INTENSIFICATION OF RESIDENTIAL LAND USE: A CASE STUDY OF SOUTH EAST IKOYI, LAGOS STATE

INTENSIFICATION OF RESIDENTIAL LAND USE: A CASE STUDY OF SOUTH EAST IKOYI, LAGOS STATE

                                                    By

                            GABRIEL KUYE OLUSEGUN & OLUBIYI OLUYEMI OLUWATUDIMU

ABSTRACT

It has been said severally that housing should be targeted towards the low and middle classes of the society. The argument is that the people in these two class strata are those who are handicapped in the area of self-help housing developments and its attendant huge finance and thus need help. Consequently, little attention has been paid to the housing need of the upper class of the society in the numerous public housing programmes/schemes of government in the last few decades. The thinking of government in this regard is that those of those of the upper class have the wherewithal and can therefore meet their respective housing needs very easily, but this is not always the case. This paper examined the efforts being made by the affluent who reside in high class residential area of South East “Old Ikoyi” to meet their pressing housing need. It was observed in the course of study that there is an ongoing intensive redevelopment activity to the extent that more than four units are now a common place within the same premises in South East, Ikoyi and thus an area which formally classified as low density area is gradually sliding into medium density. Not only this, the landscape of South East Ikoyi is now is now dotted with unwelcomed commercial activities and its attendant nuisance.

Keywords: Residential land use, intensification, density, South East Ikoyi.

1.         INTRODUCTION

The quest for a more sustainable urban form has resulted in the widespread adoption of urban intensification policies. Intensification is a process that when adopted, enables land to be used more efficiently. Although the term ‘urban intensification’ does not have a common definition, it generally relates to the range of processes that encourage development at higher densities than currently prevail in an area. Lock (1995) defines intensification as the process which ‘ensures that we make the fullest use of land that is already urbanised before taking green fields.’ Vallance, Perkins, & Moore (2000) and Jenks (2000) described intensification in two ways namely, intensification of built form and intensification of activity. The intensification of built form includes redevelopment of existing buildings to increase the available floor space. Intensification of activity implies changes or increases in the way buildings are used. Evidently both types of intensification are inter-related, intensification of built form often leading to the intensification of activity. This can occur through:

• Redevelopment of sites, including the reuse of brownfield (i.e. land previously developed but now unused) and greenfield (i.e. previously undeveloped) sites;
• Development of vacant and/or underutilized lots within previously developed areas;
• Expansion or conversion of existing buildings, such as office buildings to residential buildings; and the
• Construction of new developments that combine a mix of uses for a more efficient use of Burton (2002) considers intensification in terms of its three main processes: an increase in population, in development, and in the mix of uses within the city boundary. In this sense Burton refers to intensification as a generic term for the process of making the city more compact. Intensification is, therefore, a term used to describe a number of strategies by which an area can become more heavily built-up or used. Intensification could therefore be described as the increasingly efficient re(use) of land that occurs through the development of higher density land uses within urban areas and this occurs when an existing building, site or area within the existing urban area is developed or redeveloped at a density higher than what currently exists. Therefore, intensification encompasses the concept of density. Density refers to the number of dwelling units (and, by association, the number of people) that could be located on a particular property. While residents may use a project’s density to determine a fit within a particular neighbourhood, projects are not inappropriate simply because they are “too dense” since residential density is a function of various factors. They may be inappropriate given a lack of servicing infrastructure (i.e. not enough sewer capacity), or the creation of excessive traffic impacts on roads (i.e. too many potential cars added to particular road), or a built form that is a significant departure from the surrounding neighbourhood (i.e. high rise building directly adjacent to low rise building) (GHK International, 2009 and Richmondhill.ca, n.d).

Intensification efforts must consider how development fits within, and enriches the existing context, not only the increase in total dwelling units since the primary objective of urban design is to guide built form and the spaces between buildings and to influence and enhance the quality and character of the neighbourhood. However, if there is a continuation of poor land-use decisions, it may result in ecologically and economically fragile neighbourhoods like South East Ikoyi that may negatively affect the quality of life of residents who live in those areas. This paper examined what intensification means from a policy context through the review of existing literature and identifies principles that often guide residential development and the intensification process; the negative and the possible opportunities of residential intensifications activities in South East Ikoyi among others.

2.      INTENSIFICATION AND FACTORS AFFECTING URBAN DEVELOPMENT

Urban property is considered to possess two basic values – the capital value of buildings and sites in their existing use, and capital value of cleared sites in their best alternative uses. In a period of price stability, the capital value of the building becomes obsolete or wears out, but the value of the cleared site in its best alternative use remains constant and that inflation, both values increase although the capital value of the cleared site for the best alternative use would probably rise more quickly than the capital value of the building, and site in existing use – the latter value eventually declining (Harvey, 1998; Balchin, Bull & Kieve, 1995). Urban development incorporates planning for transportation systems and land use to improve the structure of a town or city. Urban development includes urban renewal, which addresses issues like decay and lack of investment in specific regions. Factors like land use, aesthetics, safety, unkempt buildings and transportation all affect how cities are planned (Balchin, et al, op cit & Barlowe, 1995). It is assumed that land use types invade each other and that is a varying pace of renewal. Changing property values are both a cause and a consequence of these processes. When redevelopment occurs, it will usually be for a more intensive use and assuming planning consent to higher buildings. There are however economic limits to height. On the supply side, the state of building technology could mean that sub-ground conditions are unsuitable. Increasing costs occur as additional storeys are added because of the necessity for increased hoisting and more costly foundations. On the demand side, there may be limits, although penthouses command high values (Barlowe, 1995). Urban design that promotes a higher density of buildings, coupled with mixed use, good building design and open space provision can (Jae van Reenen, 2007):

• provide cost savings in land, infrastructure and energy
• increase housing, transport and lifestyle choices
• help concentrate knowledge and innovative activity in the heart of the city
• be associated with lower crime and greater safety
• help preserve green spaces
• reduce runoff from vehicles to water and emissions to air and atmosphere (although air emissions may be more locally concentrated)
• help encourage greater physical activity with consequent health benefits
• promote social connectedness and vitality.

Numerous elements collectively define a neighbourhood’s character, including social, economic, cultural, and physical elements. A neighbourhood’s physical character is usually the focus of the planning and design process and is comprised of a number of interrelated components. Compatible development, however, does not mean identical development. Compatibility stresses harmony of new developments with the existing neighbourhood, by encouraging development that increases the number of units on the property yet complements the character of the neighbourhood. Compatibility is achieving a good fit with the surrounding neighbourhood, in terms of the components identified to the left. Components that comprise a neighbourhood’s physical character include (Jabareen, 2006; Vallance, Perkins & Moore, 2005):

• Architecture: a prevailing architectural theme, style or materials within the neighbourhood that define the area.
• Built form: the prevailing nature and type of buildings within the neighbourhood, including the scale and height.
• Lot frontage: the prevailing pattern of lot frontages within the neighbourhood.
• Streetscapes: the nature of a neighbourhood’s streets and its elements, such as street trees or building setbacks.
• Land uses: the type of land uses that make up a neighbourhood.

Therefore, some of the techniques for incorporating intensification projects into the character of a neighbourhood include (Jenks, 2000, Williams, Burton & Jenks, 1996a):

• Taking visual cues from the architectural character of the surrounding buildings in the neighbourhood, considering such elements as rooflines, window placement, materials, and wall treatments
• Incorporating architectural styles into a more modern design while still remaining consistent with the neighbourhood’s character.
• Incorporating the prevailing scale, rhythm and proportions of the building façades within the neighbourhood
• Using façade details on the ground floor to minimize the perceived mass of a bulkier building
• Landscaping front yards in keeping with the general pattern in the surrounding neighbourhood and consistent with adjacent properties.
• Locating new buildings on a property in an established neighbourhood to maintain a consistent street edge through the building setback.
• Retaining existing trees near the street to provide a continuation of street trees along the streetscape.

With regards to factors affecting urban development, Helaine (n.d.) indicated that city planners may need to take the following into consideration:

• Use of land: City planners try to manage the growth of a city by making zoning laws to manage how land in a city is used, but this also affects the growth of a city. Planners try to regulate aspects of building, such as the size of newly constructed buildings, the uses of the building and what features it will Although some planners try to provide substantial freedom to the architect, they also need to enforce safety and consider how to develop the city intelligently by avoiding overcrowding and considering issues like water consumption.
• Aesthetics: In many cities, aesthetics or the nature of beauty and its expression is taken into consideration in urban development. Cities often try to reduce the clutter or have a mainstream architectural This is evident especially in the historic parts of many towns. Cities attempt to maintain control over new construction in these areas and may regulate paint colours of the exteriors of homes, as well as ornamentation outside of the home. Successful urban development factors in the culture or heritage of the region, as well as aspects like natural hazards.
• Safety: Urban planners must consider the safety of residents and visitors when developing a town or city. Extreme weather conditions, such as flooding, necessitate planning for emergency routes and safety features, such as retaining walls and shelters.
• Unkempt buildings: Many cities struggle with what to do regarding abandoned, unkempt buildings, as well as lawn control and debris. This deeply affects urban development because avoiding neglect is believed central to preventing the decay of the entire city, particularly in areas of crime, drugs and other social issues. Urban development must address how to address neglect, slums and decay.
• Transportation: Transportation is a key problem in many urban areas and presents a unique problem for an urban planner. Urban development needs to address increasing or decreasing traffic, traffic patterns, parking areas and alternative methods of transportation, such as buses, trolleys or trains.
• Reconstruction or renewal: Another factor involved in urban development is that of reconstruction and renewal, which is made evident in areas that have been devastated by natural or man-made disaster. A construction plan for a community experiencing renewal needs to consider existing resources, such as the culture and businesses, as well as consider the long-term goals of the city when creating the design.
• General accessibility: This encapsulates the advantage of a particular location in terms of the movement costs (including time) it avoids and the revenue-earning capacity (including convenience) it affords. Thus households seek accessibility to work opportunities, shops, schools and recreational facilities.
• Special accessibility: This may result from external economies concentration or complementarity. For residential location decisions, concentration of population promotes the provision of libraries, churches, schools, recreational and cultural facilities. Similarly for complementarity, not only does nearness to parks, golf courses and open spaces enhance the residential attraction of a district, but often households prefer to live alongside others of the same social and cultural background, religion or race.
• Institutional factor: Government at all levels influences location decisions through its politics on taxation, planning, parks, greenbelts and open spaces, conservation, transport and traffic congestion, housing, schools, public utilities etc.

3. RESIDENTIAL INTENSIFICATION: Basic considerations

As indicated by Phan, Peterson & Chandra (2009), residential intensification means redeveloping an existing residential site to provide more housing units, significantly increasing the land value. The most straightforward sites tend to feature detached or semi-detached properties and the pattern is generally to move from houses to flats. According to Richmondhill.ca (n.d.), residential intensification may be in different forms including:

• Infill development along main streets;
• Redevelopment of “Brownfield” sites;
• Conversion of previous commercial or industrial spaces;
• Adaptive re-use of existing institutional or public buildings;
• Redevelopment of underutilized properties;
• Redevelopment of existing buildings;
• Vertical additions to existing buildings;
• Infill development through severance of an existing property; and
• Addition of new residential units in an existing residential building

Since the goal of residential intensification is to incorporate additional residential units into an existing neighbourhood in a way which does not cause an unacceptable negative impact, therefore the compatibility of residential intensification projects with the surrounding neighbourhood is a key consideration. There is a wide range of issues that needs to be considered during the review and evaluation of residential intensification proposals. Some of the key issues, which bother on density, are (ISPRS.org, 2005; Jabareen, 2006; Jenks, 2000; and Richmondhill.ca, n.d.):

• Will these developments be too dense for the neighbourhood?
• Housing type: the type of built form for the residential
• Lot size: the total area of a lot or property.
• Lot frontage: the distance of the front portion of a property abutting the public street.
• Lot coverage: how much of the lot or property is occupied by buildings.
• Parking: whether parking is in the form of surface parking or underground parking.
• Building height: the number of stories within a building.
• Unit size: the size of the dwelling unit within a multiple dwelling buillding.

Other key issues as enumerated by Richmondhill.ca (n.d.) which bother on intensification include:

• Character: Will the residential intensification affect the character of the neighbourhood?
• Height: Will the new buildings be too high for the neighbourhood?
• Traffic: How would residential intensification affect traffic in the neighbourhood?
• Parking: Will there be enough parking for the project on completion?
• Ownership: What about ownership of the building?

Essential Ingredients in Residential Intensification Projects

Evidently, intensification is a complex process that depends upon a unique combination of the type of intensification, and the characteristics of the area and the people who live in it (Jenks, 2000). Without doubt, there are benefits to be obtained from intensification but there may be some conflicts and negative aspects of the process too. Some of these, at least, can be overcome through good management and community awareness and input. According to Jenks (2000):

The idea of social capacity suggests that there are limits in terms of types and amounts of intensification beyond which the process will become unacceptable, and therefore, in the long term, unsustainable. These limits can be only locally determined, and those managing the process will need to balance these against their broader, strategic aims for sustainable development.

The broad aims of sustainability are only likely to be successful if the process is managed and implemented in a way that is acceptable to the local people. There are a number of planning tools available to ensure that residential intensification is well-designed and appropriate within a neighbourhood, these are (Richmondhill.ca, n.d.; Planning and Development Department, n.d.):

a. Official plan: Official master plan is the long range planning policy document which guides growth and manages development over time. It establishes goals, objectives and policies to guide the future physical development of a particular The official master plan, including its secondary plans, establishes the general land use pattern across the city and identifies the preferred primary locations for residential intensification.

b. Zoning by-law: Zoning by-law takes its direction from the policies of the official master plan in providing specific regulations and standards that control what can be done with a property. A zoning by-law typically regulates:

• • Building size;
  • Building height and coverage;
  • Building mass or bulk;
  • Building location and setbacks;
  • Parking requirements; and
  • Permitted

c. Severances/plans of subdivision: Severances and plans of subdivisions are two methods of dividing properties. A severance is the authorized separation of a piece of land to form two new adjoining properties. Severances are commonly used within established neighbourhoods where a larger lot is divided to create a new infill lot or lots. A plan of subdivision is the legal division of land into two or more parcels. Plans of subdivision are commonly used for the larger parcels of land, where public streets, parks or other public land may be identified and conveyed.

d. Site plan control: The principal tool for ensuring appropriate residential intensification is achieved is the Site plan control process. Site plan control is a tool that enables the Town Planning Authorities to perform a detailed review of proposed developments, including industrial, commercial, institutional, and multiple residential Site plan control does not deal with the review of single detached houses and is limited in that regard. Site plan guidelines” aid the identification and illustration of the city’s design preferences and expectations for site development and to assist applicants with the approval process These guidelines encourage high quality building and site design across the city, ensuring that new development is accessible, safe, and functional. A broad range of topics are addressed in the guidelines to ensure that all aspects of a proposed development are considered in the site design process. Site plan control enables the city to consider a number of site elements, including:

• • Building mass and design;
  • Relationship to surrounding land uses;
  • Driveways, curbing and traffic signs;
  • Loading and parking facilities;
  • Emergency vehicle routes;
  • Pedestrian accesses and walkways;
  • Site landscaping;
  • Grading and servicing; and
  • Road

4.      THE IMPACTS OF RESIDENTIAL INTENSIFICATION

Residential intensification is seen to contribute to the objective of more sustainable development, in its broadest sense, embracing social and economic sustainability as well as environmental concerns’ (Burton, 2000). With regard to the economic aspects, the case for urban intensification revolves around the fact that land use and existing infrastructure will be made more efficient as capital expenditure on urban infrastructure will be reduced (Hillier et al., op cit).

Another economic advantage of urban intensification, as argued by Hillier et al. (1991) and Williams, Burton & Jenks (2000) is that of decreased travel times and thus reduced fuel emissions. A criticism of this argument is that such savings are at best marginal and are achievable only through significant increases in densities in inner and middle suburban areas (Hillier et al., op cit). Some researchers doubt the supremacy of intensification over decentralisation on the grounds that congestion in urban areas will offset any gains resulting from reduced journey lengths. Some also suggest that ‘technical breakthroughs, particularly in the form of the electric car, will solve many of the energy consumption and emission problems’ (Breheny & Rookwood, 1993).

The environmental issues outlined by Hillier et al. (op cit) are closely related to the efficiency issues and tend to concentrate on the links between urban intensification and resource depletion, air pollution and greenhouse gas emissions. Burton (2000) highlights the fact that too much intensification may have negative environmental effects as the re-use of urban land may lead to a lack of urban green space. Another criticism of the claimed environmental benefits of intensification is that ‘increases in urban density through infill development may lead to extra pressure on existing environmentally sensitive land, thereby outweighing the benefits of intensification’ (Hillier et al., op cit).

Williams et al. (op cit) aggregated the impacts of urban intensification into spatial effects, effects on the image and vitality of the city, social impacts and service provision and transportation effects. The case in favour of the spatial effects of intensification is that ‘developing in existing urban areas reduces pressure for development in the countryside and makes the most effective use of urban land, especially if it is derelict, contaminated or vacant’ (Williams et al., op cit). This argument is unpopular with those who believe that some cities and towns are already developed to capacity. ‘This perception of over- development has led some local communities to mobilise against what they see as “town cramming”. They feel that their neighbourhoods are being over-crowded, and are losing amenity’ (Williams et al., op cit). It then means that the incremental impact of development can have a powerful effect, therefore, policy makers need to take a more considered approach to the cumulative effects of urban intensification and the value of the land to the immediate neighbourhood.

Another indicated benefit of intensification is that it can improve the image and vitality of an existing area. Infill buildings can contribute to the coherence of the urban fabric and the reuse and upgrading of existing buildings can have a positive effect on the image of the city (Williams et al., op cit). Furthermore, as more people move into the city, the development of cultural activities and facilities may be encouraged, making the city more vibrant. ‘However, the public are often critical of the quality and design of modern buildings, especially in historic cities or conservation areas, and in established residential districts’ (Williams et al., op cit). The success of urban intensification hinges largely on its location, design and quality. ‘Therefore it is crucial that those planning and developing urban areas are aware of the type of development that would be popular with existing and prospective urban residents’ (Williams et al., op cit). Like Hillier et al. (op cit), Williams et al. (op cit) argued that intensified urban areas lead to more social cohesion and community spirit. Intensified areas are claimed to be more ‘socially equitable because services and facilities are provided locally, within walking distance of most homes’ (Williams et al., op cit). A major criticism of this argument is that intensification has led to problems with feelings of overcrowding and neighbourhood effects where conflicts have developed between those with different lifestyles.

Overall, residential intensification could be described as an approach to achieve sustainable urban form objectives based on the positive impacts identified above. Despite this debate, however, there is evidence to suggest that intensification results in a range of negative impacts for the area in which it is undertaken. Whether intensification is able to achieve the objectives of sustainable urban form is still subject to much debate. It requires further investigation as to the impacts that such an approach has on the people and the area in which it is implemented. Furthermore, the impacts identified above also have implications for the way in which the local population receives intensification. In specific terms, residential intensification helps to:

• Build complete communities: Creating places that offer people opportunities to live, work, and play through all life stages and which promote a healthy and livable community that reduces the reliance on cars and prioritizes walking and cycling.
• Protect the natural areas and agricultural land: Utilizing land more efficiently within the city reduces pressure and encroachment on green belts, agricultural lands and other natural heritage features such as recreational land uses, conservation areas and other related significant landforms.
• Improve transportation choice: Encouraging a critical mass of residents in close proximity makes it feasible for public transit to operate at higher service levels resulting in increased connections and reliability.
• Efficiently use existing infrastructure: Compact forms of development utilize existing infrastructure – roads, sewers, electricity, water and other community facilities – more efficiently by reducing expenditures on new construction/installations and avoiding duplication of existing
• Increase housing choice: Increases in the variety of housing types, tenures, unit sizes, and affordability levels help meet the needs of a diverse population and allow people to stay in their community as their housing needs change.
• Sustainable development: Utilizing land and resources more efficiently reduces greenhouse gas emissions and increases the resiliency of communities to withstand climate change. This can be achieved by:
  • Reduce reliance on the automobile, increasing residential densities to reduce land consumption, conserving water, reducing storm water runoff, promoting recycling and minimizing waste.
  • Manage the growth of the city’s urban area and also protect natural heritage green space features and rural areas from undue urban expansion.
  • Attracts new residents to support the revitalization of downtowns and areas in decline.
  • Maintains the population in existing communities to prevent community service declines (schools, recreations facilities, etc.).
  • Moves towards the goal of complete communities.

5.      CASE STUDY: SOUTH EAST IKOYI (OLD IKOYI), LAGOS STATE

South East Ikoyi (often referred to as or old Ikoyi) is a major part of Ikoyi-Obalende Local Government Area in Lagos State. It is predominantly a high class, low density residential area created during the colonial era to serve as the residences of the Colonial Masters as well as top Nigerian civil servants.

Land in the area is laid out in acres or multiples thereof. In most cases, these parcels of land contained one or maximum of two detached houses or semi-detached units with servants’ quarters. However, in recent times, those single house parcels of land have substantially transformed into multi-apartment units accommodating, in some instances, more than eighteen residential units as against the initial maximum of two accommodation units.

The neighborhood is well laid out and a network of tarred road, in grid pattern, is put in place. In order to make the neighborhood exclusively residential, a number of commercial activities such as filling stations were within the South West area which though was also high class but lower in status to the South East. The land area covered by the scope of this research work is bounded by a number of roads. These are Second Avenue, Bank Road, Club Road, Alexander Road, Gerrand Road and Ikoyi Crescent.

As of today, South East Ikoyi is still one of the foremost residential areas in Lagos State even though a good number of commercial developments/activities are continually finding their way into the neighborhood and a ride through its streets would show some of these commercial concerns. For instance, there was a recent debate about the suitability of a large hotel being put in this area. Though reaction by residents and concerned people seemed to have ended the controversy, other smaller hotels have sneaked in unnoticed.

5.1      Redevelopment activities in South East Ikoyi

Intensive land use is not necessarily new in South East Ikoyi. It has been a common feature for quite a long while. This paper only submits that there has been greater intensity of redevelopment since 1999. The Federal Government itself had been an intensive user of the land and the private sector only followed suit. It may be essential here to elaborate further on what is meant by intensive land use – it is where an acre of land, originally designed to have maximum of two residential units, is now been redeveloped to contain more units. Examples of intensively used parcels of land preceding the period of this study are:

• Mabadeje Plaza – high rise building on Bourdillion Road
• Club Road Towers – high rise residential building on Club road
• Milliner Towers – high rise on Mulliner Road
• NNPC offices – high rise commercial building on Club Road
• Abebe Court – multi unit residential estate on Bourdillion Road

Details of accommodation units of these and similar other developments in South East Ikoyi are contained in tables 1 and 2.

Table 1: Redevelopments completed in recent years

Source: Field study (2010)

Table 2: Ongoing redevelopments in South-East Ikoyi

Source: Field study (2010)

It should be noted that the above listed properties (Tables 1 and 2) belonged to both government and individuals. In these two broad categories, there are combined total of 597 residential units. These units comprise of 3 bedroom and 4 bedroom flats, maisonettes, terrace houses and also penthouse flats. In view of the fact that these are luxury apartments, each unit automatically comes with at least one servant’s room either directly attached to the apartment as in the case of 51 Glover Road or in separate blocks as in 4-8 Macdonald Road.

It must also be noted that a combined total of 31 house addresses are listed in Tables 1 and 2; now let us assume that each of these properties accommodated a unit previously, it then means that the total possible number of units have moved from 31 units to almost 600, i.e. about 1,936% difference. On the other hand assuming that each address initially has 4 units of accommodation, the difference is a possible 124 units to 600 units which is 484%. These figures show very clearly or revealed that there is a great deal of intensification in land use in South East Ikoyi.

5.2    Enumeration challenges, observations and findings

In order to be able to state categorically if there is intensification of land use in the designated area; the researchers had to go through almost the entire neighborhood to carry out the enumeration of relevant developments. As a result of the suspicion often attached to any form of fact finding mission by Nigerians generally, it was quite difficult for the researchers to obtain further information on the developments enumerated. Information withheld include commencement date and estimated completion date of redevelopments, exact size of the land being developed, and the specific uses of these developments (i.e. whether they were for residential, office or other uses) and the number of people occupying each unit among others. This being the case, there was therefore the need to use best judgement including observations to extract the needed information. In line with this, a number of assumptions had to be made which it is believed would not be far off the point. Below are the findings observations and assumptions made in the course of this study:

a. Cause and effect of redevelopments activities in South East Ikoyi: General observations

In view of the location and status of South West Ikoyi, the intensification of land use seem to have very positive effects overall. Some of the effects examined are:

• Traffic: In view of the fact that the major road in the designated area Kingsway Road or (Alfred Rewane Road) serves as an arterial in-let and exit from a highly trafficked Victoria Island. During the week, the high flow into and from Victoria Island through this road makes it impossible to isolate those originated by residents. This has also affected minor roads thereby accelerating the rate of wear and tear of roads.
• Water consumption: All the buildings that were visited have boreholes and water treatment plants which make them self-sufficient in water provision. It needs to be mentioned again that all units already completed and/or under construction are luxury apartments with high rental paying tenants who would not tolerate non-availability of utilities in view of the service charge which they pay as well. A visit to the mini-water works responsible for this area could not produce useful information as production had perpetually been below installed capacity, as such, it was not possible to measure it if there had been any changes in the quantity of water consumed as a result of this new developments and expected increased water consumption. The waterworks with an installed capacity of 2.4million gallons per day currently produces about 50% of this quantity.
• Electricity consumption: Certainly these developments needs mains electricity as the possibility of running for 24 hours on generating sets will be extremely expensive. A visit to the district NEP Plc office could not furnish the researchers with any clear change in the quantum of electricity supply as a result of these new developments. However, it was observed that each of the new developments respectively have dedicated electricity power generators and private transformers that adequately supply electricity to these buildings. This goes a long way in stabilizing the electricity supply in South West Ikoyi.
• Generation of resources: The more the number of units there are, the more rateable hereditaments and consequently the more resources that accrue into the coffers of the local government authority.
• Population increase: A total number of 597 units were discovered to have been completed or under construction. Assuming a family size of 4 in each unit; we will have a total of 2,388 residents. If each of the unit has a servant this adds another 597 people bringing the total population to about 2,985.
• Emergence of necessary facilities / amenities: As a result of the increase in population, there will be the need to meet certain requirements of the people. Some of the possible needs are shops for the household items, furniture, educational institutions, etc. To be more practical, because of the nature of the area and status of the residents, FSB Bank has located its executive banking unit there. Also, Chubbs (a dental clinic which had been operating from Apapa) has located a branch in the area. Hair dressing, tailoring and barbing saloons are also provided in the area.
• Employment and economic opportunity: This intensification of land use provides employment opportunity at several levels. At the acquisitions, letting and management stages, Estate Surveyors and Valuers who are retrained get remunerated. Several professionals, construction firms and workers are engaged at the construction stages. House helps such as nannies, cooks, stewards, gardeners, security officers, drivers will be equally engaged by the residents while furniture, vehicle, household item dealers will get a higher level of patronage too.

b.     Implications of intensification of residential developments in South East Ikoyi

The rental housing existing in South East, Ikoyi is both expensive and in short supply. In addition, there are several housing issues that have been identified. These include:

• The high cost of ownership of housing is getting beyond the reach of many people who work in Ikoyi and environs but commute long distances to get a house they can afford. Thus, having more affordable housing is also important to the local economy.
• Dollarised rent: It has become a rather strange phenomenon to have property owners or managing agents of these properties demand rents in the local currency, the Naira (#). It is now a norm to have rents stated in United States dollars ($).
• Higher cost acquisition: The average cost of property within the designated neighborhood has shot up as most other items in the economy. It currently costs between #250.0M – #400.0M to acquire a property. Investors therefore have to maximize their returns as the opportunity presents itself.
• Better return of and on capital: Where an investor has a choice, he would naturally gravitate towards the investment that will ensure speedier and better return of land on capital and this appeared to one major factor for the high tempo of residential redevelopment activities in South East Ikoyi and environs.
• Establishment of democracy and consequent influx of foreigners: With the enthronement of democracy, Nigeria has managed to rid itself of the pariah status that Military rule had bestowed upon Democracy and the seeming calm, tranquility and lofty aspirations have managed to attract foreigners into the country for various projects. Industries such as the telecommunications, oil and gas, manufacturing, etc. have continually ensured that luxury residential apartments are being quickly occupied.
• Status of Lagos as economic capital of Nigeria: In spite of the movement of the administrative headquarters of the Nigeria to Abuja, Lagos continues to be the economic powerhouse of the country. As such, Lagos still attracts a great deal of investments. This is also predicted upon the fact that many businesses are still based in Lagos even if they have operational activities outside the city. For instance, Chevron Texaco, Exxon Mobil, Total Fina Elf have their headquarters in Lagos while the exploration site is at Escravor, Bonny, Warri, etc. Most Directors and CEO of these business organizations reside in South East Ikoyi and environs.
• Security: Ikoyi is still one of the most secure neighborhoods in Nigeria, and consequently, still serves as the residents to top ranking Nigerians, members of the Diplomatic Corps and other high net worth foreigners. It is worthy of mention that while the rest of Lagos metropolis has been taken over by street gates manned at least in the evenings, Ikoyi has none except certain specific closes whose streets leads to nowhere. To demonstrate the high level security South East Ikoyi and environs, the British High Commission and the American Embassy once advisedly restricted movement of their staff and other citizens of their respective countries specifically to Ikoyi and Victoria Island in Lagos.
• High class status: It is a fact that people who have a number of things in common tend to live together i.e. place of origin, religion, social status, high net worth individuals with social consciousness would naturally choose to live in neighborhoods where people of similar status live, this phenomenon was equally observed in South East Ikoyi in the course of this study.

c.       Positive effect of redevelopments in South East Ikoyi

The class of area and the status of the residents who are predominantly expatriates have made the intensification of land use a positive rather than negative experience. Roads, water and electricity consumptions which would have probably felt the brunt of such intensive redevelopments are spared the agony as earlier stated in this paper. For instance, water is privately sourced and treated while dedicated transformers ensure proper distribution of electricity supply. However, there is certainly going to is a threshold point where saturation is reached and any additional unit begins to create disequilibrium and the effect begins to be negative. If this happens, issues such as blight will set in and soon after, the neighborhood as we know it today may cease to exist.

The only negative trend currently plaguing South East Ikoyi is that the exclusivity hitherto enjoyed is now being gradually eroded because of the many more people come into the area either as residents or for business operations. This being the case, it appears that there is nothing to worry about as the cost of entry and continued stay automatically limits those who may enter. At the moment too, the Ikoyi- Obalende Local Government Authorities seem to be enjoying the increased sources of revenue from taxes (tenement rate and neighbourhood improvement levy especially on properties where Land Use Charge is yet to come into operation) on these new developments. The State Government too equally generates more revenue from land use charge and taxes on rental incomes among others. However, these two levels of government must ensure that the neighborhood retains its class and status.

6.    SUGGESTIONS

As economical desirable residential intensification might be to government in terms of more revenue from real estate taxes and other fees derivable as a result of this high tempo of development in South Est Ikoyi, the quality of intensive development and urban design should be promptly addressed by the Government of Lagos State so that living and investing in higher density housing developments becomes a rewarding experience if such developments are properly regulated and monitored to avert environmental consequences in the foreseeable future.

Residential intensification efforts must consider how development fits within and enriches the existing context, not only the increase in total dwelling units. The primary objective of urban design is to guide built form and the space between buildings and to influence and enhance the quality and character of the public realm. Attempting to meet the intensification targets through tall buildings exclusively is not a suitable solution. Good urban form is composed of many building types with a range in both size and character of public spaces. New development should respect the local context and contribute in a positive way. Consequently, any form of residential intensification, South West Ikoyi in particular and all other urban centres in Nigeria in general, should address numerous urban design factors when considering appropriate built form for the various potential intensification areas, such as site context, edge conditions, heritage architecture, height, scale of development, building massing, landmarks, views, gateways, setbacks, step backs and transition areas. Equally important is how buildings relate to the street and other open spaces. This relationship is critical to creating the rich, varied public life we seek in our urban environment – one that is safe and comfortable for residents and visitors alike. Streets should provide safe connections within the neighbourhood and adequate space for amenities to that support social activity. Balanced street design will increase opportunities for – and attraction of – active transportation choices such as walking and cycling. If designed with the pedestrian in mind, streets will become places for civic engagement and recreation, support local retail, and improve overall community health.

Finally, in order to address current and future housing needs, a wider range of housing options will be needed, both in terms of house form and tenure. There is both a need for more affordable ownership housing and rental housing schemes in Lagos State to adequately cater for high income earners and other net worth residents of Lagos. This way, the high tempo of residential intensification currently prevalent in South West Ikoyi and other parts of the State will be drastically reduced. Even where the rich can afford to build his/her own dream house, suitable site and services schemes should be created by the State government.

7.      CONCLUSION

Housing is central to people’s lives, thus, residential housing makes up the vast majority of an urban environment, and private sector developers make significant contributions to the form housing takes.

This research has successfully shown that there is a link between intensification and its associated impacts. Creating human places that assist in meeting intensification targets will add to a sense of place that is specific to, and appropriate for intensification in any urban setting. Redevelopment within existing built up areas should therefore include consideration of the following:

• Encourage development that embraces a diversity of built form, character and scale,
• Provide appropriate transitions to and minimize environmental impacts on adjacent stable residential neighbourhoods. Consider the impacts of new development on light, sky views, and privacy.
• Promote development that contributes and provides benefit to the existing community.
• Development that contributes to the creation of a high quality public realm, and encourages a strong and green pedestrian environment.
• Designing buildings that create a good relationship to the sidewalk and the street and create great and interesting places for walking.

Intensification brings change, the acceptability of which is dependent on the quality and design of housing produced and its integration into the existing environment. Therefore, intensification efforts should encompasses social and economic improvement that will create communities that effectively respond to the needs of residents. Thus, the recognition of the benefits of and providing for intensification is important but it is equally important to develop and improve the management of intensification and its impacts. Only then will future intensification meet the desires and needs of residents and maintain and improve the residential environment

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