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Growth in Logistics: Why Eko Atlantic City is the best environment to deliver the potential of a Mega-city

27/4/2015

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Written by T.Adeniyi (Chief Editor at Blackborderbuild.com)
Context
It would be interesting to delve into where Eko Atlantic City stands in the grand scheme of things. How does it compare to its neighbours? Beginning with the context of the subject matter; Lagos has four urban and cosmopolitan centres. These are: Lagos Island, Victoria Island, Ikoyi and Lekki, in no particular order. These centres feature commercial and residential mixes in various proportions. Lagos Island and Victoria Island are more commercial (Relatively speaking) than Ikoyi and Lekki. However, centres are not simply a function of affluence, supply, demand, value and other property related attributes. More importantly centres are a reflection of urban processes and services.

Reality
Accordingly, one should not perceive Eko Atlantic City as merely an economic annex or a competitive new realm or alternative. Fundamentally, Eko Atlantic City does not contain the same attributes (processes and services) as any of its neighbouring centres. When we look at the subject of urban consolidation, density, growth and even investment, it is important to note that the production of these qualities is a reflection on the inbuilt processes of any environment. 

The Limitation of High Rise growth in Lagos
If we explored the topic of 'High Rise' utilization in Lagos for example, we find some interesting observations. 
Anthony Nkem Ede of Convenant University, identified some key parameters that inhibit the proliferation of the High Rise Typology. Some of these include: poor high rise construction regulation and maintenance, self generation of power and water, lack of domestic expertise for high rise buildings, external fire fighting poor response and a lack of structural integrity checks. 

Solution
Eko Atlantic City essentially addresses all these inhibitors. The video above highlights just how efficient and widespread services will be within the city. Services will be modern, subterranean, efficient and accessible to all developments within the city. Therefore inefficiencies in service provision will not amplify the cost of new builds or the ongoing costs of existing ones. Furthermore the maintenance and protection of such buildings will be more easily be attainable, through more coherent, thorough and applied regulations and services. 

Organization & Confidence
This is not only a factor on operation, but also a factor on investment. Investment is hinged on sustainability and confidence. Eko Atlantic City presents a climate that generates confidence and efficiency. Ongoing costs will be lower, but growth will also be higher. Additionally, in Eko Atlantic City we see better organization. Improved organization with the formation of identifiable and modern companies such as Eko Development Company, South Energyx, Eko Pearl Nigeria and Satellite Oil & Gas International Limited. These companies are modern entities with International affiliates, consultants and expertise. Therefore not only is the possibility of growth, more easily attainable in Eko Atlantic City, but the skilled workforce required to deliver such complex projects are widely available. 

Eko Pearl (Tower A) & Afren Headquarters under construction. View from Tarkwa Bay. Credit: Andrew Maki
Eko Pearl (Tower A) & Afren Headquarters under construction. View from Tarkwa Bay. Credit: Andrew Maki
Tallest Buildings in Africa - Analysis
Tallest Buildings in Africa - Analysis (Click the Image for Larger Size)
Infrastructure 
As mentioned previously, one of the key problems that has stalled the growth of the high rise typology in Lagos is infrastructural in nature. Even by African standards, Nigeria is recognized as having an abysmal electrical consumption rate per capita (National Kwh per capita). Nigeria also has a low percentage of urban piped water access, particularly trailing behind all other countries in the list above, with the exception of Angola. 

Economy
Where Lagos and Nigeria are doing quite well, is however in economic terms. The growth rate of Nigeria is well above global and African averages and ahead of that of Kenya, Angola, South Africa and Egypt for the projected period of 2015-2019. The ROI is also quite high in Nigeria and one of the key elements of this can be found in rental yields. The prime yield in Lagos for example, is only significantly lower than Luanda in the list above. Lagos is the economic heartbeat of Nigeria, but it should be noted that as a percentage of national population, other centres in Africa such as Luanda, Cairo, Abidjan and Nairobi are more crucial centres for their respective countries. Therefore these cities represent a disproportionate manifestation of their respective nation's urban output. 

Built Environment
One cannot or should not have an intellectual discussion about high rise proliferation, without considering the physical aspects. In real terms, Lagos needs high rise constructions. It has the highest density among the major Metropolitan areas in Africa, according to many list. In this list above that we compiled, it trails only slightly behind Abidjan. Urban density is high and thus land prices are extremely costly in many places. High rises are necessitated by its physical reality. 

Structural Framework
Naturally, Lagos trails behind the South Africa centres due to their enhanced infrastructural systems and the ease of conducting business in Africa's most industrialized nation. However, it is a little puzzling that Lagos trails behind the East African centres of Nairobi and Dar es Salaam. One explanation could be found in the historical significance of these two centres, another appropriate finding however lies in the improved service provisions of these East African cities and also in the structural framework of Dar es Salaam (Tanzania). 

The Unit TItles Act of 2008 (Tanzania) is more comprehensive and less restrictive than Nigeria's  Land Use Act (2004), i.e. the LUA. These acts, effectively allow individual owners to own part of a building (unit). This can also be described as a strata title. Giving ownership to multiple owners, allows the synthesis of service provision and fuels the growth of dense developments, via multiple investors. The difference between Tanzania and Nigeria however, is in the level of restrictiveness. For example in Tanzania the entitlement of unit ownership can also extend to common areas within a building (such as lifts, lobbies, driveways), whereas in Nigeria, owners are not entitled to interest over these areas. Consequently we see a market in Tanzania that is easier to invest in and operate in and this is to an extent a factor in dense urban growth. 

Historical Legacy and Future Anticipation

When considering the historical legacy of Lagos; as perhaps the only notable city in Africa to "Abandon" the imprint of its traditional CBD - the lack of structure and organization in Lagos is amplified even further. Victoria Island, Ikoyi and Lekki do not have a history of commercial organization and direction and thus, this also restricts the growth of densification. The Lagos State Government itself has zoned many areas of these communities and in such areas, development is restricted to 15 Floors or even below. Other Africa centres do have parallel urban districts to rival their historic centres, such as Westlands in Nairobi or Sandton in Johannesburg. However these areas have not emerged to the detriment of the historical cores, as is the case in Lagos.

Lagos is a city that is restricted by its past; the failure to consolidate on the gains of Lagos Island, but it is also hanging in the balance of the Eko Atlantic phenomenon. Densification is heading the way of Eko Atlantic City and it is believed that a lot of investors are anticipating the area as the prime choice for future expansion.

Conclusion
Eko Atlantic City offers everything that is restricted in Lagos Island, Victoria Island and other centres. It also offers improved organization and infrastructural provision. It will be Lagos's immediate answer to urban densification. Within 10 years, we project that Lagos should rise to the top 3 in Africa in High Rise frequency. 

Written by T.Adeniyi for Blackborderbuild.com
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Azuri Peninsula (Part 3) - Construction Status

19/4/2015

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Azuri Peninsula - Launch - Eko Atlantic City
Azuri Peninsula - Launch - Eko Atlantic City
The first phase of Azuri Peninsula (Eko Atlantic City) is underway and shown above are construction images sourced from Eko Development Company. An interesting thing to note, is that when Azuri Peninsula (All phases are completed) around three dozen of the towers from this project alone could be of a greater height and magnitude than most of the high rise buildings currently in Lagos Island & Victoria Island. This is simply one indication of how significant Eko Atlantic City (EAC) is in context.

Blackborderbuild have estimated the height of the towers to range from between90-126 metres. The towers are however quite slender which makes their appearances even more domineering. In Urban Design terms, these towers are situated alongside the canal corridor into EAC and at the Southerly tip of the development, therefore in spite of other projects that may arise in the 10 million square kilometre development, Azuri Peninsula should not be overshadowed or impeded for decades to come.

The images show that the site has been fenced, roads are being built, piling foundation works have commenced, by Yasnas Engineering Limited and Dando International UK. Yasnas are the same company that executed the bearing piles for Eko Tower II. Be sure to read our previous blog entry (Part 2 Azuri Peninsula).

Written by T.Adeniyi for BBB
Tallest Buildings (Completed & Under Construction - Lagos)
Tallest Buildings (Completed & Under Construction - Lagos) - Copyright - Blackborderbuild.com
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Azuri Towers (Part 2) - Marina District - Eko Atlantic

19/4/2015

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Azuri Peninsula is a development within the Marina District of Eko Atlantic City. Eko Atlantic City is the much acclaimed land reclamation project that will boast of about 10 kilometre squares of land. This will be a financial, residential and shopping hub. Marina District can be described as a microcosm of Eko Atlantic City. It is a very diverse district, with shopping areas, recreational activities, residences, businesses and restaurants. As the name suggests it is the gateway into Eko Atlantic City (From the Atlantic Ocean). As such all developments in this district will have canal and or ocean views. 

Azuri Peninsula is a development that consists of four components within Phase 1 of the project, making up an outstanding 130,000 sqm of built area. Also read our previous entry (Part 1) on the project. The project is being developed by a specialist company that was created specifically for this development: Eko Development Company. 

1) Oban Tower - 26 Floors (4 Bedroom Apartments, 6 Bedroom Simplexes (Penthouses), 7 Bedroom Villas)
2) Orun Tower - 26 Floors (4 Bedroom Apartments, 6 Bedroom Simplexes (Penthouses), 7 Bedroom Villas)
3) Zuna Tower - 24 Floors (4 Bedroom Apartments, 6 Bedroom Simplexes (Penthouses)
4) Townhouses - 4 Floors (4 Bedroom Apartments, 2 Bedroom Apartments)

Subsequent phases of the project will feature even more towers, to the west and South of the four aforementioned towers. Phase 1 is already under construction, refer to our following entries for updates. 

Written by Ibrahim Salisu for BBB
Azuri Peninsula - Location Map
Azuri Peninsula - Location Map (It is situated at the South Westerly tip of Eko Atlantic City) - Credit: Eko Developmeny Company
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Madina Tower - Victoria Island - Construction

14/4/2015

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The Madina Tower was designed by Bandih Kantar Architects (Lebanon). The project is a 60 million dollar commercial development, situated at the prime location of Ozumba Mbadiwe.

This is one of a number of offices & residences that they have designed in Nigeria. They are all in the range of 14-18 floors, approximately and are designed in the highbrow areas of Ikoyi and Victoria Island. Madina Tower is the first of the lot to come through and below are some recent images from Oneupseason. 

Read our previous entry, to get a more in depth knowledge of the workings of this fine piece of architecture.

Godfrey Amata - for BBB
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Madina Tower - Victoria Island - Specification

14/4/2015

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Madina Tower is one of the hottest property currently being built in Lagos and we saw it fit to take our readers through a more comprehensive report of the internal and external workings of the commercial facility. T.Adeniyi (BBB)
Madina Tower - Ozumba Mbadiwe
Double Glazed & Wood skin cladding - Madina Tower (Credit: oneupseason.com)
With the exception of the 5 metre lobby, the rest of the tower is a consistent curtain wall glazing; with a few recesses which accommodate outdoor vegetation. 
Madina Tower - Ozumba Mbadiwe
Grade A showroom, reception & offices - Madina Tower (Credit: oneupseason.com)
The lobby is a 5 metre high reception and showroom. The building has restrictive access for its two separate wings. The tower has a total built area of 11,000 sqm.
Madina Tower - Ozumba Mbadiwe
Decreased energy consumption through improved technology - Madina Tower (Credit: oneupseason.com)
Madina Tower's cladding is a combination of double glazing and wood skin cladding. It also feature's the latest VRV technology from Daikin. All of this is aimed at decreasing energy loads and consumption. 
Madina Tower - Ozumba Mbadiwe
Wired from Top to Bottom (Advanced Systems) - Madina Tower (Credit: oneupseason.com)
Madina Tower - Ozumba Mbadiwe
Prime Location (Ozumba Mbadiwe) - Madina Tower (Credit: oneupseason.com)
Madina Tower is situated in prime real estate, South of the Radisson Blu Anchorage Hotel and near the Oniru Bus stop.
It is also in proximity to the ongoing Wings Towers project.
Madina Tower - Ozumba Mbadiwe
Multistory Parking and high capacity lifts - Madina Tower (Credit: oneupseason.com)
The car park is 3780 sqm and can accommodate 122 cars in the ground floor (GF)and two additional elevated floors (P1 & P2). In addition to this is a high capacity lift for heavy goods. 
Madina Tower - Ozumba Mbadiwe
Spacious offices with deep insulated suspended ceilings - Madina Tower (Credit: oneupseason.com)
The offices are more spacious, partly due to the post tension design that limits additional columns. The 600 mm suspended ceiling incorporates insulation & soundproofing.
Madina Tower - Ozumba Mbadiwe
All Credit to Oneupseason - For Madina Tower Enquiry (Contact: oneupseason.com)
Madina Tower is wired from top to bottom. It features standard electronics such as CCTV, but also includes metered electricity, surge protection systems, magnetic card control, fire alarm system, Panasonic Pabx for efficient communication. For any more questions contact admin@oneupseason.com (They provided the resources that we have covered in this entry). 
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Ikoyi & Victoria Island High-Rise Overview

13/4/2015

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There is a lot of ongoing construction in Ikoyi & Victoria Island, in spite of the recent surge of activity in Eko Atlantic City. Below are some construction updates from the Nestoil Towers, Madina Tower, Eko Tower II and BAT Rising Sun. These are projects that we have previously covered in various sections of this website and the construction work continues. Nestoil Tower is an advanced building and is aiming forSilver LEED accreditation. Eko Tower II continues the Eko Group's franchise which includes the Eko Hotels & Suite, Eko Towers, Eko Conference Centre and the Eko Signature Hotel. It will be occupied by Total Staff among other individuals and will include a host of services such as a medical centre.

This heralds the new phase of commercial and mixed-use buildings in Lagos State, that go above and beyond the norm. These buildings include either the latest in renewable energy systems, architectural creativity, diverse services and amenities and of course international grade finishing and furnishing. 

All four buildings feature modern curtain wall systems that is gives them a modern appeal, much superior to the dated concrete shells of Lagos Island. The International Style(Late Modern - Post Modern Architectural typologies) that we find in Lagos Marina have long since been outdated; not to mention that most of them have had a poor maintenance record, thus amplifying their antiquity.  

Written by T.Adeniyi for Blackborderbuild.com
Ikoyi & Victoria Island High-Rise Overview
Ikoyi & Victoria Island High-Rise Overview (Click the Image for Larger Image)
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Ilubirin Foreshore Housing Estate - Update

12/4/2015

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The Ilubirin Foreshore Housing Estate is awkwardly sandwiched between the Thirdmainland Bridge's Ringroad, The Atlantic Ocean and Ikoyi. The housing project is part of the Lagos HOMS program (Home Ownership Mortgage Scheme). This is within the vision of Lagos State to create more affordable housing for its residents. This particular project features 2 - 3 bedroom apartments contained within 8 floor tower blocks. 

As seen in the pictures below, the state of construction varies within the large site. Ultimately 1, 254 flats are scheduled to be constructed. Some of the tower blocks  are already at full height, while some are still at the piling stage.

Here is a breakdown of the construction work that we have observed
  • Block A:  All 14 towers are at full height
  • Block B:  Piling/Foundation Works
  • Block C:  All 8 towers are nearing full height (Averaging between 3-7 floors at the moment)
  • Block D,E,F:  Piling/Foundation Works

Other works expected to be delivered are the IPP, which is situated near the Thirdmainland Bridge on ramp, the shopping centre which is situated near the canal, and the Sewage Treatment Plant at the Northernmost part of the estate. As we mentioned in our previous blog entry, the project is being built by Cyrou Turnkey builders. 

Written by T.Adeniyi for Blackborderbuild
April 2015 Update of the Ilubirin Housing Project
April 2015 Update of the Ilubirin Housing Project (Credit: AyoStiloOniGAPS)
March 2015 Update of the Ilubirin Housing Project
March 2015 Update of the Ilubirin Housing Project (Credit: Cyrou Turnkey Builders)
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Eko Atlantic City - Modular Offices

5/4/2015

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Eko Atlantic City is a fast rising city, and as the level of construction work accelerates, so too must the administrative capacity. The current office in Bar Beach, Victoria Island, as well as on-site makeshift offices cannot meet the current demand. Therefore Europa-prefabri, a Spanish fabrication company were contracted to provide modular work spaces. These offices will house the developers of the city, which should include South-Energyx and perhaps other developers such as Satellite Oil & Gas International Limited. The structures are built on two levels are are steel constructions that can be arranged in various configurations. 

The flat-pack kits are rectilinear steel panels that were delivered by Steelways Nigeria to the site in Eko Atlantic City, where they can be easily assembled for use. The offices are of course fitted with all the necessary lighting components and water supply and are also fully air conditioned.

It is getting busy out there!

Written by T.Adeniyi for Blackborderbuild.com
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