Commercial & Res.Devlpt.

Physical Planning Technical Report Commercial and Residential Development
TABLE OF CONTENTS
CHAPTER ONE.......................................................................................................................2
1.0 INTRODUCTION.......................................................................................................2
1.1 Background to the Project....................................................................................2
1.2 The Project Brief....................................................................................................3
1.3 Legal and Administrative Framework................................................................3
1.4 Scope of the Report................................................................................................4
CHAPTER TWO.....................................................................................................................6
2.0 PROJECT JUSTIFICATION......................................................................................6
2.1 Introduction............................................................................................................6
2.2 Need for the Project...............................................................................................6
2.3 Project Alternatives...............................................................................................7
2.3.1 No Project Option.............................................................................................7
2.3.2 Delayed Project Option....................................................................................8
2.3.3 Alternative Site/ Location Option....................................................................8
CHAPTER THREE...............................................................................................................10
3.0 DESCRIPTION OF PROJECT ENVIRONMENT...................................................10
3.1 Site Location.........................................................................................................10
3.2 Site Coverage, Boundary and Adjoining Developments..................................13
3.4 The Site Topography...........................................................................................18
3.5 Existing Drainage System...................................................................................18
3.6 Climatic Condition...............................................................................................19
3.6.1 Pattern of Climate and Meteorology of the study area................................19
3.6.2 Temperature.....................................................................................................20
3.6.3 Rainfall..............................................................................................................21
3.6.4 Sunshine hours.................................................................................................22
3.6.5 Relative Humidity (RH)...................................................................................23
3.6.6 Wind Speed and wind direction......................................................................23
3.7 Geology.................................................................................................................24
3.8 Vegetation.............................................................................................................25
CHAPTER FOUR..................................................................................................................27
4.0 PROJECT CONCEPT...............................................................................................27
4.1 Design Parameters...............................................................................................27
4.2 Assets and Constraints to Planning....................................................................28
4.2.1 Location of the Project Site...........................................................................28
Contemporary Consultants Group Ltd. Page i

4.2.2 Contiguous Activities around the Project Site................................................29
4.2.3 Development Plan Strategies..........................................................................29

4.3 Population Projection..........................................................................................29
4.4 Required Project Infrastructure/Utilities..........................................................31
4.5 Proposed Land Uses in the Commercial and Residential Development Plan 35
CHAPTER FIVE....................................................................................................................41
5.0 ENVIRONMENTAL IMPACT ASSESSMENT......................................................41
5.1 Introduction..........................................................................................................41
5.2 Legal and Administrative Framework..............................................................41
5.2.1 Federal Government Interventions................................................................42
5.2.2 Lagos State Regulatory Interventions...........................................................44
5.2.3 World Bank’s Intervention.............................................................................46
5.3 Concept of Environmental Impact Assessment....................................................46
5.4 Objectives of Environmental Impact Assessment................................................48
5.5 Potential Impact Identification.............................................................................49
5.5.1 Impact on Air Quality and Noise..................................................................50
5.5.2 Impacts on Water Environment and Hydrology..........................................51
5.5.3 Impact on Soil and Land................................................................................52
5.5.4 Impacts on Biological Environment (Flora & Fauna)................................53
5.5.5 Impacts on Waste Generation.........................................................................54
5.5.6.1 Impacts on Transportation..........................................................................56
5.5.6.2 Impacts on Water and Electricity Consumption.........................................57
5.5.6.3 Infrastructure Developments.....................................................................58
5.5.6.4 Housing Provision.......................................................................................59
5.5.6.5 Impacts on Employment...........................................................................59
5.5.6.6 Visual Appearance/Aesthetics....................................................................60
5.5.6.7 Urban Developments................................................................................60
5.5.6.8 Revenue Generation..................................................................................60
5.5.6.9 Impacts on Health and Safety...................................................................62
5.5.6.10 Public Safety and Security of Life and Property.......................................63
5.5.6.11 Sewage treatment and disposal...................................................................63
5.6 Impacts Rating.........................................................................................................69
5.7 Impact Mitigation....................................................................................................72
CONCLUSION AND RECOMMENDATION...................................................................81
Contemporary Consultants Group Ltd. Page ii

1.0 INTRODUCTION
1.1 Background to the Project
1.2 The Project Brief
1.3 Legal and Administrative Framework
1.4 Scope of the Report
Contemporary Consultants Group Ltd.

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CHAPTER ONE
1.0 INTRODUCTION
1.1 Background to the Project

Housing is a place to dwell in; a social unit of residence for individuals and families. Universally,
it has been regarded as one of the essential human needs such that it is a pre-requisite for the
survival of the modern man, besides food and clothing. Housing as a unit of the urban
environment, has a profound influence on the health, efficiency, social behaviour and general
welfare of the human society. Therefore, the need to provide adequate housing in any society
cannot be under estimated.
The recurrent nature of housing need and the unending desire by man for housing tend to confirm
the widely held impression that there is hardly any society today that has been able to cope
satisfactorily with its housing requirements. Thus, if a society is self-sufficient at a time in
housing needs, development will over time render current abundance insufficient in the future.
This invariably confirms that the need for housing changes from time to time.
Many developed countries have overcome in a substantial way housing shortage in terms of
numbers and quality of dwellings, while nearly all developing countries are still facing shortages
in dwelling units and deficiencies in the quality of housing. In an attempt to solving these
problems, emphasis is usually placed on the available units which even various governments have
not been able to meet up with across time and space.
In Lagos State, the need to ensure easy accessibility to housing by the populace has largely
informed development of various housing programs and policies by the state government. These
among others include: direct construction approach; Public Private Partnerships (PPP) approach;
urban renewal and regeneration program; establishment of new towns; provision of site and

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service scheme as well as private estate development programs; all of which relate to land uses as
well as land title; a right which accompanies ownership .
To this end, one of the legal framework that grants titles in Land to the people and communities
of Lagos state, is the State government’s Village Excision process. This process requires (among
other things) that a proposed Site Layout should be prepared by the village with considerations
and approval of the Lagos state Ministry of Physical Planning and Urban Development
(MPP&UD).
Therefore, this report has been prepared in partial fulfillment of getting Land excision by our
Client.
1.2 The Project Brief

Our client, Prince Walee Olatunde Balogun Agbaje, in support of the efforts of the Lagos state
government to continuously spur and sustain environmental quality by increasing housing supply
in Lagos State, through housing delivery projects and the development of public places which can
allow several public events occasion for the benefit of Lagos state residents, is partly proposing
316 family units Commercial and Residential Development on the site which has to be made in
partial fulfillment of meeting the village excision requirements in Lagos state. This spatial
development project is proposed to be sited along Association Avenue/ Abayomi Abass Street,
Ikotun, Alimosho Local Government Area of Lagos State.
In view of the provision of the Commercial development and Residential development (governing
conditions for development of event centres and residential uses in Lagos state),
CONTEMPORARY CONSULTANTS GROUP LIMITED ( herein after referred to as the
consultant) has therefore been commissioned to prepare a on the aforesaid parcel of land.

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The proposed Commercial and Residential Development for Prince Walee Olatunde Balogun
Agbaje has been carried out within the ambit of the laws, standards and provisions of commercial
and residential development.
In accordance to the Regulations, all considerations for road network, open spaces, population
requirements, infrastructural and social services inter alia, conform to the provisions of the
subsisting guidelines.
1.4 Scope of the Report

This report covers the following:
i. Assessment of the baseline environmental condition (physical, social and economic)
of the project area;
ii. Evaluation of the site potential and constraints to planning;
iii. Presentation of the design parameters and factors influencing the planning concept;
iv. Presentation of the detailed components in the proposed Commercial and
Residential Development ;
v. Analysis of the infrastructural requirements and provisions in the proposed
Commercial and Residential Development ; and
vi. Assessment of the anticipated environmental impacts of the proposed development.
These include the direct or indirect, cumulative, short term and long term effects.

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2.0 PROJECT JUSTIFICATION
2.1 Introduction
2.2 Need for the Project
2.3 Project Alternatives

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CHAPTER TWO
2.0 PROJECT JUSTIFICATION
2.1 Introduction
Recognizing the fact that public sector efforts cannot effectively address an expanding housing
deficit all alone as well as the reality of an escalating cost of construction, while it is also a fact
that a certain percentage land area is needed to be devoted to commercial development in a town,
the state government has then resolved to establish a framework within which the private sector
can effectively address housing shortages and events places. This is articulated in the expansion
of private sector role in housing and event centres delivery system, infrastructure financing and
development in Lagos state.
This policy change has thus informed the project proponents (Prince Walee Olatunde Balogun
Agbaje) of the need to develop an exclusive commercial and residential development in an
aesthetically pleasing and enabling environment. It is no doubt that the proposed Commercial and
Residential Development, at completion will accommodate a significant portion of the increasing
population, and cater for part of the housing shortages and commemoration of ceremonies in
Lagos state.
2.2 Need for the Project

As a unit of environment, housing has a profound influence on the health, efficiency, social
behaviour and general welfare of the society and thus the need to provide adequate housing in a
sustainable environment cannot be over-emphasized. However, it is imperative to note that the
realization by the state government that it cannot alone provide adequate housing to the ever
growing population has informed the involvement of private sector in the housing delivery in the
state. To this end, several housing projects have been completed by Private developers.

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The location of the project is along Along Association Avenue/ Abayomi Abass Street, Ikotun,
Alimosho Local Government Area, of Lagos State, where it is hoped that it will serve to
complement the existing commercial uses, residential, public and other uses that is available in
the area, and will, to a large extent support government efforts towards meeting the shortage of
housing provision in the Lagos metropolis.
2.3 Project Alternatives

There are always several options to any project plan. This could include an outright
termination of the project plan, a delay in its implementation and/or an alteration to the
implementation plan.
This section seeks to identify and evaluate reasonable range of alternatives that could be
considered in order to avoid significant environmental impacts of the project. A range of
reasonable alternatives to the project, or to the location of the project that would feasibly attain
most of the basic objectives of the project are identified. In recognition of the nature of the
project, the following alternatives are considered:
2.3.1 No Project Option

The ‘no project’ option indicates that the proposed development will not be implemented. This
means that the use of the site continues in a marginal manner with substantial under-utilization of
resources. At the moment, the project site is undeveloped. Therefore “no project option” will
ensure that the site continues to exist as it is. This scenario though would protect the current state
of the ecology, but will however encourage encroachment on the land by potential squatter and
informal sector activities which may not be complementary to the surrounding developments of
the subject site. This scenario is not attractive as it would potentially preclude attendant socio-
economic opportunities associated with the site and as such the potentially accruable revenue to
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both the national economy and returns expected by the investors will not be garnered. In terms
of the social environment, the “no-action” alternative would eliminate the job opportunities,
housing provision to the populace and the local economic inflow. This option is therefore not
attractive.
2.3.2 Delayed Project Option.

This option implies postponing the planned p r o j e c t until a later date. Such options are
usually adopted when prevailing conditions are unfavourable for project implementation such
as during a war, when host communities are deeply resentful of the project, or if the project
is unacceptable or unattractive economically. But none of these conditions are applicable. On the
contrary, both the economic and the political environments are favourably disposed towards the
project. The implication of delaying the project will mean that all processes that have been put
in place for the project design and implementation, contractors and/or workers that
are to be mobilized for this project will have to be put on hold. Also, because of the
inflationary trends in the economy, such a delay may result in unanticipated increase
in project costs, leading to a decrease in final profit accruable from the project. These, and other
related problems make it unattractive to adopt the delayed project option.
2.3.3 Alternative Site/ Location Option

This option deploys the project site to another location. This scenario though would protect the
current state of the ecology, but will however present opportunities to potential squatters if not
developed on time. Furthermore, deploying the site to other activities rather than the intending use
may not bring about the value anticipated. It is therefore of note that the project location is ideal
both in terms of economic and environmental factors.

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3.0 DES CRIPTION OF PROJECT ENVIRONMENT
3.1 Site Location
3.2 Site Coverage, Boundary and Adjoining Development
3.3 Existing Developments on Site
3.4 The Site Topography
3.5 Existing Drainage System
3.6 Existing Infrastructural Facilities
3.7 Climatic Condition
3.8 Geology
3.9 Vegetation

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CHAPTER THREE
3.0 DESCRIPTION OF PROJECT ENVIRONMENT
3.1 Site Location
The project site is situated along Association Avenue/ Abayomi Abass Str. Ikotun, alimosho
Local Government Area, Lagos State. Lagos State though the smallest in land mass and
indisputably the major commercial nerve centre of the country with the nation largest number of
urban area is situated in the southwestern part of Nigeria ( Figure 3.1 refers). Eti-Osa Local
Government Area, where the project site is situated, is in Lagos central senatorial zone alongside
Apapa, Surulere, Lagos Island.(Figure 3.2 refers).
Source: Contemporary Consultants Group Limited, 2018.

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Figure 3.1: Location of Lagos State within the Nigeria context
Contemporary Consultants Group Ltd. Page 14

Figure 3.2: Location of Eti-Osa within the state context

Plate 1: Subject site verged with red polygon on satellite imagery

3.2 Site Coverage, Boundary and Adjoining Developments
As shown in Figure 3.4 below, the site within which the COMMERCIAL and RESIDENTIAL
DEVELOPMENT is to be developed is on a parcels of land with two frontage road which covers
a total land area of about 1343.704 Square metres; land area being 0.134 Hectares respectively. The
survey plan number of the subject site is LE/1237/007/2006/LA and the pillar numbers refers;
Parcel Properties
K5405EV, K5406EV, K5407EV, K5408EV with coordinate 725393.026mN,528792.640mE

respectively.

The Survey Plan

Source: Client, 2o22.

3.3 Existing Developments on Site
Plate 4: A view along along Association Rood; a Secondary access road to the subject site
Plate 5: A view of the site main entrance

Plate 6: A view of the Utility Pole abutting the site as well as alternative power supply (Generator)
Plate 7: View of some physical developments around the subject site

3.4 The Site Topography

As shown in Appendix I, the terrain of the site is generally observed to be flat and gently sloped across
the project site. As observed in the course of the survey and from the soil test made on the site, the top
soil within the project site is predominated by very soft dark grey to light grey gravelly sand at the
depth of about 27m within a high water table.
3.5 Existing Drainage System

At present, there exist around the project site a drainage network system. This alignment generally
follows the road network in most cases (Plate 9 refers). Whenever it rains therefore, water runs-off
through it into the lagoon which is at some distance away from the subject site.
Plate 8: View of existing drainage facility around the subject site.

3.6 Climatic Condition
The project site is located within Lagos state and as such lies within the humid zone of the climatic
regions. Its vast expanse of water within Lagos adds to the humidity content of the air which creates
some discomfort in the afternoon heats. Meteorological data collected from the Nigerian
Meteorological department (NIMET) Oshodi Lagos for project area serves as the basis for the climatic
characterization of the area.
3.6.1 Pattern of Climate and Meteorology of the study area.

The project area lies within the Gulf of Guinea in the Central Eastern Atlantic which is largely affected
Plate 10: Existing drainage alignment running around the site
by Inter-Tropical Convergence Zone (ITCZ) generally referred to as the Inter-Tropical Divide (ITD) or
Inter-Tropical Front (ITF). Associated with the movement of the ITCZ are the warm humid maritime
Tropical (mT) air mass with its south-westerly winds and the hot and dry continental (cT) air mass with
north-easterly winds. These air masses determine the dominant seasons and they are responsible for the
different climatic factors that influence the climate. The most important climatic factors that govern the
climate discussed below are temperature; atmospheric pressure; wind speed and direction; relative
humidity and rainfall.
3.6.2 Temperature
Temperature Pattern for the period of 1994-2008 is presented in Figure 3.5. Temperatures within
project site vary between high to very high throughout the year because of the abundant and consistent
insolation experienced throughout the year. However, because of the maritime location of this area,
temperatures are tampered down during the extreme hot weathers experienced between Novembers to
January. Maximum air temperatures of between 32 oC to 34oC are experienced throughout the year.
Minimum temperature of 28oC is recorded during July. Mean annual temperatures ranges from 30.4 oC
to 32oC. Typical variations taken in Lagos from year 2000 to 2007 indicate mean annual minimum

temperatures of 30.2 to 30.5 were observed. Generally, minimum monthly temperatures of between 28
o
C and below are recorded in the months of July and August. However, there are certain periods in July
and August when minimum temperatures exceed 28 oC.

Figure 3.5: Temperature Pattern for the period of 1994-2008
Source: NIMET (2009)
3.6.3 Rainfall
Rainfall distribution in Lagos State as in all part of Nigeria is bimodal with peaks in June and July and
a two-week break in August. Mean rainfall pattern for the period of 1994-2008 is presented Figure 3.6.
The rainy season begins in March - April, when there is significant precipitation, and last till October
or early November. Rainfall is often at its maximum at night and during the early morning hours. It
rains all year round even in the dry season. This is partly due to the proximity of the state to the lagoon
and other water bodies. However, variations occur in rainfall amount from year to year.

Figure 3.6: Mean Rainfall Pattern for the period of 1994-2008
Source:
NIMET
(2009)
3.6.4
Sunshine
hours
The
Sunshine
hours per
month in the project area are influenced by the amount of rainfall such that a low sunshine hour is
usually recorded around July at the peak of the rains while high values are recorded in December,
January and February. The monthly values vary between 51.2 and 165.7 in July and January
respectively as detailed in Figure 3.7.
Figure 3.7: Mean Monthly Sunshine Hours For Lagos.
3.6.5 Relative Humidity (RH)

Lagos State has an average annual relative humidity of 71% which is highest during the rainy season.
In the rainy season, RH rises to about 86% around 9.00 hrs. The high relative humidity experienced in

the State favour luxuriant station growth which produce the Lagos State rich and beautiful vegetation of
the mangrove and rain forest. Figure 3.8 shows the relative humidity taken at 0900hrs and 1500hrs.
Figure 3.8: Relative Humidity taken at 0900hrs and 1500hrs
3.6.6 Wind Speed and wind direction

Wind is turbulent between January and September (3.9 - 5 Knots) and lowest in October through
December (3.5 - 3.9 Knots). The Mean Monthly Wind Speed for Lagos State over a 15 year period is
shown in Figure 3.9.
The wind direction in the dry season (October to January) is predominantly South Westerly, while that
of the rainy season (March-September) is predominantly North Easterly. These winds brings the two
(2) seasons of the year. The prevailing winds/ the North-East Trade Harmattan Winds which blow from
across the Sahara Desert are usually accompanied by dust particles from the northern land mass. The
winds are dry and bring about the cooler nights during the harmattan season. These winds come around
November and end in February. The effect of the North-East Trade Winds are not of strong effect in
the Lagos area due to the effect of water bodies which modify its dryness and increase its humidity
content to about 68 percent in the month of December when humidity is lowest. However, the South

West Monsoon Winds blowing across the Atlantic Ocean onto the Land Mass bringing rains to the
coasts and the hinterland.
Figure 3.9: Wind Speed
3.7 Geology
The project site falls within the western Nigerian depositional basin, and within the creek pattern of
Lagos Lagoon. The geology is therefore typically sedimentary with the occurrence of recent alluvium
and the coastal plain sands. Locally, the former overlies the latter. The alluvium, which is covered on
the site by some sort of sand-hills, is essentially near surface consolidated organic matter,
unconsolidated sand and clay with some considerable proportions of vegetable matter.

3.8 Vegetation
The vegetation types within the project area and its immediate environment are strandline vegetation,
mangrove swamp, and fresh water swamp forest. The coastal strip is a network of island, sandbanks,
creeks and lagoons giving way to swamp and mangrove inland. The strandline vegetation is dominated by
species such as Ipomoea pescaprae, I. stolinfera, Sesuzriumportulacastrum, Dalbergiaecastophyihim,
and Paspalumvaginatum. The commonest mangrove species in the area are Rhizophoraracemosa(tall red
mangrove) and Rhizophora mangle (short red mangrove). These plants are characterized by prop roots which
anchor them in the flooded substratum.
Species identified within the freshwater swamp forest include Symphonaglobulifera, Syzygiumguineensis,
Pandanustogoensis, Musangacecropioides, Alchorneacordifolia, NephrolepisMserrata,
Alstoniaboonei, Elaeisguineensis, Aframomum spp. and Anfhocleistavogelii.
Plate 9: View of existing vegetation on the site.

4.0 PROJECT CONCEPT
4.1 Design Parameters
4.2 Assets and Constraints to Planning
4.3 Population Projection
4.4 Required Project Infrastructure/Utilities
4.5 Proposed Land Use Plan

CHAPTER FOUR
4.0 PROJECT CONCEPT

The compliance of the proposed OTESHADE VILLAGE EXCISION with the extant Physical
Planning Regulations, detailing planning standards for layout approval in the state is herein evaluated.
4.1 Design Parameters

The design concept of the proposed layout scheme for OTESHADE VILLAGE EXCISION is mainly
influenced by the need to achieve the set objectives of the project as follows:
i. Provision of high quality dwelling units within a comprehensive and integrated self-
sufficient layout scheme;
ii. Provision of adequate setbacks around all proposed building prototypes at the
commencement of the development of the scheme; and
iii. Emergence of an aesthetically pleasing environment that will guarantee the quality of
life needed for the well-being of the prospective residents;
Towards this end, the Commercial and Residential Development design concept adopted for this layout
attempts to focus on development of a residential Commercial and Residential Development in
consideration of proper ordering of social unit that will be serviced with good road networks that were
designed with principles of legibility and logical movement and serviced as well with sufficient
infrastructural facilities.
The road network as a circulatory system within the plays a very significant role in the concept
definition of the housing scheme as it defines pattern and direction of movement within the proposed
Commercial and Residential Development development.

4.2 Assets and Constraints to Planning
Basically, in the course of evolving the design concept of the proposed , certain factors which are very
vital influenced our decisions towards arriving at the final . All these are considered as assets and
constraints to planning, and as stated follows:
i. Location of the project site;
ii. Contiguous activities around the project site; and
iii. The Development Plan Strategies.
4.2.1 Location of the Project Site

The project site falls within an area where residential land use predominates. There exists a network of
road around the project. This road network made this site very accessible and to a large extent,
informed the design concept adopted for the site planning.
Moreover, the location of the project site is within a developing community where infrastructural
facilities are being gradually put in place. The various opportunities offered by the project site location
have been maximally utilized to enhance the final concept of the , while at the same time providing
opportunity in the layout concept for evolving a sustainable development towards:
a) Provision of open spaces, recreational facilities among other facilities within the
scheme;
b) Provision of adequate circulatory system to aid both pedestrian and vehicular
movements in and out of the commercial and residential development; and
c) Provision of drainage alignment to effectively manage the storm water within
and around the project site.

4.2.2 Contiguous Activities around the Project Site
Another factor that has been of utmost importance in the course of the adoption of the land use concept
for the scheme is the contiguous activities around the project site. It is of note that the project site is
situated in a developing residential neighbourhood where several private residential housing obtains.
This awareness necessitates the need to relate spatially the proposed development with the existing
development in order to prevent conflicting developments and air pollution within the project area.
4.2.3 Development Plan Strategies
As shown in Appendix I, the development plan strategy for the residential layout incorporates four (4)
building prototypes namely, Prototypes A, B, C and D. Each type according to the layout design
concept will accommodate three hundred and sixteen (316) family units.
4.3 Population Projection

Population projection of the proposed Layout Scheme is based on the permissible density per hectare of
land within Lagos State as stipulated in the Lagos State Physical Planning and Development
Regulations of 2005.

Table 4.0: Permissible Maximum Number of Dwelling Units and population projection
Prototype Instances No of Level Description Family Range of Average

of Rooms(Bedroom) Units Occupants Occupants
building
28 4 Bedroom 0&1 Semi 28 112 – 224 168
A Detached
10 4 Bedroom 0&1 Terrace 10 40 – 80 60
42 5 Bedroom 0&1 Semi 42 210– 420 315
B Detached
4 5 Bedroom 0&1 Detached 4 20– 40 30
34 5 Bedroom 0,1&2 Semi 34 170 – 340 255
C Detached
60 5 Bedroom 0,1&2 Terrace 60 300 – 600 450
10 2,2&3 Bedroom 0,1&2 Block of Flat 90 210-420 315
D Flat with roadside
parking
8 2,2&3 Bedroom 0,1&2 Block of Flat 48 112 – 224 168
Flat with ground
floor parking
Total 107 3 1174-2348 1761
According to the Lagos State Physical Planning and Development Regulations 2005 Section 19, the
following maximum number of dwelling units is permissible within each of the residential density in
the state.
Table 4.1: Permissible Maximum Number of Dwelling Units

Density Permissible Maximum Number of Dwelling Units
Low 30 units per hectares
Medium 78 units per hectares
High 270 units per hectares.
It is imperative to note that the proposed scheme (which is about 50% of the Site ) is majorly a high
density Commercial and Residential Development. Based on the aforementioned provision and the total
area coverage of 9.6 hectares earmarked for residential development within the scheme, 316 family

units of housing are therefore permissible within the scheme. In consideration of the need to create a
manageable environment and guide against any form of human discomfort, the concept therefore
uphold the above policy while proposing an average human population of about one thousand seven
hundred and sixty one (1761) persons. In view of this, the projected population for the scheme at
completion is as given in Table 4.2 below:
Table 4.2: Projected population at maturity
Total
Density Stipulated No of number of Projected Population at range
Dwelling Units bedrooms of 1 to 2persons per Bed room
High 316 1174 1174-2348
25% Transient Population 293 to 587
Total 1467 to 2935 persons
From the above table, the projected population at maturity according to the proposed residential
housing unit for the site is put at the range of 1,467 to 2,935 persons.
4.4 Required Project Infrastructure/Utilities

In order for the project to be economically viable, user satisfactory and environmentally sustainable,
there is therefore the need to determine the project infrastructure/utility requirements. To this end, the
following infrastructure/utilities are required:

 Water Requirement: The projected water demand for the proposed OTESHADE
VILLAGE EXCISION Layout at maturity is given as follows:
Table 4.3: Water requirement for the proposed estate

Domestic Water Requirement
Projected Population 1468
Per capita water need/day according to WHO 150 litres
standard
Total volume of water needed/day 220,200 litres/day
Water Requirement for Fire Fighting
Sprinkler Pump Flow Rate 2.5 litres/seconds
The Sprinkler pump is expected to work at 30 minutes before the arrival of the fire service.
Therefore,
Hence for 30 minutes 4,500 litres
Total Daily Water Demand 216,000 litres/day
Minimum Capacity of Bulk Water Storage Required
In order to ensure the constant availability of the quantity of water required daily for the smooth
operation of the estate, a bulk water storage facility is required. The storage capacity specification is
given below.

Table 4.4: Bulk storage tank capacity specification
Total Daily Water Requirement 216,000 litres/day

Capacity of storage facility ¼ of daily water requirement
Storage capacity /day 54,000 litres
Therefore bulk water storage facilities with the minimum capacity of about 280,000 litres shall be
required.
 Energy Requirement: The energy need for the proposed OTESHADE VILLAGE
EXCISION DEVELOPMENT PLAN at maturity is projected as follows:
Table 4.5: Energy Requirement
Projected Population 1468

Energy required per person according to the 128 kilowatts/hr
road map for Power Sector Reform(2002)
Total energy required for the residents 187,904 kilowatts/hr
 Sewage Treatment:
In order to safe guard the environment, the sewage that will be generated by the proposed
OTESHADE VILLAGE DEVELOPMENT must be determined and properly treated to meet
LASEPA tertiary effluent quality before discharge. The following gives the yardstick for sewage
volume generation and sewage treatment plant specification.

Sewage Treatment Analysis for Occupiers
Estimated Population 1468 - 2935
Flow rate is @ 150 litres/person /day
Required flow rate 220,200 – 440,250m3/ day
Biochemical Oxygen Demand (BOD) @55g/person/day
BOD requirement/day 80,740kg – 161,425kg/day
Table 4.6: Sewage Treatment Plant Specification
Sewage Treatment Plant Specification
In order to properly and adequately treat the sewage that will be generated by the proposed project at
maturity, the following gives the minimum specification of the Sewage Treatment Plant required.
Capacity
Minimum Daily BOD 80,740kg – 161,425kg/day
Minimum Flow Rate 220,200 – 440,250m3/ day
Table 4.7: Minimum Specification Requirement for Sewage Treatment Plant

4.5 Proposed Land Uses in the Village Excision

The proposed commercial and residential development is a high density development. It feature four
(4) building prototypes where to it applies. Every building is serviced with well laid out roads and
adequate parking facilities to ease pedestrian and vehicular movements. The proposed features the
following landuses.
 Residential use;
 Public / institutional use
 Open space/Recreational use/ agricultural use
 Light industrial use; and
 Circulation.
Residential land use covers about 1.19 hectares of land, and accounts for 59.55% of the total area
coverage of the site. Other major land uses within the scheme include commercial land use, public land
use, recreational/open space, and circulation. Commercial land use covers about 0.34 hectares of land,
public land use (institutional use, utility area, and parking utilities) covers about 0.9 hectares,
recreational /open space covers up to 1.37 hectares, and circulation covers around 5.16 hectares of land.
Public/ institutional use is about 4.79, recreational/open space is about 15.31%, and circulation is
around 18.82% of the total land area. Land use analysis in table 4.8 below and annexed as appendix I
refer.

Table 4.8 Site Plan Layout Land Use Analysis
Source: Contemporary Consultants Group Limited, 2018.

4.5.1 Residential Land Use
Residential land use as earlier stated accounts for about 60% of the total land area covered by the
scheme. According to the layout design shown in Appendix I, the residential layout features a total of
six (6) blocks (accommodating the known and unknown housing facilities). Concerning the four
building prototypes, each of the proposed buildings obtains in design with due regard to the minimum
setbacks and airspaces .
4.5.3 Public Uses
The area earmarked for public land use in the scheme covers 0.95hectares of land representing a little
below 5% of the total land area. The proposed public uses within the scheme consist of administrative,
communual utility, and parking areas respectively. Other anticipated within this uses include: Gate
House, Power Plant, Water Treatment Plant, and Waste Management Facilities (Appendix I).
4.5.4 Open Space/Recreational Use
In line with the green revolution of the present administration and the need to promote revitalization of
the already depleted ecosystem, about 1.37 hectares representing about 15% of land earmarked for open
space/recreational and gardening use. In an attempt to create a visually appealing view within the
totality of the environment, the design concept has also introduced green verge along the proposed
Right of Ways (ROWs) in some areas.

4.5.5 Road Network
The importance of good road network for efficient functioning of any community cannot be over-
emphasized. In view of this, the road alignment within the proposed estate has been carefully made.
The consideration for the road design is largely influenced by the need to provide optimum
interconnectivity within the proposed OTESHADE VILLAGE EXCISION Layout. Thus the need to
ensure the shortest possible distance between the activities centre and residential developments has
been given much consideration as well as the expected intensity of activities in the scheme.
To this end therefore, the design concept incorporates a dual carriageway of 15.5m Right of Way
(ROW) with ample provisions for on-street parking. The proposed Right of Way as well as driveways
of 5.5m (two ways) provide access to all prototype buildings with carriage width wider enough to
accommodate any type of car and mini-van.
4.5.6 Drainages
The proposed drainage network within the scheme mainly consists of secondary drains designed to
collect storm water along the proposed carriageway (underneath the walkways / buried beneath the
laybys where applicable). This will discharge storm water into the nearby primary drain existing at the
North end of the project site, towards the Lagos lagoon. It is on note that the proposed drainage
network within the scheme is designed to drain along the general topography of the site into the higher
level drains.
The details of the profile and invert level of the proposed drainage network are subject to the proposal
of the Engineering and Infrastructural drawings for the proposed drainage alignment.

4.5.7 Solid Waste Management via Waste Transfer Point (W.T.P.)
Solid waste management philosophy at the proposed scheme shall be to encourage the four R’s of
waste management i.e. waste reduction, reuse, recycling, and recovery (materials & energy). Waste
generation and reduction campaign strategies shall include regular resident’s awareness meetings to
ensure proper segregation, storage and collection of waste in line with Lagos State Waste Management
Authority (LAWMA) standards. The strategy for solid waste management focuses on the segregation,
storage at source and collection of the waste management system.
 Segregation and Storage at Source
Segregation of waste at source shall be made mandatory for the residents. Segregation or sorting waste
at its source would be practiced in order to encourage reuse/recycling. With segregation at source
recyclables do not lose their commercial value due to cross contamination. Waste generated by
residents shall be segregated as bio degradable, inert cum mixed waste, recyclables and waste from
changing oil.
 Collection
The Recyclables from the estate may be given to the waste itinerant buyers or scavengers, whereas
segregated bio-degradable waste and inert cum mixed waste shall be sent to the nearest landfill site for
processing and final disposal.

5.0 ENVIRONMENTAL IMPACT ASSESSMENT
5.2 Concept of Environmental Impact Assessment
5.3 Objectives of Environmental Impact Assessment
5.4 Potential Impact Identification
5.5 Impacts Rating
5.6 Impact Mitigation

CHAPTER FIVE
5.0 ENVIRONMENTAL IMPACT ASSESSMENT

5.1 Introduction
The proposed housing project is a physical development within Lagos environment which will no doubt
improve the socio-economic well-being of the society at large. It is however of note that the proposed
development will bring about an urban ecosystem to replace the existing natural environment.
It is in view of this therefore that it becomes imperative for an Environmental Impact Assessment of the
proposed development to be carried out largely with the view to ensuring a sustainable growth within
the totality of the environment.
In recognition of the potential environmental effects that could result from these developmental
projects, it is mandatory for all such major developmental projects to undergo the Environmental
Impact Assessment process prior to their commencement in order to consider all likely impacts of the
project activities on the physical and social environments.
To this end, this Environmental Impact Assessment intends to assess in advance the possible
consequences the proposal may have on the socio-economic and the immediate physical environments
considering also the well-being of the immediate communities and the prospective residents.

To nib this destructive trend in the bud, many “Safe Our Environment Movements” formed by
environmentally conscious people around the world sprang up in the early 1960s. Their actions led to
the intervention of governments of different countries to enact laws and regulations that will

consciously and proactively check the resultants effects of man’s interaction with nature. Nigeria is not
an exception.
5.2.1 Federal Government Interventions

5.2.1.1 Federal Environmental Protection Agency (FEPA)
Act 58 of 1988 established the Federal Environmental Protection Agency (FEPA) as the chief regulatory body
for environmental protection in Nigeria with the responsibility of ensuring that all industries meet the limits
prescribed in the national guidelines, standards and associated various regulations for environmental pollution
management (e.g., effluent limitation, management of solid hazardous wastes, etc.). From time to time, the
FMEnv (formerly the FEPA) may update the national guidelines and standards.
5.2.1.2 Environmental Impact Assessment Law
Environmental Impact Assessment Act No. 86 of 1992 as enacted by the Federal Government of Nigeria
makes the EIA process mandatory for any major development project and prescribes the procedure for
conducting and reporting ElA.
Environmental Impact Assessment Decree No. 86 of 1992 Laws of the Federation of Nigeria, part 1,
objective (2) states that:
(1) The public or private sector of the economy shall not undertake or embark on public or
authorise projects or activities without prior consideration at an early stages of their
environmental effects.
(2) Where the extent, nature or location of a proposed project or activity is such that is likely to
significantly affect the environment, its environmental impact assessment shall be
undertaken in accordance with the provisions of this Decree.

5.2.1.3 Nigerian Urban and Regional Planning Act 88 of 1992

Furthermore, Nigerian Urban and Regional Planning Decree No. 88 of 1992 section 33 also provide
that:
“a developer shall at the times of submitting his application for development submit to an appropriate
Development Control Department a detailed Environmental Impact Statement for an application for:
a. a residential land in excess of 2 hectares;
b. permission to build or expand a factory or for the construction of an office building in
excess of 4 floors or 5,000m2 of lettable space; and
c. Permission for a major recreational development.
5.2.1.4 National Environmental Standards and Regulations Enforcement Agency

(NESREA) Act of 2007
National Environmental Standards and Regulations Enforcement Agency (NESREA) is the
enforcement Agency for environmental standards, regulations, rules, laws, policies and guidelines,
saddled with the following responsibilities:
i. Protection of the environment through enforcement of laws, policies and guidelines for the
development of the environment.
ii. Biodiversity conservation and sustainable development of Nigeria’s natural resources in
general, and
iii. Coordination of environmental technology and liaison with relevant stakeholders within and
outside Nigeria on matters of enforcement of environmental policies.

5.2.2 Lagos State Regulatory Interventions

5.2.2.1 Lagos State Environmental Protection Agency Edict, 1996
As part of measures to control developmental activities as it relates to the objective of environmental
protection and sustainability, the Lagos State government under the military rule enacted an edict that
established the Lagos State Environmental Protection Agency (LASEPA) in 1996.
The functions of the Agency among others include:
(a) The monitoring and controlling of disposal of wastes generated within the State;
(b) The monitoring and controlling of all forms of environmental degradation from
agricultural, industrial and government operations;
(c) The monitoring of surface, underground and potable water, air, land and soils within the
State;
(d) Co-operating with Federal, State and Local Governments Statutory bodies and research
agencies on matter and facilities relating to environmental protection (Section 7).
Among other things, the Agency is empowered to make regulations prescribing:
(a) Acceptable standards or criteria to control the pollution level of water, air, noise and land in
line with the policy and guidelines of Federal Government;
(b) Standard for effluent discharge;
(c) Waste management strategy and alternatives etc. (Section 9)
5.2.2.2 Environmental Sanitation Law, 2000
To further strengthen the resolution of the State Government on environmental protection, a Law to
provide for Environmental sanitation in Lagos State was enacted. The Law also established the
Environmental sanitation Corps for the enforcement of the sanitation Law. The provisions state the
general civic duties expected of the residents of the state as regards the general cleanliness of their
immediate environment. It also prescribes various penalties in form of fines for defaulters.

5.2.2.3 Physical Planning and Development Regulations, 2005
To stem the tide of environmentally debilitating practices in the bud, the Lagos State Government
through the Ministry of Physical Planning and Urban Development enacted laws and regulations that
will control physical development within her domain. One of such laws is the Lagos State Physical
Planning and Development Regulations of 2005.
Section 6 of the Lagos State Physical Planning and Development Regulations, 2005 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:
i. a residential land in excess of ½ hectare or development in excess of 4 floors or 8 family
units:
ii. factory building or expansion of factory building:
iii. office or other commercial buildings:
a. places of worship:
iv. major recreational development covering more than 2000m2:
v. institutional buildings and public buildings:
vi. petrol/gas filling and service stations:
vii. telecommunication tower and stations:
viii. advertisement billboards of unusual sizes and heights, urban furniture:
ix. any other building as specified in the regulations made pursuant to this law.
Also, section 7 of the Regulation states that: “a developer shall at the time of submitting his application
for development permit submit a detailed Environmental Impact Analysis report in respect of
application for:
(i) Oil and gas pipeline depots and installations;
(ii) Refineries;

(iii) Large scale industrial development;
(iv) Roads, rail lines, seaport and airport developments;
(v) Large scale educational institution/facility such as for tertiary institution;
(vi) Developments/production process which may be injurious to the environment;
(vii) Any other development which, in the opinion of the Ministry and Authority, requires the
submission of an Environmental Impact Assessment; and
(viii) Any other project as may be deemed necessary by the Ministry and / or the Authority.
5.2.3 World Bank’s Intervention

Another consideration in the study is the World Bank Guidelines on Environmental Impact Assessment
(EIA). The bank requires an EIA on a proposed activity/facility (i.e. project) from a borrower as a pre-
requisite before granting any financial assistance in the form of loans. The EIA report usually forms a
part of the overall feasibility study or project preparation. The bank has categorization for projects
based on their EIA requirements and it is very similar to that of FMEnv.
Therefore this Environmental Impact Assessment for the proposed OTESHADE VILLAGE
EXCISION is appropriately based on the provisions of the above cited Acts and Regulations.
5.3 Concept of Environmental Impact Assessment
It is essential to have an understanding of what Environmental Impact Analysis is all about; the concept
of Environmental Impact Analysis (EIA) as a philosophy, attempts to capture the totality of values
relevant to decision making as affected by a developmental project and that which stipulates
appropriate measures for avoiding or minimizing the negative effect on the biotic and abiotic system.
According to Jam R. K. et al (1977), Environmental Impact Analysis is “a systematic process of

identification, prediction, evaluation and presentation of the probable/possible consequences of a
proposed action at a stage in the decision making process where serious environmental damage can be
minimized or avoided”.
Likewise, Olokesusi (1992) defined Environmental Impact Analysis/ Assessment as “the process of
identifying, predicting and evaluating the impacts on man’s physical environment and well-being of
programmes, policies, projects, legislature proposals and operation procedures, as well as interpreting
and communicating those impacts”.
Accordingly, Environmental Impact Assessment is an environmental cost benefit analysis of any spatial
development proposal, with a view to enhancing its benefit, while minimizing any adverse
environmental condition that may arise. It is however, essential to note that environmental impact is
any alteration or creation of a new set of environmental conditions, adverse or beneficial, spurred by
physical development actions as it concerns this project.
The overall goal of Environmental Impact Analysis for an investment is therefore to maximize the
socio-economic benefits, while minimizing the environmental damage that such a project would have
had on the people and the surrounding environment. This is substantiated by Section 40 of the 1992
Environmental Impact Assessment Decree which expresses that in determining Environmental Impact
Assessment, decision shall be reached that:-
i. the project or activity will not cause significant adverse environmental effect (thus
permitted);
ii. any such effect can be mitigated and justified in the circumstances (conditions could be
imposed); or where in the opinion of the Agency, the project is likely to cause significant
adverse environmental conditions that cannot be mitigated and justified in the

circumstances, even after mediation and review, then the project or activity cannot be
permitted.
So, in view of the above provision, Environmental Impact Assessment is a civilized and systematic
process of assessing the environmental consequences of major investments and developmental projects.
5.4 Objectives of Environmental Impact Assessment

Environmental Impact Assessment study is designed to evaluate in advance the possible impacts of a
developmental project on the environment before the project is executed. At the same time,
Environmental Impact Assessment proffers alternatives or otherwise to the developmental project
provided it will cause great disorder within the immediate environment.
Therefore, the purpose of this EIA study is to provide information on the nature and extent of
environmental impacts arising from the proposed development and related activities taking place
concurrently. This information will contribute to decisions by the proponent on:
i. the overall acceptability of any adverse environmental consequences that are likely to
arise as a result of the proposed development;
ii. the conditions and requirements for the detailed design and construction of the
proposed project to mitigate against adverse environmental consequences wherever
practicable; and
iii. the residual impacts after the proposed mitigation measures is implemented.
To this end, the objective of the EIA process is to integrate environmental considerations into the
development, design, construction and operation of the proposed project. The EIA process aims at
identifying the likely impacts of the proposed development and assist in the design of mechanisms to

control environmental impacts where necessary. As such, the EIA is an important and fundamental
planning and design tool which provides mechanism to ensure sustainable development within the
totality of the built environment.
In view of the aforementioned therefore, this Environmental Impact Assessment study is thus
prepared:-
i. to highlight the nature of the project in terms of its component services to be rendered
and associated problems;
ii. to determine the nature and magnitude of environmental changes attributable to the
project activities;
iii. to appraise their impacts on the totality of its surrounding environment; and
iv. To highlight and suggest how anticipated impacts could be managed in the light of
available technology in order to achieve the purpose of environmental protection.
5.5 Potential Impact Identification

The primary intention of this EIA is to identify the associated and potential impacts of the proposed
development with the view to proffering measures for mitigating the adverse impacts that may have
been identified. In this section of the report therefore, we present concise information on the impacts
that have been identified as having the likelihood of accompanying the implementation of the project.
The potential environmental impacts are evaluated considering the anticipated effects of the proposed
project on the existing physical and biological conditions of the environment.

5.5.1 Impact on Air Quality and Noise

At the inception of the project site, the activities on site will involve land preparation for beaconing of
plots / infrastructure alignment, excavation and commencement of civil works for road construction etc.
During the opening up of the project site for the commencement of work for the construction of access
roads, erection of temporary shelter and buildings, the project will bring about generation and emission
of pollutants into the atmosphere thereby impacting on the air quality of the project environment.
The sources of the anticipated atmospheric pollutants will be from
 Emission of dust during land preparation and site clearance;
 Emission of dust particles during excavation and civil construction works;
 Emission of fumes from heavy duty equipment, vehicular movement and power generating
set; and
 Odour from accumulated wastes/garbage that will be generated.
At the commencement of construction activities which will involve land grading, soil densification and
excavation, such atmospheric pollutants such as dust particles will be generated and dispersed into the
atmosphere. It is however of note that the effects are localized and limited mainly to the construction
stage.
It is also important to note that fumes in form of carbon monoxide and hydrocarbon from burning,
movement of heavy duty equipment and vehicles will be generated and dispersed into the atmosphere,
and so also gaseous emissions and odour from accumulated wastes and garbage at the commissioning
of the project.

Air pollution can be very harmful to man and so also animals and plant. This can cause respiratory
problems depending on the degree of emissions of these pollutants into the atmosphere. It is however
of note that the anticipated impacts on the environment from this is negligible, temporary, localized and
reversible.
 Impact Severity Rating
The magnitude of the impact will be moderate as the activities will introduce medium concentration of
solid particulate matter and higher decibel of noise into the ambient air. The duration and frequency of
the impact will be minor as these activities will only be for a short time. The areal extent of the impact
will be minor. Given this facts, the sensitivity of the project to the air and noise environment is
adjudged minor.
 Impact Evaluation Discussion
Preparatory activities on site have potential impacts on ambient air quality and noise level within the
immediate area of the project environment. However, the resultant impacts will be major but short
lived due to the nature and character of the area. This impact is classified as an adverse impact of
minor significance.
5.5.2 Impacts on Water Environment and Hydrology

The proposed development may exact adverse impact on the ground and surface water as a result of the
previous factory operations and proposed construction activities when the project commences. During
the construction activities, waste water will be generated and if leaches into ground may cause
moderate impact on ground water quality of the area. The surrounding surface water quality may also
be impacted by uncontrolled disposal of sewage and wastewater from temporary labour camps. Spillage

of oil and grease from the vehicles and wastewater generated from on- site activities may also pollute
the ground and surface water resources.
The duration of the potential impact will be moderate. The frequency of the impact on water bodies will
be moderate as the impact will occur intermittently throughout the construction period. Moreover, since
most of the labour would be locally deployed from within the immediate locality of the project area, the
wastewater generated from sanitary activities will be minor. The areal extent of the impact will be
minor as waste water will be properly controlled. In this regard, the sensitivity of the water resource
components is adjudged minor.
Impacts on water quality and hydrobiology from the construction of the project will be minor based on
the various extrapolations done earlier. Therefore the impact will have a medium significance on the
surrounding environments.
5.5.3 Impact on Soil and Land

Activities during the construction phase would involve soil densification, excavation and filling.
However, due to its relatively flat terrain, the topography as well as geology is not anticipated to
change due to proposed project.
Impact on soil owing to the project construction activity includes soil erosion, compaction, physical and
chemical effects and contamination of the soil. Erosion of soil may occur on account of removal of
vegetation and excavation activity for construction. Site for the project is vegetated with shrubs, trees
and grasses; hence impact owing to removal of vegetation would be major. Other factors contributing
to soil erosion is increased runoff and decrease in permeability of the soil due to surface paving.

Use of heavy machinery and storage of material compact the soil. Compaction of soil as well as mixing
of construction material with soil will also lead to reduced infiltration of water, lower rate of
impermeability and increased runoff. Changes in the physical and chemical characteristics of soil will
occur during the construction phase.
Impact Severity Rating
The magnitude of the impact will be minor given the fact that effective mitigation strategies are
developed to curtail drastically the anticipated adverse effects. The duration of the impact will be
moderate; the frequency of the impact will be minor as the occurrence of the impact will spread
throughout the construction phase period. The areal extent of the impact will be minor as construction
activities will be consciously limited to the project site environment. Therefore, the sensitivity of the
soil and land environments within the project site is adjudged minor.
5.5.4 Impacts on Biological Environment (Flora & Fauna)

One of the major environmental impacts of the proposed development is the clearing of the existing
natural vegetation to pave way for the development. The depletion of vegetation within the project site
to give way for housing and associated infrastructural facilities (e.g. roads) is a major environmental
issue. It is of note that the vegetation within the project site which over the years has not been tampered
with predominantly consist of shrubs and grasses. These plant species do not only harbour different
terrestrial animals, but also serves as a medium for feeding and breeding.
There is no doubt that the depletion of the existing natural vegetation and subsequent loss of the fauna
habitat is a negative impact and irreversible.
Furthermore, the depletion of natural vegetation within the project site will bring about disequilibrium
of the existing ecosystem. Therefore, the depletion of the natural vegetation as a result of the bush

clearing arising from site preparation for construction and associated infrastructure (roads) will
endanger both terrestrial animals and plants, and this considered an irreversible negative impact.
The magnitude of the impact will be major as there will be loss of vegetation and habitats of terrestrial
fauna within the project environment. The duration will be major as this is irreversible in spite of the
fact that there are plans to replace the lost natural vegetation by soft landscaping. The areal extent of
the impact will be minor as tree felling will be restricted to the project site. The sensitivity of the flora
and fauna components of the area is adjudged major.
Impacts on the biological resources through vegetation clearance and subsequent loss of terrestrial
biota will have moderate impact on the local ecology of the area. The duration will be minor as there
are plans to regenerate the lost vegetation.
5.5.5 Impacts on Waste Generation

The proposed development will generate large volume of wastes throughout its life span. Right from
the construction stage through the completion of the proposed development, large volume of both solid
and liquid wastes will be generated.
Composition of wastes to be generated however will depend largely on the stage of activities at which
they occur. During the construction stage, much of the wastes that will be generated will include
rubbles, packages, polythene products, sawn dust, etc. However, at the completion of the estate, aside
the human wastes that will be generated, garbage, waste paper and packages will also be generated.
Various wastes that will be generated at different stages of the project are given in Table 5.1.

Table 5.1: Anticipated Wastes to be generated.
Stage Associated Waste Waste Composition Dimension

Activities
Constructi - Site Clearing & Solid - Rubbles from the High magnitude
on Preparation Construction work. and short term.
- Soil - Food packages
densification consumed by workers.
- Excavation and - Cement and paint
Civil packages
Construction - Sawn wood/plank.
Works. - Construction materials.
Liquid - Human wastes (feaces Low magnitude and
urine, waste water) short term.
- Run off/waste water
from concrete mixing,
painting and civil
construction works.
Commenc Domestic Solid - Packages, waste paper High magnitude
ement of activities from the garbages, used and long term.
operation residents. containers, etc.
Liquid - Human waste - feaces, High magnitude
urine, waste water from and long term.
laundries, showers and
sinks.
The magnitude of the impact will be minor given the fact that effective and proper waste management
plan will be put in place to curtail the anticipated effects. The duration of the impact will be moderate
as the occurrence of the impact will spread throughout the construction phase period. The areal extent
of the impact will be minor as construction activities will be consciously limited to the project site
environment.

Impacts of waste generation through solid and liquid waste disposal will last throughout the duration of
the construction period and will have minor impacts on the project’s immediate environment. This
impact is classified as an adverse impact of minor significance.
5.5.6 Impacts on Socio-Economics
5.5.6.1 Impacts on Transportation
The main transportation impacts of the proposed project will be reflected in terms of increase in the
number of vehicular movement from the construction activities and residents of the apartments at
completion.
Primarily, transportation of materials and work force to the site will be by road thereby bringing about
increase in traffic. Increase in traffic may create an artificial congestion, potential delays, accident and
inconvenience for pedestrians and residents within the locality. The movements within and around the
project site will be every day of the week and apart from the traffic congestion, this could bring about
emission of pollutants.
Emission of Pollutants (noxious gases such as carbon monoxide (CO), hydrocarbons (HCs), sulphur
dioxide (SO2)) associated with movement of heavy duty equipment and vehicles will be generated and
dispersed into the atmosphere.
Emission of such contaminants is capable of damaging human health and so also animals and plants.
Apart from emissions from exhausts, the traffic situation could impose physiological and psychological
stresses on neighbours within the immediate vicinity of the site in addition to significant man-hour
losses in traffic.

It is however of note that the anticipated traffic impacts on the environment is negligible, insignificant,
localized and reversible.
The increased presence of heavy duty trucks associated with construction activities could cause traffic
build up in the area. Given the fact that the area is not yet built up, these activities would bring about
increase in the ambient noise level within the area. This scenario could lead to physiological disorder
on the site and off site workers in the project area. However, the magnitude of impact will be minor.
Traffic situation as observed during reconnaissance survey reveals that the additional vehicular traffic
that will be generated due to the project operation will be adequately accommodated considering the
existing and the proposed roads in the area. The duration of the impact will be major. The areal extent
will be minor.
Given the minor level of anticipated impacts on transportation and the sensitive human receptor, the
impact will persist for a long time. However, the overall effect of the project on the transportation
sensitivity of the project environment components is adjudged moderate (significance of the impact is
moderately adverse).
5.5.6.2 Impacts on Water and Electricity Consumption

High volume of water will be required daily within the scheme right from the construction stage
through the occupation of the scheme by prospective residents. The magnitude of anticipated activities
at completion of the scheme will require large volume of water daily so as to meet up with the demand
for domestic and other purposes.

At completion of the project, a relatively large volume of water will be required on daily basis.
Therefore, the project would exert adverse impact on the public water reticulation which at the moment
not within the reach of the immediate environment of the project site.
Also, Electricity will be supplied to the proposed development at completion through the Power
Holdings Company of Nigeria (PHCN) facilities. Therefore, considering the magnitude of the project,
adequate electrical installations would be provided to meet the electricity demand of the project as
facilities on ground are not sufficient to cater for the electricity demand of the proposed development.
The frequency of the impact will be major, as the impact will occur throughout the operation period.
The impact of increase in both water and electricity consumption will be minor as the project will make
provision for water and electrical facilities. The anticipated effect of water and electricity consumption
will be minor. The areal extent of the impact will be minor.
Impacts of water and electricity consumption as a result of OTESHADE VILLAGE EXCISION
layout will be minimal. Therefore, the anticipated impact on water and electricity is adjudged minor.
5.5.6.3 Infrastructure Developments

The project site is situated within a developing community near Jonaith Hotel, along Lekki-Epe
expressway, Eti-Osa Local Government Area, and as such lack sufficient infrastructural facilities. The
scheme, however, in its design concept provided opportunity for infrastructure development to enhance
quality of life of would be residents.
Anticipated infrastructural facilities of the proposed development will include well laid roads,
boreholes, electrical installations, recreational facilities among others. To this end, the scheme will
impact positively on the much needed infrastructural facilities within and around the project area.

5.5.6.4 Housing Provision

Housing as a social phenomenon is essential to the survival of the human race. It is a known fact that
one of the problems facing highly urbanized community like Lagos is acute shortage of qualitative
housing units to provide shelter for the increasing population.
Therefore, the proposed OTESHADE VILLAGE EXCISION layout will, at completion increase the
number of housing units in the project area, and thus to a large extent address housing shortage both in
terms of quality and quantity in the area. This invariably would improve the housing stock within the
state and at the same time decongesting the metropolis.
5.5.6.5 Impacts on Employment

One of the positive impacts of the proposed development is the creation of employment opportunities.
It is estimated that the proposed development right from the inception till the maturity i.e. completion
of the project, will provide thousands of jobs for both skilled and unskilled workforce.
At inception, during the conceptual design, numbers of professionals will be engaged. These will cut
across architects, mechanical and electrical engineers, town planners, estate surveyors, land surveyors,
etc. Also, construction and post construction stage of the project will witness employment of lots of
artisans that will be engaged for one service or others.
The multiplier effect of the employment opportunities that will be created by the project will transcend
the engagement of just the work force, but to the economy development of Lagos State vis-à-vis the
increase in per capita income of the anticipated work force to be engaged, income tax to be paid, and
the enhanced standard of living of the engaged work force.

5.5.6.6 Visual Appearance/Aesthetics

At completion, the proposed development will create an aesthetic view within the immediate
environment. The proposed estate provided with well laid out roads, articulated green areas, rows of
well finished buildings etc will at completion create a visually appealing view internally and externally
thereby bringing about an aesthetically pleasing environment.
5.5.6.7 Urban Developments

According to the United Nations, Lagos metropolis is the 6 th largest megacity in the world with an
estimated population of 15 million and an annual growth rate of 5.3%. To this end, Lagos metropolis
was proclaimed as having the highest rate of urbanization in the world.
This scenario has no doubt put pressure on the available infrastructural facilities in the State. Coupled
to this also, is the emergence of filthy settlement/developments to accommodate the ever growing
population in the State.
The proposed OTESHADE VILLAGE EXCISION layout will promote urban development of the
project site environment hitherto an under developed parcel of land, adequate provision to
accommodate the anticipated population as a result of the project has however been made. The
development, therefore, will ensure the emergence of urban settlement provided with the necessary
infrastructural facilities.
5.5.6.8 Revenue Generation

The proposed housing development is estimated to generate hundreds of millions of naira annually to
the coffers of various Government Agencies. This amount is outside the returns on investment to the
proponent of the development. The anticipated accruable revenue to government will include:-
 Personal income tax from employees to be engaged
 Company tax

 Value added tax
 Ground rent
 Development levies
 Infrastructural development charges
 Development permit fees
 Electricity and telephone bills etc.
It is important to note that beside hundreds of millions of naira directly accruable from the proposed
development, several millions of naira will also be made indirectly from the project from such sources
as:
 Expenses incurred by the people to be engaged as a result of increase in per capita
income
 Adverts rates
It is therefore imperative to state that the proposed development has a multiplier effect on the economy.
To this end, it is important to note that not only the Lagos State Government will benefit from the
proposed development, but also Federal Inland Revenue Services (FIRS), Power Holdings Company of
Nigeria (PHCN), Nigerian Customs Services, Lagos State Internal Revenue Services etc.
 Impacts Severity Rating
The magnitude of the impacts of the proposed development on socio-economic activities will be major
as the project is huge thereby generating a lot of employment opportunities, change in the present
urban landscape, provide housing, and potentially present a veritable source of internal revenue to the
local and state governments. The duration will be major as the project will go on for a long time. The

areal extent of the impact will be major as it will not be limited to the economy of the immediate
vicinity.

Impacts on the local economy as a result of the impact of the proposed development on socio-
economic indicators will be moderate and so also the duration.
5.5.6.9 Impacts on Health and Safety

Project workers during the various construction activities will be exposed to loud noise levels
especially around operation area where heavy equipment and generating plants are being used. This
could cause long-term health effects such as hearing impairment. Similarly, workers could be exposed
to harmful levels of emissions from the various equipment and machinery that will be used for the
project which could lead to health effects on project workers.
The magnitude of the impact will be minor given the fact that noise emission issues will be most
insignificant within 150m radius of the project location. Noise emissions will be reduced by distance
and diffusion into background noise levels. The duration of the impact will be moderate. The
frequency of the impact will be moderate, as the impact will spread throughout the construction
period. The areal extent of the impact will be minor. Noise will be limited to the immediate vicinity
(within a 50m radius) of the project site. Given the number of anticipated project personnel and the
duration (overall) of project activities, the impact on the sensitivity of the workforce is adjudged
minor.
The fact that the noise issues will be limited to only the immediate environment of the construction
area is an indication that the project is deemed to have a minor significance with regards to health
impacts of noise and air emissions.

5.5.6.10 Public Safety and Security of Life and Property

The proposed development will bring about the loss of serenity pervading the project site as a result of
influx of people into the project site. This development could threaten the safety of residents in the
area as a result of uncontrolled movement of people in and out of the project site. Therefore, if adequate
security measures are not in place to monitor the movement and activities around the project site,
criminally minded people could make use of the opportunity of influx of people to the project site to
unleash terror in the area. Besides, the construction activities if not carried out with best practices could
also threaten the security and safety of workers on site.
The magnitude of the impact will be minor. The duration of the impact will be minor. The frequency
of the impact will be moderate, as the impact will spread throughout the construction period. The areal
extent of the impact will be minor. Security of lives and properties will be limited to the immediate
vicinity of the project site. The impact is adjudged minor.
Impacts on the security of lives and properties as a result of the proposed development will be minimal
and limited only to the immediate environment of the project site.
5.5.6.11 Sewage treatment and disposal

Sewage generated by the proposed project will be collected and pumped to the wastewater treatment
plant. The construction of a dedicated sewage treatment facility for the development will ensure proper
treatment of effluents before being finally discharged. The potential long-term issue relates to improper
maintenance of the sewage collection and treatment system such that inadequately treated effluents
become discharged to the receiving water body. Improper disposal of sludge is also a potential issue.

The magnitude of the impact will be minor given the fact that effective and proper management of
effluents will be put in place to reduce to the barest minimum the effect of the impacts. The duration of
the impact will be major as the impacts will occur throughout the project life cycle. The frequency of
the impact will be major. The areal extent of the impact will be minor.
Impacts of sewage generation through waste water will last throughout the proposed development
lifetime. This will have major impacts on the project immediate environment if effluents are not
properly treated before being discharged. The impact is adjudged major.
To capture the anticipated impacts, magnitude, frequency, duration and areal extent of the possible
impacts of this project, summary matrixes of predicted impacts are presented in table 5.2 below.

Table 5.2: Summary Matrix of Predicted Impacts Due To Residential Development.

S/N Environmental Project activities & Nature of Impacts Magnitude of Impacts Duration & Areal
Components Sources of Impacts Extent of Impacts
Pre-construction Phase
1 Ambient Air -dust spread from site -reduction in visibility Minor and temporary Impacts will be confined to
Quality preparation -eye irritation negative short distances, as suspended
-emission of hazardous gases -difficulty to breath Impact. coarse particles will settle
from vehicle exhaust during within a short distance from
mobilization of men, activities venue.
equipment and materials.
2 Ambient Noise Noise generated from -raising of ambient Minor and negative Temporary impacts during
Level pre-construction activities like noise level leading to impact near noise pre-construction phase.
erection of sheds, storage hearing impairment. generation source Baseline noise level will be
facilities, site camps and within project area. within standards during this
operation of equipment No significant phase and will not extend
impact at sensitive beyond 150m radius from the
receptors project site.
6 Soils Pre-construction Activity such -Alteration of soil Insignificant negative Impacts are confined to short
as land preparation and structure and texture Impact on the soil distances.
clearing, deposition of debris -alteration of drainage structure and stability
& other waste. pattern
7 Ecology -Clearing of existing Habitat disturbance Minor negative Impacts are confined to short
(Flora and vegetation during pre-construction Impact distances.
Fauna) -displacement of existing activities
terrestrial animals
8 Socio- Increased job opportunities. -employment Overall positive Impacts will be beyond the
economy Economy related to opportunities Impact project area.
commercial, real estate -income generation
development, material supply
etc.
Traffic -Heavy duty Truck movement -increase traffic Minimum negative Impacts may be felt 300m
Pattern -movement of men and volume Impact radius of the project

materials -delay in movement

-site visitation by regulators. -traffic congestion

Construction Phase
1 Ambient Air -digging,
trenching & -reduction in visibility Minor negative Impacts are temporary during
Physical PlanningQuality
Technical Report
excavation of Commercial
activities -eyeand Residential Development
irritation Impacts inside construction phase. Impacts
leading to release of -pollution of air proposed project will be confined to short
particulate matter and dust -reduction in air premises and beyond distances, as suspended
amalgam into the quality the site. coarse particles will settle
environment. -difficulty to breath within a short distance from
-material handling activities venue.
-release of hazardous gases
and fumes (CO, NOx,,CO2 etc)
Operation & Maintenance Phase
from vehicles and equipment
S/N Environmental Project activities & Sources Nature of Impacts Magnitude of Duration & Areal Extent of
on site.
Components of Impacts Impacts Impacts
1 Ambient Air Particulate -pollution of ambient Minor negative Recurrent negative impact
2 Noise Noise generated from -raising of ambient Minor negative Temporary impacts during
Quality and gaseous air impact inside that will occur throughout the
construction activities, noise level leading to impact near noise construction phase. High
emissions from Diesel project site and operation & maintenance
movement of heavy duty hearing impairment, generation sources intensity noise activities e.g
Generator downwind of the phase. Impact will be felt
vehicles and operation of difficulty in sleeping inside premises. Piling activities envisaged.
sets development within 150m radius of the
construction equipment even during the day. No significant Baseline noise level will be
project premises.
impact at sensitive within standards during this
2 Noise Noise from -increase in ambient Minor negative Recurrent negative impact
receptors phase and will not extend
vehicle movement noise level impact inside & that will occur throughout the
beyond 150m radius from the
and operation of outside project area. operation &maintenance
project site.
diesel generator sets No significant impact phase. Noise level will be
3 Water quality - Surface runoff from project -pollution & Significant negative Impact will be within 150m,
during power failure. at sensitive receptors. within 120m from the source
site contamination of impact to surface water and will be temporary and
of noise.
- Improper waste & debris surrounding water quality as the site abuts localized during construction
3 Water -sewage and wastewater -pollution of water Minor negative Impacts on surface water will
disposal bodies. a surface water. period.
Quality generation sources Impact. be recurring and may go
- Discharge of sewage from -pollution of ground -Significant negative
-tapping of ground water as a -reduction of ground beyond 300m.
labour camp water through impact to ground water
source of water supply water quantity &
-Leakage and improper use of percolation & seepage. quality.
-disposal of solid waste into quality.
chemicals and fuel/oil.
lagoon.
4 Land use and Land -change in visuals of Minor negative Temporary impact that will
4 Soils Storage and disposal of solid -distortion in soil Minor negative impact Impacts are confined to short
Aesthetics Development the project Impact not be beyond 150m radius
and other wastes and composition, texture distances
environment from the project site.
handling of liquid chemicals and structure.
5 Topography -cutting, compaction, filling - No Significant Region is relatively flat and
- Pesticides Use -contamination of soil
and Geology and leveling. Impacts hence no impacts due to
and land surfaces.
topography.
6 Ecology -landscaping activities -beautification of the significant positive Impact will be felt within the
6 Soils Construction -alteration in soil Significant negative Impacts are confined within
(Flora and - natural re-vegetation site environment impact project site and immediate
Activity like trenching, texture and structure Impact on the soil site and may be permanent.
Fauna) environment
excavation, piling deposition pattern structure and stability
7 Socio-economy -provision of accommodation -positive socio- Overall positive Impacts will be profound and
of debris & other waste. -contamination of top
-employment opportunities economic impact Impact may go beyond the borders of
& subsoil
Nigeria.
-removal of soil
Contemporary
8 Consultants
Traffic Group Ltd.
Generation of trips and -increase
fertility in traffic significant negative Page 71
Increase in traffic level within
Pattern parking needs volume Impact 500m radius of the site.
Decommissioning Stage
Physical S/N Environmental
Planning Project activities & Commercial
Technical Report Sources Nature
andofResidential
Impacts Development
Magnitude of Duration & Areal Extent of
Components of Impacts Impacts Impacts
1 Ambient Air -emission of dust from -reduction in visibility Minor negative Impacts are temporary during
Quality demolition activities. -eye irritation impact inside decommissioning phase.
-pollution of air proposed project Impacts will be confined to
-reduction in air quality premises and outside short distances, as coarse
-difficulty to breath the site. particles will settle within
short distance from activities
area.
2 Noise Noise generated from -raising of ambient Minor negative Temporary impacts during
demolition activities and noise level leading to impact near noise demolition phase. Baseline
operation of hearing impairment, generation sources noise level will be within
demolition equipment difficulty in sleeping inside premises. standards during demolition
even during the day. No significant phase.
impact on ambient
noise levels at
sensitive receptors
3 Water quality -Surface runoff from project -pollution & Minor negative Impact will be temporary and
site. contamination of water impact as there is will be much localized during
- Improper debris disposal body. surface water near the demolition period.
5.6 -Leakage of chemicals and -pollution of ground development.
fuel/oil. water through -Minor impact to
percolation & seepage. ground water quality
4 Land use and Land -change in visuals of Land availability Impact will be within 150m
Aesthetics Reclamation the project environment radius.
6 Soils Demolition - Minor negative Impacts are confined to short
Activities like dismantling Impact distances.
etc
7 Ecology (Flora Habitat disturbance during -alteration in soil Minor negative Impacts will be within the
and Fauna) demolition activity texture and structure Impact decommissioning area.
pattern
8 Socio-economy Job opportunity. -boost in employment Overall positive Impacts will be beyond the
. opportunities Impact project area.
-skill acquisition
-exposure to modern
and best practices
Traffic -Heavy duty Truck -increase in vehicular Minimum negative The site is in a developed area
Pattern movement volume Impact which may cause congestion
-movement of men and -difficulty in vehicular and increase in movement
materials movement arising from time. Impacts will not go
Contemporary Consultants Group
-site Ltd.
visitation by regulators. wrong parking, beyond 300m radius of the Page 72
obstruction etc. activity area.
Impacts Rating
Rating of the anticipated environmental impacts of the proposed OTESHADE VILLAGE EXCISION is carried out using a
checklist method based on the following criteria:
Score Nature of Impact
0 Negative Impact/High Magnitude.
1 Negative Impact/Low Magnitude
2 Neutral Impact.
3 Positive Impact/Low Magnitude.
4 Positive Impact/High Magnitude.
Rating
Below 40%: Not Acceptable.
41% - 60%: Critical Considerations.
61% and above: Acceptable.

Table 5.3: Impact rating

Potential Impact Negative Positive
Low High Neutral Low High
Air pollution. 2
Noise impact. 2
Water pollution. 1
Soil erosion and degradation. 1
Influx of temporary residents/fun seekers. 2
Land Use Compatibility 3
Employment opportunities. 4
Living Environment 4
Investment opportunities 4
Traffic generation 2
Existing road facilities. 3
Inner city decongestion 3
Recreational facilities. 4
Provision of Housing 4
Property appreciation. 4
Revenue generation. 4
Safety and Security of Life. 3
Health Impact. 3
Solid Waste Generation. 0
Liquid Waste Generation 0
Utilities/infrastructure development 4
Aesthetics. 4
Flora. 0
Fauna. 0
2 - 8 15 36
Total = 61
Score of the Proposal x 100

Marks Obtainable 1
= 61 x 100
96 1
≈ 63.5%

From the foregoing, the proposed development scores 61 from the total obtainable score of 96 in the
rating of its anticipated impact on the environment. This indicates therefore that the proposed
development has an approximate of 63.5% for its total rating on its possible positive impacts on the
environment.
From the analysis given above, the proposed development will impact both on the immediate and
farther environments positively, and thus make it acceptable.
5.7 Impact Mitigation

This section of the study proffers mitigation measures on the earlier identified impacts due to the
proposed project. Detailed plan of activities intended at reducing or totally eliminating the identified
negative impacts of the project on the environment are therefore enumerated. This, however, will be
carried out in the phases of the project development as stated in Table 5.4.

Table 5.4: Summary of Impacts and Mitigation Measures
Preconstruction Phase
Environmental Summary of Impact Mitigation measures
Component
Ambient Air Pollution i. Making sure that the vehicles are in good condition to reduce gas
Quality emission
ii. Periodically watering the project area especially during the dry
season to keep the dust level down.
Ambient Noise Increase in noise level i. Use of well-maintained vehicles and equipment fitted with silencers.
Level
Soils Distortion in soil Pre-construction debris will be collected and suitably placed, used on
structure and texture/ site or disposed properly.
contamination
Ecology Depletion of flora, i. Hunting and fishing activities by workers should be controlled or
(Flora and Fauna) depletion and discouraged.
displacement of fauna ii. Rapid and aggressive re-vegetation will be carried out to replace
(terrestrial & aquatic) lost vegetations.
Traffic Pattern Congestion and traffic (i) The construction contractor will provide additional traffic control
obstruction wardens around the project site.

Construction Phase
Environmental Summary of Impact Mitigation measures
Component
Ambient Air Ambient air pollution i. Making sure that the vehicles are in good condition to reduce
Quality gas emission
ii. Periodically watering the project area especially during the
dry season to keep the dust level down.
iii. Slowing down the vehicles carrying the construction
materials within the built up areas.
iv. Properly wrapping the material truck container with plastic
cover to avoid dust spreads and other materials during the
mobilization.
v. Establishment of load limit of trucks to avoid over loading.
vi. Providing and using the safety equipment such as nose
mask, noise cover for employees who work near the dusty
location such as the heavy equipment operator, etc.
vi. Optimization of working schedule and work to help
minimize several material vehicle mobilization trips.
vii. Implement an Effective Journey Management
System.

Noise Increase in ambient I. Use of well-maintained

noise level Equipment fitted with silencers.
ii. Providing noise shields near the
heavy construction operations
Water i.Pollution and (i) Storage floors will be made of concrete.

resources contamination of (ii) Proper drainage of project site and immediate environment
i. Surface water water sources.
(iii)Drainage from warehouse/storage locations is collected
ii. Ground water ii.Reduction in the
ground water quantity. separately with trap for oil or fuels.
(iv)Solid waste such as oil-filters, metals and tires, etc, will be
stored in a designated place to be sold or recycled by a third
party.
(v) Prevented of oil spills from getting into the water body.
(vi) Sewage and waste water from labour camp on site must be
properly treated to meet LASEPA tertiary effluent discharge
standard before discharge into receiving water body.
(vii) A wastewater channel from the site would be connected
to the septic tank
(viii) Borehole for water supply should be properly done to
avoid geological distortion.

Ambient Air Ambient air pollution vi. Optimization of working schedule and work to help
Quality minimize several material vehicle mobilization trips.
vii. Implement an Effective Journey Management System
Plan.
Noise Increase in ambient i. Use of well-maintained equipment fitted with silencers.

noise level ii. Providing noise shields near the heavy construction
operations
iii. De-commissioning activities will be limited to daytime
hours only.
Water i.Pollution and (i) Storage floors will be made of concrete.
resources contamination of (ii) Proper drainage of project site and immediate environment
i. Surface water water sources. (iii)Drainage from Storage locations is collected separately
ii. Ground water ii.reduction in the with trap for oil or fuels.
ground water quantity. (iv)Solid waste such as oil-filters, metals and tires, etc, will be
stored in a designated place to be sold or recycled by a third
party.
(v)Oil or fuel spills will be prevented from getting into the
water body.
(vi) Sewage and waste water from labour camp on site must be
properly treated to meet LASEPA tertiary effluent discharge
standard before discharge into receiving water body which
abuts the site southward.
(vii) A wastewater channel from the site would be connected
to the septic tank
Contemporary Geological
Consultantsand
Groupi.Ltd.
Distortion in soil i. Appropriate drainage will be built to accommodate the Page 79
surface water movement from the rain and wind.
Soil texture & structure
6.0 CONCLUSIONS AND RECOMMENDATIONS
CONCLUSION AND RECOMMENDATION
Over the past years, Lagos State Government has put in place various measures to ensure the provision
of adequate housing units for her teeming population. It is of note that as much as the government’s
program on housing is on-going, for Commercial and Residential Developments development, so also,
the right of the natives to the inheritance of their fatherland is being regarded in Lagos state by the
Lagos state government.
It is imperative to note that the State Government’s policy on Housing/Estate development has gone a
long way to encourage private partnership initiatives at the delivery of exclusive commercial and
residential developments within Lagos metropolis. In the last 20 years, various schemes, and
Commercial and Residential Developments have emerged also in the state to decongest the metropolis,
and thereby stimulating rapid development of the suburbs.
It is in view of this that one cannot but appreciates the efforts of the state government through her
policies and programs. However, these are not expected to default the statutory provisions guiding
development proposals in the State to ensure sustainable development within the totality of the built
environment.
For this project development, due to the sub-soil investigation, it is highly recommended in the soil test
report that where deep foundation (non-displacement pile) is considered, it should terminate at about
the depth of 28m.
This, inter alia, obtains as one of the numerous precautions to notice in view of proper construction
supervision. The success and sustainability of this project begins with paying attention to preliminary
site preparations, the details of engineering interventions in view of site’s peculiarities and government
policies, as concerned best practices.
In conclusion, it is imperative to state that the proposed scheme has been evaluated, and thus adjudged
to conform to the applicable regulations guiding layout approval in the State. Lastly, the proposed
Commercial and Residential Development, rather than exerting adverse impacts on both its immediate
and farther environments, will serve as a complement to the emerging developments within the axis. In

view of this, the proposed private residential scheme is therefore recommended for Lagos state
government approval through her agencies.
APPENDIX 1
The Proposed OTESHADE VILLAGE EXCISION DEVELOPMENT PLAN


APPENDIX II
Proposed OTESHADE VILLAGE EXCISION Development Plan
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Physical Planning Technical Report Commercial and Residential Development

Contemporary Consultants Group Ltd. Page i

4.2.2 Contiguous Activities around the Project Site................................................29

4.2.3 Development Plan Strategies..........................................................................29

Contemporary Consultants Group Ltd. Page ii

1.1 Background to the Project

1.2 The Project Brief

1.3 Legal and Administrative Framework

1.4 Scope of the Report

Contemporary Consultants Group Ltd.

1.1 Background to the Project

cannot be under estimated.

satisfactorily with its housing requirements. Thus, if a society is self-sufficient at a time in

not been able to meet up with across time and space.

Contemporary Consultants Group Ltd.

well as land title; a right which accompanies ownership .

1.2 The Project Brief

Ikotun, Alimosho Local Government Area of Lagos State.

CONTEMPORARY CONSULTANTS GROUP LIMITED ( herein after referred to as the

Contemporary Consultants Group Ltd.

1.3 Legal and Administrative Framework

and residential development.

1.4 Scope of the Report

i. Assessment of the baseline environmental condition (physical, social and economic)

of the project area;

ii. Evaluation of the site potential and constraints to planning;

iv. Presentation of the detailed components in the proposed Commercial and

v. Analysis of the infrastructural requirements and provisions in the proposed

Commercial and Residential Development ; and

vi. Assessment of the anticipated environmental impacts of the proposed development.

Contemporary Consultants Group Ltd.

2.0 PROJECT JUSTIFICATION

2.3 Project Alternatives

Contemporary Consultants Group Ltd.

Contemporary Consultants Group Ltd.

2.0 PROJECT JUSTIFICATION

development in Lagos state.

Agbaje) of the need to develop an exclusive commercial and residential development in an

Residential Development, at completion will accommodate a significant portion of the increasing

2.2 Need for the Project

sustainable environment cannot be over-emphasized. However, it is imperative to note that the

Contemporary Consultants Group Ltd.

housing provision in the Lagos metropolis.

2.3 Project Alternatives

considered in order to avoid significant environmental impacts of the project. A range of

project, the following alternatives are considered:

2.3.1 No Project Option

2.3.2 Delayed Project Option.

related problems make it unattractive to adopt the delayed project option.

2.3.3 Alternative Site/ Location Option

both in terms of economic and environmental factors.

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3.0 DES CRIPTION OF PROJECT ENVIRONMENT

3.1 Site Location

3.2 Site Coverage, Boundary and Adjoining Development

3.3 Existing Developments on Site

3.4 The Site Topography

3.5 Existing Drainage System

3.6 Existing Infrastructural Facilities