hello

johnie link=topic=367311.msg5978549#msg5125691 :


I read sometime about an Okun Ajah Waterfront Scheme being planned by the Lagos State Government. I would really like to know what this is about. Is it a residential scheme like Lekki Phase II or a tourist centre? Any one with infomation on this?

Lagos to unveil 10 new waterfront schemes

Ten new waterfront schemes, developed by the Lagos State Waterfront Infrastructure Development, will soon be unveiled by the state government for prospective developers.

The estate/scheme are Amuwo Odowu Waterfront, Okun Ajah, Tope Coral Island, Saphire Waterfront, Ibeshe Waterfront, Epe Marina, Idale Whedako, Gberefu, and other Lagoon Island Foreshore and Marina developments.

Disclosing this at the annual Ministerial Press Briefing, the Commissioner for Waterfront Infrastructure Development, Adesegun Oniru, observed that the schemes are in the last stages of approval and are ready for allocation.

While noting the state government’s commitment to tapping and developing the potentials of the mineral resources in the state, the commissioner disclosed that the effort will facilitate the creation of employment opportunities for Lagosians.

He said there has been a preliminary geological mapping of Lagos State for evaluation of its oil and gas potentials, as well as investigation for silica sand deposits.

Mr. Oniru said his ministry’s activities have led to the discovery of warm water spring at Epe and Itoikin. He further said an International Arbitration Centre is under construction at Okun, which will serve as a multipurpose centre of international standard. Part of its facilities will include conference rooms, shops, café, and hearing rooms.

Commenting on the activities of sand diggers and stock pilling applicants, the commissioner said only 15 such approvals have been given, while necessary Environment Impact Assessment determines who and when such permits are given. Non-compliance with the dictates of the law, he said, attracts a penalty of two years prison term or a fine of N1 million.

He also disclosed that 17 persons, who were arrested for illegal sand rigging activities, have been investigated and prosecuted; just as all 13 petitions referred to the Ministry have also been addressed.

Reporting on the ecological disasters in the state, Mr. Oniru said the various ship wrecks dotting the foreshores at Olomometa, Lagos Marina, Badagry Marina, and Akukumo, are being addressed as they have been dismembered for evacuation.

Source: http://234next.com/csp/cms/sites/Next/Home/5568184-146/story.csp

johnie:

I saw a news report on Silverbird Television (STV) in which the people of Okun Ajah and the environs complained that a vessel off their coast was dredging sand from the ocean and that this could have dire environmental impact on the area.

As I watched, I wondered "isn't this a case of the kettle calling the pot black?"

If you have been to that coast late at night or early in the morning, you would see those old Landrover Jeeps being used to convey sand dug along the beachfront to some nearby locations to mould concrete blocks by the residents of the area!

In some cases, the blocks are being moulded right at the beach front!

Are the residents angry that they have to pay the policemen who patrol the area but are satisfied to look the other way once their palms are properly greased while the owners of the vessel don't?

Meanwhile, what happened to all the noise about banning dredging by the Lagos State Ministry of Waterfront Development?

To be candid, I am yet to see the impact of that ministry.

Both the vessel owners and the offending residents should be brought to book immediately.

And to think that the Lagos State hosted a summit on climate change just last week!

johnie:


The estate/scheme are Amuwo Odowu Waterfront, Okun Ajah, Tope Coral Island, Saphire Waterfront, Ibeshe Waterfront, Epe Marina, Idale Whedako, Gberefu, and other Lagoon Island Foreshore and Marina developments.

Disclosing this at the annual Ministerial Press Briefing, the Commissioner for Waterfront Infrastructure Development, Adesegun Oniru, observed that the schemes are in the last stages of approval and are ready for allocation.


Mr. Oniru said his ministry’s activities have led to the discovery of warm water spring at Epe and Itoikin. He further said an International Arbitration Centre is under construction at Okun, which will serve as a multipurpose centre of international standard. Part of its facilities will include conference rooms, shops, café, and hearing rooms.

Commenting on the activities of sand diggers and stock pilling applicants, the commissioner said only 15 such approvals have been given, while necessary Environment Impact Assessment determines who and when such permits are given. Non-compliance with the dictates of the law, he said, attracts a penalty of two years prison term or a fine of N1 million.

He also disclosed that 17 persons, who were arrested for illegal sand rigging activities, have been investigated and prosecuted; just as all 13 petitions referred to the Ministry have also been addressed.

Looks like someone up there in the hierarchy has been reading this thread yet I was exiled to the politics section for publishing some "seditious" info about Okun Ajah

johnie:


Mr. Oniru said his ministry’s activities have led to the discovery of warm water spring at Epe and Itoikin. He further said an International Arbitration Centre is under construction at Okun, which will serve as a multipurpose centre of international standard. Part of its facilities will include conference rooms, shops, café, and hearing rooms.

Okun where is this? Okun Ajah? Okun Mopo? Okun Onibeju?

According to the Guardian (online), work on Lekki port will kick off "January".

[url=http://www.ngrguardiannews.com/business/article02/140510?pdate=140510&ptitle=Work%20to%20commence%20on%20Nigeria's%20largest%20port%20in%20January]Link here[/url]

Not clear if it is January 2011, 2012 or if it was refering to January 2010 (which I doubt)

johnie:

I am CONSIDERING being made vice president.

Oga lawyer, please grant this wish quick o!

Hilarious!

Storm over tolling of Lagos-Epe Expressway

Despite the pockets of protests that have greeted the envisaged introduction of tolls along the Lekki -Epe expressway, the concessionaire, Messrs Lekki Concession Company (LCC) Limited last week insisted that barring unforeseen delays, the rehabilitation and upgrade of the 49.4 kilometre expressway will be completed before the end of 2011.

The Lekki Toll Road Concession is the flagship private sector led road project being implemented under a Public Private Partnership with Lagos State Government.

LCC’s Managing Director, Mr Opuiyo Oforiokuma told newsmen that his company has not fixed any date to flag off tolls collection on the ever-busy expressway.  “I am seizing the opportunity to reaffirm what I explained to you during our last press conference about the timing of the commencement of tolling on Lekki Epe Expressway.

This is important to help dispel some of the false rumours circulating around about what LCC’s plans are, but also to help allay the genuine fears and uncertainties that we believe exist in some peoples’ minds about the forthcoming toll charges,” the LCC boss said.

On the commencement of tolling, Mr Oforiokuma stated  that while LCC has publicly communicated its expectations that tolling would likely to commence in May, it  has not at anytime publicly communicated any specific date of its commencement.

He explained that some milestones must be attained before the company would commence tolling of the road. “As we have already previously explained publicly,  LCC’s entitlement to toll is governed by the achievement of defined milestones, and follows a structured process.

This is in line with international norms and best practice for infrastructure projects such as ours. The main steps in the process include the substantial completion of specific road sections such as in the case of the first Toll Plaza, the delivery of Km 0 – Six of the carriageway (from Falomo Bridge Loop/Ozumba Mbadiwe Rd intersection to before 2nd Roundabout); the expansion of ExxonMobil Bridge from four to six lanes; and construction of the first Toll Plaza (“Admiralty Circle Plaza”), including various features such as roundabouts; drainage culverts and open drains; pedestrian walkways; traffic lights; and street lights; amongst others, as well as various features that you do not now see because they are located below ground (e.g., cable ducts)”.

The LCC boss reiterated that when LCC’s construction contractor, Hitech, substantially completes the works to its satisfaction, they will  apply to the Independent Engineer for certification.

“The Independent Engineer is a reputable international engineering consultancy firm, with experience in infrastructure projects such as ours. Certification is not automatic, the independent engineer will satisfy himself that the new road infrastructure is fit for that purpose and safe for road users to use,” Mr. Oforiokuma said, adding that:  “Notification of tolls will occur only after independent certification has been achieved. LCC can then only commence tolling after having given the Lagos State government not less than 14 days of the tolls.

“Subject to weather and other conditions, it is now likely that our entitlement to commence tolling will not crystallise until the latter part of May or the early part of June. Even when our entitlement to commence tolling has crystallized, we will still make final internal judgments about our readiness to commence tolling, before we actually ‘go live’”.

On repeated requests for information on toll charges, Mr. Oforiokuma said: “We appreciate that everyone is eager to know what the actual toll tariffs will be, and that the fact that we have not announced them yet is not only causing some uncertainty in peoples’ minds, but is also encouraging unhelpful gossip and speculation about LCC’s motives and about what the toll tariffs will be. You should be rest assured that LCC does not have any secret nefarious toll agenda as some people would have you believe”.

Rather, we are using every opportunity available to us to fine tune the pricing and incentives structure, taking account of key variables such as inflation, interest rates, traffic volumes, etc, so that we can ensure that the actual tolls that we charge are affordable and represent value for money to road users.

Details of the toll pricing structure, incentives and mechanisms will be provided through various Media in coming weeks, as well as through presentation visits to Housing Estates, Corporate Organizations, Community

Development Associations, and other establishments” he said.

•••Why we are protesting — Residents

Shortly after the media briefing, some residents of Eti-Osa Community stormed the Lagos State House of Assembly premises to protest the proposed tolling and fencing project on Lekki-Epe Expressway.

The residents who claimed to have visited Governor Babatunde Fashola in his office appealed to the lawmakers to urgently review the concession agreement between the state government and LCC on the expansion of the road.

Speaking on behalf of the residents, Adewale Sanni explained that since the commencement of the road project, many concerned civil society organisations have raised their voices formally and informally on the likely negative effects of tolling and fencing of the road on human development.

Sanni alleged that there was no adequate consultation with the people to know their demands and priorities before the concession agreement was finalised. He insisted that the expressway should not be tolled “as the state government generates enough resources from infrastructural development charges/levies, income taxes and other property taxes from the area to sustain the estimated N50 billion project”, he added.

He complained that collection of toll on the road will further pauperize the people of Eti-Osa whose lands have been acquired by successive administration of the state government as well as other groups of residents who must use the road daily as part of socio-economic interactions.

“The government has no doubt conceded too much to LCC in the agreement to our utmost disadvantage and we think this should be redressed. The fencing of the road as currently being undertaken is another sign of insensitivity on the part of government and the concessionaire.

“The fencing of the road is meant to maximize the concessionaire’s profit without any care for the socio-cultural or economic implications it may have on our people. It is meant to tactically force people into the use of toll road by blocking off entry or exit routes to any adjoining roads,” Sanni said. Responding, Speaker Adeyemi Ikuforiji assured the people that the lawmakers will look into their requests. He urged them not to take laws into their hands by vandalizing works that has been done by the contractor.

The House later set up a five-man committee to investigate the matter and report back on Tuesday, May 11. Members of the Committee are  Saka Fafunmi, Kabir Lawal, Babajide Akinloye, Mudashiru Obasa and Razaq

Source: http://www.vanguardngr.com/2010/05/04/storm-over-tolling-of-lagos-epe-expressway/

johnie:


Responding, Speaker Adeyemi Ikuforiji assured the people that the lawmakers will look into their requests. He urged them not to take laws into their hands by vandalizing works that has been done by the contractor.

The House later set up a five-man committee to investigate the matter and report back on Tuesday, May 11. Members of the Committee are Saka Fafunmi, Kabir Lawal, Babajide Akinloye, Mudashiru Obasa and Razaq

Any updates on this?

This is a report in the 4th quarter 2009 edition of the magazine, Dredge Drill and Haul

Lagos Megacity Construction Projects:
Where does all the sand come from?

Recent media report has it that Lekki - Epe in Lagos Island is the fastest developing area in West Africa. This fact cannot be disputed by any who has lived here for some five or six years now. Areas that hitherto were waterlogged and inaccessible are now dotted with stately buildings and edifices typical of any modern city. Indeed, Lagos mega city project is first becoming a reality! One of the major challenges facing property developers especially in Lekki Epe area of Lagos state is the dearth of sand, the principal building material. The resultant multiplier effect of this shortage is the high cost of the material. This short supply is attribute to several factors.

The Lagos State governments clamp down on indiscriminate mining of sand ahs been blamed for this. The apparent government refusal to grant mining permit to the dredging companies has a share of the blame. The controversy over who is entitled to issue mining permit between the state government on one hand and Nigerian Inland Waterways Authority and Ministry of Mines and Steel on the other hand, many have not helped matters. They hike up the price to a record high. Presently, a ten-ton truck load of sand sales at between N26,000 and N30,000.

Thus, mining companies whose site were either closed down for non compliance with environmental impact assessment or who was stopped outrightly by the government have moved to other venues. We decided to investigate this and to ascertain the source of sand that criss-cross the Epe axis of Lekki. It was gathered that Julius Berger is still mining sand at their site located at Ajah. Displaced Miners too, have resorted to illegal mining so as to stay in business.

One of the sand dealers who pleaded anonymity claimed that they employ the services of boat owners who dig sand from across the rivers and lagoon and bring them onshore where we buy this sands.

It was also gathered that some individuals in this sand dredging business who bought land in the Epe-Eleko axis has converted such lands into mining sites. This type of sand according to the sand dealer is majorly used for sand filling purposes.

Another sand dealer visited refused to disclose the source of sand. He claimed that it was too dangerous to his business to divulge such information. Mr. Isaac Anayo, a building contractor, noted that his customers usually supplied him sand he used for sand-filling his sites from the Eleko- axis.

Further investigation to unravel the source of the sand now being used for various ongoing construction projects at Lekki-Ajah axis took our reporter to some of these sites. One such site visited was the proposed American International School being constructed by a well-known construction company. According to the spokesperson of the company, who gave his name as Mr. Sam, the company buys its sand from Ogun State, from the local miners who mine sand from the riverine areas of Ogun State.

Further investigation revealed that Lagos state government has become involved in the mining business of sand. According to Daleey Ahakiru, a sand dealer at Berger bus Stop, Ajah,” the Lagos State government has assumed control of the Ikorodu sand mining site as well as Awoyaya water front mining site. They now sale sand to us which we in turn, resell to our client”. When asked the price of a twenty ton truck load of sand, he said that it cost about N60,000 for sharp white sand and N56,000 for the black sharp sand got from local miners.

To substantiate the veracity of the information, we visited a dredging site at Awoyaya where Brass top dredging and marine services company operates. Sand dredging operation was not going on at the Awoyaya water front site because the government has stopped them. There, heaps of sharp sands mined were being is now controlled by Lagos state government. Two police officers met on the site, Mr. Osagie and Mr. Chinonso who said they were from Alausa to control activity on the site, did not grant the permission to discuss with the actual dredging company. According to them, the order from the boss is that no one should be allowed entrance except the truck drivers and the sand dealers accompanying them. A buyer met at the site narrated how a friend lost his money to some area boys when he was driven out of a mining site. These boys moved away his truck load of sand to his total dismay.

Another site visited was a surface mining site commonly called burrow put at Lakowe in Ibeju Lekki. There tractors were at work excavating the surface layers of sand to a depth of about five feet. Miners interacted with reiterated that their boss entered into agreement with the land owners to mine the sand and after which the land is returned to the owner.

It was also observed that the miners keep moving to new sites after exhausting the available sand on a site. In fact, we had to cross a site that had already been exhausted to a new site farther inside where mining operation was currently going no. According to the miners, filling sand and plaster sands are obtained from this burrowed pits. One of the miners explained that the difference between filling sand and plaster sand is that plaster sand is sticky to the touch and is usually covered by filling sand.

It was also learnt that the sand dredging activity of Julius Berger at the Palaver yard Ajah is authotrised by the government. The mined sand is majorly used for all Julius Berger construction projects. According to one of the drivers of Julius Berger truck, Mr. Joseph, met at the palaver yard dredging site, “we do not sell o dredged sand to sand dealers. Our contract works are going on”. This confirms what and official of Julius Berger at the American International school construction site who are in charge of the sand filling project earlier told our reporter.

It was also alleged that some highly placed individuals resident at Ajah and Ajiran area have joined in the illegal mining and selling of sand. A dealer who does not want her name mentioned said she was aware that there was mining activity going on around Chevron and Jakande round about by Femi Okonu Estate, where she obtains her supply. Information gathered showed that they usually transport their sand so early in the morning or so late at night to evade possible arrest and interrogation.

Block industries nestled along the Ajah-Lekki Epe axis either make use of Beach sand or patronise these miners. For some of these block industries, the use of landrover to supply sand is very common. And this usually takes place early in the morning or at night. It was also observed that the police at the checkpoints along Ajah-Epe axis appear to be more interested in the higher sum of money this truck drivers give them than concern for the legality of the supplied sand.

Feeding question from our report, Mr. Biodun Fatimehin who is involved in the dredging business here in Lekki have his own account of the sand dredging situation in Lagos. According to him, no dredging company has been given approval to dredge sand in Lekki. There us a serious controversy between the Lagos State government and the Federal ministry of mines and Steel and the national Inland Water Ways Authority. Over who control dredging operations. The law empowers the ministry of mines and steel to licence mining operators. The same goes for National Inland Waterways Authority (NIWA). However the state government claimed that she is entitled to control all activities in her territorial waters. Hence the creation of Lagos State Ministry of Water front Infrastructure Development. These dredging companies that had been operating under approval from the Federal agencies were asked to seek permission from the state government brought out this new law for all dredging companies to come and register under them in order to obtain operating license. The ministry require that dredging companies who want operating licence issued them must bring along environmental Impact assessment report, tax clearance certificate and survey plan document.

Most of the dredging companies accepted this government demand, and are in the process of completing the process. However, they move to site and started dredging sand without completing the registration process. The government subsequently sent revenue collectors to this dredging sites. The host communities is was alleged complained to the state government about the massive degradation of their environment. This, couples with the company’s refusal to remit revenue to the government led to government’s action to take over the sand mining operation and to take control of selling the sand at any site they are aware of. Even Roseland dredging company that recently move to Awoyaya near where Brass Top dredging and Marine Services company operate could not operate any further as a result of the government’s takeover of their dredging site.

Mr. Biodun further said that there was unsubstantiated report that the Federal Ministry of Mines and Steel has reclaimed Ikorodu mining site and has driven the Lagos State Task Force.

Responding to question about community reaction and dredging companies responsibility toward host community, Mr. Biodun said that they try as much as possible to involve the community. According to him, “we have a community involvement plan in our agenda. We usually arrange stakeholder meeting where the elders and our official sit down to talk about our operation. We usually outline or social responsibility programme for them such as improving social amenities, employing members of the community and compensating the local fisherman who are mostly affected by our operations.

As to the solution to the rising cost of sand and the controversy over the control of mining in the state, Mr. Biodun opined that the state government actually is tno entitled by Nigerian Law to control mining operation. But that it is, the duty of Federal agencies – National Inland Water Ways authority and the Ministry of Mines and Steel. For the availability of sand, he further advised the state government to sensitize and sanitize the dredging companies and to ensure that companies given permit to operate to meet the demand of all stakeholders. Conclusively, he said that dredging has come to stay in Nigeria. We cannot rule our dredging because of the shallow waterways especially in the Niger-Delta states of Bayelsa, Rivers and Cross River where dredging is the only available source of sand for construction.

This investigation therefore, shows that illegal/unapproved mining accounts for a higher percentage of sand supply used at most construction sites in Lekki-Ajah. The sand supply from Eleko-Ibeju axis, mostly used for sandfilling and plastering purposes are mined from acquired lands. The few supply from government - controlled dredging sites command higher prices than the illegally mined ones.

Lekki Concession Construction Company, the contractor handling the expansion and rehabilitation of Lekki-Epe Expressway, Like Julius Berger construction company has the state government’s backing on their mining activities. This is because they are working for the state government.

Major sand dealers and dredging firms had started a major search for alternative dredging locations outside Lagos state especially the coastal states of Niger-Delta.

Concerted effort should therefore be made by government to reduce the cost of sand. Also the government should take necessary steps to integrate the miners into the government plan so as to supervise their mining operations and to avoid environmental degradation.

There should be a government established and enforced benchmark price for sand. These measures will go along way in checking the illegal mining of sand going on in this area of Lagos State

Source: http://ddhmag.com/sourceofsand4thqtr09.htm

As part of the plan of the Lagos State Government to decongest metropolitan Lagos towards the North West, South West and Lekki axis, fourteen new schemes are to be developed in different parts of the state.


Babtunde FaholaMr. Gbenga Ashafa, the Permanent Secretary of the Lagos State Lands Bureau has said that as part of the plan of the Lagos State Government to decongest metropolitan Lagos towards the North West, South West and Lekki axis, fourteen new schemes are to be developed in different parts of the state.

Nine of the schemes are to be sited in the Lekki axis, while five will be in the Badagry division and the last one in Ikorodu division. The Lekki Schemes are all located after Ajah towards Epe. Fairmont Garden Scheme, Rainbow Mixed Development Scheme, Kings Court Residential Scheme, CBD/Mixed Development Grand View Mixed Development Scheme, Ibeju Mixed Development Scheme, Savannah Mixed Development Scheme, Pearl Scheme and Queens Palm Mixed Development Scheme are the grand sounding names of the new estates. This is probably because they are planned as high-end and middle-end estates.

According to the officials of the Public Relations Department of New Towns Development Authority (NTDA) both Fairmont Garden Scheme and Rainbow Mixed Development Scheme are located in Olokonla behind Abraham Adesanya Estate about three minutes drive after Ajah junction and about seven minutes drive from VGC. Both schemes are to be for mixed developments (commercial and residential). Opposite Abraham Adesanya Estate is Grand View Mixed Development Scheme.


Court Residential Scheme is situated in the Sangotedo about ten minutes drive from VGC. The total land area of this scheme is 70.19 hectares as follows: Sports area 5.34hectares, Housing 28.84hectares, Services 12.71hectares, Site and Services area 20.30hectares It has been designed in 5 Phases with only Phase 1 presently being developed. Phases 2 to 5 are awaiting investors tapping.

CBD/Mixed Development Scheme, Savannah Mixed Development Scheme, Queens Palm Mixed Development Scheme and Ibeju Mixed Development Scheme are all located in Abijo in Ibeju Lekki about five minutes drive from Sangotedo and about fifteen minutes drive from VGC. The last on the list, Pearl Scheme is located in Ogombo a fast developing neighbourhood along the Lekki Epe expressway. Ogombo is about ten minutes drive from VGC towards Epe Town.

Though the new schemes have already been earmarked for different parts of the Lekki Peninsula, official information from NTDA, shows that they are yet to be available for the public to buy into. The explanation given for this is that, NTDA wants infrastructure to be put in the schemes before they start allocating plots to the public. “We want to forestall the cases were Allottees refuse to develop their plots for a long time and distort the plans of the state government with excuses that they cannot move into their sites because of lack of infrastructure like road, electricity, drainage etc. They however said some of the schemes will be available to the public before the end of the year.

Despite being planned as high-end and middle-end estates, officials of NTDA explained that their prices will be affordable with due consideration given to current price trend in the axis.

Source: http://www.castlesweekly.com/ShowArticle.aspx?ID=915

johnie:


Kings Court Residential Scheme is situated in the Sangotedo about ten minutes drive from VGC. The total land area of this scheme is 70.19 hectares as follows: Sports area 5.34hectares, Housing 28.84hectares, Services 12.71hectares, Site and Services area 20.30hectares It has been designed in 5 Phases with only Phase 1 presently being developed. Phases 2 to 5 are awaiting investors tapping.

This road currently under construction leads to the Kings Court Residential Scheme.   There are some private estates along the road including CMB's Pearl Nuga Estate, HFP's (creators of VGC) Fountain Springville Estate and  Legacy's Heritage Place. There is also a private school along the road.

I think other road construction efforts should at least meet this basic standard: good drainage, street lights and pedestrian walkways.

Street light installation

Drainage

pedestrian walk ways

The ramp to connect Ozumba Mbadiwe to the Falomo bridge is being constructed here. When completed traffic from lekki and some parts of V/I going to Ikoyi wouldn't have to turn under the bridge thereby eliminating the perennial (though traffic light controlled) traffic at the junction.

Pic Source:

Video of work on the express road taken sometime in March 2009 on okada. quality not very good though



https://www.youtube.com/watch?v=0s3jHRtVM3Y

Lekki Free Trade Zone Promo:

https://www.youtube.com/watch?v=rwmJ4I-INuE&feature=related

Lekki Free Trade Zone Challenges (Audio not very good)

https://www.youtube.com/watch?v=k8dRpFKMBig&feature=related

BBC Report on te Lekki Free Trade Zone:


https://www.youtube.com/watch?v=nk1bG57flNw&feature=related

Any idea when plots in the schemes will be available to the public?

By the way, thanks for the wonderful work you are doing on here ,

Thanks X-2-X for your compliments and support.

X-2-X:


Any idea when plots in the schemes will be available to the public?

johnie:

Though the new schemes have already been earmarked for different parts of the Lekki Peninsula, official information from NTDA, shows that they are yet to be available for the public to buy into. The explanation given for this is that, NTDA wants infrastructure to be put in the schemes before they start allocating plots to the public. “We want to forestall the cases were Allottees refuse to develop their plots for a long time and distort the plans of the state government with excuses that they cannot move into their sites because of lack of infrastructure like road, electricity, drainage etc. They however said some of the schemes will be available to the public before the end of the year.

Despite being planned as high-end and middle-end estates, officials of NTDA explained that their prices will be affordable with due consideration given to current price trend in the axis.

Source: http://www.castlesweekly.com/ShowArticle.aspx?ID=915

johnie:

This road currently under construction leads to the Kings Court Residential Scheme.   There are some private estates along the road including CMB's Pearl Nuga Estate, HFP's (creators of VGC) Fountain Springville Estate and  Legacy's Heritage Place. There is also a private school along the road.

I think other road construction efforts should at least meet this basic standard: good drainage, street lights and pedestrian walkways.

johnie:

Fashola Commissions 11 Projects In Badagry, Ojo

Lagos State Governor, Mr. Babatunde Fashola (SAN), Thursday commissioned a total of 11 projects in Badagry and Ojo Local Government areas with a call on the communities to keep the peace in order to enhance development.

Speaking earlier at the handing over of the Joseph Dosu Road, Cemetery Road and Market Street, the Special Adviser to the Governor on Works and Infrastructure, Engineer Ganiyu Johnson said in line with the standards set by Governor Fashola, the three roads have been rehabilitated and upgraded with walkways, street lights, drainage facilities and service ducts.

Source:http://pmnewsnigeria.com/2010/05/21/fashola-commissions-11-projects-in-badagry-ojo/

https://www.nairaland.com/nigeria/topic-427403.32.html#msg6078554

Great minds think alike

Nigeria: The Risk of Skewed Business Objective - Lekki Road Expansion Project Example

Okechukwu Onwuka

10 April 2010

analysis

What happens when your business objective is not clear or well defined? What if the real objective is different from the goal you communicate to the outside world or customers? Who ultimately gets fooled; the business owner or the customers? Real objectives, in practice, have a way of being revealed, irrespective of how well you try to cover them.

About 7 years ago, the Lekki axis was considered a prime area of Lagos to live. Not necessarily because of availability of state of the art infrastructure but primarily due to the proximity to the new commercial centres, Victoria Island and Ikoyi.

The area boys' menace in Lagos Island (Marina, Broad Street and surroundings) led to the mass relocation of companies to Victoria Island. Lekki Phase 1 thus became the choice residential area. Relocating to the Lekki axis guaranteed a maximum of 10 minutes drive to the office. The desire to earn more sleeping hours, spend less time in traffic, climb the social ladder as the new Lagos big boy inevitably led to massive growth in Lekki's population density. Property price appreciation on the axis reached unbelievable levels just before the economic crisis. This increase in population ultimately led to terrible traffic congestions on the only road linking Victoria Island with all the Lekki communities down to Epe. With the proposed building of an Airport together with the Lekki Free Trade zone projects, the traffic nightmare is not about to end in a hurry. A regular 12 minutes drive from VGC or Ajah to Victoria Island now takes at least 2 hours.

The driver for the relocation to Lekki is gone as more and more people are relocating to the Lagos Mainland. It is only natural that all Lekki residents welcome the Lekki Road expansion project. At least, the lost glory has a chance to return. Unfortunately, as the project execution progressed, hope is gradually turning to despair as we are noticing obvious flaws in the project concept, design and construction.

When you observe the execution process and milestones, you can't help wondering what the real project objectives are. On the surface, the goal appears to be to eliminate or minimize traffic bottlenecks on the road and thus ease the suffering of the people. What is seen however, is the prioritized completion of the toll collection points and accelerated work towards the first of 4 major roundabouts at Lekki phase 1 entrance.

Even after the completion and opening of the bigger and wider Lekki Phase 1 roundabout, the traffic bottleneck at that point has not been eliminated. Add that to the severe traffic jams that continue at Jakande, Chevron and 2nd roundabouts, you begin to wonder how residents will be happy to pay any toll fees under this condition. Traditionally, road users are very willing to pay toll fees when the highway is truly a highway with minimal traffic bottlenecks. Otherwise, inner city routes will do just fine.

Real Objectives: So what really are the main objectives for the project: create wealth on a false premise or create wealth through value-addition to societal needs via problem solving? If the objective is to truly resolve the traffic issues and create a revenue stream as a result, there is nothing really wrong with that.

This is more so if the project is financed through credit or loans. If this is the case, then the project executives would ideally prioritize concept definition and analysis to develop a pragmatic approach that ensures that the problem statement is adequately addressed. Preliminary steps will include identifying all major traffic bottlenecks, root causes and then derive strategies to eliminate or manage them.

The strategy development will consider among other things issues such as; traffic density, alternative routes, traffic intersections, road width, rush hours, traffic disruption during construction, narrowest point on highway etc. These steps must be taken before finalizing any contracts, detailed design and/or construction.

If these activities were carried out, it would be practically impossible to miss identifying the need for overhead bridges across all the existing roundabouts as the first deliverable on the project. The most basic of highway design and operating principles recognize that the only way to debottleneck a junction or road intersections is to erect an overhead bridge.

There are too many examples to buttress this point. In Lagos, overhead bridges have been erected at Ahmadu Bello Way (by Bonny Camp), Western Avenue (Alaka/Stadium, Ojuelegba roundabout, Jibowu), Apapa-Oshodi expressway and other parts of Lagos.

In terms of efficiency and effectiveness, these short overhead bridges are far superior to any road width expansion. Afterall, any road is as good as the narrowest point or station. It is also a fact that road width expansion is no substitute for separating intersecting roads. For the Lekki-Epe road expansion project, completing the bridges first ahead of the road expansion would have created instant positive effects for all to see.

First bridge at Lekki Phase 1 roundabout, the second one at the 3rd Roundabout, the others will follow. With improved traffic flow, road users will readily accept to pay the toll fees well before the road expansion is completed. We all know that "customers" will gladly pay for goods or services that satisfy their core needs. Unfortunately, the toll gate is almost ready for operation but the problem remains. Maybe the project's objectives are not very clear.

It is still possible that the project's goal was great from the onset but a poor appreciation of internationally recognized project management practices led to the blunder. It is not really common to see Nigerians who really appreciate the value of deep, detailed, structured and multi-layered analysis. Few appreciate the value of specialists and consultants.

Most times we want to just start, execute and then tackle the problems are they arise. It's a shame really that a project of this size and magnitude, in this day and time can be so poorly conceived and designed.

The good news is that there is still room for correction. Of course, massive change orders may be involved but that's a small price to pay when compared to the associated benefits.

Source: http://allafrica.com/stories/201004130149.html

Nigeria we hail thee.

johnie:

Even after the completion and opening of the bigger and wider Lekki Phase 1 roundabout, the traffic bottleneck at that point has not been eliminated.

That's probably because quite a number of the people going beyond second roundabout enter Phase 1 through the first round about and come out at second round about (to beat the traffic between the Amazon Oil junction and second round about) thereby "artificially" increasing the number of cars going into phase 1 at the first round about and consequently congesting the roundabout. These cars also create another gridlock when coming out at the second roundabout.

What this clearly points to is the fact that good alternative access routes should have been provided either before or as the work on the express road progresses.

Some work has begun on a road opposite Okoya's Olorunishola Estate. I am not sure if it is meant to be the alternative access route around the second toll plaza just after the fourth (Chevron) roundabout.

From what I can see now, not much has been done yet but I hope Fashola's standard will be upheld. I.e. Street lights, good drainage, pedestrian walkways and service ducts.

I also hope the road will be ready for use before serious work on the second toll plaza commences so as to ease likely traffic congestion at the construction site.

I think the entry to the access road should be the new road (leading to Alpha beach) and then bursting out opposite Okoya's estate just like the access route at Oniru which opens at the Four Season's hotel (under construction) and bursts out at Amazon Oil Junction.

johnie:

Some work has begun on a road opposite Okoya's Olorunishola Estate. I am not sure if it is meant to be the alternative access route around the second toll plaza just after the fourth (Chevron) roundabout.

From what I can see now, not much has been done yet but I hope Fashola's standard will be upheld. I.e. Street lights, good drainage, pedestrian walkways and service ducts.

I also hope the road will be ready for use before serious work on the second toll plaza commences so as to ease likely traffic congestion at the construction site.

I think the entry to the access road should be the new road (leading to Alpha beach) and then bursting out opposite Okoya's estate just like the access route at Oniru which opens at the Four Season's hotel (under construction) and bursts out at Amazon Oil Junction.

Could this road be the one Akintola and Ebedi refered to last year?:

Akintola o:

Yeah you're right! Ocean Bay estate is a very nice one! Was there just few days ago. Another would be classy and lovely estate, Buena Vista is springing up beside it.

Ebedi good news for you though; the link road frm the express would soon be awarded by early next year and by then Ocean Bay would be barely 2 mins from Chev. Pls don't ask how I got to know! Some of us are moving in to BV by June/July by God's grace provided no major game changer occurs!!

Ebedi:

Thanks Akintola.

Please note that this is my personal house. The road you are talking about is only good for 4x4. You can turn right before the 4th roundabout to link Alpha Beach Road. Then turn left on Alpha Beach Road.

Akintola o:

Ocean bay estate is NOT B4 chevron roundabout. It is after chevron r/abt. There's access to the estate by earth road opposite eleganza or you can go thru alpha beach earth road.

No bad blood oooo, Just putting records straight for nairalanderd benefit.

Latest Photos:

The Four Points Hotel (Sheraton) scheduled for opening on October 1 2010.

http://www.starwoodhotels.com/fourpoints/property/overview/index.html?propertyID=3188
http://www.bb72.com/hotels/lagos/four-points-by-sheraton-lagos---opening-october-1-2010-ll5635/

This is just before the toll plaza when heading towards Epe.

Note that the cars on the right are going into and coming out of the alternative access route around the first toll plaza.

This road leads into Oniru Estate with one exit just after the first round about and the second at Amazon Oil Junction.

The Amazon Oil junction is being reconstructed into a roundabout.

Approaching the toll plaza.

Pix 1: 300 metres to the plaza. The blue boards lying against the wall are directional signs indicating which lanes users should ply. Toll fees are yet to be indicated.

After the toll plaza. Heading towards the first roundabout.

Johnnie thanks for all the pics. I thought i was going to have to send Ribadu to your house to make u post them . lol
By the way, has the traffic situation stopped at phase 1 since they remodelled it. By stop, i mean zero traffic. If people have to pay tolls so that they can still experience traffic the govt might as well leave the road as it is oo. They were asked to build fly-overs and them claimed it was too expensive. I don't want to see a single line of traffic at phase one otherwise we go call Ribadu on LCC

Hi Phuck (this your name na wa o!),

I am happy you find the pictures useful. I am hoping other people will add their own pictures too.

The traffic at phase 1 round about has somewhat eased but is not totally eliminated.

You are quire right, a flyover would have been more effective in managing the traffic there.

As it is now, those turning into phase 1 at the round about still impede the movement of those heading towards V/I. LASTMA officials still manually control traffic there.

I think traffic lights are likely to be installed to manage the trafiic there. Off-side zones may also be created within the roundabout.

I hate those off-side zones because they have become traps that LASTMA officials and police men use to extort money from innocent drivers. A good example of this can be found at Allen/Obafemi Awolowo Way Junction at Ikeja. The probability that you would not be caught in the off-side zone is 50%.

I think that as a standard, all traffic lights MUST have time counters so that drivers can properly anticipate when the light would change from green to amber to red and vice versa.

The traffic at the Phase 1 roundabout at night is heavy because a lot of the people who should go straight on towards second roundabout now prefer to turn into phase 1 and come out at the second roundabout. This is in a bid to avoid the 'go slow' between Amazon Oil Junction (which is being converted to a roundabout) and second round about.

If these people do not turn into phase 1 here, the traffic at the round about will definitely be lighter.

The roundabout

After the round about

Observe the delay these vehichles (those going in the same direction as the tanker) are experiencing as a result of having to wait for vehicles going into phase 1.

johnie:

Observe the delay these vehichles (those going in the same direction as the tanker) are experiencing as a result of having to wait for vehicles going into phase 1.

There is only one solution to this problem. A FLYOVER. THIS IS THE ONLY SOLUTION.
If they expand that roundabout to 500 lanes, you will still have traffic because it is a "choke" point. The masterplan for this upgrade should never have been approved in the first place. They should have left the road as is and just build another road by the beach. I doubt anyone will be pleased to pay toll and still experience any form of traffic. This project will be a failure. I said it earlier. Too many cars ply this lekki route. A roundabout will not work.