Development plan dismisses threats to Lekki/Victoria Island’s real estate prospects

AMIDST concerns over recent flooding that rattled the Victoria Island and Lekki corridor, a report by the Lagos State Government has confirmed that, investors and residents have nothing to fear, as the Lekki Master Plan, when fully in operation would address all interests.

Apart from flooding, some observers say that the ongoing Eko Atlantic City project is capable of threatening physical developments and real estate industry along the axis, seeing the ambitious project as capable of inducing ocean surge in a more ferocious manner.

The fears are not unfounded in view of the fact that apart from Victoria Island that is already a fully developed environment, Lekki corridor boasts of investments of various proportion ranging from housing estates, malls, financial institutions, world class educational institutions that include the Lagos Business Schools, Pan African University and many elite secondary schools, among others.

Besides these institutions and estates, new investments are springing up along the axis that has been variously described as “the fastest growing corridor in west African sub-region”.

But, official position has it that, there is nothing to worry about, saying that life and investment are well protected. Besides, concerning the Eko Atlantic City, “all checks to make the project a ‘blessing and not otherwise’ have been conducted, with a verdict that all is well”.

According to The Guardian’s investigation, the Lekki Master plan has incorporated the necessary infrastructure capable of safeguarding the axis, not only Lekki corridor and Victoria Island alone, but Ikoyi and its environ.

The “Executive Summary” of the master plan stated that it is to among other others, provide the conceptual designs for the roads and utilities and primary infrastructure for the Lekki Peninsula based on the updated land use Master Plan. The state’s Ministry of Urban Planning and Physical Development presented the report to local authorities and stakeholders.

The Lekki Sub-Region comprises a naturally formed peninsula on the Atlantic Ocean East of Lagos City and on Lagos Lagoon. The peninsula is approximately 70 to 80 km long, stretching 
from Victoria Island in the west to Refuge Island in the east, with an average width of 10 kilometres. The Lekki Sub-Region includes several estates, gated residential developments, and agricultural farmlands, areas allocated for a Free Trade Zone (FTZ), an airport, and a seaport.

The project area, under consideration, according to the study, was estimated to be about 60,000 hectares. This excludes areas allocated for the Lekki Free Trade Zone, Sea Port and International airport.

The proposed land use master plan for the Lekki Sub-region envisages the Lekki Peninsula as a “Blue- Green” Environment City. The unique characteristics of the Atlantic Coast, Lagos Lagoon and the inland natural areas will be protected and enhanced to give Lekki New City the special natural ambience character.

Based on the proposed land use plan, Lekki new city will be divided into five linear development zones (excluding the Lekki Free Trade Zone) including: the Lagoon Zone – tourism with mixed uses, commercial and business; the North Urban Zone – largely new residential; the Natural Park Zone – environmental and nature conservation park; the South Urban Zone – existing and new residential with commercial and mixed uses as well as light industry; and the Atlantic Coastal Zone – mainly tourism and recreational.

In addition, the updated land use master plan will provide a total built-up area of about 10,380 hectares and can accommodate a residential population of about 3.4 million persons and non-residential population, such as touristic, hotels, commercial, offices, medical (hospitals and clinics) and industrial, of about 1.9 Million persons.

In brief, the Lekki Corridor is seen as one of the most dynamic growth areas in Lagos State, where it provides an enormous opportunity to satisfy the increasing demands of Lagos. The basis for the preparation of the land use master plan was presented in the report, including the project area context and location, vision and master plan concept.

According to the report, systems like sound environmental policy framework, effective water transportation, efficient light rail system, good road network, are pivotal to the survival of the corridor. Also, there should be proper landscaping and land irrigation, water supply and fire-fighting stations are recommended.

While the environmental policy framework intends to serve as the basis for the detailed designs of infrastructure systems within each identified development on the Lekki Peninsula, previous studies on water provision within the corridor are recommended for review, as designs for light rail was said to be ideal for ease of human movement within the area.

Also, the proposed road network that will link the different zones/developments within the Lekki Peninsula was presented along with the proposed right of ways and typical road sections.

Different alternatives for the provision of water to Lekki New City are considered. These are based on the current plans of the water authorities for the provision of water. Recommendations related to the consideration of alternate sources of water are also discussed and included in the report.

The presented scheme for storm water drainage/management scheme identifies the location as dimensions of drainage canals that need to be implemented during the urbnization of the various zones within the Lekki Peninsula.

Several alternatives for wastewater collection, treatment and disposal are considered and discussed in the report. The recommended system involves decentralized wastewater treatment facilities that optimize the cost of the collection network and that of treatment facilities.

Concerning Eko Atlantic City, there was controversy surrounding the viability, or otherwise of the project at the initial stage, particularly, the “veil of secrecy” surrounding the Environmental Impact Assessment (EIA), but was eventually resolved and made public at a forum organised in Lagos by the United Nations Development Programme (UNDP) in collaboration with the Lagos State Ministry of the Environment, while similar one was put together by the Heinrich Boll Foundation, an NGO affiliated to the Green Party in Germany. The event was held in collaboration with Environmental Law and Research Institute and Community Development and Development Initiative, thus, put paid to the EIA controversy.

Investigations spanning over nine months revealed the several natural forces hidden beneath the Atlantic Ocean bed, the genesis of erosion at Victoria Island and the deadly ocean surges that have occurred in the state in the last decade.

The results of the investigations eventually triggered a discussion on the desirability of the Atlantic City project and the exact nature of the EIA submitted by Lagos State Government and South Energyx Ltd.

When the German Ambassador to Nigeria, Dorothee Janetzke-Wenzel visited the site, he explained that the project was having a positive impact, especially, in reclamation of lost ground. “It is not only helping to help save the coastline but helping to save Victoria Island, here in Lagos, which is dear to so many people. It is also a project that has all the ingredients that we the Europeans, and we the Germans, if I may add, think are extremely important, that is sustainability, looking into the future, doing something for the surroundings of a city and by that also for the people of the city, “ said Janetzke-Wenzel.

The diplomats saw how the Eko Atlantic sea revetment, known as “The Great Wall of Lagos”, as capable of protecting not only the more than the five million square metres of land that has so far been reclaimed for the city but the shoreline as well.

“Eko Atlantic is restoring the Lagos coastline off Victoria Island to where it was a hundred years ago,” said, the Managing Director of South Energyx Nigeria Limited, Mr. David Frame, who noted that if not the sea wall, Victoria Island could have faced catastrophic flooding from ocean surge three times.