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| Development and Management of Housing Estate |
| Case Study of Agbara Housing Estate |
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| OGUNDIRAN TAIWO ISAAC F/HD/09/3550071 |
| 25-Aug-10 |
| Agbara Estate is a good example to look at more closely. The Estate has industrial and residential areas, tarred roads, a sewage treatment plant, bore holes to serve the residential areas, and indeed, all it takes to make a Town. |
DEVELOPMENT AND MANAGEMENT OF HOUSING ESTATE. (CASE STUDY OF AGBARA HOUSING ESTATE)
1.1 INTRODUCTION
Housing has become one of the basic needs of human beings after feeding and clothing. Shelter is a major need because every person need a place to lay his/her head every day and it is the most expensive of all the human needs. Due to high cost of housing provision, only few people can afford to own their personal houses.
Housing development can be seen as the process of carrying out of constructional work which is associated with a change in the building or with a change in the use of land. Housing development involves the stages or process of construction. The stage starts from conceptualization to the commissioning stage.
Housing management on the other hand refers to the management of all the present and potential housing resources in a housing estate or neighborhood so as to eliminate or curtail the associated housing problem. It is the application of skill in caring for the housing estate or property, its surrounding and amenities and in developing a sound relationship between landlord and tenant, and between tenants themselves, in order that the estate, as well as the individual houses gives the fullest value to both the landlord and the tenant.
1.2 AIM AND OBJECTIVES
The aim of this research is to determine the development and management of Agbara housing estate. In doing the following objectives are to be use in determining the aim.
1. To determine how the estate was developed.
2. To know the current state of the estate facilities.
3. To determine if the estate is properly managed.
4. To know if the estate is following the main purpose for which it was established.
1.3 SCOPE OF STUDY
The scope of study is centered on Agbara housing estate and some part of industrial area. The estate being one of the oldest and private estates is located along badagry express way, toward the outskirt of Lagos state. The research work focus on the development and management of the housing estate.
1.3 METHODOLOGY
The methodology use for this research work is both primary and secondary source. The research study was design to cover physical reconnaissance, field observation and conduct of interview. Documents such as textbooks and journals are used as the secondary source.
1.4 LIMITATION OF STUDY
The factors that limit this research work are as follows:
i. Hoarding of information: The staffs of the property managing firm of the estate are not willing to release much information about the estate. They keep some of their information claiming for security purpose.
ii. Financial constrain: The research demand a lot of financial resources. This factor tends to limit this research study. Likewise, limited time contributes to this factor.
1.5 DEFINITON OF TERMS
HOUSING
Housing can be defined as a social function which transcends beyond the traditional function of human habitation to include the provision of protection, security, privacy, and social status to its owner. Housing can also be viewed as the provision of structures, shelters, erection or building of accommodation units. These structures provide protections to man against all environmental elements such as rain, sun, heat, cold, and so on.
United Nation Organization sees housing as the environment of a residential neighborhood which includes the physical structure used for human habitation and all the essential facilities and services necessary to maintain good public health and social well being of every individual family member living in the neighborhood.
DEVELOPMENT
Development can be defined as the process of carrying out the constructional works which are associated with a change in the buildings or with a change in the intensity of use of land or with a re-establishment of an existing use. Such works would include the alteration, erection or re-erection of buildings and also the construction of roads and sewers, the building of a river wall or the laying of playing field.
MANAGEMENT
Management can be define as the process of planning, organizing, directing, leading, supervising and controlling the efforts of an individuals within an organization in order to achieve a given goal and objectives. It must also be considered as the control of resources namely man, money, materials, land and time.
CHAPTER TWO
2.0 LITERATURE REVIEW
2.1 INTRODUCTION
Agbara Estate is one of the foremost private estates in Nigeria. The largest estate in the Lagos area is Agbara housing estate with an area of 454.1 hectares of land being managed by AE Property Services Limited, a subsidiary of Lawsons Corporation Nigeria Limited. It is situated approximately 31 kilometers west of Lagos on the Lagos-Badagry expressway. It is located on high ground above the Owo River and derives its name from the neighboring Agbara village.
2.2 HISTORICAL BACKGROUND
The initial intention was to start an industrial estate/layout in an area, which was outside Lagos metropolis but still within easy reach of Lagos in keeping with the government of the day’s policy to encourage rural development. Consequently, in the early 1970s, Chief Adeyemi Lawson under the auspices of Lawsons and Company Limited began to purchase land from the original owners/families/settlers at Agbara village. He then commissioned Architects Godwin and Hopwood and Surveyors Knight Frank and Rutley, to prepare a feasibility study into a proposal to develop this land into an industrial and residential estate. As a result of this study, a Master Plan was prepared and approved by the Local Planning Authorities.
However, in 1976, the Ogun State Government compulsorily acquired all land in Agbara, Igbesa and Ado-Odo areas, the over 900 hectares belonging to Lawsons and Company inclusive. The Ogun State Government considered the resources already committed and infrastructural work that had been done on the Agbara Estate project, and agreed to lease back 454.1 hectares to Lawsons and Company; this leasehold interest, for a term of 99 years from 1st January, 1978, was subsequently transferred to Agbara Estates Limited.
2.3 PHYSICAL FEATURES/GEOLOGY AND SOIL
Agbara Estate is on a laterite outcrop in an area of lowland behind the swamp forest of the Ologe Lagoon. The estate lies at the boundary of Ogun State . It is fairly flat, approximately 50 feet above the sea level, gently sloping into River Owo and the swamp areas to the South and East while gently undulating to the North and West.
2.4 ACCESSIBILITY TO AGBARA ESTATE
The Estate is within half an hour from Lagos, within twenty minutes of the border of the Republic of Benin and there is easy access to all parts of Nigeria through the new Federal Highway. Good communication links together with good load-bearing laterite soils combine to make the estate exceptionally conducive for all kinds of development.
Agbara Estate is easily accessible from Mile 2. This has been made easier by the construction of the Festac Bridge which has greatly decongested the traffic. Other routes include the LASU-Iba and the Atan-Otta roads.
People coming from Ogun state could easily access the estate through the route from sango ota to Atan otta. There is a linking route from Atan to Agbara although; the road is in a bad state and need to be resurfaced for smooth and easy movement.
Road leading to the estate through badagry expresway
Roads that lead to the estate.
2.5 DEVELOPMENT
All developments on the Estate are directly controlled and supervised by Agbara Estates Limited. In as much as plot owners are allowed to develop according to their individual taste, it has to conform with the laid down regulations, a copy of which is given to an intending developer. The residential area is kept strictly for residential purposes likewise the areas for industrial and commercial purpose are used for such purpose. These controls have helped in preventing haphazard and distorting building in the estate.
Industries can only be sited if the environmental impact analysis report submitted by them to Agbara Estates Limited shows that no negative impact would be felt or experienced by that industry, its neighbours or the estate as a whole.
2.6 MASTER PLAN
The overall concept of the Master Plan was the evolution of a total environment, which promotes high standards of healthy living condition for all. Its primary objective was to provide a balanced new town with industrial, commercial, residential and recreational land use which is complemented by efficient infrastructural services and community facilities.
A definite character and identity would be created for the Estate through design of industrial, commercial and residential buildings with greater emphasis placed on landscaping and maintenance. The development at the early stages was carried out under the guidance of the most accomplished firms of estate surveyors and town planners (Knight Frank & Rutley), architects (Godwin & Hopwood: Max Lock and Partners; Anthony Goss and Partners) and engineers in the country who have been able to combine their local knowledge with experience gained from their worldwide activities.
The Estate has been divided into the Northern and Southern Industrial areas; three separate phased residential areas, commercial and recreational areas.
2.7 INDUSTRIAL AREAS
The industrial areas constitute 41.55% (188.289 hectares) of the whole estate and provide sites for the under-listed industrial concerns, some of which are members of multinational conglomerates, operating some of their most modern purpose built factories in the country.
2.8 LIST OF FACTORIES
Southern Industrial Zone
Beta Glass Nigeria PLC 14.53 hectares
Vitamalt PLC 14.47 hectares
Pharma Deko PLC 2.028 hectares
Nestle Nigeria PLC 16.29 hectares
Lotus Plastics Nigeria PLC 4.99 hectares
Reckitt Benkiser Nigeria LTD- 4.04 hectares
DIL/Maltex Nigeria PLC 4.437 hectares
Northern Industrial Zone
Evans Medical Nig. PLC - 8.87 hectares
Unilever Nig. PLC 9.16 hectares
Pharma Deko (Nig.) PLC 2.43 hectares
Colodense Nig. PLC 4.41 hectares
Pace Factory Ltd 0.79 hectares
GlaxoSmithkline Nig. PLC 9.858 hectares
Cometstar Cables Ltd 3.20 hectares
Henley Industries (Sodium Silicate) 2.414 hectares
Henley Industries (Lamps Factory) - 3.554 hectares
Most of these industries belong to the food and beverages and pharmaceutical group. The location and accessibility of Agbara Estate makes it an advantageous place to site an industry since raw materials and finished goods can easily be transported to and away from the factories.
Beta Glass Nigeria PLC
Vitamalt Nigeria PLC
Pharma Deko PLC
2.9 COMMERCIAL AREA
There are two commercial areas; one located along Abeokuta Road, one of the primary roads on the estate and, the other area is a strip of land backing the Lagos-Badagry expressway. On the former is located the town center, which accommodates a shopping arcade (already completed but presently belongs to Messrs First Medical Industries Limited) and a number of community facilities. The latter provides sites for the commercial banks e.g. UNION BANK NIG. PLC, FIRST BANK NIG. PLC and THE UBA GROUP PLC, ZENITH BANK PLC, FIRST CITY MONUMENT BANK all of which are in operation.
2.10 RESIDENTIAL AREA
There are 3 residential areas in the Estate. It is the aim of the Master Plan to create residential areas each with its identity and character and each with its own facilities. The unifying element in the design of the three residential phases will be the Green Belt. Residential Phase 1 is the phase recently under development and has all its plots serviced. The club drive, which is an extension of Phase 1 lie between the Agbara Estates Limited Site Office and the Estate Club. Plans are afoot to commence the development of Phases II and III.
The design proposals for all the phases are based on the neighborhood unit principle. The primary objective of this planning principle is the creation of pleasant and safe environment for residents. The residential area is planned in such a way that no house is far from amenities such as the playgrounds and the open spaces.
Buildings with the same proto-type.
Today, the Residential Phase I accommodates about 5,000 inhabitants while the Estate receives an extraneous human traffic of more than 50,000 daily. These people come to the various industries to transact one business or the other. In addition, there are five higher institutions ( Five Universities plus One College of Education) with distances of few kilometers to Agbara Estate. Each Institution comprises not less than 5,000 populations each.
The Estate will commence the development of its Third residential Phase which will accommodate between 15,000 to 20,000 inhabitants.
Different buildings according to individual taste.
CHAPTER THREE
3.0 INFRASTRUCTURES
This entails the facilities that are made available in the estate that contributes to the effectiveness and livable environment for the people and occupants within the estate. These facilities enhance the value of the properties within and outside the environment.
3.1 ROADS
Two Federal Highways service the estate. The Lagos-Badagry Expressway runs along the Southern fringes of the estate and the Atan Otta road bifurcates the estate. The two sides are linked to the highway through T-junctions. 6 meters tar macadam two-way single carriageway roads service the industrial zones. Residential and Commercial plots have tarred roads accessing into them.
Roads within the estate.
Un-tarred road.
3.2 ELECTRICITY
The Estate is connected to the National Grid and an 11/33KV Station has already been energized on the estate. Each development is connected to the station through overhead lines. However all the factories have it necessary to have power generating sets as back-ups or standbys? It is only stating the obvious to say that power supply in Agbara estate is more regular than any part of Lagos.
Agbara Estates Limited is presently exploring the idea of installing an Independent Power Plant (IPP) to service all tenants.
Transformer serving some of the buildings.
3.3 WATER TREATMENT PLANT
Water is mainly sourced from the under-ground reservoirs through the boreholes drilled by the Management of the Estate. The water is treated in the treatment plant from where it is circulated through underground mains into residential properties for domestic use. Each residential development is connected to the mains on completion. Due to the large volume used by some of the factories each provides its own water supply which is also through boreholes.
Water treatment station.
3.4 DRAINAGE
Natural drainage is by streams that drain down to Ologe Lagoon, a fresh water lake. Artificial drainage is by V-shaped earth drains abutting all the roads to the Estate. The earth drains are grassed (30,000m2 of grass planted by hand) and mowed regularly. (Functional landscaping) along side with walkway.
Walk way, landscaping with V-shape drainage system.
3.5 SEWAGE TREATMENT PLANT
There is a Sewage Treatment Plant, an Aerated Lagoon System that collects and treats both domestic and industrial effluents through oxidation process before discharging the treated effluents into the Ologe Lagoon through a stream. The Plant is the first of its type in Nigeria. Sewage pipes are laid to connect individual residential, commercial and industrial properties to the treatment plant and manholes are provided at road boundaries of all plots.
Sewerage treatment plant with treated water discharge to ologe swamp.
3.6 EDUCATIONAL FACILITIES
The Corona Schools Trust Council in appreciation of the serene and conducive learning environment offered by Agbara Estate started its only secondary school on the Estate in the early 1990’s. It is located within the Phase 1 Residential Area. Each of the other two residential phases will have its school. In addition, there is the Federal Government College, Ijanikin, located about 2 kilometers to the Estate. There is also the Lagos State College of Education, now known as Adeniran Ogunsanya College of Education and Lagos State University located less than a kilometer and about 10 kilometers respectively from the Estate. Both institutions run staff schools providing primary and secondary education. At the neighborhood there is Crowford University along Atan Otta road and Gateway polytechnic along the same route.
Entrance to Corona Secondary School.
OTHER SERVICES
3.7 SECURITY
Managing Agents, AE Property Services Limited (AEPSL) provides Security on the Estate. The Nigerian Police Force, Agbara, provides additional security, to this end; the Managing Agents officially quarter incumbent D.P.O.’s within the estate. The Tollgate points on the Estate apart from generating income also serve as security screening points for vehicles on the Estate. The estate is been surrounded by fence except the back that leads to Ologe lagoon. There in only one entrance to the estate which enhance security check up easy.
3.8 REFUSE COLLECTION
The Managing Agents provide each household with refuse disposal bags on a regular basis. The refuse is collected twice weekly from the Residential Sector by a licensed Waste Collection Contractor and dumped only at approved government dumping sites outside the Estate.
3.9 HOSPITAL FACILITY
The estate has a standard and standby hospital which is accessible to all occupants of the estate. The hospital has all necessary equipment which other general hospital has. Though the hospital is a private one but can compete with the best hospital in Lagos.
3.10 SPORTING FACILITY
The estate has a football pitch which has been abandon for some times. The pitch as observed is not serving the purpose for which it was created for.
Football pitch.
CHAPTER FOUR
4.1 MANAGEMENT OF THE ESTATE
The estate is been managed by AE Properties Services Limited who are responsible to take care of the services and facilities within the estate. The management is carried out with service charge paid by individual occupant of the estate. At the beginning, the estate financed itself with the deposits or money collected from sales of long lease on bare residential, industrial and commercial land being plowed back into the building of roads, drains, central sewage system with its treatment.
Management is handled by a facility manager as the managing Director who has other professionals like lawyer, technicians, plumbers, securities, and landscape managers at his finger tip to work with.
Office of the property manager.
4.2 SUMMARY
The estate after being looked into, could be said to meet some requirements which are substantial enough to rate it as one of the best private estate in the country. The estate was able to manage the sewage treatment plant for close to 30years now without the interference of the state government, this is commendable.
The only thing that was affecting the estate was location factor. The location of the estate tends to affect the worth of the estate to those ones within Lagos Island like VGC, ELF, and the rest.
Some people who work on the island of Lagos find it difficult to cope with transportation and traffic along the road leading to the estate. The people that work in the neighboring industries are the ones that enjoy the estate most.
4.3 CONCLUSION
This research work has critically examined the development and management of Agbara housing estate. With the findings, it was discovered that the estate is one of the first private estate that was properly planned and maintained.
In the course of this research, it was revealed that the estate is being managed by AE properties services limited who collect service charge from the occupier of land or landlord within the estate and use it for the management of the roads, water treatment, sewage disposal, landscaping, cleaning of the environment, employing securities and the likes.
With the look of things ie personal observation, one can easily said that the estate is properly landscaped, beautified with flowers and serviced with necessary facilities to enhance the functionality of the estate. Most of the occupants are workers of one company or the other in that environment.
4.4 RECOMMENDATION
Having carryout this research work, the following recommendations are provided for the government and the residents of the estate.
a. The residents should ensure to pay their service charge on time for proper maintenance of the estate and the facilities available.
b. The residents should comply with the regulations of the state laws.
c. Government and private estate owners should try to emulate the pace or standard that has been set by Agbara estate by providing a sewage treatment plant for their estate. This will save them from spending extra money in the removal of waste from their septic tanks from time to time.
d. Government should implement the widening of the Badagry express road in order to reduce the traffic on that route and to enhance the value of the worth of the estate.