/construction/dredging/channelisation of canals, drains and gorges; and,

*Implementation of the abandoned Metroline project for mass transportation system.

Others are:

*Definition of alignment/embankment of gorges in order to enhance their value and prevent erosion and squatter settlements

*Revitalisation and upgrading of the traditional core settlements through urban renewal programmes at Ipodo, Onigbongbo, Oregun, Adekunle, Olusosun

*Increase in density in order to accommodate the expected population growth within the Study Area for the plan period

*Reversion of Ikeja G.R.A (Core areas) to its original exclusive residential use

*Review of Approval Orders for various schemes within Ikeja

*Creation of informal sector enclaves at Odo Iya Alaro, behind MKO Garden, behind Alade Market

*Development of ultra-modern shopping malls at Strabag Yard, Alade Market and Opebi Mixed Development area

*Revitalisation of the Ikeja Central Business District (CBD); and,

*Formulation of institutional and legal framework.

The Ikeja Model City Plan when completed and implemented is to "proffer realistic measures and standards for the transformation of the state capital for sustainable growth and position Lagos as an enviable global mega city." The plan period is year 2010 to 2020.

Governor Fashola in his keynote address described the initiative as a milestone towards ensuring a better planned liveable and healthy business and human environment through innovative and suitable physical planning and balanced urban development in Lagos State.

Official statistics ascribe a megacity status to Lagos, with a population of well over 18 million people and current eight per cent growth rate, "which translate to burgeoning challenges/implications on power supply/energy, poor infrastructure condition, security/crime control, environmental quality, traffic and transportation system, and urban management to mention a few."

Fashola noted that about a decade after the completion of the UNDP sponsored Master plan for Lagos Metropolitan Area (1980-200 AD), which identified 35 Urban Districts, these areas still exhibited some traits of infrastructure decay, unsightly living conditions, housing shortages, imbalanced land use developments, illegal change of use, erratic power/energy supply, and, inadequate recreational facilities.

The impact of such neglect according to him, have been far-reaching. He, therefore, sought for cooperation of all stakeholders in achieving the project. "This is to further reinforce our passion for teamwork strategy and the involvement of all and sundry in virtually all activities and projects embarked upon by the state government...we are all encouraged to partake in this dialogue and presentation with a view to fashioning a renewed and truly democratic physical planning and urban development process that will be worthy of emulation for a state that is truly the centre of excellence," the governor said.

Commissioner for Physical Planning and Urban Development, Mr. Francisco Bolaji Abosede, in his welcome address recalled that Ikeja, the capital of Lagos State, was one of the five old Divisional headquarters, the others being Lagos Island, Badagry, Epe and Ikorodu. The study area comprises of Ikeja Local Government Council Area, Ojodu Local Council Development Area and Onigbongbo Local Council Development Area.

The commissioner identified some of the problems confronting Ikeja to include housing congestion, urban crime, traffic grid lock, inadequate supply of water and electricity, flooding and lack of open spaces among others.

Giving details of the plan, the commissioner said: "Among others, the proposed Ikeja Model City plan provides for designation of High Street Corridors, preservation and conservation of green areas, development of Opebi Park, as the heart of the Model City, creation of activity centres, upgrading of physical infrastructure.

Abosede said the plan would improve and revitalise the state capital as a centre for investment, tourism, industry and commence. It will also facilitate the efforts of the state government in the redevelopment of Lagos as a model mega city in Africa."

Like the governor, Abosede appealed to all stakeholders to live up to their responsibilities by participate in the planning process, which he said is in accordance with provisions of the State Urban and Regional Planning and Development Law 2005.

But experts, who lauded the project, saw funding as one major challenge that could hinder the intention of the state in turning the city around.

Veteran planner, Mrs. Kehinde George, apart from seeking enabling legislation for its implementation, suggested a five-yearly review of the plan. She said: "Ikeja is an old settlement and the public presentation is a recognition of the fact that planning is not static, but dynamic, and should always recognise changes in needs of the community being planned for.

"Public and private sector funding of the implementation is crucial to make the model plan a reality. The instrument of the implementation machinery also has to be put in place. Continuous monitoring and five yearly review of the plan is of paramount importance," she concluded.

Another planner, Mr. Moses Ogunleye, raised concern over the implementation of the plan, without which the project could not be monitored.

"My concern is on the issue of implementation. There have been steps towards achieving laudable projects like this, which often end without proper implementation." Ogunleye advocated for government to involve capable partners in the area of funding in order to deliver the plan, as and when due.

Hailing the proposed plan, Mr. Kunle Awobodu said the proposed high-rise buildings that are to be built under the scheme may be endangered given the city's nearness to both local and international airport. He therefore called on the state to revisit the report of the technical committee on development and control, which he noted would be of tremendous advantage.

To tackle the issue of funding, Awobodu urged the state government to look both inward and outward through partnering with viable intentional and local financial institutions.

Ikeja, the capital city of Lagos State covers an area of approximately 5,630 hectares, representing 1.57 per cent of the state's land area and consists of Ikeja Local Government Area and two Local Council Development Areas (LCDAs) namely Onigbongbo and Ojodu.

The project area over the years, has witnessed significant growth and development both physically and demographically. Ikeja has a population of 533,237, representing 3.45 per cent of the state's population while its projected population for the plan period (2010 - 2020) is 1,062,833 using an annual growth rate of 5.05 per cent.

[JoblessBeggar]

Lagos intensifies coordination of master plans
The Punch, Monday April 13, 2009
Akinpelu Dada


I N a bid to properly organise and coordinate the development of the different parts of the state, the Lagos State Government will this year intensify work on the preparation of a number of development guides and master plans.
Preliminary survey works have commenced on both the Badagry and the Lagos Mainland Central Master Plan projects, which contracts were awarded earlier in the year.

The Commissioner for Physical Planning and Urban Development, Mr. Bolaji Abosede, who disclosed this on Thursday at a press briefing to commemorate the second anniversary of the Governor Babatunde Fashola?s administration, said that field works on the Ikorodu Master Plan had been concluded, while the preliminary report was ready for review.

On the Ikeja Model City Plan, which was recently presented to stakeholders, the he said the state?s executive council had approved it and that the final report would soon be ready.

The council has also approved the proposal for the preparation of the Alimosho Model City Plan, which is currently awaiting the consideration of the state Consultancy Board.

On the planned relocation of the Oko Baba Sawmill, Abosede said that the Agbowa site approved for the resettlement of its operators had been cleared for sand filling and redevelopment with a Memorandum of Understanding already agreed with developers under the Public-Private Partnership model.

He said that work was progressing on the redevelopment of the Tejuosho Market, with the construction of the basement floor and DPC level.

Similarly, he said, work on the redevelopment of the Oyingbo Market is under way and is currently at the substructure level, while the development of the Oluwole Market had commenced with the resettlement of the residents, just as actual construction had reached the third floor level.

The site of the Ikorodu Regional Foodstuffs Market, according to Abosede, is being prepared for possession under a PPP arrangement. The site would, upon completion, host market men and women who would be moved from the Mile 12 Market.

The ministry has also cleared the site of the Ikeja Shopping Plaza with actual development scheduled to commence soon.

On site selection, design and relocation, the commissioner said that the ministry was currently working on the ECOWAS Wholesale Market, Badagry; and the relocation of auto parts dealers to Mowe and the Computer Village from Ikeja to Oke Odo in Alimosho.

In the last one year, Abosede said that the ministry had successfully tackled the demolition of the partially collapsed Bank of Industry building on Broad Street with the site being currently cleared, while the design of the development proposal for the area around the site was ongoing.

He noted that the ministry was also establishing the alignment of Right of Way of the10-lane Badagry Expressway to incorporate the light rail corridor; the Lekki-Epe Expressway and coastal road; Yaba-Oyingbo Way, and was taking inventory of properties within the alignments.

Abosede said that the ministry would also ensure the removal of structures within the alignments and the integration of existing layouts into the road alignments.

He said, "The ministry intends to pursue further the public participation through inclusive governance by intensifying our efforts in public-private partnership, expand the scope for a sustainable development as well as assert our statutory responsibilities should the need arise. This will give Lagos the new face as one of the worlds mega cities."

[friendsofthecity]

Am so glad about this initiatives. The UNDP has foreseen a major issues in Lagos - Nigeria which must be addressed quickly. If not, the mega city would be unbearable as it was in the past in the near future. the government of Lagos - Nigeria needs to expedite the projects with the resources avalaible to do so.

[JoblessBeggar]

Originally Posted by friendsofthecity

Am so glad about this initiatives. The UNDP has foreseen a major issues in Lagos - Nigeria which must be addressed quickly. If not, the mega city would be unbearable as it was in the past in the near future. the government of Lagos - Nigeria needs to expedite the projects with the resources avalaible to do so.

The UNDP has nothing to do with these master plan projects.

The reference in the news story to the UNDP report was to a masterplan commissioned in 1980 under the Jakande administration (when the population of Lagos was still under 10 million), but nothing ever came off it.

[Matthias Offodile]

Are there any renders?? Why do most of these projects in Nigeria not have any renders???

Because they will never see the light of day, they are just there to entertain the folks or should I say divert people´s attention while the elite chirpily plunders Naija at will.

[JoblessBeggar]

Originally Posted by Matthias Offodile

Because they will never see the light of day, they are just there to entertain the folks or should I say divert people´s attention while the elite chirpily plunders Naija at will.

Bro, not exactly sure where you got that idea from. These are very detailed plans, and the Lekki plan (which I have possession of) is a 202-page document with all of the relevant renders. I'm sure the Ikeja plan (which was prepared by both international and local consultants) would also be in the same mould.

[Artemis]

Originally Posted by JoblessBeggar

Bro, not exactly sure where you got that idea from. These are very detailed plans, and the Lekki plan (which I have possession of) is a 202-page document with all of the relevant renders. I'm sure the Ikeja plan (which was prepared by both international and local consultants) would also be in the same mould.

thats right. a good urban (re)development plan mustn be a eye candy. the concepts must work along with the general principles, thats the point. the lekki plan is agood example how a detailed development plan can look like. next step is to find tools to implement the concepts. thats prfessional planning dudes!

[friendsofthecity]

Can we see some images, jobless...?

[Eman-07]

I'm scared the Lagos government will not have enough funds for these projects.

There's a Ikeja mixed use development thing, visit:
http://happylagosian.blogspot.com/20...ent-mixed.html

[Tbite]

[styles20]

Ikeja,where i was born and lived for 20 years before i relocated, fun place to be.