Proposed Residential Development Physical Planning Technical Report

TRUB Investment Limited GABLE Consults

Chapter One

BACKGROUND TO THE REPORT

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1.1 BACKGROUND INFORMATION

A key challenge with which governments, in many developed countries of
the world have had to grapple with is unplanned urbanization. The case of
countries in sub-Sahara Africa has been most difficult. Nigeria has
continued to witness an astonishing urbanization (Onibokun, 2000). In
Lagos State, the rapid rate of increase in population has continuously put
pressure on the demand for the scarce resource in the State. Lagos, which
has assumed the status of a megacity is one of the cities with highest
population growth rates in the world. From a population of 5.68 million for
the entire State in 1991 {National Population Commission (NPC)}, the State
is projected to have a population of over 15 million in 2006. However, the
result of the 2006 National Population Census put the figure for Lagos
State at 9, 016, 000. This figure has however, been contested by the Lagos
State Government. The State Government has insisted that the population
of the State as at 2006 is 17, 552, 942. It appears the State is justified as
the Population Tribunal gave in ruling in 2013 that there should be a
recount in 16 of the 20 Local Government Areas (LGAs) in the State.

Besides, Lagos Mega City (comprising almost all the Local Government
Areas in Lagos State and four Local Governments in Ogun State including;
Ado – Odo / Ota, Obafemi / Owode, Sagamu and Ifo local government
Areas) has continued to increase in terms of built - up space. Indeed, it is
evident that the influence of the megacity is felt in settlements outside the
area defined as the region.

The megacity and the metropolitan area in particularly have had

unprecedented growth. For Lagos Metropolis the increase in its population
has been due mainly to migration, rather than natural increase in birth
rates. At present, the metropolis receives migrants from all parts of Nigeria
and neighbouring countries on daily basis.

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The role of the city in the national economy has accentuated the pressure
of development it receives. For example, Lagos is the commercial nerve
center of the country, hosting over 70 percent of Nigeria’s manufacturing
industries and contributing about a quarter of the country’s Gross
Domestic Product (GDP) (Ogunleye, Awomosu (2011)). The industrial and
commercial functions of Lagos have expectedly been having a lot of effects
on the functionality of the metropolis. Thus, the form of urban
components / services for housing, agriculture, commerce, transportation,
recreation, tourism, etc, has at various times been influenced by these
phenomena. There have been uncontrolled growths in certain areas, thus
making the metropolis inefficient in the provision of basic services, as
demand most times outstrips supply. There is an inadequacy in housing
provision, leading to a wide gap between supply and demand.

The Lagos State Ministry of Physical Planning and Urban Development

(MPPUD), through its various agencies and departments has a statutory
duty to promote equality of opportunity, sustainable development and the
health of all Lagosians. The various plans prepared by the government
seek to respond to the needs of Lagos diverse communities and protect
social and community infrastructure. The dynamics of urban development
and human settlements management have led to a change in the system
adopted by governments in the provision of services for various sub –
sectors of the urban economy. The private sector is being encouraged by
the Lagos State Government to invest in certain sectors of the economy.
Housing provision is one of the key areas where the State Government has
been seeking the support of the private sector. In this regard, six agencies
of Lagos State Government have specific roles in boosting housing
provision. These include; Ministry of Housing, as well as the Ministry of
Physical Planning and Urban Development through its Private Estate
Developers Scheme. Others are the Lagos State Development and Property
Corporation (LSDPC), Bureau of Lands, New Towns Development Authority

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(NTDA) and Lagos Building Investment Company (LBIC). The Ministries of

Works and Infrastructure, as well as that of Waterfront Infrastructure
Development oversee development of infrastructure across the State. As a
way of boosting its contribution to housing provision, the State
Government initiated the Lagos Home Ownership Scheme (HOMS), a
mortgage backed home ownership programme in 2013. The government
has built flats of various types across the State. The programme, according
to the Government is targeted at the medium and low-income earners.

In addition, until lately, proponents of most development projects have not

given due consideration to the physical and socio – economic impacts of
their projects. This sometimes aggravates other shades of problems.
Beneficiary communities or stakeholders, including governments, in most
instances get carried away with the benefits of a project, without
considering the likely negative impact and the various mitigation measures
that should be put in place. It is however, worthy to note that there has
been a rethink on the above, leading to stakeholders thoroughly
scrutinizing projects for both negative and positive impacts. This has been
stimulating mitigation measures, particularly for anticipated negative
impacts.

Basically, urban and regional planning principle emphasizes the need to

ensure orderliness in the growth of human settlements. It is also aimed at
allocating resources in the most appropriate manner and to the benefit of
all stakeholders. For the Metropolitan Area in particular, the physical
planning agencies have put in place various strategies. One of such is that
all initiators of development proposals, whether individuals, corporate
bodies or governments must submit their development plans for the
approval of the Lagos State Physical Planning Permit Authority (LASPPPA).
All plans must also conform to established regulations. It is therefore, the

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duty of the Authority to consider proposals for approval or otherwise,

based on certain factors or guidelines.

It is in fulfillment of this requirement that The Client TRUB INVESTMENT

LIMITED is applying for Planning Permit for the proposed residential
development on Zone B, Plots 14, Banana Island Foreshore, off Onikoyi
Road, Ikoyi, Eti-Osa, Lagos State. Submission of Physical Planning
Technical Report is a major requirement for granting planning permit to
some levels of applications. The proposed development falls in this
category.

1.2 THE PHYSICAL ENVIRONMENT

Environment can be defined as the surrounding external conditions within
which man or any organism for that matter lives; such as: air, land or
water; plant and animal life, including man; the social economic and
cultural conditions that influence the life of man; any building, structure,
machine or other devices, or things made by man; any solid, liquid, gas,
odour, heat, sound, vibration, and radiation resulting directly or indirectly
from the activities of man; or any part combination of the foregoing and
between any two or more of them.

Man depends on the resources in the environment to provide for his

shelter and clothing. However, in the process of obtaining and using these
environmental resources, man may pollute or damage the environment,
and so reduce the capacity of the environment to further provide the
resources that he needs. The quality of the environment is thus of great
importance to man, as it determines how healthful an existence he is
going to have.

This has given rise to the concern over time, which in the last 20 years or
so has reached a crescendo, about the environment. The concern has been

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informed by the growth of commercial and industrial activities, in our

urban centres, coupled with rapid increases in population, with the result
that such centres have been unable to adequately manage themselves. The
effect is manifested in the degeneration in the quality of the environment,
characterized by poor or inadequate transportation facilities, unclear
garbage, inadequate health care facilities, inadequate or outright lack of
supply of portable water and general urban decay.

Of concern however, is environmental pollution from various urban and

rural land uses, arising from the discharge of untreated effluents into
waterways and the air.

Environmental problems are manifestation of disharmony between human

activities and the environment. Where human population was small and
his technological ability limited, his activities inflicted little damage on the
environment and such damages were repaired by the regenerative powers
of nature.

But as population increased and became concentrated in urban areas and

as man’s technological capabilities increased, man was able to temporarily
“dominate” nature, but at an increasing cost to his well-being and
survival.

Environmental problems of various types and intensities have emerged to

threaten man’s well-being and the natural environment that serves as his
life-support system. Man, then realized that development couldn’t be
sustained if the environment is not protected and well managed. This calls
for preventive and control measures such as planning laws, planning
regulations and standards that will enhance safety and sustainability of
the environment.

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1.3 URBAN PLANNING REGULATIONS

The Nigeria Urban and Regional Planning Decree No. 88 of 1992 defines
the term development as
“The carrying out of any building, engineering mining
in, on, over, or under any land or the making if any
environmentally significant change in the use of any
land or demolition of building including the felling of
trees and the planting of trees, standing erection used
for the display of advertisement on the land”.

However, Lagos State Physical Planning and Development Regulations

(2005), Section 1 (1) requires that

“Any person intending to carry out development on

any land within the State shall apply to the Authority
for a grant of development permit for such
development.”

The Lagos State Physical Planning and Development Regulations (2005),

Section 6 states that:

“A developer shall at the time of submitting his

application for development, submit a detailed Planning
Technical Report in respect of application for:

 A residential land in excess of ½ hectare or development in

excess in excess of 4 floors or 8 family units;

 Factory building or expansions of factory

 Offices or other commercial buildings

 Places of worship

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 Major recreational developments covering about 2000 sq. m.

 Institutional buildings

 Petrol filling and service stations

 Telecommunication towers and stations

 Advertisement billboards of unusual sizes and heights, urban

furniture and

 Any other buildings as specified in the building plan regulations

made pursuant to this Law.”

It is for the purpose of fulfilling the underlined section of the

aforementioned regulations, that this report is prepared in order to
examine the probable changes in the environment, and conditions that
would be consequential to the development of the proposed Structure.
Therefore, in compliance with the above quoted regulation, there is the
need to prepare a Technical and Environmental Impact Analysis Report on
the proposed project.

1.4 CONCEPT OF ENVIRONMENTAL IMPACT ANALYSIS (E.I.A.)

Environmental Impact Analysis (E.I.A.) is a formal process used to predict
the environmental consequences (positive or negative) of a spatial
development project prior the implementation decision, it proposes
measures to adjust impacts to acceptable levels or to investigate new
technological solution. Environmental impact analysis protects the
environment by providing a sound basis for effective and sustainable
development.

The purpose of the analysis is to ensure that decision makers consider the
environmental impacts when deciding whether or not to proceed with a
project.

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E.I.A. is an encompassing socio-economic and descriptive venture. It’s

thus, a statement on the findings of such an analysis and comes in at a
stage in the decision-making process, where any potential environmental
damage can be presented, or actions put in place to ameliorate it. To
accomplish this, the affected environment should be completely
understood within the context of the physical, socio-economic and
ecological characteristics.

Consequently, the purposes and functions of E.I.A. are fundamentally

similar to those of land capacity, compatibility and resource evaluation
studies that are parts of physical planning. This is because E.I.A. involves
an analysis of existing situations, goal setting, the generation, prediction
and evaluation of impact and alternatives and finally, decision making.

1.5 ENVIRONMENTAL IMPACT ANALYSIS AND PHYSICAL PLANNING

In previous years, changes have occurred at a very high rate causing

major political, cultural, scientific, technological, economic, social, and
environmental transformations. In the last half century, mankind has
progressed more than in all the ages that went before. Living conditions
have improved and the life expectancy of men and women has increased.
Communications have developed at an increasingly astonishing pace. Man
has become more and more adept at taming nature, so much that man’s
environment and existence is now being threatened by man’s activities.

All ecosystems, including human communities have thresholds of

tolerance for pollution and disturbance beyond which the system may
suffer or may not able to cope and operate at an optimal level. Such
disturbance could be temporary upset or complete destruction.
Environmentalists and other stakeholders in sustainable development see
EIA as an indispensable tool for protecting and preserving the
environment from unforeseen and undesirable consequences.

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However, to the physical development planners (Urban and Regional

Planning) in particular, the emphasis is that EIA is a necessity that is
aimed at complementing development and is a tool for development
planning.

An environmental impact assessment is not a decision tool in itself.

Rather, it is a methodical, coherent, and reproducible set of data that
enables the project promoter, the responsible authority, and the
community to make informed and well-oriented decisions. All this is
possible when an environmental impact study is presented, and the
responsible authority submits it to a participatory review process to
determine the quality of the analysis.

It is important to emphasize the preventive character of the process: the

idea is to guide the decision-making before any activities are carried out. It
is pointless to evaluate actions already implemented or in the last stages
of development, unless they are modifications of existing ones and are
regarded as new actions. As a prediction tool, the EIA is useful only if it
can influence the planning and future development of each human action;
thus, its application should begin in the earliest possible phase of the
decision-making process.

For this report, the term, environmental impact could be described as any
alteration of an existing or prevailing environmental condition, which
could be adverse or beneficial, that are caused by the actions under
consideration. The environmental conditions referred to above vary in
location, size or scale and nature.

Generally, impacts are exhibited in two forms, these are: primary and
secondary. While primary impacts are direct and could be attributed to
the proposed action, secondary impacts are usually the observed indirect
changes. Basically, they are induced in nature, and usually occur because
of change in the economic and social milieus, which could be stimulated

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by the proposed project. Such changes could affect land use pattern,
population density, human and vehicular traffic, air and underground
water quality, flora and fauna, noise level, water supply, electricity supply,
and so on.
”
1.6 OBJECTIVES OF THE REPORT
The purpose of this report is to access Physical Planning components of
the proposed project to be carried out in Eti-Osa Local Government Area
and thus relate same to land use development, vis –a – vis the ability of
the project to contribute to the socio economic development of the State.
In addition, the reports also intend to identify the likely socio – economic
and environmental Impacts of the project not only on its vicinity but
also on the district, including the entire sub - region.

In specific terms, the objectives are to:

(i). Present the characteristics and conditions of the existing
project environment along physical (natural and man – made),
social, cultural, economic, and aesthetic dimensions, with a
view to providing the baseline against which to measure real
and potential impacts and changes to the environment, that
may arise when the proposed Centre Complex and other
ancillary facilities are developed and interaction of activities to
be carried out in the complex with the environment;
(ii) Highlight the nature of the project in terms of its components;
(iii) Determine the nature and magnitude of environmental
changes attributable to project activities and appraise their
impacts on the totality of its environment also ensuring that
possible adverse environmental impacts are identified and
avoided or minimized;

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(iv) Review the proposed project, vis – a – vis its compliance with
physical planning laws and regulations, and therefore affirm
its suitability or otherwise; and
(v) Highlight and suggest how observable and anticipated impacts
could be managed or mitigated in the light of available
technology and within legislative limitations, in order to
achieve the objectives of environmental protection if the
project would proceed.

The Planning Technical Report and the EIA Report thus serve
as physical planning assessment document, as well as an
environmental management tool, which the proponent of the
Residential redevelopment projects intends to use to achieve
the goal of sustainable development and effective education
planning and management.

1.7 ASSUMPTIONS TO THE REPORT

In preparing this Physical Planning Technical Report, the following
assumptions were made:

(a) That the Client TRUB INVESTMENT LIMITED owns the

property at Zone K, plot 14, Banana Island Foreshore, off Onikoyi
Road, Ikoyi, Eti-Osa Local Government Area, Lagos State, which
measures 2165.288m2 and is desirous of developing the
residential development.

(b) That the site shown to us at Zone K, plot 14, Banana Island
Foreshore, off Onikoyi Road, Ikoyi, Eti-Osa Local Government
Area, Lagos State, is the actual site for the proposed
development.

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(c) That the survey plan with plan no I 1336, dated 5th March
1999, duly prepared, Signed and Signed by Surveyor T.O.
Olorunkun is the actual survey plan for site.

(d) That BARON ARCHITECTURE, prepared the actual

drawings for the proposed development.

(e) That the designer has also complied with relevant building
regulations; which are requirements for the approval of building
plans by the Eti-Osa District Office of the Lagos State Physical
Planning Permit Authority;

(f) That, in line with the practice of the Town Planning

Profession this report does not confer ownership of the land on
the proposed development;

(g) That the report has nothing to do with the economic

feasibility or financial viability of the proposed project but strictly
a landuse appraisal report; and

(h) That, all information supplied, verbally and documented, by

the client as regards the proposed project are deemed to be true

1.7 STRUCTURE OF THE REPORT

The Report has nine chapters. It opens with a background on
urbanization and the growth of Lagos. It examines Environmental
Impact Assessment as a tool for monitoring and managing
development planning.

The First Chapter also dwells on educational facilities, as well as

proposed residential development in Lagos. This is followed by the
Second Chapter which dwells more on the existing situation of
project site the project environment. It highlights bio physical

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elements of the site and its immediate environment. While the Third
Chapter Highlights the Physical, economic and social infrastructure,
and related issues including land use pattern and economic activities
in the project area were examined.

Chapter Four gives detailed description of the project and its

components. Urban planning regulations and standards as they
relate to the proposed development were highlighted in Chapter Five.
This was done by relating the proposed project to the existing laws
and regulations on physical planning and development.

Chapter Six of this Report is basically on impact assessment of the

project. It examines various elements of the project area: air, water,
land, and noise environment. It also identifies the likely impacts of
the project – positive and negative – on the physical, economic and
social environment of Eti - Osa, the sub – region and the entire State.

This is followed by Chapter Seven, which dwell on environmental

management plan. The Chapter states various mitigation measures
required during construction and at the operational stage of the
proposed development. It also highlighted environmental
management system and monitoring plan. Chapter Eight
summarizes the report provides recommendation to the stakeholders
involved and concludes the report.

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Chapter Two

THE PROJECT SITE AND ITS

PHYSICAL ENVIRONMENT

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2.1 INTRODUCTION
This Chapter provides an overview of physical setting of the environment
of the project area. Thus, elements or issues highlighted include micro
climate, soil and vegetation, terrain and topography, as well as drainage
system.

2.2 LOCATION
2.2.1 Location in the Regional Context
As a major residential development in Banana Island and in view of its
likely impact on the immediate environment, there is need to examine the
site in relation to its region.

Figure 2.1: Lagos State within Nigeria

Source: GABLE Consults

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Figure 2.2: Eti-Osa Local Government within Lagos State

Source: GABLE Consults

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Figure 2.3: The Project Area within Eti-Osa Local Government Area
Source: GABLE Consults

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The project area Banana Island is located within Eti-Osa Local

Government Area. Eti-Osa Local Government Area falls within the Lagos
Central Senatorial District and its is situated south of the state.

The Local government area lies between longitude 3º34’ and 3º21’ East
and Latitude 6º21’00” and 6º37’00” North. It shares boundary with Eti-
Osa Local government area to the west, Lagos Lagoon and Epe Local
government area to the North, Ogun State to the East and the Artlantic
Ocean to the South. See fig 2.2.

Specifically Banana Island is about 8 kilometers east of Lagos Island

Central Business District, (CBD) which is the West Africa’s commercial
hub. The CBD host an array of large commercial or shopping facilities,
including office buildings, thus serving as a major employment area for
residents of the State. The project area is connected to the Lagos Island via
Gerrad-Osborne Road. Lagos Island is connected to other parts of the state
towards the west and north by three Bridges which provide opportunity for
the axis to interact actively with settlements in other parts of the State like
Ikeja, Apapa, Amuwo – Odofin, Mushin, Yaba, Ikorodu and others.

Banana Island is also connected to Lekki Free Trade zone and Epe town
which are located eastwards at about 47 and 51 kilometers respectively.
The free trade zone is another growing industrial hub in the state apart
from the Apapa ports and Ogba, Ilupeju and Odongunyan Industrial
Estates among others.

The Lekki Free Trade zone master plan made provision for a seaport and
vast area of land for industrial as well as commercial development.
Similarly in the Lekki comprehensive master plan prepared by Dar–Al-
Handassarh which is the operative development plan for the area, a

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proposal of an airport was made to be located at the north eastern axis of

the master plan coverage (Epe bound). See fig 2.4. These are developments
located within the region of the project area that will contribute immensely
to the regional development and the project area in particular.

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Figure 2.4: Lekki Master Plan Concept

Source: (Dar-al-Handarsah 2011; N07121-RPT-PM-02 REV 4, Pg. 14, Lekki Comprehensive Master Plan, Final Mater Plan
Report)

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GABLE CONSULTS
96, OBAFEMI AWOLO WAY,
IKEJA LAGOS.
08035495753

Figure 2.5 The Project Area in its regional Settings.

Source: Authors digitized, Adapted from Google Earth, 2018)

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2.2.1 Location within Local Context

The proposed Residential Development is located within Banana Island,
Eti-Osa Local Government Area Lagos State.

Banana Island is an artificial island built on reclaimed land in Ikoyi-Lagos.

From an aerial view, the island is actually shaped like a banana, hence its
name. Sitting on 1.6 million square meters, the sumptuous island is
divided into about 535 plots ranging in size from 1,000 square meters and
3,000 square meters

Banana Island is located at is located north east of park view estate within
Ikoyi. The island is separated from Lekki Shame to east by a creek, and
bounded the Lagos Lagoon

The island is the most expensive residential area in Nigeria. It is a gated

community, and its inhabitants enjoy such luxuries as underground
electrical systems and water supply networks, 24 hour-electricity supply,
extremely tight security, good road layout, a central sewage system and
treatment plant and the well-cherished company of fellow wealthy folks.

The area was designed for predominantly residential. However, the

Ikoyi/Victoria Island Model City Plan calcified almost the west wing of the
area as mixed-use development area with high rise buildings and the east
wing as low residential areas. The estate has not been built for purely
residential, as other developments apart from residential were also
developed in the estate. Some notable landmarks covered during field
survey are but not limited to; Ocean Parade Towers, Amara Suites, Lake
Point Towers, Bella Vista Apartments, Bana Island Shopping complex,
Banana Island school, the Redeemed Christian church of God, Zion Mega
Parish e.t.c.

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Figure 2.6: The Project Site within Its Immediate Environment

Source: GABLE Consult’s (Field work February,2018)

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Figure 2.7: Existing Land use within the project environment

Source: GABLE Consult’s (Field work, February,2018)
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2.1: Lake Point Towers, Banana Island

Plate 2.2: A Residential Development Along First Avenue

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Plate 2.3: Ocean Parade Towers, Banana Island

Plate 2.4: A Development under construction along Kwara Street, Banana

Island

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2.3 THE PROJECT SITE

The project site is located at (Zone K, Plot 14) 4th avenue/401 Close,
Banana Island, Ikoyi, Eti-Osa Local Government Area, Lagos.

The site has its Eastern and Southern bothers to 401 Close and 4th
Avenue. Its is bounded by Bella Vista Apartments on the left and a
vacant plot on the right side.

Plate 2.5: The project site.

2.4 ACCESSIBILITY
As earlier stated, the site is bounded by two existing roads ($the Avenue
and 401 Close). The project site can be accessed from either of these
roads as they are in good condition and are ell connected to other roads
within the Island and beyond.

2.5 SOIL AND VEGETATION

Generally, the soil character in any area is derivable from its geology. The
Lagos area is dominated by the sedimentary formation extending westward
and from Republic of Benin and Togo. The Master Plan for Metropolitan

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Lagos (1980 – 2000) identified five strata. These are: Recent Coastal
Deposits, Coastal Plain Sands, Ilaro Formation, Ewekoro Formation and
Abeokuta Formation.

This, the Master Plan Report stated is a general classification, while

stating that coastal deposits and coastal plan sands are the two dominant
geological formations. The site which is in Banana Island, Ikoyi, Lagos lies
in the Recent Littoral and Lagoon Deposits, which consist of sediments of
unconsolidated sands, clays and mud, with varying proportions of
vegetable matter, while occasional beds of sandstone with Ferruginous
cement are encountered (Master Plan for Metropolitan Lagos, 1980-2000).

In addition, the Master Plan Report classified the Ikoyi as part of areas
where the existing alluvial deposits do not present serious consolidation
problems. However, the report cautioned that two criteria must be
satisfied for the proper function of buildings and roads. First is that
foundation subsoil is not overstressed, thereby avoiding a strength failure
of the subsoil and that the differential and total settlement limits. The
Report also stated that failure to do these will, among others, leads to
overstressing of subsoil, resulting in relatively rapid failure of foundations
and possible collapse of superstructure. It stated further that earth fill on
land reclamation work may sink above acceptable limits leading to high
maintenance cost of buildings and roads.

Besides further investigations revealed that the project site is one of such
locations within the coastal plains sand region which are close to old,
abandoned marshy water course. The original vegetation of the project
area is the mangrove swamp category. However, due to the urbanization
process, the vegetation has been transformed, to the extent the areas of
natural vegetation in the corridor have continued to reduce. Indeed, the

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only areas where such vegetation exist are the swamps and partly around
water bodies.

Moreover, Banana Island is one of the areas in Lagos that are welled plan.
Provision for vegetal elements is made through landscaping, especially at
the front of buildings. This is common in the Island at Large. The project
site’s immediate environment is also not an exception.

Plate 2.6 Planned Vegetation within the project environment.

2.7 DRAINAGE AND TOPOGRAPHY

Banana Island and its immediate areas have a relatively flat terrain and
generally low lying. Banana Island rise slowly from the Lagoon to about 4
meters above the mean sea level in some parts. The area sometimes
experiences flooding, which have been attributed to a combination of very
heavy rains of long duration and high-water table Other factors like high
water table, the flat terrain. However, the flooding do not persist for long
as there are efficient drainage system built to convey storm water into the
lagoon.

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The drainage system in Banana Island area characterized by side drains

and this is present the all the roads within the immediate environment of
the project.

2.7: A typical covered side drain in Banana Island

2.8 MICRO CLIMATE AND METEOROLOGY

The latitudinal location of Lagos makes the Metropolis and its environs
enjoy the characteristic of the West African monsoonal climate marked by
distinct seasonal shift in the wind pattern. Although, one or more months
are not humid, there is no month that is dry and in which rainfall is well
over 2000mm. The location is governed by the general circulatory patterns
in the tropical equatorial areas, which is associated with the apparent
movement of the sun and the relative position of the Inter Tropical
Discontinuity (ITD), the front between the prevailing two air masses (the
maritime southwest monsoon winds and the dry Northeast winds from the
continental origin).

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The climate is therefore, determined largely by the influence of these two

air masses; the south-westerly monsoon winds and the north easterly
winds. The former is due to the hot and humid tropical maritime air mass
blowing from the Atlantic Ocean, while the latter are due to the warm and
dry air mass from the Sahara Desert, in the north. These two air masses
are separated by a zone of discontinuity called Inter Tropical Convergence
Zone (ITCZ). This zone moves north-south following the movement of the
sun. The micro climatic elements of temperature, rainfall, radiation /
sunshine pattern, wind speed and humidity are examined in sub sections
2.8.1. to 2.8.5 below.

2.8.1 Temperature
The temperature pattern over the project area is influenced largely by the
movement of ITCZ, the wind direction, position relative to the equator and
distance from the sea. It is worthy to note that because of its location
within the equatorial belt, the project area experiences double temperature
and rainfall maxima annually. Highest annual temperature is obtained
between March and April, and also between November and December.
These two peaks can be explained in terms of movement of the sun.

The annual temperature pattern over the project area however, reveals a
minor fall in temperature due to influence in Harmattan, (a cool dry and
dusty wind from Sahara Desert). The Harmattan is prevalent between
December and February: while the second fall in temperature coincides
with the peak of rainfall in July. The reduction in air temperature is due to
the impact of the southeast moisture laden monsoon wind that blows over
the entire equatorial area during this period. The mean annual
temperature ranges between 240C and 320C, while the mean monthly
minimum and maximum temperature are 24.20C and 30.00C, and the
daily temperature range is 27oC. Table 3.1 below provides information on
the temperature pattern in the project area.

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Table 2.1: Temperature Characteristics in the Project Area

Month Average Low Average High Mean Warmest Coldest
January 23.9 30.6 27.5 33.9 17.8
February 25.1 31.1 28.4 35 20
March 25.4 31.3 28.4 37.8 21.1
April 25.1 31 27.3 38.9 21.1
May 24 30.4 27.8 33.9 21.1
June 23.7 28.9 26.4 35 21.1
July 23.4 28.4 26 31.1 21.1
August 23.3 28.2 25.7 31.1 20
September 23.5 28.9 25.7 30 20
October 23.8 30 26 32.2 20
November 24.7 30.4 27.5 32.8 20
December 24.4 30.7 27.7 32.8 20
`Source: Nigerian Meteorological Service, 2007

2.8.2 Rainfall
The pattern of rainfall over the project area can be explained in terms of
the movement of the ITCZ. This movement explains the observed double
rainfall maxima which characterizes the project site. As stated in sub
section 3.1.1, the proposed project area is the moist tropical maritime air
mass, which blows from the Atlantic Ocean and the dry tropical
continental air mass, which blows from the Sahara Desert. While the
former brings rain, the latter brings dusty harmattan to most part of West
Africa. Indeed, because of it relative location, the area records rainfall
almost throughout the year.

The apparent movement of the sun over the equator twice in a year is
responsible for the occasional and localized rainfalls that are experienced
over the area throughout the year. The average monthly rainfall is about
151.83mm, with a high percentage of its falling between the months of
April and October. During the rainy season, the lowest monthly rainfall is
recorded in August, while the highest monthly rainfall is between June
and July, as well September and October. Figures 2.8 and 2.9 show
rainfall distribution pattern on a monthly basis in the project area.

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Rainfall (mm)

227
202.2
186.6
175.3
162.2
151.8
120.6

79.8

44.6
15.2 22.5
9.9

JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC

Figure 2.8: Average Monthly Rainfall in Lagos State (1992-2012)

Source: NIMET, Lagos

Rainfall (mm)

2010 169.2
2009 106.4
19 2008 165.8
2007 129.2
2006 122.5
16 2005 94.2
2004 126.7
2003 136.1
13 2002 136.1
2001 92.2
2000 114
10 1999 152.9
1998 100.3
1997 102.6
7 1996 134.9
1995 121
1994 100.7
4 1993 105.3
1992 140.5
1991 153.1
1 1990 117.6

Figure 2.9: Average Annual Rainfall in Lagos State (1992-2012)

Source: NIMET, Lagos

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2.8.3 Radiation and Sunshine Pattern

Similar pattern observed with respect to rainfall and temperature can be
readily observed with regards to radiation and sunshine over the project
area. The regime is also characterized by two maxima and two minima in
consonance with the apparent movement of the sun. The mean annual
sunshine value duration is about 5.2 ±1.2 hours in Lagos. The diurnal
pattern shows that minimum radiation is received at sunrise (morning)
and sunset (evening) (Ojo, 1977). After sunrise, radiation values increase
to a maximum in the afternoon between about 1200 and 1400hours
(afternoon) local time. While the variation in radiation received during the
afternoon period is significant, there is a very little marginal variation in
the annual radiation values obtained in the morning and evenings.

2.8.4 Wind Speed

The pattern of the wind speed and its associated frequency in the project
area is in consonance with the pattern recorded for other parts of Lagos
State. The data obtained from the Meteorological Station at Ikeja Airport
shows that the wind speed is generally lower in the morning than in the
afternoon. On the average, the speed in the afternoon (1600hours) is about
double that of morning (0800hour). Whereas wind speed range from light
air to light breeze in the morning, it is mostly between light breeze and
gentle breeze in the afternoon. The occurrence of gale (≥33kts) in the area
is rare and only associated with the onset/early rainy season (April-May).
In the afternoon, the south-westerly winds predominate throughout the
year, with the frequency order of SW>W>S. On the other hand, in the
mornings, northerly winds (in the order of N>NE) tend to dominate from
December through January to February i.e. during the harmattan. Table
2.3 shows wind direction and wind speed in Lagos.

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Table 2.2Wind Direction and Speed in Lagos

Month Wind Direction Mean Wind

0800 1400 Speed
% frequency % frequency (knots)
N NE E SE S SW W NW Calm N NE E SE S SW W NW Calm 0800 1600
Jan. 12 17 2 1 0 0 1 5 62 1 7 4 4 8 22 10 3 41 1 3
Feb. 11 7 0 0 2 7 8 8 56 0 1 2 6 20 39 17 2 13 2 7
Mar. 7 4 1 0 4 14 9 10 52 0 0 1 3 25 48 15 1 7 3 9
Apr. 3 3 3 2 6 16 7 4 56 1 2 1 3 24 38 14 1 16 3 7
May 4 4 2 2 4 9 10 8 57 0 0 1 5 27 34 9 1 23 2 5
June 2 2 1 2 2 5 17 13 56 1 1 1 4 9 44 18 2 20 2 7
July 1 0 0 0 0 17 34 12 36 0 0 0 0 5 45 44 1 5 5 11
Aug. 1 0 0 0 1 9 41 7 31 0 0 0 1 1 44 48 2 4 6 12
Sep. 1 0 0 0 1 9 27 12 50 0 0 0 0 4 33 47 5 11 4 9
Oct. 6 2 1 1 1 4 8 10 67 1 0 1 2 13 33 17 3 30 2 5
Nov. 10 5 2 0 0 2 2 11 68 0 0 0 2 12 46 23 3 13 1 6
Dec. 15 6 1 0 0 0 1 9 68 0 2 1 2 13 32 12 1 37 1 4
Means 6 4 1 1 2 8 14 9 55 0 1 1 3 13 38 23 2 19 3 7
Source: Nigerian Meteorological Service

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2.8.5 Relative Humidity

The area is characterized by high relative humidity throughout the year.
This is traceable to its location in the tropical zone. Tropical areas are
characterized by high rainfall, high temperature and high humidity. The
highest relative humidity is recorded early in the mornings and in the
evenings. However, monthly variations in humidity are in response to
the temperature, hence, there is an inverse relationship between
temperature and humidity. Figure 2.8 shows the pattern of relative
humidity and average due point in the project area.

120

100
Relative Humidity (%)

80

06:00am
60 07:00am
12 Noon
40

20

0
Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec

Month

Fig 2.10: Percentage of Relative Humidity in the Project Area

Source: Nigerian Meteorological Service

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2.5 NOISE EMISSIONS

The level of noise in the environment of the project area was also assessed
in other to ascertain its condition and determines the likely impact of the
proposal on its. Basically, noise as a pollutant, can irritate and annoy. It is
one of the environmental pollutants identified as a health hazard by the
World Health Organization (WHO)

The pollutant effects of noise are difficult to quantify because people’s

tolerance to noise levels and different types of noised varies considerably.
Distinct variations in noise intensity and noise levels can occur from place
to place (even within the same general area), and from one moment to the
next. The risk of permanent hearing loss due to continuous expose has
made the determination of noise level very essential. The noise level at all
the sampling locations within 250 meters radius ranged between 67.14
and 83.4db (A). This level is below the Federal Ministry of Environment
(FMEnv) Standard of 90dB for 8 - hour operation.

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Chapter Three

INFRASTRUCTURE DEVELOPMENT
&
LANDUSE

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3.1 INTRODUCTION
The need to relate the proposed development with the quality and quantity
of infrastructure existing in the district will be the focus of this Chapter.
This is with a view to relate the carrying capacity of the project to the
existing situation. The land use pattern was also examined.

3.2 ROADS AND WATER TRANSPORTATION

3.2.1 ROAD TRANPORTATION
Like in all parts of Lagos and Nigeria; the transportation system in Banana
Island and the entire Eti-Osa area is dominated by road. Though its
proximity to lagoon and the class of people living in the area makes
available water modes of transportation. However, road has continued to
play a substantial role in the socio – economic development trends in
Lagos. Ajegunle Gerrard Avenue-Alexandra Road is the Primary
Distributor of traffic in the project area and the adjoining neighborhood.
The road has continued to play a major role in terms for collection of
traffic from the adjoining districts such as Lagos island, Lekki Scheme I
and Victoria Island.

Plate 3.1: Gerard Avenue, Ikoyi

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As earlier stated, there are two roads abutting the subject site. 4th Avenue
connects Gerard Avenue via Ajegunle Road-Turnbull Road. The road in
addition to 1st Avenue, 2nd Avenue, and 3rd Avenue and the main dual
carriage roads distributing traffic within Bana Island.

Plate 3.2: 1st Avenue, Banana Island, Ikoyi Lagos

The pattern of road transport system in Banana Island different from what
obtains in many other parts Lagos is dominated by mini bus and taxi. The
mode of transportation within the estate predominantly private cars. The
public modes present area the mini buses (shuttle) that operates within
the estate from 7am-7pm every day. Taxi cabs are not allowed within the
estate; however, a central taxi park locates at outside the estate. Route of
the taxi cabs are:
 Banana Island-Falomo
 Banana Island-Obalende

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Plate 3.3: 4th Avenue, Banana Island, Ikoyi.

The volume of traffic on most roads within the project area is comprised
mainly of private cars at any hour of the day. The principal roads
identified in the area experience highest volume of traffic in morning hours
of between 9.00 and 11.00am. The evening peak period is between 5.0 and
7.30pm.

The survey conducted reveled that there are good and efficient
infrastructure within the estate. The road infrastructure existing in the
project area includes street light, pedestrian walkway, and road median.

3.2.2 WATER TRANPORTATION

Apart of Road Transportation which is the major mode of transport in the
area, Water modes of transportation is also utilized by residents of Banana
Island due to its proximity to the Lagos lagoon and its adjoining creeks for
movement of freight and passengers within and outside the area. Private
Yacht are the water modes used in the area.

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3.3WATER SUPPLY
In the State, the Lagos Water Corporation (LWC) a public – owned water
supply agency is responsible for water supply to all settlements. However,
the case of Banana Island is different as the area is networked by a central
water treatment plant that supply portable water to the entire estate. The
proponent the proposed project will tap from the existing supply

3.4 ELECTRICITY SUPPLY / CONSUMPTION

The entire corridor is connected to the National Grid by the Power Holding
Company of Nigeria (PHCN) and it is serviced by the Eko distribution
Company (EKO Disco). The project area is fed by 11kv High Tension Line.

Like in many parts of Lagos, public supply to Banana Island and its
environ, by the PHCN is epileptic. Consequently, residents or occupiers of
properties in the area have resorted to alternative source of energy, using
electricity generating plants. Being a residential development, proposal has
been made to source for alternative power that will serve the proposed
building. It is expected that demand for public electricity consumption in
the area will increase substantially with rising development.

3.5 SOLID WASTE GENERATION AND MANAGEMENT

The efforts of Lagos State Government through private sector participation
(PSP) programme in waste management and the direct involvement of
Cleaner Lagos initiative, in refuse collection in certain areas have
enhanced waste management district at Large. The dominant type of
refuse generated within the neighbourhood is domestic wastes which are
mainly from residences. There are however some commercial waste arising
from offices and other sources, including institutions like schools and
health facilities, which had biomedical wastes.

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The components of waste in Eti-Osa and environment include mainly

putricebles, plastics, papers, metals. Clothing materials, artificial fibbers
and glass. The rise in the consumption of packaged water in plastic and
sachet has lead to the substantial increase in the components of nylon or
plastic in waste generated in neighbourhoods in the State. This is also the
case with Banana Island and Eti-Osa at large, which has a lot of high
income earners that consume more of the packaged water. The increase in
quality of waste generated has become a challenge to waste managers,
particularly with regards to collection, transportation and disposal.

Generally, most neighbourhoods in the district are clean and devoid of

litters. The socio – economic status of residents, vis – a –vis the ability to
pay for waste collection are some of the factors that contribute to the
observed level of cleanliness in the area. Highway Managers have been
active in the area especially on the Major Roads. As mentioned earlier, The
State government in recent time initiated the Cleaner Lagos programme
which primary focus is to reduce the haphazard waste littering the Lagos
environment. This action by the Government has also contributed to the
cleanliness of the project environment.

3.6 WASTE WATER MANAGEMENT

Sewage or waste water management in the district, like in many parts of
Lagos metropolis is done at the level of individual facility for collection,
treatment and disposal of sewage in the area. Many building particularly
residential buildings, office complex and hotels have Effluent Treatment
Plants (ETPs) within their premises. Examples are the Novare Lekki Mall
and Emperor Estate among others. It is the common trend in Lagos State
for business premises like super malls and multi-units residential
apartments to install ETPs to adequately treat the heavy volume of sewage
generated on a daily basis. The ETPs are expected to be maintained in
compliance within the guidelines of the State.

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The problem of maintenance of Sewage Treatment Plant or the Central

Sewage System seems to have made its adoption and usage unpopular in
the district and in most parts of Lagos. The STP constructed for
government estates in Lagos State in the early 1980’s in Amuwo-Odofin,
Abesan and Iponri had broken down due to poor maintenance. The
management of the facilities could not be sustained. The proposed
development will have its waste water managed using a STP.

3.7 TELECOMUNICATION
Eti-Osa and its environs are well served by telecommunication facilities.
The existing telecommunication services include mobile telephone,
internet, fax, etc... It is worthy to note that prior to debut of the operations
of the Global System of Mobile communication (GSM) telecommunication
in the State and the country in general, terrestrial (land services) are
provided by the moribund Nigerian Telecommunication Limited (NITEL).

However, the rapid increases in the demand for telecommunication

services and the urge for services providers to enhance their operation in
the area have contributed immensely to high number of
telecommunication masts and base stations in Ikoyi and its environ.
Indeed, there are three masts located to the site within radius of 500
meters, one of which is located within the site premises. There are
indications that the number of masts within the axis will continue to
increase. It is expected that occupiers of the apartments will continue to
benefit from the advantages offered by the efficient telecommunication
service in the corridor.

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3.8 ECONOMIC INFRASTRUCTURE

The survey carried out cover economic infrastructure in the area. It is
worthy to note that the various economic infrastructures have played
significant role in the economic growth of the area. Indeed, the entire
district has a substantial number of economic infrastructures. Notable
among them are Office developments, mini markets, shopping centers,
hotels, and Auto mobile stores among others.

3.9 SOCIAL INFRASTUCTURE

It has been lauded that economic infrastructure are present in the project
area. These infrastructures also form the basic social infrastructure in the
vicinity of the project area. Others which area not mentioned are schools,
health facilities as well as recreational centers.

3.10 LAND USE PATTERN

The land use pattern of Eti-Osa have been influenced greatly by modern
day physical planning efforts. Indeed, Ikoyi remain one of the areas in
Lagos and Nigeria in general that benefit from the impact of effective
physical planning especially through the Ikoyi Victoria Island Model City
Plan that was prepared by Dar-Al-Handassah for the Lagos State
Government and later revised by the state Government.

Planning concepts for land uses residential, commercial and recreational

were based on the need to give ample land for prospective user. The
project area is predominantly zoned for residential use, as expected, with
complementary land uses like commercial, institutional and recreational.
Specifically, the district was planned as a functional area with designated
areas. The proposed development is place of worship which is a
complementary use to the residential area.

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3.11 ECONOMIC ACTIVITY AND LIVELIHOOD PATTERN

The economic activities of people in the area are dominated by
employment in the formal sector of the economy. Although, there are
instances of some residents being engaged in informal sector of the
economy, this number is negligible. Various studies have shown that a
substantial number of people in the area whose source of income are from
paid employment in government – Federal, State and Local. Besides, the
organized private account for the source of employment of many residents
of Ikoyi. As employees in the private earn higher income and are therefore
able to afford to either pay for rents or own property in the district. This is
observed through its investment in sectors like hotel / hospitality, leisure
/ entertainment and housing. Others are in real estate, health and
education.

Major high-class restaurants, hotels, night clubs and entertainment

activity area which are located have contributed immensely to the growth
of economic activity in Ikoyi. At present, most leisure time activity centres
located in Ikoyi have facilitated the carrying out of leisure time or
recreational activities of the area especially around the beaches.

The cosmopolitan nature of Lagos Metropolis has brought about a

diversified livelihood pattern. Such diversity is reflected in various
communities of Lagos State. It has impacted heavily on the interaction
between people, most of whom are from different cultural background.
Ikoyi is one of the communities in Lagos with high concentration of
foreigners, ranging from Europeans to Asians, the Americans and people
from other African countries. The location of embassies and foreign
mission offices the neighboring districts such as Victoria Island and Ikoyi
made it convenient for workers in such offices, mostly foreigners to reside
in the project area.

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Although, the dominant tribe in Lagos State, it is certain that the district
is inhabited not only by Yorubas. There are other people from tribes like
Igbo, Hausa, Fulani, Kalabari, Tiv, among others. Generally, the family life
pattern of nucleus and extended, have included the habit and lifestyle of
people in Lagos. For instance, household pattern varied from large size of
between eight and nine persons to small size of four to six persons. In
other words, apart from nuclear family households, the traditional
extended family structure is also common among the people, with
relations being part of most households.

However, the situation in Bana island and Ikoyi At Large is different. This
is traceable to existing social class in the area. Family or household size in
Lekki is believed to be generally low, usually between four to five persons.
Most households in the area being of high social class are being serviced
by a relatively large number of support staff. This includes gardener,
security personnel, cook and drivers. There are instances in which some of
the staff lives with their employees in separate areas within the premises.
Some also live in neighbourhoods or communities outside Banana Island
and commute daily to their masters or employees’ houses.

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Chapter Four

PROJECT DESCRIPTION

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4.1 THE SITE PLAN

The site for the proposed development as earlier said is rectangular and
measures 2165.2588sqm. The components of the site consist of the
main building, Generator House, Gate House, Sewage Treatment Plant,
and the landscaped area.

The area designed for building is 804.97sqm (37.18% of the total),

428.278 (22.27%) was designed for soft landscape and 878.04 (40.55%)
was designed for hard landscaping. See Table 4.1 for detailed site
analysis.

Table 4.1: Site Analysis of the proposed Development

Area of Site 4053.565 m2
Built up area 804.97m2
Soft landscape area 428.278m2
Hard Landscape area 878.04m2
Percentage of built area 37.18%
Percentage of Soft Landscape 22.27%
Percentage of Hard Landscape 40.55%
No of Apartments 22
No of Parking 55
No of Floors Basement + 14
Floors
Source: Architectural drawing (FARBARCH DESIGNZ, August 2018)

4.2 THE ARCHITECTURAL DESIGN

The proposed development is 63.4m high above ground floor level
with a basement floor, and 14 other floors.

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4.2.1 The Basement Floor PLan

The basement floor was designed for parking and circulation. The
design made provision for 4no lifts and 2 no stair cases.

4.2.2 Ground floor Plan

The component of the ground floor include; the reception/waiting
Lounge, Lift Lobby, Drivers Lounge, Estate Office no, 4 no Lifts and 2
no Stair cases.

4.2.3 First floor Plan

The component of the ground floor include; Club House, Games
Room, Function Room, 4 no toilets (two each for male and female),
Kitchen, 2 no Changing rooms, two no steam rooms, SPA1, SPA 2,
SPA Lounge and Squash Court

4.2.4 Typical Third to Thirteenth floor

The first to Thirteenth floor is a typical arrangement. Each floor was
designed for 2 no four-bedroom apartments with kitchen, Dinning
room, store, visitor’s toilet and 2 no terrace. Each floor was also
designed to have a panel room 2 no stair cases and 4 no lifts.

4.2.5 The Roof Plan

The roof plan was designed as concrete roof with penetron crystalline
waterproofing admixture, gently slopped into floor drains.

4.3 MANAGEMENT
The construction of the building is to be managed by experienced
project managers. However, to guarantee a high-quality construction,
delivered within the envisaged duration of completion, it is suggested
that the construction be managed by a firm of experienced project

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managers, which will co – ordinate the activities of all workforce on

the project. The project manager will be saddled with the preparation
of documents on construction methodology and construction
programmes for the projects. In addition, his duties will also include
preparation of the project quality management plan and project
schedule / programme of work; and project health and safety plan,
among others.

4.4 USERS / OCCUPIERS

Being a residential development, it is expected that the users of the
building will range from young to old and aged people. Each component
of the project has been designed to adequately meet the needs of the
present and expected enrolments in the future. Appropriate plan for
comfort, safety, security and conducive environment for residents of the
proposed development has been made, as evidenced through the design
proposals as described above. The proposal of vehicular parking,
extensive landscaping, as well as incorporation of best practices for fire
safety and emergency response firefighting have adequately considered
the value of safety, security, health, aesthetics and hazard prevention
and management.

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Chapter Five

THE PROJECT COMPLIANCE WITH

PLANNING REGULATIONS AND
STANDARDS

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5.1 PLANNING REGULATIONS AND STANDARDS ADOPTED FOR THE

PROJECT.
Functionality, orderliness, convenience and aesthetic are central issues
in urban planning practice. In fact, they are the cannons on which the
practice of the profession is hinged. Urban and Regional Planners (Town
Planners) believe that compliance with physical planning regulations by
all stakeholders is a major way to achieve the objectives of physical
development plans.

Enforcement of development control regulations at both the micro and

macro levels is one of the tools used in this regard. Specifically, it
regulates the use of land, the character, appearance and arrangement of
buildings and facilities.

In Lagos State, the regulations and standards are related to land use
zoning, permitted density, height limitations, setbacks, user restriction,
access and preservation. Regulations, standards and guidelines related
to these are stated in Lagos State Physical Planning and Development
Regulations, 2005 and the Revised Ikoyi Victoria Island Model City Plan.

5.2 LAND USE ZONING

Land use zoning is defined as the demarcation of an urban community
into districts for regulating, among others, the height and bulk of all
structures, the area of plots that may be occupied and that may be left
open, and the use of structures. The land use plan, which evolved from
land use zoning is generally recognized as a proposal for the future use
of land and the structures built upon the land (Chapin, 1972). Zoning is
one of several legal devices for implementing the proposals for land
development as set forth in the land use plan. Indeed, zoning regulation
or ordinance and accompanying schemes of district are not likely to be
comprehensive in scope and sound in content, unless based on a

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previously prepared land use plan. The regulation will specify the type
and form of development and uses allowed in certain areas.

For instance, in a neighbourhood that is mainly residential, it is

expected that land areas be allocated to ancillary services or
complementary uses like commercial, semi-public, public and religious.
Such attempts enhance functionality in any neighbourhood. Similarly,
in a residential development or apartment, provisions are expected to be
made for ancillary facilities like toilets and bathrooms, based on number
of occupiers of the apartment.

The site for the proposed development is within an approved scheme.

The subject site falls within the mixed development area. The proposed
development is a residential building; hence it meets the landuse
requirement on condition in the Approval Order for the Ikoyi/Victoria
Island Model City Plan.

5.3 SETBACK AND AIRSPACES

On airspace requirement, the 2005 Regulations did not specify airspaces
that are to be reserved at rear, front, back of buildings, as well as in –
between buildings, as far as residential development in Lekki, Section
15(1) of the regulation stipulates that;
“The distance between any residential building and the property
Boundary (beacons) at the front line shall not be less than six (6)
meters, three (3) meters at the rear, right and left side airspaces
respectively in all Government Reservation Areas (GRA) and all
private approved Layouts except;

Residential Buildings on Victoria Island, Ikoyi, Banana Island

Schemes I and II shall have a minimum of nine (9) meters
setback from the front property boundary.

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From the architectural drawings, the proposed development maintained

a minimum of 10.3meter meters setback to Fourth Avenue, 14.195
meters setback the 104 Close, 6.03 meters and 6.38 meters respectively
to the rear and right side of the building respectively.

This indicates that the development has complied with all

standards concerning setback and airspaces except for the rear
airspaces.

5.4 HEIGHT OF BUILDINGS

Height of buildings is one of the major areas of concern in zoning.
Indeed, urban planning practitioners use it as strong tool in controlling
residential densities. Its relevance is in city landscape and also in the
areas of promoting aesthetics and safety, particularly for air space for
air transport (aero planes and helicopters).

The regulation in schedule 5 of the regulation made provision for Height

regulation in some commercial area and some professional core zones.
The regulation stipulates a maximum of 30 floors.

The Approval Order for Ikoyi/Victoria Model City Plan allows only 15
floors for the mixed development zone within Banana Island

The proposed development was designed as 14 floors building with

underground facility. Thus, the proposal has complied with
permissible height for the for the neighbourhood.

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5.5 PARKING REQUIREMENTS

Basically, parking requirement is that part of the urban planning
regulations and standards, which deals with the ratio of cars to a space
or ratio of cars or vehicles to certain number of populations, household
or family.
Parking space is part of the ancillary services required to enhance
functionality in any land use plan or within a specific area / use. The
rapid rate of urbanization has made parking a crucial factor,
particularly, with its effect on the economy of most urban centers, which
are becoming highly motorized day by day.

Due to the increase in the ownership and usage, neighborhood facilities,

land uses or premises, which have inadequate car parking spaces,
witness a lot of problems. For many of such neighborhoods or premises
in Lagos Metropolis, the cases have been most chaotic. These and many
other issues were given due consideration in the design of the proposed
development. Indeed, car ownership requirements were thoroughly
considered in planning for parking for the proposed development. This
becomes very relevant in view of the volume of traffic likely to be
attracted or generated by such project.

Section 22 (1) of the regulation states that;

“Parking provision shall be calculated at two (2) car

parking spaces per dwelling units in all residential
areas including houses flats and duplex buildings”

Furthermore, the Ikoyi/Victoria Island Model City Plan also stipulate the
same for the area and added that car parking space per 60sqm shall be
provided for lettable commercial spaces within the mixed-use zone.
Hence the parking requirement for the proposed development is given in
table 5.1.

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Table: 5.1 Parking requirement for the proposed development

Area/no Parking
Components Description Indices
of Units Requirement
Four-bedroom
apartments 22 Units 2/Unit 44
1/60
Club House 103.0 Sqm sqm 1.7
1/60
Function Room 49.1 Sqm sqm 0.8
1/60
Game House 70.8 Sqm sqm 1.2
1/60
SPA Lounge 26.7 Sqm sqm 0.4
1/60
Estate Office 25.8 Sqm sqm 0.4
Total 48.6

From table 5.1, the parking requirement for the proposed development
is approximately 49 parking spaces. However, 55 Parking spaces was
designed for the proposed development. Hence the proposal complied
with parking requirement.

5.7 PROVISION FOR LANDSCAPING

The proponent of the proposal considered factors of environment
restoration, hence its resolve to promote greens within the premises.
This is achieved vide introduction of hard and soft landscape elements.

Section 18, Subsections 1 is on provision for landscaping. Specifically,

subsection 2 states:
“A minimum of twenty (20) percent of any plot on Victoria Island,
Ikoyi and all other Government Residential Schemes shall be
reserved for landscaping”

The area designed for soft landscaping in the proposed development is

428.278m2 (22.7% of the project site area) Hence, the proposed
development has also complied with the landscaping required as
stated in the regulation.

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Chapter Six

THE IMPACT ASSESSMENT

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6.0 ENVIRONMENTAL IMPACT ANALYSIS

The physical development of a project in an area has one impact or the
other on its immediate and general environment. However, the possible
effects of the proposed development on the physical, biological, socio-
economical, ecological and traffic environment of its location is
examined here under. The impact could be negative neutral or positive.
The rating of the impacts of the project on the environment is described
in Table 6.1.

Table 6.1: Impact Score Interpretation

RATING INTERPRETAION
5 Outstanding Positive Impact
4 Moderate Positive Impact
3 Neutral
2 Moderate Negative Impact
1 Outstanding Negative Impacts

6.1 PHYSICAL ENVIRONMENT

6.1.1 Landuse Compatibility
Land use compatibility of the existing structures/building around Eti-
Osa environment, and the site for the proposed development, moderately
distribute infrastructures, well planned road network around the
subject site even though some are in a bad state, residential apartments
with multiple family size, existing blocks of medium density residential
mixed-use buildings, shows that the area is in a mixed medium density
zone. The proposed development complements other developments
which are found in the environment. Based on this fact, the project has
an outstanding complimentary positive impact on the immediate
environment.

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6.1.2 Aesthetics
Aesthetically, apart from the architectural masterpiece of this project,
the beautiful and pleasant features such as flowers, hedges, shrubs and
other soft and hard landscape materials that will be used to embellish
the compound will beautify the environment. The project’s impact on the
aesthetic quality of the environment is outstandingly positive.

6.2.3 Topography and Terrain

The topography of the area is relatively flat. The project will not really
change the topography in anyway thereby causing any unbalance. The
only permanent change that is envisaged is the provision of basement
floor. The temporary change envisaged is during excavation of soil for
foundations works which may result in loss of flora and fauna. In return
the basement floor is supposed to provide parking spaces which are an
optimum utilization of space. The excavation that would be done will be
returned with concrete which will make the land more compact and
firmer. The impact of the proposed development on topography and
terrain is said to be neutral

6.2 WASTE GENERATION AND DISPOSAL

Solid wastes to be generated consist mostly of papers, pencils, biro,
nylons, organic bio-degradable (from waste food, though minimal) etc.
These are waste materials of various activities that will take place in the
proposed residential building.

As it is a residential development, little waste is expected to be

generated. The solid waste to be generated shall be well managed and
disposed with the use of waste bins designed to be positioned in
strategic places within the project’s premises. The private sector
participation (PSP) agency initiated by the state and local governments
will also be utilized.

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Liquid wastes to be generated from this project will come from the
toilets. Aadequate number of water closet toilets, and wash hand basins
are proposed for within the site of the structure.

Some of the components of these wastes include human wastes that will
be deposited into the soak away and septic tanks within the project
premises through a covered channel, proper maintenance and
evacuation will be ensured.

The negative environmental impact of this project here will be

neutralized.

6.3 INFRASTRUCTURE
There are some infrastructural facilities, services and utilities found to
be available at the subject site’s immediate environment during
reconnaissance survey. The development of the proposed project is
unlikely to have serious negative effect on some or all of the below;

6.3.1 Water Supply

Water supply which is an essential utility is not going to be a problem
for the proposed development will rely majorly on a privately-owned
bore-hole to satisfy its basic human need for water. A moderate positive
impact is envisaged

6.3.2 Electricity Supply

This holds the survival and success of any academic environment is
essential to the proposal. The Eko Electricity Distribution Company
(EKEDC) will serve as a source of power supply to the proposal. It is
important to mention here that the required level of electricity
consumption by the proposed building will not affect the level of supply

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in the area. However, adequate alternative arrangements in form of

electricity generator shall be put in place for an uninterrupted power
supply. Therefore, the impact on the supply is said to be neutral.

6.3.3 Sewage
Adequate arrangements will be made for disposal of the effluent to be
generated within the Estate to the central sewage treatment plant of the
estate. Hence, the impact of the project shall be neutral.

6.3.4 Drainage
Drainage channel is present at the front of the site. The proposed
development will also direct floodwater into the existing drainage. The
proponent would try to ensure the adequate sanitation the drainage for
continuity sake. Another neutral impact is envisaged.

6.3.5 Telecommunication
Systems such as telephone, e-mail and fax are central to efficient
running of any commercial activity. The probable impact of an effective
and efficient communication network on the environment would
therefore be positive. The project is not likely to reduce the quality the
services rendered by the telecommunication companies in the area.
There are enough telecommunication masts in the area which provides
wide range coverage of network services. The impact is rated average.

6.4POLLUTION
6.4.1 Noise
During construction, the noise of the heavy machines that worked on
the site might cause some level of noise pollution, though minimal.
Assessing the proposed development, marginal amount of noise will
emanate from any of the projects activities during construction.
However, during operation, noise will serenade the immediate

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environment only on weekends. However, the effect on the environment

would be very minimal. Firstly, the noise that would be generated within
the residential building would be captured within. Peradventure some
sound escaped out of the proposed building, the setback and airspace of
the proposed development more than enough for sound to travel and
will not vanish. Also, it is expected that the generator to be installed
within the project premises to supply alternative power when the public
(EEDC) power fails; will not be an air pollutant and the noise from these
sources will be at a tolerable limit because the modern silent generators
will be installed for use. The impact is said to be moderate.

6.4.2 Air quality

Increasing amounts of potentially harmful gases and particles are being
emitted from various developmental projects into the atmosphere on a
global scale resulting in impact on human health and the environment.
These gases and particles can affect our health in many ways with both
short-term and long-term effects. Different groups of individuals are
affected by air pollution in different ways. Some individuals are much
more sensitive to pollutants than are others. Young children and elderly
people often suffer more from the effects of air pollution. People with
health problems such as asthma, heart and lung disease may also suffer
more when the air is polluted. The extent to which an individual is harmed
by air pollution usually depends on the total exposure (duration of
exposure and the concentration of the chemicals) to the damaging
chemicals.

It is on this premise that it becomes important to establish the ambient air

quality of an area prior to any form of development to determine the
potential impacts of the project and to facilitate future monitoring of
possible changes experienced over time. The presence of air pollutants in

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concentrations exceeding the dynamic equilibrium in the atmosphere,

affects the biophysical and social environment.

6.2.1 Effects of Air Pollutants

There are various health problems caused by inhalation of contaminants.
They range from relatively minor impacts such as respiratory irritation,
headaches and cough to more serious health implications including
mortality among those already suffering from serious illnesses. Some of
the likely effects of air pollutants are discussed below.

6.2.1.1 Total Suspended Particulate (TSP)

Categories of particulate matter that can be suspended in air include: total
suspended particles; PMio; PM2.5; fine and ultra-fine particles; diesel
exhaust; mineral dust; metal dust and fumes. Particulates may result
from this project from sand filling, construction activities and are known
to cause varying deleterious effects in the environment. In this regard, the
size and chemical nature of particulates are more vital than their number.
Particulates with diameter of < 3um can penetrate the respiratory system
to cause breathing problems and irritation of the lung capillaries. They can
also constitute nuisance in the environment, interfere with sunlight and
act as catalytic surfaces for reaction of adsorbed chemicals

6.2.1.2 Carbon Monoxide

Carbon monoxide (CO) is a colourless, odourless and poisonous gas
produced by the incomplete combustion of fossil fuels - gas, oil, coal and
wood. When it combines with the oxygen-carrying component of the blood
(haemoglobin) to form a carboxyhaemoglobin (COHb), it impairs the
oxygen carrying capacity of the blood. Prolonged (45 minutes to 3 hours)
exposure to concentrations of CO between 200 ppm and 800 ppm often
results in severe headache, dizziness, nausea and convulsions. CO may
result from incomplete combustion of engines of construction machines

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and vehicles. Table 5.10 shows the effects of various COHb levels-on
humans.

Table 6.2: Effects of air pollutants

% COHb Effects Associated with this COHb Level

in blood

80 Death
60 Loss of consciousness; death in prolonged exposure
40 Confusion; collapse on exercise
30 Headache; fatigue; impaired judgment
7-20 Statistically significant decreased maximal oxygen
consumption during strenuous exercise in healthy young
men
5-17 Statistically significant reduction of visual
perception, manual dexterity, ability to learn, or
performance in complex sensor motor tasks (such as
driving)
Below 5 No statistically significant vigilance reduction after
exposure to CO
2.9-4.5 Statistically significant decreased exercise capacity (i.e.,
shortened duration of exercise before onset of pain) in
patients with angina pectoris and increased duration of
angina attacks
2.3-4.3 Statistically significant decreased (about 3-7%) work time
to exhaustion in exercising healthy men
Source: U.S. EPA (1989)

6.2.1.3 Sulphur Dioxide and Hydrogen Sulphide

Sulphur dioxide (SO2) is a colourless gas that is produced from volcanic,
oceans, biological decay and forest fires releases. It can also result from
fossil fuel combustion, smelting, manufacture of sulphuric acid, and
incineration of refuse and production of elemental sulphur. Health effect
associated with the inhalation of high concentrations of this oxide
includes breathing disorder, respiratory illnesses, alterations in
pulmonary defence and aggravation of existing cardiovascular diseases.
Hydrogen sulphide(H2S) gas, which is extremely toxic, odorous and
corrosive, may be generated from similar processes as SO2. In the

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atmosphere, SO2and H2S react with water vapour to form acid rains (EPA,
1995).

Acid rain has been reported to cause extensive damage to building and
structural materials as well as valuable ancient sculptures. The
acidification of soils and aquatic systems have also been reported to alter
species composition among plankton, decline in productivity of fish and
amphibians and the mobilization of metals, which were initially locked
unto sediment/ soil particles. Acidification of drinking water reservoirs
and concurrent increases in heavy metal concentrations may exceed
public health limits and cause injurious effects.

Exposure to SO2 at concentrations above 13mg/m3 could stimulate

broncho-constriction (as in asthma) and mucus secretion as well as
irritate the eyes in man and other animals (ACGIH, 1995). Long-term exposure
to lower concentrations may result in death from cardiac and/or
respiratory diseases and increased prevalence of related symptoms.
Similarly, exposure to H2S gas above 150ug/m3 could result in death
(SIEP, 1995).

6.2.1.4 Nitrogen Dioxide

NO2 is a pungent, acidic gas. Corrosive and strongly oxidising, it is one of
several oxides of nitrogen (NOx) that can be produced as a result of
combustion processes. Combustion of fossil fuels converts atmospheric
nitrogen and any nitrogen in the fuel into its oxides, mainly nitric oxide
(NO) but with small amounts (5-10%) of NO2. NO slowly oxidises to NO2 in
the atmosphere. This reaction is catalysed in the presence of O3.In the
presence of sunlight, NOx, including NO2, react with volatile organic
compounds to form photochemical smog.

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The main source of NO2 resulting from human activities is the combustion
of fossil fuels (coal, gas and oil). In cities such as Lagos, about 80% of
ambient NO2 comes from motor vehicles. Other sources include the
refining of petrol and metals, commercial manufacturing, and food
manufacturing. Electricity generation using fossil fuels can also produce
significant amounts'.

Exposure to nitrogen dioxide (NO2) has been shown to cause reversible

effects on lung function and airway responsiveness. It may also increase
reactivity to natural allergens. Inhalation of NO2 by children increases
their risk of respiratory infection and may lead to poorer lung function in
later life. Recent epidemiological studies have shown an association
between ambient NO2 exposure and increases in daily mortality and
hospital admissions for respiratory disease. NO2has also been shown to
potentiate the effects of exposure to other known irritants, such as ozone
and particles with <10|urt in diameter. There is some evidence that acute
exposure to NO2 may cause an increase in airway responsiveness in
asthmatic individuals. This response has been observed only at relatively
low NO2 concentrations, mostly in the range of 400-600 ug/m3.

The project being a residential development is not expected to pose any

treat on the air quality of the environment. It expected that form of air
pollutants is majorly from Total Suspended Particle. Such ultra-fine
particles; mineral dust; metal dust which may arise from moving of
construction materials and during construction works such carcass
works, plastering, carpentry works, welding e.t.c. other form of gracious
substance that may evolve during construction and full operation is CO 2
which is expected to be from exhaust from generators that would be
used during construction and in full operation.

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These effects are expected to be minimal as it is expected of the

proponent to employ qualified professional who are also equipped for the
job. Preventive measures would be taken to cattail the total suspended
particles such that they are trapped within the construction site. The
type of generator that would be used will emit fewer fumes and would
thereby contribute less to the environment. The impact is rated
moderately negative.

6.3 SOCIO ECONOMIC ENVIRONMENT

6.3.1 Employment
The proposed development during construction will require employment
of a good number of skilled and unskilled personnel. After many clamors
for poverty eradication, the proposed development will marginally
engender poverty alleviation, through the employment of several people
in the society.

Ancillary employment such as maintenance staff and security guards,

cleaners will also be employed after completion. Positive effect in the
employment sector of the economy is expected. The impact is rated
outstandingly positive

6.3.2 Property Tax

Property tax shall accrue and be paid to both the Lagos State
Government and the Eti-Osa Local Government as required by any of
these authorities, in form of rates and taxes. The tax that would be paid
on the property will be in form of tenement rates or property taxes.
Government parastatals will generate revenue from the project. This is
another outstanding positive impact.

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6.4 TRAFFIC AND TRANSPORTATION

6.4.1 Roads and Traffic

Its effect on the existing road shows that the project would certainly
attract little traffic. The transportation survey conducted along Ajegunle
Odo Road (which distributes traffic into Banana Island) shows that it
has a very low traffic flow of about 1177 vehicles per day, 98 vehicles
per hour and 3 vehicles per minute and this can be attributed to the fact
that the road services a mixed development estate. The proposed
development is a residential project. It is expected that the development
will attract light traffic to the area. A moderate neutral effect is
envisaged.

6.7 Parking
With the proposal of fifty five (55) car parking spaces within the
premises, the building is designed to cater for residents. This implies
that on-street parking is not encouraged and it will go a long way to
preventing obstruction to free flow of traffic and pedestrian movement
within the vicinity of the premises. The required parking spaces for the
project is 49 parking spaces which is lesser that what was designed. The
excess parking spaces (about 4% of the required) available can be used
by some other car owners within the project environment. This is an
outstanding positive effect on the environment.

6.6 ECOLOGY
6.6.1 Animal life
Animal life in the micro and macro environment of the project is not
affected in any sense, because the natural fauna of the area had since
been displaced. The impact of the project is neutral.

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6.6.2 Plant Life

It has been said that the natural vegetation of the area has already been
disturbed over the years due to human endeavors. Landscaping of the
open space is the only hope for bringing nature closer to the proposed
development. The proposal will add to the plant life of the area by the
introduction of soft landscape elements such as trees, Shrubs, and
grasses. This positive impact is said to be outstanding.

6.7 ENVIRONMENTAL IMPACT FAVOURABLE TO APPLICATION

6.7.1 SUMMARY OF IDENTIFIED IMPACTS
A summary of likely impacts due to the project at the construction and
operational phases are highlighted in Tables 6.2 and 6.3overpage.

Table 6.3 Summary Matrix of Predicted Impacts at Construction Stage

Component Activity Predicted Extent of Impact
Impact
Ambient Air Quality Dust emissions Minor impact Impact temporary,
and Dust from excavation within and confined to short
and material outside site. distances as coarse
handling particles settle
within short
distance from site.
Topography/Terrain Excavation of soil Minor impact Impact is
for substructure only for short temporary
works period

Ecological Elements Minor removal of Minor impacts Limited to site,

Vegetation within site replacement
through planting
will reduce negative
impact
Drainage System / Storm water Minor, to be Marginal increase
Water bodies movement into contained within in volume of storm
drains site with flow water in drains
into public
drains
Land Use and Land Permanent, Limited to site.
Aesthetics development, positive impact.
Landscaping Improved visual
impact.
Traffic Pattern Ajeunle Odo Road Insignificant Within the local
and Forth Avenue setting
Source: Gable Consults; Field Survey (August, 2018)

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Table 6.4 Summary Matrix of Predicted Impacts at Operation Stage

Component Activity Predicted Impact Extent of Impact
Ambient Air Exhausts from Minor negative Limited to proposed
Quality. vehicles of impact development.
worshipers.
Noise Noise from Minor negative. Baseline noise is
vehicle No significant already lower than
movement in impact at the standard or
and out of the sensitive tolerate noise level
premises, Noise receptors.
produces by
sound systems
Water Water No negative Tapping from the
Availability consumption impact envisaged. boreholes to be
for domestic
Available quantity provided will not
use including
from the borehole affect the ground
swimming pool. can sustain water resource
construction. negatively.
Drainage Storm water Significant, Overall. Enhance
System and flow positive. plant and animal
Storm Water Enhanced from sustenance.
Management within site and
from Regional
Road
Socio – Increase in Positive and very Across the State and
Economic patronage of significant. New beyond.
construction job opportunities.
materials.

Traffic Pattern Vehicular traffic Noise pollution. Negative impact

and Parking. generated by Air pollution from Limited to freedom
occupiers of the exhaust. Way.
facility Organized parking
for visitors and Positive Impact
non users of the extended to vehicle
residential owners in the
building environment
Plant Life Landscape Positive and Limited to site.
work on the significant Localized for
development. enhanced community and
landscape, beyond for users of
captivating vista Fourth Avenue and
in neighbourhood. Ajegunle Odo Road
Source: Gable Consults; Field Survey (August 2018)

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Table 6.5: Rating of the Proposal

MARKS MARKS
S/N PARAMETER
OBTAINABLE OBTAINED
1 Physical Environment
Land use compatibility 5 5

Aesthetics 5 5
Topography and Terrain 5 3

2 Waste Generation & Disposal 5 3

3 Infrastructure
Water supply 5 4
Electricity supply 5 3
Sewage 5 3
Drainage 5 3

Telephone 5 3

4 Pollution

Noise 5 2

Air Quality 5 2

5 Socio- Economic Environment

Property tax 5 5

Employment 5 5

6 Traffic & Transportation

Effect on existing road 5 3

Effect on parking 5 5
7 Traffic & Transportation

Animal Life 5 3

Plant Life 5 5

Total 85 62
Source: Gable Consults; Field Survey (August, 2018)

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Total Mark obtained = 62,

Mark obtainable = 85

Therefore, 62 x 100 =72.94%

85

The acceptance level generally accepted by the Federal Ministry of the

Environment is given in table 6.5

Table 6.6: Acceptance Level of Project’s Environmental impact.

Score Interpretation
Below 40% Not recommended for acceptance
]40% - 50% May be acceptable with stipulated conditions
61% - 100% Acceptable and recommended for approval

Hence, the proposal is rated acceptable. It is therefore

recommended for the approval of the Ikoyi-Victoria Island District
Office of the Lagos State Planning Permit Authority.

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Chapter Seven

ENVIRONMENTAL
&
SOCIAL MANAGEMENT PLANS

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7.0 EVIRONMENTAL IMPACT AND SOCIAL MANAGEMENT PLANS

The Environmental Management Plan (EMP) is a site-specific plan
developed to ensure that the project is implemented in an
environmentally sustainable manner where all contractors and
subcontractors, including consultants, understand the potential
environmental risks arising from the proposed project and take
appropriate actions to properly manage that risk. Besides, Social
Management Plan (SMP) has maximizing the social and economic
benefits of the project as its central goal. EMP also ensures that the
implementation of the project is carried out in accordance with the
design by taking appropriate mitigation actions to reduce adverse
environmental impacts during its life cycle. The plans outline existing
and potential problems that may adversely impact the environment and
social life of the people and recommend mitigation measures where
applicable. Also, the management and monitoring programme is to
control impacts to levels within acceptable standards, and to minimize
possible impact on the community and the workforce of foreseeable
risks during the construction and subsequent operation phases of the
project.

The EMP and SMP as applied to the public development are generally:
 Prepared in accordance with rules and requirements of the
various regulatory agencies;
 To ensure that various elements of the proposal are operated in
accordance with the design with the existing laws, standards and
regulations;
 To confirm proper operation through supervision and monitoring;
 Systems that address likely public inconvenience during
construction and operation of the market;
 To ensure that remedial measures are implemented immediately;
and

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 To ensure that the socio economic benefits of project during

construction and at operational stage are maximized.

Also, it is very important to highlight here that such environmental

mitigation measures shall be used in conjunction with good
management practices and good engineering design, construction
and operation practices.

The EMP will be a working document that personnel on site need to

both understand and undertake environmental management. It will
be ensured personnel are able to adequately manage the
environmental concerns of the site and effectively monitor for and
mitigate impacts.

EMP and SMP include four major elements;

 Commitment and Policy: The developers will strive to provide
and implement the EMP and SMP that incorporates all issues
related to air, land, water and socio – economic issues for the
project.
 Planning: This includes identification of environmental and socio
– economic impacts, legal requirements and setting
environmental objectives. The various potential impacts have
been highlighted in Chapter6.
 Implementation: This comprises of resources available to the
developers, accountability of contractors, training of operational
staff associated with environmental control facilities and
documentation of measures to be taken.
 Measurement and Evaluation: This includes monitoring,
corrective actions, and auditing.

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It is suggested that as part of the EMP and SMP, a Monitoring Team

should be formed by the project proponent comprising of the project
manager, project planning group representative and project
implementation team representative. This Committee’s role would be
to ensure proper operation and management of the EMP and SMP
including the regulatory compliance. The components of the
environmental management plan, potential impacts arising out of the
project and remediation measures are summarized in Table 7.1.

7.1 Mitigation Measures during Construction

An Environmental Management Plan (EMP) will be required to
mitigate the adverse environmental impacts during construction
phase of the project and these are as below:
7.1.1 Air Quality and Dust
To mitigate the impact of SPM (dust) during the construction phase of
the proposed project, the following measures are recommended for
implementation:
 a dust control plan; and
 procedural changes to construction activities.

Table 7.1provides a dust control plan, specific to construction

activities.

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Table 7.1 Dust Control Plan

Dust Source
Dust Control Actions
Category
For any earth moving which is more than 30m
from all property lines, conduct watering as
1 Earth-moving
necessary to prevent visible dust emissions from
exceeding 100m in length in any direction.
A Apply dust suppression in a sufficient quantity
and frequency to maintain a stabilized surface;

Disturbed surface b Areas which cannot be stabilized, as evidenced

areas (except by wind driven dust, must have an application of
2
completed grading water at least twice per day to at least 80 percent
areas) of the unsterilized area.
c. Apply water to at least 80 percent of all inactive
accessible disturbed surface areas on a daily basis
when there is evidence of wind driven fugitive
dust.

Disturbed Surface a. Apply dust suppressants in sufficient quantity

areas (completed and frequency to maintain a stabilized surface;
grading areas) OR
3
Inactive disturbed
surface areas b. Utilize any combination of control actions 2c or
3a such that, in total, they apply to all inactive
disturbed surface areas.
Apply water to at least 80 percent of the surface
4 Open storage piles areas of all open storage piles daily when there is
evidence of wind driven fugitive dust.
Downwash of trucks (especially tires) prior to
5 Track-out control
departure from site.

The most cost-effective dust suppressant is water, because a source

of water tends to be readily available on a construction site. Water
can be applied using water trucks, handheld sprays and automatic
sprinkler systems. Furthermore, incoming loads could be covered to
avoid loss of material in transport, especially if material is
transported off-site. This is common among truck drivers on most
roads in Lagos.

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Procedural Changes to Construction Activities

Material Production - The transport of materials such as sand,
granite, gravel to construction site at Fourth Avenue/401 Close may
generate significant amounts of road dust, particularly since the site
is far from the sources of these materials. Dust generating materials
may have to be sourced from within Lagos as well as Ogun State.

Emission Control for Equipment-Control equipment such as

particle filters can be used to reduce diesel particulate matter
emissions, and diesel oxidation catalysts (DOCs).

Idling Time Reduction - Construction equipment is commonly left

idling while the operators are on break or waiting for the completion
of another task. Emissions from idling equipment tend to be high,
since catalytic converters cool down, thus reducing the efficiency of
hydrocarbon and carbon monoxide oxidation. Existing idling control
technologies, which automatically shut the engine off after a preset
time can reduce emissions, without intervention from the operators.

Improved Maintenance - Recognizing that significant emission

reductions can be achieved through regular equipment maintenance,
contractors will be asked to provide maintenance records for their
fleet as part of the contract bid and at regular intervals throughout
the life of the contract. A monetary incentive/disincentive provision
will be established to encourage contractors to comply with regular
maintenance requirements.

Reduction of On-site Construction Time - Rapid on-site

construction would reduce the duration of traffic interference and
therefore, reduce emissions from traffic delay. Off-site fabrication of
structural components can also enhance the quality of work, as the

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production takes place in controlled settings and external factors

such as weather and traffic do not interfere.

Other precautions that should be taken to reduce air pollution are:

 Reduction in the height from which excavated materials are
dropped. There is need to control drop height to a minimum
practical height to limit fugitive dust generation from impact of
such free-falling materials on the ground.
 The random ambient air quality monitoring shall be done to
ensure that the significant impacts are being mitigated
immediately and adequately.

7.1.2 Noise
To mitigate the impact of noise from construction equipment as
discussed in Section 5.2.3 during the construction phase, the
following measures are recommended for implementation:

Noise Shields- Construction equipment producing the most amount

of noise should be fitted with noise shields. This shield is a physical
barrier (composed of brick and mud, with a non-reflective internal
plastering), which will provide adequate noise attenuation.

Time of Operation - Noisy construction equipment should not be

permitted during night hours.

Job Rotation and Hearing Protection - Workers to be employed

during high noisy stage of construction will be rotated.
Earplugs/muffs, or other hearing protective wear will be provided to
those working very close to the noise generating machinery.

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Random Monitoring: Ambient noise level monitoring shall be

conducted at strategic locations at periodic intervals during
construction phase to conform to the stipulated standards both
during day and night time. Data shall be reviewed and analyzed by
the project manager for adhering to any strict measure.

7.1.3 Land Environment

Waste to be generated from construction of the complex will include
debris, waste from the site workers camp, and other wastes. The
section that follows discuss management of each type of waste.

Construction Debris
Construction debris are usually bulky and heavy. Accordingly, re-
utilization and recycling is an important strategy for management of
such waste. As concrete and masonry may constitute most of the
waste to be generated, recycling of this waste by conversion to
aggregate can offer benefits of reduced landfill space and reduced
extraction of raw material for new construction activity. This is
particularly applicable to the market redevelopment project as the
construction is to be completed in a phased manner.

Recycled aggregate may be used for filler application, and as a sub-

base for internal road construction. Construction contractors shall
remove metal scrap from structural steel, piping, concrete
reinforcement and sheet metal work from the site. A significant
portion of wood scrap can be reused on site. Recyclable wastes such
as plastics, glass fiber insulation, roofing etc shall be sold to
recyclers.

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Solid and Other wastes

Construction sites are sources of many toxic substances, such as
paints, solvents, wood preservatives, pesticides, adhesives and
sealants. Such wastes generated during construction phase shall be
stored in sealed containers, labeled, and disposed off appropriately.

Some management practices to be developed are;

 Herbicides and pesticide will not be over applied (small-scale
applications) and not applied prior to rain;
 Paintbrushes and equipment for water and oil based paints
shall be cleaned within a contained area and shall not be
allowed to contaminate site soils, watercourses, or drainage
systems.
 Adequate storage facilities for such waste shall be provided and
the waste collection containers conveniently located. A separate
designation to earmark such waste will be made so that the
waste storage areas are away from storm drains or
watercourses.
 Clearly label all such waste containers with the waste being
stored and the date of generation.
 Educate employees and subcontractors on waste storage and
disposal procedures.
 Liaise with LAWMA and registered private waste management
operators to collect waste from the site as at when due

Soil Management
Measures, which would be followed to prevent soil erosion and
contamination include:
 Maximize use of organic fertilizer for landscaping
 To prevent soil contamination by oil/grease, leak proof
containers should be used for storage and transportation of

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oil/grease and wash off from the oil/grease handling area shall
be drained through impervious drains and treated appropriately
before disposal.
 Landscaping of some designated areas after the project.
 Construction of drainages within the complex premises to
channel storm water for prevention of soil erosion.

7.1.4 Water Environment

To prevent degradation and maintain the quality of the water source,
adequate control measures have been proposed to check the surface
run-off, as well as uncontrolled flow of water into any water body.
Following management measures are suggested to protect the water
quality during the construction phase.

 No discharge of treated wastewater to soil and ground water body.

 Waste water channels from the site would be connected to septic
tank during construction to prevent wastewater from entering
water bodies.
 To prevent surface and ground water contamination by oil/grease,
leak proof containers should be used for storage and
transportation of oil/grease. The floors of oil/grease handling area
should be kept effectively impervious.
 All stacking and loading areas should be provided with proper
garland drains equipped with baffles to prevent run off from the
site to enter any water body.

Landscaping
 Drip irrigation system shall be used for the lawns. Drip irrigation
can save between 15-40% of the water use, compared with other
watering techniques.

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 Plants with similar water requirements shall be grouped on

common zones to match precipitation heads and emitters.

Housing and Transportation of Construction Workers

 The project will provide kerosene or cooking gas to the
construction workers on-site so that they do not resort to using
fuel wood for cooking.
 Temporary sanitary facilities shall be provided on-site and proper
hygienic conditions will be maintained.

Traffic Pattern
 Heavy vehicular movement will be restricted to daytime only and
adequate parking facility will be provided.

7.2 MITIGATION MEASURES DURING OPERATION

An environmental management plan (EMP) will be required to mitigate
the adverse environmental impacts operation phase of the project as
well.

7.2.1 Air Quality

To mitigate the impact of pollutants from Diesel Generator (DG) sets
during the operational phase of the site, it is recommended that diesel
generator set emission control measures.

Diesel Generator Set Emission Control Measures: The most

important pollutant requiring further control is NO2, as the impact of
SO2 emission is minimal because of the use of low (<0.05%) Sulphur in
diesel as fuel. All the DG sets would be provided with scrubbers, which
will help, reduce the Sulphur content thereby improving the quality of air.

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The following mitigation measures are proposed for NO2 reduction:

 add-on emission control technologies; and
 NO2 retarder
Other measures that will substantially reduce air pollution are;
 Development of green belt with specific species that are
scientifically proven to sieve pollutants from the atmosphere.
 Use of clean fuel by the vehicles will reduce the emission of
pollutants.

7.2.2 Noise
 To mitigate the impact of noise from diesel generator sets
during the operational phase the proponent adopt noise
emission control technologies.

Accordingly, all the diesel generators will be housed in a suitable

acoustic enclosure so that noise levels at one meter do not exceed 75
dB(A) at 75% load. The diesel generator set housing will be equipped
with walls and ceilings lined with insulating blankets to acoustically
treat the noise levels. This acoustic insulation shall be designed to meet
the mandatory standards based on a 25 dB(A) insertion loss.

Periodically, ambient noise levels will be monitored at point sources for

occupational noise exposure and ensuing health risk.

7.2.3 Land Environment

The ultimate goal of solid waste management at the Oxygen Plaza will be
to encourage the four R’s of waste i.e. waste reduction, reuse, recycling,
and recovery. However, the present level of development of the country
and the low level of awareness will make this impossible in the short
term. Accordingly, as a way of propagating the ideal, regular awareness
and enlightenment will be conducted, especially among the students

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involving to ensure proper segregation, storage and collection of waste.

The collection and disposal of waste in the Oxygen Plaza will be handled
by the Lagos State Waste Management Authority.

7.2.4 Water Supply

The objective is to enhance water supply to the proposed project.
Minimizing Water Consumption
Water consumption will be minimized by implementing water efficient
fixtures such as 3 litres WC flushing cistern, sensor operated urinals
and taps to minimize the wastage of water together with other water
conservation measures. Furthermore, to ensure ongoing water
conservation, visitors and residents and awareness programme will be
introduced for the Oxygen Plaza. Dry type urinals will also be used
selectively. The specific measures for water conservation shall include;
 Use of water efficient plumbing fixtures (ultra flow toilets and
urinals,). Water efficient plumbing fixtures use less water with
no marked reduction in quality and service. To install water less
W.C. and urinals which will help in conserving sufficient
quantity of water.
 Leak detection and repair techniques
 Sweep with a broom and pan where possible, rather than hose
down for external areas;
 Awareness and enlightenment to disseminate knowledge on
strategies and technologies that can be used for water
conservation
 The facility manager in conjunction with the centre authority
will periodically remind the visitors and residents of water
conservation efforts and some of recurring problems with
compliance or any changes in policy. As new conservation
efforts are implemented, the manager will communicate these
changes to the employees.

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7.3 SOCIAL MANAGEMENT PLAN

The Social Management Plan has been designed to take proactive steps
and adopt best practices, which are sensitive to the socio-cultural and
economic setting of the region. The Social Management Plan for the
project will focus on the following components

7.3.1 Income Generation Opportunity during Construction and

Operation Phase
The project would provide employment opportunity during construction
and operation phase. It is projected that a total of over 1, 000 jobs will
be provided directly and indirectly. There would also be a wider
economic impact in terms of generating opportunities for secondary
occupation within and around the complex premises. The main
principles considered for employment and income generation
opportunities are out lined below:

 Employment strategy would prefer employment of local people.

 General recruitment procedures will be transparent, public,
open to all and recruitment should be publicized in advance.
There will be no discrimination on basis of gender, tribe or
other factor.

7.3.2 Traffic Pattern

Since the project involves the movement of vehicles and machineries
in the area, the health and safety of pedestrians and convenience of
their homes residents accessing the communities is an issue of
concern. Considering this, the project proponents shall mitigate the
impact by drawing traffic management plans, so that any mishap due
to increase traffic volume can be avoided.

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Besides, having an implication on their safety, the increase in traffic

would not create congestion, or cause potential delays and
inconvenience for pedestrians. Taking this into consideration,
following aspects should be kept in mind:

 Institution of traffic management system.

 Public enlightenment for drivers.
 Enforcement of traffic regulation around the building.
 Installation of adequate speed breakers at correct locations.

Generally, project aims at maximizing the benefits to the people

around the site, the district and Lagos State in general.

Traffic Systems Management

To ensure a free flow of traffic at the two stages of construction and
use of the proposed project, the following mitigation measures are to
be put in place.
 The contractor will comply with the requirements of the relevant
roads authority regarding the layout and positioning of site
accesses.
 Where site accesses and at-grade crossings are required for heavy
vehicles, road signage and additional traffic measures will be put
in place to avoid unnecessary delay to vehicles on the public road.
 The developer will ensure best industrial practices to keep roads,
accesses from mud and other loose materials arising from the
works.
 Construction staff using private vehicles to travel to the site will
park their vehicles in designated construction site car parks and
not on public roads within a 200 meters radius of the site. Parking
of vehicles being used for construction purposes on public roads
will not be encouraged. Indeed, it will be outrightly sanctioned.

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 The suppliers of construction materials as well as consumables to

the project after it becomes operational will be made to commute
between off-peak periods. Peak periods currently include the hours
of 7:30 am - 9:30 am. This to minimize disruption to road users
during peak periods. This will be subject to the need for deliveries
to occur at other times to maintain the safe and efficient operation.
 The developers will provide an advance routine movement of slow
moving construction plant to relevant authorities to secure their
assistance in maintaining law and order during such movements.
 The developer will monitor site accesses and roads adjacent to
access points to enable measures to keep accesses and roads
clean to be implemented as required.
 The developers will consult the Police and the relevant road
authorities, as appropriate, in moving abnormal loads through to
the project site.
 The contractor will consult with relevant roads authorities
including LASTMA, FRSC and others as at when necessary
regarding traffic management and control measures to be
implemented to accommodate abnormal traffic or unusually high
traffic demands.
 The building / facility manager will use all available means,
including appropriate design and installation of traffic
management schemes to mitigate potential negative impacts on
the local community and keep delays and disruptions to traffic to
a reasonably practicable minimum. This will include traffic control
on local roads as may be necessary as part of the traffic
management schemes.

7.4 HUMAN HEALTH AND SAFETY MANAGEMENT

The objective is to ensure that the health and safety of on-site personnel
is proactively managed during the construction stage of the project.

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Below are given the proposed project related human health and safety
environmental concerns and its management.
 The primary concern on potential health risks for the construction
workers and other employees on site during construction are
associated with drinking water quality. The project would ensure
safe potable water supply to the workers on site.
 Adequate space needs to be provided for construction of temporary
sheds for construction workers to avoid unhygienic conditions.
 Construction site will be provided with a readily available first aid
kit including an adequate supply of sterilized dressing materials
and appliances. Suitable transport to take injured or sick person
to the nearest hospital will be immediately provided.
 The project will ensure the safe working of all workers. Each
construction worker will be provided with safety gadgets and made
to wear during the construction work. This will include protective
footwear, helmets, and gloves to all workers employed for the work
on mixing, cement, lime mortars, concrete etc.; the welder’s
protective eye-shields to workers who are engaged in welding
works; earplugs to workers exposed to loud noise; safety belts to
the labourers working at higher platforms; and masks to avoid
dust.
 The project will strictly follow the statutory child labour act. The
project will also ensure that no paint containing lead or lead
products is used except in the form of paste or readymade paint.
Facemasks will be provided for use to the workers during
demolition, as well as when paint is applied in the form of spray.
Adequate safety measures will be ensured for workers during
handling of materials at site. The project will comply with all
regulations regarding safe scaffolding, ladders, working platforms,
gangway, stairwells, excavations, and safe means of entry and exit.

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 The project will take adequate precautions to prevent danger from

electrical equipment’s . No material will be so stacked or placed as
to cause danger or inconvenience to any person or the public. All
necessary fencing and lights will be provided to protect the public.
All machines to be used in the construction will conform to the
relevant Indian Standard Codes, will be free from patent defect,
will be kept in good working order, will be regularly inspected and
properly maintained as per IS provision.
 Work spots will be maintained clean, and provided with optimum
lighting.

7.5 FIRE SAFETY AND PROTECTION

The proposed residential complex will be provided with adequate fire
protection arrangements such as overhead water storage tank of 2 litres
capacity, one over head water storage tank of 20,000 litres capacity, fire
pump, wet riser system, hose reel, hose box, fire alarm system, portable
fire extinguisher, one standby DG set connected with lift, fire pump,
emergency light.

Main entrance to the complex shall be of adequate width to allow easy

access to the fire fighting appliances. The proposed building shall be
suitably compartmentalized so that fire/smoke remains confined to the
area where fire incidents have occurred and does not spread to the
remaining part of the building. The services, ESS standby generator,
canteen, stores etc. must be segregated from other by erecting fire
resisting wall of at least 4 hrs rating. The materials used for
construction of the building shall be of non combustible. Non
combustible materials shall only be used for the construction / erection
of false ceiling including all fixtures and used for its suspension /
erection etc. and shall be of low flame rating.

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The standby electric generator shall be installed to supply power to

staircase and corridor lighting circuit, ventilation and smoke extraction
system, lifts, exit signs and fire pump in case of failure of normal electric
supply.

The construction of electric sub station and installation of transformers,

LT and HT panels shall be as per the provisions specified by the DVB
authorities. The HT and LT panels shall be separated with the walls of 4
hrs fire rating. Each transformer will be separated from the other by fire
resistant shield wall extending up to one meters on sides above the
highest point of the transformer so that fire risk is minimized. HT and
LT panels shall be protected with manually operated CO2 protection
system.

Automatic sprinklers shall be installed in the entire building. The

portable fire extinguishers shall be provided at strategic locations.
Automatic fire detection system i.e. smoke / heat detection system shall
be provided in the buildings. The system shall be connected to the fire
alarm system. An emergency intercommunication system shall be
provided for the entire building. The control room / security room with
communication system to all floors and facility for receiving messages
from different floors shall be provided at entrance on ground floor.
It is also proposed to appoint a qualified fire officer in the building to
maintain / look after fire fighting system / fire order. To prevent any fire
hazard, good housekeeping inside and outside the building shall be
strictly maintained.

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7.6 LANDSCAPE AND FLORA MANAGEMENT PLAN

It is proposed to develop landscape and green area in approx. 10% of
total plot area in the academic complex. The implementation for
development of green belt is of immense importance, as it will not only
acts as a pollution sink for dust emissions, gaseous pollutants and
noise pollution but also enhances the visual appearance of the
developed site.

The species to be grown on the site will be fast growing native species
having broad leaf base so that a permanent green belt is created in a
short period. The effective plantation will also stabilize the soil and
reduce any nuisance during windstorm. About 600 – 700 numbers of
trees will be planted. Some of the species of trees to be planted are:
 Queen Palm
 Camemeroon Ficus (Terminaliamontalis)
 Masquerade tree (Polyalthialongfolia)
 Teak (Tectonagrandis)

Besides this, the visual aesthetics of the proposed site will be enhanced
by developing parks/lawn with local ornamental plants in the open
spaces.

7.7 ENERGY CONSERVATION PLAN

Solar Architectural Features
The proposed project will provide enough day light factors in the
building to permit maximum day light to interior to minimize overall
energy consumption. These features will also minimize the impact of
climate both in summer and in winter and as a result, the use of
electricity will likely to be reduced. The energy consumption per square
foot of built up area has been assumed to be 9.0 Watt for academic
complex and 3.0 Watt for residential complex.

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Characteristics of Glass
The project will provide heat reflected, tinted and toughened glass
having properties which will make it energy saving element in the
building and shall provide safety and transparency of the desired
level. The glass of 6mm and weight of 15 kgs / sq.m will be provided.

Energy Saving Measures

 Purchase of energy efficient appliances
 Constant monitoring of energy consumption and defining
targets for energy conservation
 Adjusting the settings and illumination levels to ensure
minimum energy used for desired comfort levels
 Installing programmable on/off timers and sensors for low
occupancy areas
 Use of compact fluorescent lamps and low voltage lighting.
 Sunscreen films on windows to reduce heating inside the
buildings.

Behavioral change on consumption

 Training staff and enlightenment for shop owners in the market
on methods of energy conservation and to be vigilant to such
opportunities.

Apart from having an Environmental Management Plan, as well as

Social Management Plan, it is necessary to have a permanent staff
charged with the task of ensuring its effective implementation of
mitigation measures and to conduct environmental monitoring. The
major duties and responsibilities of the personnel – in - charge shall be
as given below:
 To implement the environmental management plan,

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 To assure regulatory compliance with all relevant rules and

regulations,
 To ensure regular operation and maintenance of pollution
control devices,
 To minimize environmental impacts of operations by strict
adherence to the EMP.
 To initiate environmental monitoring as per approved
schedule.
 Review and interpretation of monitored results and corrective
measures in case monitored results are above the specified
limit.
 Maintain documentation of good environmental practices and
applicable environmental laws as ready reference.
 Maintain environmental related records.
 Coordination with regulatory agencies, external consultants,
monitoring laboratories.
 Maintain of log of public inconvenience and the action taken

7.8 ENVIRONMENTAL MONITORING AND AUDITING

The purpose of environmental monitoring and auditing is to evaluate the
effectiveness of implementation of Environmental Management Plan
(EMP) by periodically monitoring the important environmental
parameters within the impact area, so that any adverse effects are
detected and timely action can be taken.

In consultation with relevant authorities to monitor ambient air quality,

noise levels, groundwater quality, soil quality and solid wastes in
accordance with an approved monitoring schedule. In addition, the
functionality of various facilities including water supply, electricity
supply including parking area should be assessed at regular intervals.

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The auditing process will assess the adequacy or otherwise of the level of
implementation of mitigation measures. The proponent of the project
through a management team / committee is in the best position to do
this. The audit should be followed by Corrective Action Plans (CAP) to
remediate various issues identified during the audit.

7.9 AWARENESS GENERATION

Training and human resource development is an important link to
achieve sustainable operation of the facility and environmental
management. For successful functioning of the project, relevant EMP’s
should be communicated to the following groups of people:

The Residents
The residents must be made aware of the importance of waste
segregation and storage, water and energy conservation. This
awareness can be provided through posters and signposts. They
should be informed of their responsibilities for successful operation of
various environmental management schemes inside the premises.

Building Complex Management

Relevant personnel at the premises must be trained for the following:
 Requirements of the Emergency Response Plan in case of an
emergency.
 Techniques for waste minimization, water conservation and
energy conservation
 Applicable environmental, health and safety regulations and
compliance requirements for the same.
 Functioning of the Environmental Management System
including environmental monitoring, reporting and
documentation needs.

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Chapter Eight

SUMMARY, RECOMMENDATIONS
& CONCLUSION

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8.1 SUMMARY
The proposed development is aimed at providing habitable living
environment for the Residents.

Our investigations revealed that the proposal meets physical planning

regulations, particularly those that relate the setbacks, density of
building, and height, of buildings. Due diligent was also observed
with regards parking and landscape requirement.

The proposal when implemented, apart from ensuring that the

residents would be made to live in a safe environment. It will be more
conducive and better secured. The likely impact of the proposal on
basic environment elements like vegetation, soil, topography, air
quality and land environment were analyzed.

The results show that the proposed project will not in any way
constitute threat to the environment of the district and that of the
entire state.

An array of positive socio-economic impacts was identified for the

proposal. This include job creation through the construction
activities to be carried outs, as well as boost to trade and commerce,
arising from purchase of building materials and the no of staff
(management, technicians, security personnel, cleaners e.t.c.) that
will be employed by time the proposed project commences operation.

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8.2 RECOMMENDATIONS
In view of the findings from the study, the following are
recommended:
i. The executors of the proposal should adhere strictly to various
requirements of the various Town Planning requirements for
the Banana Island Estate. Thus, the relevant sections of the
Lagos State Physical Planning and Development Laws (2005)
and the Approval order for the estate, must be complied with;
specifically, the expected setbacks and airspaces, as well as
external works including regulations on landscaping, vehicular
parking area and so on, should be observed.

ii. The mitigation measures proffered for various activities arising

from the proposal either at construction stage or when the
construction of buildings is completed, should be carried out
accordingly. The best practice in construction methodology, as
well a health and safety procedures should be adapted during
construction stage.

8.3 CONCLUSION
The proposal is aimed at providing livable environment for the
residents. Its execution will enhance the social and environment
setting in which the development would be built. The development
efforts embarked upon by the proponent, TRUB INVESTMENT
LIMITED if continued will provide a better and edifying setting in the
area.

It has been established in the report that the bio-physical of the area
where the project will be carried out, as well as the existing
communal facilities will not be threatened by the construction of the
buildings and the operation of the proposed development.

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The assessment of the impacts of the proposed development covers

areas of Physical / natural, socio-economic and visual / aesthetics.
In our opinion, this makes for a broad view of impact assessment.
Nevertheless, this exercise may not have anticipated all likely
impacts. This is due to the complexities involved in the process of
carrying out an impact assessment, as well as the dynamics of
human settlement developments, in which many actors or players are
involved.

However, we believe the proposal is acceptable and therefore

recommend its approval.

for GABLE Consults;

Tpl. ADEYANJU Gabriel MNITP, RTP.

Managing Partner.

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Alan Gilpin(1995): Environmental Impact Assessment-Cutting Edge for
the Twenty first century, Cambridge University Press.

Chapin, F.S Jr (1972), Urban Land Use Planning, Second Edition.

University of Illinois Press, Urbana, Chicago.

Durban metropolitan Council (1999), An overview of Durban’s

Environment, Durban Metropolitan Environment Policy Initiative,
Common Ground Consulting, South Africa.

Earth Surveys and Designs Limited (2008) Geotechnical Engineering

Report for Proposed Redevelopment of Tejuosho Market (Phase II)

Environmental Impact Assessment Act, No. 86 of 1992 FEPA Procedural

and Sectoral Guidelines 1995

Environmental Protection Law (2000): L.S.L.N No.5, Vol. 5 of 8th March

2001.

Glasson J.,Therivel R. and Chadwick A. (1999): Introduction to

Environmental Impact Assessment - principles and procedures,
process, practice and prospects 2nd edition, UCL Press.

Lagos State Government (2007) Physical Planning and Development

Regulations (2005).

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