Reimagining Lagos Island as LASG draws up model city plan

With a mere 8.7 square-kilometres in total land area, Lagos Island boasts one of Nigeria’s most boisterous commercial hubs.

For over half a century, its marina has remained home to the head offices of the biggest banks, the Nigerian Exchange (formerly Nigerian Stock Exchange and Lagos Stock Exchange), and in the case of the Central Bank of Nigeria, established in 1958, its very first headquarters.

But unlike most other parts in the country, nay Lagos State, the island evolved rather spontaneously into what it is today.

Encyclopædia Britannica states that, by the late 15th century, Lagos Island had been settled by Yoruba fishermen and hunters, who called it Oko. From the late 16th century to the mid-19th century, the area was said to have been dominated by the Kingdom of Benin, which called it Eko.

“The original settlement on the north-western tip of Lagos Island is now a slum area characterised by narrow streets, poor housing, and overcrowding. The main business district occupies Lagos Island’s south-western shore and contains an increasing number of multi-[storey] buildings. This is the heart of the city, the centre of commerce, finance, administration, and education,” Britannica says.

Moreover, the preponderance of street thugs, popularly known as area boys, continues to be a major setback for the local government area. The hooligans, parading themselves as tax collectors, have left numerous medium-scale businesses with no option but to relocate to nearby Victoria Island.

The growing economic interests of Lagos Island, which has stayed stuck in a chaotic web of urban planning pitfalls, is perhaps the reason for the Lagos State Government’s keen interest in a model city plan for the aptly named island.

The Lagos State Government, on Tuesday, August 24, expressed confidence that the preparation of a Model City Plan for Lagos Island would propel the redevelopment of the country’s former capital territory.

The Commissioner for Physical Planning and Urban Development, Dr Idris Salako, during the inauguration of the technical committees for the preparation of the Lagos Island Model City Plan in Alausa, said the plan would address sectoral and spatial issues created by population explosion as it would ultimately serve as a guide regarding land use and approval orders among other planning parameters.

This followed an invitation in March by the Lagos State Ministry of Physical Planning and Urban Development to interested consultants in the built environment to bid for a model city plan to bring redevelopment to the country’s former capital city.

The Permanent Secretary of the ministry, Arc. Foluso Dipe, explained that the proposed Lagos Island Model City Plan project was expected to be completed within 12 months and would require the acquisition of the most recent geographic information system (GIS) map of the area and the establishment of the base map, as well as the most recent aerial photographs for the preparation of cadastral maps for action area.

The scope of work also includes a comprehensive survey of the existing land use patterns, ascertaining the trends and direction of growth within the Lagos Island Model City in the last 20 years, and the examination of the extent of the implementation of the expired State Regional Plan (1980-2000) and Lagos Metropolitan Master Plan with specific reference to the project area.

It also entails the review of the strategic plan for Lagos Island West and the Lagos Island Central Business District Revitalisation/Marina City project of 2006, traffic and transportation surveys with the objective of identifying existing bottlenecks and opportunities that may affect or influence future demands, and the planning of linkages to solve the existing traffic congestion in the area.

The expected deliverables also comprise the survey of socio-economic activities and facilities such as school, healthcare and employment opportunities; in-depth demographic survey of the area, taking into consideration the existing situation and projected population growth over the next 20 years.

Other highlights of the Lagos Island Model City Plan project are the survey of the existing housing stock and building development patterns, and land value and property rating with a view to determining the use, characteristics and intensity of development.

Two industry leaders in real estate spoke to Castles Lifestyle on their visions of a new Lagos Island.

The Honorary Assistant Secretary of the Nigerian Institute of Estate Surveyors and Valuers, ESV Sholakunmi Babarinde, stressed the need for Lagos State to address the menace of louts and pull down some old buildings.

According to him, the government needs to look for a way to “actively engage the area boys,” whom he described as constituting a nuisance on the island.

“Also, there are some structures that were built over 100 years ago and were not properly planned; I know it will cost the government a lot of money but some of them just have to go. If you want to make your city sane, sometimes, it costs money. Some of these buildings have to go.

“I think they also need to be stricter on planning permissions because we still see some of these structures just springing up on the island and you find out that these buildings hardly have planning permissions or building approval.”

Mr Babarinde, who is also the Senior Partner at A.A. Babarinde & Co, noted the importance of enforcing planning regulations and carrying Nigerians along, otherwise, according to him, the government would just be wasting efforts and resources.

“We need to speak the language that people understand and break it down as simply as possible for them to understand the government’s decision. It is not for people to just wake up one and say and see the government trying to make changes without carrying them along. Things like that would frustrate the government’s efforts naturally,” he stated.

The topography of the island is another consideration that comes with its challenges.

Mid-July, videos flooded social media showing parked vehicles at the popular Marina axis of Lagos Island submerged in several feet of water after a Friday morning downpour. Later, the Director General of the Nigeria Hydrological Services Agency, Engr. Clement Nze, speaking at a press conference in Abuja, described Lagos Island as “one of the fastest sinking cities.”

The Senior Advisor at Motayo Adesina & Company, ESV Omotayo Adesina, in an interview with Castles Lifestyle, called on the state government to address the flooding problem, if Lagos State was to become a heaven on earth. If that is done, he said, all other things are secondary.

Mr Adesina also underscored the need for decentralisation as seen in advanced countries, adding that every area should consist of commercial and residential districts.

“Let me use the United Kingdom as an example. The same supermarket you will find in Central London is what you would see if you go to Manchester or Birmingham or elsewhere, with the same quality of groceries. So, if [Lagos Island] needs to be decentralised, it should be decentralised. You shouldn’t need to go to the island before you can perform [commercial] activities.

“I think back in the day, coming to Lagos as a new resident, you would need to get to Oshodi before you could purchase anything. But these days, [you can get them] anywhere in your neighbourhood—that is what we should encourage. You don’t need to get to Lagos Island before you are able to get whatever you want. In your neighbourhood, you should be able to get it.”

Both practitioners agree that the ongoing Lagos Rail Mass Transit project will do a lot to transform the aptly named island.

Clearly, Lagos Island has its fair share of hurdles on its race towards model city status, having lost much of its lustre over the years. But if Oshodi is any indication, there is no gainsaying Lagos Island may be next line to get a facelift for the ages.