LEKKI COMPREHENSIVE MASTER PLAN-PRINCIPLES, PROPOSALS AND IMPLEMENTATION: TEN YEARS LATER

(KEYNOTE PRESENTATION BY TPL. MAKINDE OGUNLEYE, FNITP AT THE MARCH 2024 EDITION OF NITP LAGOS STATE CHAPTER MONTHLY VIRTUAL LECTURE HELD ON 28^TH MARCH, 2024)

Let me appreciate the Chairman and the Chapter for the opportunity granted me to partake in the discussion of this subject matter along with my Regional & Master Plan Family of MPP&UD. I have classified the planning periods in Lagos State into the following three periods for easy understanding of the discussion.

1. Pre 1980 i.e. 1927- 1980 when the plans prepared by the Lagos State Executive Development Board (LEDB) and the Area Planning Offices followed by the Regional Plan and the Lagos Metropolitan Master Plan.
2. Millennium i.e. 2008 ‘’Ashiyanbi’’ review of Lagos State Regional Plan became operational.
3. Post-Millennium i.e. 2000 till present, preparation of 4 Master Plans & 8 Model City Plans with various Lower Order Plans.

In fact, a number of physical development plans formed the pivot of our present-day landscape in Lagos State such as:

• The Lagos State Regional Plan (1980).
• The Lagos Metropolitan Master Plan (1980 – 2000).
• Revised Regional Plan by Messer’s John Ashiyanbi and Associates (2008).
• The South West Sub Regional Plans —- Alhaji Jimoh Committee.
• The Lekki Infrastructure Master Plan (2009).
• The Lekki Sub-regional and Lekki Free Trade Zone (2010).

In other words, all the aforesaid Physical Planning decisions had impacted one way or the other on the Lekki subregion.

2. (a) The draft regional plan was prepared by Doxiadis Associates Int. to URPD (Ministry of Economic Planning and Land Matters) assisted by UN Master Plan project team and approved on 1^st March, 1981. The then Governor Jakande made a Declaration thus: ‘’that any development by any authority or individual within the state must comply with the plan’’. It should be noted that the Plan identified the following parameters:

• Size of Lagos as 3,5778sqk/m.
• 4,680,000 population.
• 5% of Nigeria population of 80M then.
• Population growth 9%.
• Density 20,000 as against 88 for Nigeria.

1. The plan predicted a population year 2000 AD;

• 12 949,000 minimum
• 16,000,000 medium.
• 20,000,000 maximum.

2. Confirmed that essential urban services such as water supply, drainage, good roads, electricity, waste disposal, sewerage had failed to meet up with the expanding metropolis.
3. The plan therefore proposed the following to arrest the situation:

• 2 CBDS: Lagos Island and Ikeja to serve as counter magnet.
• Industrial areas in Ikorodu.
• Recreation and Tourism in Victoria Island, Badagry and Lekki.
• Agriculture in Ikorodu, Agbowa and Epe.
• Local Airport at Ibeju.
• Sea Port at Orimedu.
• Green areas at Ogun Valley, Omu Creek, Ologe Lagoon, Itowolo, Oke-Afa etc.

3. Lagos Metropolitan Master Plan (1980-2000) studies commenced in 1972 and commissioned by Federal Government/Lagos State Government/United Nations by 1974 and completed in 1980

(a) The plan envisaged a number of key issues:

• That Urban Development will occur in Ogun State by year 2000.
• Maintenance and sustenance of public transportation system.
• Preservation of key environmental areas — Preservation, Conservation & Water catchment.
• Programming of future residential areas, densities and essential public services.

(b) Detailed plans were prepared for three areas for ease of implementation.

• Lagos-Ikoyi Islands Urban Districts Development Plan.
• Abesan Detailed Design Study and Development Plan.
• Lekki Peninsular Urban Structure Plan.

4. The Lekki Peninsular Urban Structure Plan.

(a) It envisaged a population of 2M by 2000 AD.

(b) Proposes Non-Urban Uses:

• Agriculture.
• Conservation and preservation.
• Forest reserves.
• Recreation and Tourism

(c) Urban Land Users:

• Residential
• Commercial
• Industrial
• Tourism

(d) Special Recommendations:

• 29 hectares – Sewerage Plant
• 5,000 Cubic Meter Water Tank
• 35 hectares NEPA Sub-Station
• 50 hectares for university

4. Transportation

• Provided for the following road network systems:

• Coastal road
• Lekki/Epe Express
• Lagoon Express
• Regional road
• Rapid rail system
• Jetties

5. Comprehensive Infrastructure Master Plan for Lekki Sub-Region and Lekki Free Trade Zone (2009)

(a) The failure of implementing the Peninsular Structure Plan compelled the State Government due to the perennial traffic gridlock on the existing road, flooding, illegal developments etc. to call a stakeholders forum for private sector participation in the development of the corridor.

(b) It was the initial pledges from developers and other stakeholders that prompted the Government to make needed budgetary provisions for a detailed plan for Lekki. It was consequently awarded to Dar-Group who produced the plan under review.

(c) The existing population was 700,000 with an envisaged population of 2.2M to 3.2M at the end of the plan period. It projected an increase in density from 45 persons per hectare to 350 persons per hectare.

(d) Conceptually, the plan proposed for: –

• 5 Township Centers along the Atlantic
• 3 Township Centers along the Lagoon
• Natural Park at the Center
• Metropolitan linkages
• One City Center with an International Conference Center, Hotels, Entertainment, Consulting Center etc.
• Open spaces and natural parks reserves, gardens etc.
• New low density residential areas
• Commercial center, CBD, District, Neighborhood Centers.
• Industrial areas, port, free zone, industrial estate, mixed used etc.

(e) Transportation, for ease of traffic along the corridor it provided the following road network system;

• Coastal road
• Express road
• Lagoon Express Road
• Regional road
• Lekki/mainland link road to Adekunle
• 4^th Mainland bridge through Langbasa/Ikorodu/ Isheri
• 5^th Mainland bridge through Itoikin
• 6^th Mainland bridge through Epe/Ijebu
• There are other arterial, primary and collector roads.

6. Omu Creek areas to serve as conservation, preservation, greenery, drainage, basins, tourism etc.
7. The plan provided for water supply, drainage network, sewerage system, solid waste management, electricity and high voltage networks, telecommunications etc.

6. Level of Implementation of the Plan.

1. The project was divided into three phases that never materialized i. e.

(1^st) Lekki; (2^nd) International Conference Centre (3^rd) Others.

• The stakeholder’s consultation that led to the preparation of the plan was abandoned.
• The Lekki/Epe road still under construction initially a PPP program was abandoned mid-way to politics.
• NEPA Sub-Station at Ajah took off
• Coastal road now under construction by Federal Government
• The regional road under construction from Ajah to Chevron is a complete departure from the original alignment that should have linked to freedom way in Lekki Phase 1 to Admiralty Road.
• The Government must vacate the tendency of adopting piecemeal & incremental modes of planning in the presence of an approved physical development plan.
• Government must intensify the preparation of lower order plans for development control purposes.
• The mixed-use development corridor along the existing Lekki-Epe Express Road seems to be the only significant success of the plan.
• The various private estate development projects seem to be aligning with the provision of the plan.
• The development of recreational facilities along the Atlantic and the Omu Creek formed part of the success story of the plan.
• The plan never envisaged the new petrochemical project by Dangote. If the proposed express-way from that corridor serving as a bypass through Epe to Ijebu-Ode is constructed – the negative traffic impact will be averted.

7. Recommendations

• There should be in place a reliable and strong institutions for plan implementation.
• We need a stable and informed Government on the role and importance of Physical Development Plans.
• To instigate Planning Obligations through investors.
• To embrace the principle of PPP as practiced in Malasia, Colombia, Brazil etc.
• The creation of City Government such as in Abuja (Lagos Colony used to have Minister in charge of Lagos).
• Master Plan Implementation committee to be headed by the Governor.
• Create a new Department of Physical Planning, Monitoring & implementation (PPMID)
• Re-introduction of Local Planning Authorities for approval and monitoring purposes.
• Inclusive planning preparation and implementation where the Government, Families, Residents and Developers will serve as equal participants.

Institutional Framework

1. The Physical Planning and Development Law 2015 and the various regulations pursuant to it are adequate enough as instruments to midwife a new Lekki corridor. The present problems with the Law rest solely on the government and the people.
2. All the proposed road network and alignments shall still be integrated with the new review, the proposed CBD should be allowed to form the focal point why the mass transit system must be taken seriously in the new plan with adequate housing provision to compliment the industrial areas, port and the Free Trade Zone.

RAPPORTEUR REPORT FOR THURSDAY 28TH MARCH

THANK YOU FOR LISTENING

MAKINDE OGUNLEYE (ESQ)