AN APPRAISAL OF PARKING LOTS OF COMMERCIAL PROPERTY IN IKEJA
CHAPTER ONE
INTRODUCTION
1.1 BACKGROUND TO THE STUDY
The viability of any urban activity system is dependent upon interactions of transport systems and infrastructure. In this regard, the transport system provides two fundamental functions: Movement of persons and goods, and provision of access to land-based activities. Transport services are therefore not demanded and utilized for their sake but are derived from the desire to use other services, thus making transport complementary to or a derived demand arising from the use of other services in an urban area (Ogar, 2009).
With the rapid growth of vehicular traffic in recent years, the planning of the city has been faced with a number of new problems. Old streets have to be widened in order to accommodate the increasing number of cars. New streets and highways have to be constructed to enable the cars develop full speed (Walter, 2012). Meanwhile, all these extensive activities in the widening and highway construction have proved not to be enough to relieve traffic congestion or to improve traffic flow along the main thoroughfares within the city at large. Walter, in his study also observes that the problem of keeping the cars on the move is definitely related to the question of where to put them when they come to rest.
Parking is a critical component of transportation policy and management for any locale, but especially for the large central cities. The policies and management practices affecting parking lead to outcomes that, in turn, can affect land use, air quality, traffic congestion, travel behavior, safety and economic development, not to mention revenue lines. Yet, effectively managing parking is an ongoing battle for the large central cities as they face competing, and sometimes contradictory, objectives along with an ever-increasing demand for space (Allison, 2012).
As important as parking is, there are relatively few serious analyses and assessments of parking and its problems which are of particular interest to this study. It is considered as the most delicate and most problematic in terms of the use and management of parking. This is as a result of myriads of commercial activities in the district which attract high population and motorized traffic. This gives rise to complex traffic problems in the Ikeja. These problems can only be solved through appropriate and well-articulated planning policies and actions on a sustained basis. It is therefore necessary that parking facilities are covered in urban transportation management exercises through proper evaluation. The proper location of the facilities within the commercial areas based on standards ensures effectiveness while non-conformity to standards affects their efficient utilization. Good management of parking facilities in planned commercial capital of the Lagos state will promote efficiency and sustainability in the smooth running of the city.
1.2 Statement of the Problems
The appraisal of a parking lot appears to be a simple problem. One would expect it to be straightforward, but it is not. Among the complicating issues are the type of value sought, the rights to be appraised, and the specific asset to be valued. Ikeja has very elaborate proposals meant to ensure smooth traffic movement and parking. The proposals include various hierarchies of transportation corridors, public and private parking areas and an integrated system of rail and mass transit. In reality, effective as the transportation system is meant to be, parking has now become a major problem that makes travel within the city difficult. Commercial areas across the city exhibit more of the problems. The occurrence of this problem and the factors responsible require investigation to determine possible solutions. This study seeks to explore these and related issues using Ikeja as a case study. It examines characteristics and problems of parking and the forces that account for observed shortcomings.
1.3 Research Questions
The questions that the study seeks to answer are:
- What is the nature and pattern of parking lots of commercial property in Ikeja?
- What are the explanatory factors for the problems?
1.4 Aim of the Study
The aim of this research is to appraise the parking lots of commercial property in Ikeja as a basis for identifying the inherent problems and to make recommendations.
1.5 Objectives of the Study
- To review relevant concept, policy, standards and management strategies of parking in cities.
- To examine the characteristics of parking for commercial developments in Ikeja.
- 3. To identify the parking problems associated with commercial developments in Ikeja and explanatory factors.
- To make appropriate recommendations.
1.6 Scope and Limitation
This study will focus on characteristics and problems of parking lots of commercial property in Ikeja. It will also determine the factors responsible for parking problems and the implications. It is further limited to the problems of parking by commercial developments and by streets.
1.7 The Study Area
Ikeja is the capital of Lagos State in southwestern Nigeria. Its population, as of 2006 census, is 313,196. Prior to the emergence of military rule in the early 1980s, Ikeja was a well planned, clean and quiet residential and commercial town with shopping malls, pharmacies and government reservation areas. The Murtala Muhammed International Airport is located in Ikeja. Ikeja is also home to Femi Kuti‘s Africa Shrine and Lagbaja‘s Motherland, both venues for live music. Its Ikeja City Mall is the largest mall on the Lagos State mainland. Ikeja also has its own radio station, broadcasting both in English (Eko FM) and in Yoruba (Radio Lagos).
History
Ikeja, which was formally called “Akeja” was named after a deity of the Awori people of Ota. It was originally settled by the Awori people, and the area was raided for slaves until the mid-19th century. Early in the 20th century it became an agricultural hinterland for Lagos. The opening of the Lagos-Ibadan railway in 1901 and the growth of Lagos as a port transformed Ikeja into a residential and industrial suburb of that city. In the mid-1960s an industrial estate was established, and in 1976 Ikeja became the capital of Lagos state.
Government and infrastructure
The Local Government administrative headquarters of Ikeja are located within the Ikeja Local Government premises. As of June 2019, the Chairman (Mayor) of Ikeja’s local government is Engr. Mojeed Balogun.
The Federal Airports Authority of Nigeria has its headquarters in Ikeja on the grounds of Murtala Muhammad Airport. The Accident Investigation Bureau of the Nigerian government is headquartered in Ikeja. The Nigerian Civil Aviation Authority (NCAA) has its head office in Aviation House on the grounds of the airport; this was formerly just the Lagos office.
Economy
Several airlines have their head offices situated in Ikeja. Arik Air‘s head office is in the Arik Air Aviation Centre on the grounds of Murtala Muhammed Airport. Aero Contractors has its head office on the grounds of Murtala Muhammed Airport. Other airlines with Ikeja head offices include Overland Airways, Air Peace, Associated Aviation, and Dana Air. In addition, Virgin Atlantic has its Nigerian office in “The Place” in Ikeja.
At one point, Nigeria Airways had its head office in Airways House. Before it was dissolved, Afrijet Airlines had its head office in the NAHCO Building on the grounds of the airport. Bellview Airlines had its headquarters in the Bellview Plaza. Other now-defunct airlines with head offices in Ikeja include Air Nigeria (formerly Nigerian Eagle and Virgin Nigeria Airways), on the 9th Floor of Etiebets Place, Sosoliso Airlines, and ADC Airlines.
A slum in Ikeja was recently selected by C. J. Obasi as a production location for his upcoming Nollywood thriller, Ojuju.[25]
Ikeja also has a main market area called Ipodo Market. This market contains many shops and makeshift stalls where merchants display and sell produce, meat, fish, grains, and other groceries.