Professional Documents
Culture Documents
Ikeja Report A3
Ikeja Report A3
introduction
1.1 Preamble
1.2 Environmental Settings
1.3 Population
1.4 Justification for the Review
1.5 Scope of Work
1.6 Methodology
As at 1950 also, there were about eight cities in the world with population of five million people
and above. At that time New York City (U.S.A), London (U.K) and Tokyo (Japan) were the world’s
top three largest cities with population of 12.3 million, 8.7 million and 6.9 million respectively.
The number of such cities in the world today has risen to about 30 with Lagos at the 11th
position on this index and the largest city in Africa ahead of Cairo, Egypt.
Ikeja became the capital city of Lagos State under the administration of Brigadier Mobolaji
Figure 1: Master and Model city plans prepared to date in Lagos State
Johnson in 1976 after the creation of 19 states in Nigeria. Prior to the re-emergence of military
rule in the early 1980s, Ikeja was a well-planned, clean and quiet residential and commercial
1.1.2 AIM
town with shopping malls, pharmacies and government reservation areas. But as a result of
To achieve improved Socio-Physical Infrastructure and economically friendly environment
rapid urbanisation, industrialisation and commercialisation, Ikeja and the Lagos metropolitan
meeting the Lagos State Megacity Status.
area as a whole began and continued to grow rapidly in geometrical proportions resulting
in a preponderance of conversion of residential houses to commercial uses, decayed and
inadequate physical and social infrastructure along with a very high population density. Other 1.1.3 OBJECTIVES
manifestations of this period include traffic congestion on major roads and growth of urban The general objectives of the review are:
slums and blighted neighbourhoods. i. To evaluate the level of conformity of physical development activities with the land use
proposals of Ikeja MCP (2010-2020).
ii. To Provide Conducive environment for investment in real estate
1.1.1 BACKGROUND iii. To promote functional Land use appropriation, good communication and Urban
In order to ameliorate the effects of the physical planning deficits occasioned in Lagos State
Regeneration.
as a result of the truncation of the Lagos State Regional Plan (1980-2000) by the sustained
iv. To provide an entrenchment of quality Infrastructural development within the Ikeja
interregnum of military rule up till the year 1999, the emergent civilian Lagos State Government
Model City
at the time adopted the strategy of preparation of Model city plans in discrete geographical
v. To Create Aesthetic entry point to Lagos and the Nation in General.
quanta with a view to an eventual completion of a whole Comprehensive Master Plan for the
vi. To achieve Integrated Transportation System
State.
vii. To encourage investors and Developers to invest in the building of the Model City.
viii. To streamline the haphazard location of informal sector activities.
To date the Lagos State Ministry of Physical Planning and Urban Development has prepared
the following plans: Badagry Master Plan (2013-2033), Lekki Comprehensive Infrastructure
1.1.4 HISTORY
Master Plan (2013-2033), Apapa Model city plan (2010-2020), Agege-Ifako/Ijaiye Model city
The earliest settlers in Ikeja and its environs were Aworis who migrated from Otta, an Awori town
plan (2013-2033), Alimosho Model city plan (2010-2020), Mainland Central Model city plan,
in Ogun State about 24km north of present day Ikeja in the wake of the Yoruba migration from
Ikeja Model city plan (2010-2020) and the Ikoyi/Victoria Model city plan which has since been
Ile-Ife to Otta in the 15th Century.
revised to (2013-2033). the Epe Master plan and the Ikorodu Master plan are at various stages
of preparation.
According to this account Ikeja was founded by the Awori ancestors of Osoja, Amore, Maku,
Afariogun and Kuseri Moses families under the leadership of the Olu with each family group
Following a successful preparation, completion and implementation of these series of Model
settling in different but close quarters. The new settlement called Ikeja was named after Akeja-
City Plans in the State, the Lagos State Government turned the full cycle by commencing a
Onigorun; one of the deities worshipped at their ancestral home in Otta.
review of existing operative development plans in the State beginning with the review of the
Ikoyi-Victoria Island Model City Plan (2006-2026). The second in the series of Model city plans
The history of the present Ikeja Local Government dates back to 1927 when the colonial
prepared is the Ikeja model city plan (2010-2020) which has become due for a review.
government introduced tax collection. District Officers were approved for Epe, Ikorodu and
Ikeja (at the time Ikeja included Mushin, Shomolu, Badagry and were called colonies of Lagos).
There is no doubt that the full potentials of the existing Ikeja model city plan has not been fully
Ikeja colony comprised a number of isolated villages owned exclusively by the Aworis.
realised. There is therefore the need to examine and measure the performance of the existing
plan vis-à-vis its policy thrusts and recommendations against its implementation to determine
The administration of Ikeja Colony was carried out exclusively by the Colonial masters without
and address its challenges.
any participation by natives up till 31st March, 1938. Sequel to agitations on 1st of April 1938 by
Furthermore, a review of the existing Ikeja Model city plan must take advantage of the shift in the
some patriotic natives led by Archdeacon T.A.J. Ogunbiyi, the colonies was changed to native
frontier of knowledge, global developments and recent advances in science and technology
authorities.
in the preparation of a development plan that will guide the development of a sustainable
green compact city.
2 IKEJA MODEL CITY PLAN
The Native Authority System continued until 1955 when it metamorphosed into District Councils.
In the same year, the first democratic election was held. Ikeja was later split into three Districts
MAP SHOWING IKEJA LOCAL GOVERNMENT AREA IN LAGOS STATE
È
namely; Ikeja, Mushin and Shomolu. The present Alimosho Local Government was also part of
Ikeja District Council.
During the civilian era of 1979-1983, new Local Government authorities were carved out of
the Division, namely: Agege and Alimosho Local Government but the Military Administration in
December 1983 nullified this action. Legend
waterbodies_regional
districtbdry
ALIMOSHO
AMUWO-ODOFIN
APAPA
EPE
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IBEJU-LEKKI
IKORODU
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MUSHIN
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NAME BADAGRY IGANDO-IKOTUN LAGOS ISLAND SURULERE
0 13,500 27,000 54,000 Meters
AGEGE BARIGA IKEJA MAINLAND
Further rationalization of Local Governments in Nigeria in May 1989 led to the recreation of
1:165,000
Agege Local Government out of Ikeja Local Government. Figure 3: Map of Lagos State showing Ikeja
In 1991, Alimosho Local Government was carved out from Ikeja Local Government.
1.1.5 LOCATION
The Ikeja Model City is located in the central area of Lagos metropolis. It is located between
longitudes 3.310239O to 3.354802o and latitudes 6.600136o to 6.542169o.
1.2.2 TEMPERATURE
The mean maximum temperature of the area varies between 27oC and 37oC while the mean
Figure 2: Map of Nigeria showing Lagos State minimum temperature varies between 22oC and 26oC. The months of August and September
are the coolest while the months of January to March are usually the hottest.
3 IKEJA MODEL CITY PLAN
1.2.6 RELATIVE HUMIDITY
The relative humidity at dawn is about 80% resulting in precipitation in the mornings during
the rainy season. It however drops to about 70% in the afternoons making people sweat and
uncomfortable.
Generally the drier period from December to February has low relative humidity ranging from
60% to 70%, while a range of between 80% and sometimes over 90% is recorded during the wet
season.
Figure 4: Graph of Maximum and Minimum Temperature
1.2.4 WINDS
The wind pattern also follows the migratory Inter-Tropical Discontinuity (ITD). The area experiences
the rain bearing South-Westerly wind that originates from the Atlantic Ocean and blows onshore
with velocities of 2-5m/s. During the rainy season (April-October), wind speed exceeding 10m/s
in the form of thunderstorms and line squalls are more persistent while during the dry season
(November-March), offshore north-easterly winds reach the area with less intensity. During
January and February harmattan dust haze which usually concentrates in the northern part of
Nigeria may reach the coast in spells which may last between one to two weeks bringing about
low visibility and cold conditions at the sea. The dry season is characterised by dry northeast Figure 7: Graph of Average Relative Humidity
winds with speeds of between 2 and 5m/s. However the effect of the winds are minimised by
the effect of local onshore winds (Dublin-Green et al 1997). 1.2.7 ATMOSPHERIC PRESSURE
The project area is located within the low pressure belt (The Doldrums) system with air constantly
rising. This facilitates wind circulation and ideal conditions for some human activities. Pressure
values are within the range of 1011 and 1014 mill bars for the whole Lagos area with slight
variation caused by land and sea surfaces.
1.2.8 TOPOGRAPHY
Ikeja is approximately 30 metres above sea level. The topography is relatively flat with a slight
rise into an undulating land at its northern fringes. Big gorges measuring about 40 metres wide
bisect the area into two towards the northern part. The terrain makes for a free flow of the
drainage system from North to South allowing flow of water from Agidingbi, Ikeja, and Oregun
Figure 5: Graph of Average Wind Speed into Odo Iya-alaro swamp for onward discharge into the Lagos Lagoon through the Ogudu
creek, while storm water from Ifako-Ijaiye, Aguda-titun and Ojodu empties into the Ogun River
1.2.5 RAINFALL
The area is influenced by two seasons, namely the dry and rainy seasons. The tropical 1.2.9 SOIL
continental air mass (North East Trade Wind) that blows across the Sahara Desert characterize The soil formation is sedimentary. It is made up from loam and laterite formation which is derived
the dry season. It brings cold to the area and dry weather called harmattan that usually starts from rocks of vegetable origin especially plants. It is evident from visual observation that the
in November and ends around February. soil is suitable for physical developmental purposes. Previous scientific tests conducted had
proved this suitability and viability. Also geotechnical investigations conducted has proved
beyond reasonable doubt that the soil has adequate load bearing capacity. According to
the Geotechnical soil test report, the sand deposit is shallow. The subsoil is mainly clayey sand,
sandy clay, silty clay and sands. The upper third up to 16m depth are firm to stiff silty sandy clays
reaching down to a depth of 23m.
The upper layer clays are found to terminate on hard-pan of medium to coarse grained sand
concretion at about 17m depth. Relative narrow band of stiff very silty organic clay, about 2 to
Figure 6: Graph of Average Rainy Days 3m thick, was proved in boreholes at depths below 35m.
The rainy season, which is the dominant season, begins in April and ends in October. It is 1.2.10 DRAINAGE
characterized by the tropical Maritime air mass (South West Trade Wind), which blows across Drainage channels are meant to collect and discharge storm and run-off water into larger
the Atlantic Ocean. The wind is warm and wet; hence, it brings rainfall into the study area. The bodies of water like lagoons, creeks, rivers and oceans. There are three types of drainage
annual rainfall ranges between 1350mm to 1400mm and over 90% of the rain occurs during the channels within and across the Ikeja model city area and are categorised into Primary,
rainy season Secondary and Tertiary channels.
4 IKEJA MODEL CITY PLAN
1.2.10.1 Primary Channels The population estimates for Lagos state vary depending on the source of data quoted For
The primary drainage channels are the major collectors of run-off and storm water there are instance; the 2006 population census conducted by the National Population Commission puts
five (5) primary drainage channels within the area, all of which run across the area from North Lagos state population at 9,013,534, while a parallel census conducted in the same year by the
to South. Lagos State Government puts its population at 17,552,906.
According to the National Census conducted in 2006 by the National Population Commission,
1.2.10.2 Secondary Channels the population of Ikeja is put at 313,196 but in the same year the Lagos State Ministry of Science
The secondary drainage channels, also described as Collector drains are the drainages along and Technology using relevant data from existing housing stocks, school enrolment, vehicle
major expressways and distributor roads. They collect storm water and domestic waste water and motor registration and other facts that cannot be disputed put the population of Ikeja at
from the tertiary drains and discharges same into the primary drains. 648,720, representing 3.7% of the whole population of Lagos State.
i. Determination of the level of implementation of the existing plan with a view to measuring
1.3.2 POPULATION DENSITY its performance.
With a Population of 648,133 (according to Lagos State Transport Master Plan) and total land ii. Identification of areas that requires the preparation of action area plans.
coverage of approximately 5,630 hectares, the Population density for the Ikeja model city is iii. Harmonisation of Planning regulations and approval orders for Federal lands, State and
258 persons per square hectare privately owned estates within the Model City area.
iv. To encourage public private participation in physical development
1.3.3 POPULATION PROJECTIONS v. To achieve increase in land value through a more organised environment.
There have always been serious contentions about the figures of the population of Lagos State vi. Elimination of traffic congestion and parking problems within the planning area.
provided by the National Population Commission. There is a general consensus by scholars, vii. Generation of physical planning data bank for research and public use
observers and researchers alike that, the population of Lagos State is far more than what was
given by the National Population Commission. The figures provided by the Lagos State Bureau
of Statistics as generated by the Lagos State Ministry of Science and Technology are assumed
1.5 SCOPE OF WORK
to be more realistic. This figure is therefore adopted in this project, and used as a basis for
The scope of the review is primarily to evaluate the extent of implementation of the policy
projecting the population of the Ikeja Model City over the plan period.
thrusts and recommendations contained in the existing Ikeja model city plan (2010-2020).
Specific tasks to be undertaken to achieve this are to:
The population of the Ikeja Model City for the revision plan is projected to year 2036 using the
i. Conduct a 100% land use survey to determine degree of variance from the Land use
formula:
plan proposed in the existing Ikeja model city plan (2010-2020).
P1=P0 (1+r/100) n
ii. Conduct a random survey of existing physical infrastructure and Social infrastructures
Where: P1= projected population,
such as schools, health facilities, and suggest upgrades
P0 = Base (existing) population
iii. Examine the existing population characteristics and distribution pattern, and make
1 = constant, r = rate, n = number of years.
projections for the next 20 years;
Using the formula above the table of population projection for a revised Ikeja Model city plan
iv. Identify and delineate green areas for conservation and public open spaces, pedestrian
(2016-2036) is shown below:
and cycling routes and incorporate the needs of the physically challenged into the
P1 = 1,518,754 (1+8.04/100)20
provisions of the model city plan.
= 1,518,754 (2.240)
v. Evaluate the traffic and transportation system proposed in the existing plan vis-à-vis the
= 7,131,468
study carried out and make appropriate recommendations.
vi. Prepare a comprehensive approval order for the revised plan and Identify areas to be
Table 4: Population projection from Year 2016 to Year 2036
recommended for Densification, High Streets and Mixed use to enhance better utilization
of scarce land for sustainable development
vii. Prepare a revised Ikeja Model City Plan (2015-2025) and Identify sectors requiring Action
area plans and recommend a comprehensive list of areas requiring Urban renewal
1.4 JUSTIFICATION FOR THE REVIEW including a phasing plan for the revised plan and Provide modalities for the plan
1.4.1 LEGAL BASIS implementation
Legal basis for the review of the Ikeja Model City Plan is derived from the Lagos State Urban and
Regional Planning and Development Law 2010: Section 1, subsection (1) a & c and Section 6 1.6 METHODOLGY
subsection (1) which provides for the review and amendment of the operative development In the course of the review exercise the following key steps were taken:
plan or part of it as may be determined by the Ministry or as approved by the Honourable i. Demarcation of the project boundary to properly identify the lines of demarcation
Commissioner every five years. between the project area and adjoining Local Government and Local Council
Development Areas.
‘Furthermore the implementation schedule of the existing Ikeja Model City Plan (2010- ii. Delineation of the model city area and subdivision into five (5) subsectors for convenient
2020) which states that ‘The Ikeja Model City Plan is to be implemented progressively enumeration.
over a planned period of ten years (2010-2020). During this period a biennial review iii. Formation of Project team and five (5) sub-teams with sector heads
of the plan to fine tune the implementation strategies and the plan proposals may be iv. Acquisition and production of relevant base maps and preparation of questionnaires.
considered. Otherwise, a five year review of the plan must be carried out by technocrats v. Reconnaissance survey to familiarise with the boundary and extent of the model city
and the stakeholders’ area.
vi. Field survey exercise comprising:
6 IKEJA MODEL CITY PLAN
a. Updating of base maps
b. 100% Land use survey exercise.
c. Administration of questionnaires adopting a stratified random sampling method.
vii. An inventory of existing infrastructural facilities/services within the model city area.
viii. Acquisition of secondary data and literature from relevant MDAs.
ix. Collation and analysis of all primary and secondary data.
x. Articulate a comparison between level of the provision of these infrastructural facilities/
services and the recommendations contained in the existing Plan
xi. Evolution of relevant and appropriate Planning concepts and Strategies.
xii. Formulation of alternative concepts, plans and strategies;
xiii. Evaluation of alternative concepts, plans and strategies.
xiv. Preparation and development of preferred alternatives.
xv. Formulation implementation plan for the revised model city plan.
ANALYSIS OF EXISTING
SITUATION 2.1 Existing Land Use
2.2 Physical Infrastructure
2.3 Roads
2.4 Drainage
2.5 Social Infrastructure
2.6 Wastes
2.7 Economic Character
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