EKOTECTURE QUARTERLY#1

FROM THE CHAIRMAN’S DESK TABLE OF CONTENTS I am honoured to have been elected Chairman during the last BGM in July 2016.  From the Chairman’s Desk ……………………………....... 2 Your votes have galvanized me for the task at hand. In the past few months, we have visited two schools of Architecture in Lagos, University of Lagos and Yaba  Editorial ………………………………………………………... 3 College of Technology, to encourage student membership and raise awareness of the workings of NIA. We made our voice heard in the newspapers following the  Guest Commentary: Time, Future and the Role of unfortunate demolition of Ilojo Bar. We also distributed branded NIA T-shirts for free Architectural Preservation in Nigeria ..………………...... 4 to members and offered free transportation to the just concluded AGM.  List of Monuments & Sites in Nigeria ............................... 5 There is a great need for Awareness. That is why we are celebrating the Lagos architect through various media outfits, radio, press releases, interviews and social  Archi-Lecture Series: Sustainable Architecture .……… 7 media. That is also why we are publishing EQ, a quarterly NIA LAGOS e-journal. It is aimed at looking at Architecture globally, and in Nigeria with emphasis on Lagos.  Feature Article: Independence House: The Invisible This publication is one of the goals my executive set out to achieve and I am glad Tower …………………………………………………………. 9 that we have successfully commenced it with this edition.  Vox Pop: Should Tee Square & Drawing Board still be I promise to keep up the good works done over the years, and pledge with your used as Training Tools in Schools of Architecture? ...... 12 support, to take the Lagos Chapter to even greater heights.  Leisure Page ……………………………………………....... 13 We hope you enjoy it. Merry Christmas to everyone!  Real Estate: Between Affordability & Residential Mobility: Issues In Housing Estate Development In Lagos ……... 14 Itesi wa ju Eko lo je wa logun…. ***Cover page from Nigerian Tabloids (http://www.nigeriantabloids.com/ni geria-through-the-lens/)*** ARC. FITZGERALD UMAH MNIA, RIBA (CHAIRMAN, NIGERIAN INSTITUTE OF ARCHITECTS- LAGOS CHAPTER) 2

EDITORIAL caveat so that members do not find building’s plight and calls for its restoration. Our themselves on the wrong side of the law vis- special thanks goes to Prof. Godwin OBE, OFR and Welcome to the pilot issue of Ekotecture a-vis listed buildings. Legacy 1995 for their invaluable contribution to this Quarterly- EQ for short! As the name implies, article. it is an online journal for NIA Lagos State We also wish to introduce our Archi-Lecture We close this edition with an article on the ever- Chapter and will be published at the end of Series. Archi-Lecture is an instructive article growing real estate sector in Lagos and the every quarter. Coincidentally, this first edition set aside for continuous education of our challenges of urbanization. It is hoped that the comes at the end of a tough and eventful members on recent or future developments diverse topics found in this issue will appeal to various year with lots of talking points and significant in architecture. This edition delves into interests and readership. events that bookmark it architecturally. Such Sustainable Architecture- a major discourse Merry Christmas, dear readers, we hope you enjoy events will help inform the themes of our in our resource-depleting world. ‘Going the mag! Happy reading! magazine. In our pilot issue, we will focus on green’ is no longer a fad like the mannikin ARC. CLAUDE OPARA mnia the burning topic of Preservation and challenge: it’s a survival kit for humanity. We, Editor & Chairman, Publications Committee Sustainability. as architects, need to play our role in this. 3 Following our own September 11 tragedy i.e. To spice things up, we have a Leisure page the demolition of Ilojo Bar (Lagos State’s first and Vox Pop. Both will be regular features listed building), there was a harsh realization on EQ. This edition’s Vox Pop topic is an of the urgent need to address indifference interesting one: “Should Tee-square and amongst architects towards preserving Drawing board still be used in the training of heritage. Restoration architecture: a largely architects?” Views are diverse. It’s a must- untapped field especially in Africa- has read! become necessary with the ongoing urban renewal in Lagos and State government’s EQ will always have a feature column that tourism plans especially as she clocks 50. Restorers are required to manage such centres on what brings us all together: urban development and keep old heritage structures sustainable for posterity. We know buildings. We will discuss them here how heritage tourism has greatly sustained the GDP of countries like Egypt, Gambia exclusively. However, to narrow down the and even neighbouring Ghana. Nigeria is just awakening to its potentials thanks to the scope, this column will spotlight iconic recession. Restoration is relatively new in the field of architectural education, still absent in buildings alone – starting with those built in our schools, and to pass this message across lucidly, we have guest commentary by Lagos and there are many. You might ask Legacy 1995, a historical and environmental interest group, set up by Prof. John Godwin what qualifies a building as iconic. Well, it and Gill Hopwood about 20 years ago. Also, a table of Nigeria’s listed monuments has must be a benchmark in time and must been included for our information and as a have features that have fascinated or inspired a generation or people. To be iconic, longevity comes to play. Independence House is our feature article for #1, not only selected for its iconic stature, which is not in doubt, but also because of the surprising dearth of information available on it. We hope this discussion will not only re- ignite nostalgia regarding our collective history but will also draw attention to the

TIME, FUTURE AND ROLE OF Ilojo Bar (Before Demolition)–Photo Credit:sorts. This creates access to information not readily found ARCHITECTURAL PRESERVATION Tom Saater in books – nuance in the different styles of ornamentation varying by region, scale and user experience, observable IN NIGERIA Where Is She?’ – Photo Credit: Gillian Hopwood influences and minor modifications made over time, motifs and their meanings as well as user perception in “Time present and time past the current day. It is a lot of subjective information that Are both perhaps contained in cannot be taught by merely reading and for us at time future, Legacy this is the crux of our work – making restorations as And time future contained in time faithfully close to the original as possible. past…” Unfortunately, records are not so great with historically Excerpt from ‘Burnt Norton’ No. 1 significant pieces of architecture and this issue is not of ‘Four Quartets’ by T.S. Eliot restricted to just buildings. Fortunately, the NCMM has catalogued a list of monuments and has a The saying goes ‘A person comprehensive list of buildings and sites listed by the who doesn’t know where they Federal Government for preservation. The Lagos State are from cannot know where Government in addition has included a few other they are going’ and is an notable sites to that list and has begun sensitization work entreaty for the need to to ensure the general population is informed on what a understand your past and how listed building is. Hopefully this project will spur more preservation work across the country. Creating these your predecessors made their decisions – on technology, records as well as preserving the buildings is at the materials, tools, government, society housing, etc. with a forefront of our work and while with some of our work view to using that information to chart an improved path finances and accurate records have been an issue with into the future. Studying our past helps us answer these keeping faithful the restoration of the building, it is a step questions and understand how they affected their lives, in the right direction. We imagine a future where this work and architecture and how they will affect ours if we process is replicated across the country and accurate do not adapt them. records of buildings are kept for a future when such information is required. Preservation is not a purely sentimental issue with wizened men and women reminiscing about ‘the good old days’. 4 In many ways our lives have drastically improved – access to technology and expansion of the available spheres of knowledge and endeavours. These have contributed to the vast library of information available to improve the quality of life on earth with every generation experiencing better benefits than the last. Preservation isn’t good for just recalling historical trivia and fond memories which are not bad things in themselves, but primarily to create a ‘real world library’ of

TIME, FUTURE AND ROLE OF ARCHITECTURAL LISTED DELTA STATE PRESERVATION IN NIGERIA (CONT’D) MONUMENTS & • PALACE OF CHIEF NANNA OF KOKO SITES IN NIGERIA But there is a need as architects to get personally involved in the EDO STATE business of preservation - Dmochowski’s volumes on Nigerian ABIA STATE • CHIEF OGIAMEN’S HOUSE, BENIN CITY Traditional Architecture from 1990 are wonderful but think how • CHIEF OKOROJI’S HOUSE, • CHIEF AIKORIOGIE’S HOUSE, ENOGIE much more rich a collection tracing our architectural evolution from beyond that point would be. Preservation is a very important AROCHUKWU OF OBAZAGBON part of our architectural history as a country – the hope is that as • OBU HOUSE, ELU OHAFIA • BENIN CITY WALLS AND MOAT, BENIN architects we cheer the cause so that we have the ‘respect’ for • CHIEF OCHU KALU’S HOUSE, NDI historically, culturally or architecturally significant buildings and CITY sites regardless of our personal views on the subject and this will OKEREKE ABAM enable us improve the depth of our understanding and improve • OMO UKWU OF NDI NZERA CLAN ENUGU STATE our relationship and discourse on preservation with colleagues • CHIEF NWOKOLO’S HOUSE AT UKEHE and clients alike. ASAGA-OHAFIA JIGAWA STATE It is interesting to note the worldwide trend of looking back on ADAMAWA STATE • ROCK PAINTINGS AT DUTSEN HABUDE, previous technology and materials e.g. rammed earth, and • SUKUR CULTURAL LANDSCAPE, improving the technology for use now to mitigate both economic BIRNIN KUDU and sustainability issues prevalent in societies around the world. MADAGALI • ROCK PAINTINGS AT DUTSEN MURUFU, Even new advances are looking into creating a better carbon footprint in order to keep our environments healthier and safer – BAUCHI STATE BIRNIN KUDU it’s not just how it was in the ‘good old days’ but how do we take • GIDAN MADAKI IN KAFIN MADAKI • ROCK INSCRIPTIONS, GONG AND all that information and make it better and safer now? • DUTSEN DAMISA ROCK PAINTING SHELTER AT DUTSEN MESA JUACHI N OBI, Legacy 1995. The Historical and Environmental NEAR GUMJE • ROCK PAINTINGS AT DUTSEN ZANGO Interest Group of Nigeria • DUTSEN ZANE GEJI, ROCK PAINTINGS , BIRNIN KUDU Link TORO Monuments & Sites: http://ncmm.gov.ng/?page_id=442 • SHADAWANKA ROCK PAINTINGS KADUNA STATE Bibliography • SHIRA ROCK PAINTINGS AT SHIRA • ZARIA CITY WALLS, ZARIA G. Hopwood & J. Godwin, The Architecture of Demas Nwoko (Lagos 2007); • THE CAIRN OF STONES AT THE FOOT • KUFENA HILLS, NEAR ZARIA S.N. Zubairu, M.E. Abdulrahman, P. Ayuba & O.F. Adedayo, “A Study • STEEL FOOT BRIDGE, BUILT BY LORD of Listing of Buildings and Monuments in Nigeria (1956-2009)”; Z. OF PANSHANU PASS Dmochowski, An introduction to Nigerian traditional Architecture (London • FIRST MINING BEACON, TILDEN FULANI LUGARD 1999); K. Adeleke & J. Godwin, Map of Historical Sites of Nigeria (Lagos • HABE MOSQUE AT MAIGANA 1999) BORNO STATE • RABEH’S HOUSE/FORT, DIKWA KANO STATE • HABE MOSQUE AT BEBEJI CROSS RIVERS STATE • GIDAN MAKAMA • THE OLD RESIDENCY, CALABAR • KANO CITY WALLS AND GATE • THE OLD CONSULATE, CALABAR • CHIEF EGBO BASSEY’S HOUSE, KATSINA STATE • GOBIRAU MINARET CALABAR • THE TUMULI AND BAOBAB TREE • CARVED STONE MONOLITHS AT ALOK • CARVED STONE MONOLITHS AT KNOWN AS DURBI-TAKUSHEYI • OLD KATSINA TRAINING COLLEGE EMAGHABE 5

LISTED MONUMENTS & OSUN STATE ARCHI-LECTURE #1 REFERENCES SITES IN NIGERIA • RIVER-SIDE SHRINE AND SACRED 1. S. Adedeji Daramola, Toyin (CONT’D) GROVE OF OSUN, OSOGBO Adebayo and Damilola Alabi. GREEN • SHRINE OF OSUN IN THE KING’S ARCHITECTURE AND SUSTAINABLE KOGI STATE DEVELOPMENT IN NIGERIA. Apr-Jun • OJOGWU ATOGWU TUMULUS NEAR MARKET AT OSOGBO 2012 Journal of Sustainable • SHRINE OF OSUN AT AFIN ATA-OJA Development and Environmental THE PALACE OF THE ATTAH OF IDAH Protection Vol.2 No.2 (PALACE), OSOGBO 2. Wikipedia (2016b). Wikipedia, the KWARA STATE • ITA YEMOO AT ILE-IFE Free Encyclopedia. Sustainable • RELICS OF THE STEAMER • CARVED STONE FIGURE AT IGBAJO Architecture Retrieved November 10,2016 from http://en.wikipedia.org/wiki “DAYSPRING” AT JEBBA STATION PLATEAU STATE /sustainab le_architecture • OLD WEST AFRICAN FRONTIER FORCE • STONE CAUSEWAY AT BATURA, 3. Sustainable Development retrieved November 10, 2016 FORT AT OKUTA BOKKOS from http://www.iisd.org/topic/sustainable • OLD WEST AFRICAN FRONTIER FORCE • STONE CAUSEWAY AT FOROF, -development 4. Our Common Future, Chapter 2: FORT AT YASHIKERA BOKKOS Towards Sustainable Development - • STONE FIGURES AT OFARO • STONE CAUSEWAY AT TADING, A/42/427 Annex, Chapter 2 - UN • STONE FIGURES AT IJARA Documents: Gathering a body of global BOKKOS agreements, retrieved November 4, 2016 LAGOS STATE from http://www.un-documents.net/ocf- • ILOJO BAR, LAGOS ISLAND RIVERS STATE 02.htm • IGA IDUNGANRAN (OBA’S OLD • KING JAJA’S STATUE AT OPOBO 5. Lance-Hose, Six Myths of Sustainable Design, May 08, 2015, PALACE), LAGOS ISLAND SOKOTO STATE Web. http://www.huffingtonpost.com/lanc • WATER HOUSE, LAGOS ISLAND • RUINS OF ANCIENT CITY OF SURAME e-hosey/six-myths-of-sustainable- • OLD SECRETARIAT, MARINA design_b_6823050.html from National Commission of 6. Jong-Jin Kim, Sustainable NIGER STATE Museum & Monuments Architecture Module: Introduction to • TSOEDE’S TOMB AT GWAGWADE Sustainable Design. December 1998 • SITE OF MAI JIMINA’S HOUSE AT Photo from thenationolineng.net 7. Procedia - Social and Behavioral Sciences, Urban Planning and WUSHISHI Architectural Design for Sustainable • RUINS AND SITE OF COLONIAL Development (UPADSD). Volume 216, 6 January 2016, Pages 778- GOVERNMENT HOUSE AT ZUNGERU 787. Retrieved November 10, 2016 • THE KATAMBA OF THE PALACE OF from www.sciencedirect.com 8. Hui-Ting Tang and Yuh-Ming Lee , ETSU NUPE, MOHAMMED AT BIDA The Making of Sustainable Urban Development: Published: 19 May 2016. OGUN STATE • SUNGBO’S SHRINE AT OKE-ERI, NEAR 6 IJEBU-ODE ONDO STATE • IGBARA OKE PETROGLYPHS, NEAR IGBARA OKE • IWO ELERU CAVE, NEAR OWO • THE OLD PALACE OF THE DEJI OF AKURE

ARCHI-LECTURE SERIES #1 Makoko Floating School Photo by Ana Lisa SUSTAINABLE ARCHITECTURE Simply put, sustainability can be defined as “meeting the needs of the present without compromising the ability of future generations to meet The sustainability concept has become the common interest of their own needs”. numerous disciplines in recent years. With emerging research highlighting the fact that the building industry is responsible for more By extension therefore, Green Architecture strives to minimize the than 40% of the world’s total primary energy consumption, 24% of resources consumed in a building's construction, use and operation, carbon dioxide emission and its effect on health and wellbeing, we as while also curtailing the harm done to the environment through the major stakeholders of the built environment play an important role in emission, pollution and waste from its components. migrating this problem and creating a better habitat. As architects the practical application of sustainability will naturally While the terms sustainable, green or eco architecture or design are comprise:- often used interchangeability and the definitive terminology • Economy of Resources – that is decisions ranging from whether to debatable, that is not the crux of this lecture. This paper seeks to provide additional clarity to this trending phenomenon which now demolish or remodel, or to re-use or recycle materials either in whole encompasses every aspect of human life. To understand, let’s take a or in part closer look at its recurrent themes:- • Life Cycle Designs – that is a holistic consideration of environmental issues relating not just to construction but to pre-construction and Sustainable/ Green Designs: This deals with the concept of designing post construction as well buildings, their immediate environment and services in line with the • Humane Designs – which focus on interactions between humans principles of social, economic, and ecological sustainability. It aims to and the natural work eliminate negative environmental impact completely through skilful, sensitive design that is innovative and adaptable while also creating a Going Green: Dispelling Misconception and Benefits dynamic balance and long term relationship between its users and their habitat. 1. Sustainability Equals Environmentalism Conventional thinking suggests that sustainability deals exclusively with Green Construction: refers to using processes that are environmentally environmental concerns. On the contrary, sustainability encompasses responsible and resource-efficient throughout a building's life-cycle: from siting, construction, operation, maintenance, renovation, and demolition. Its practices expand and complement the classical building design concerns of economy, utility, durability, and comfort. Green Buildings: refer to buildings constructed with natural materials, using significantly less energy and renewable at that, easy to maintain and available at a reasonable cost. Such buildings reduce the overall impact of the built-up environment on human health and the natural environment. 7

SUSTAINABLE ARCHITECTURE (Cont’d) Performance specifications are hidden in the technical manual and not visible on the napkin sketch. Yet, basic decisions about a design’s everything by integrating the “triple bottom line”— people, economic shape have a significant impact on both the resources needed and profit and the planet. Using tools such as DART and LEED helps designers the people who use it. It’s estimated that 80-90 percent of the impact achieve all three values simultaneously by ensuring that things fall into of a building is determined in the earliest stages of it development: one or more of those categories. When just one percent of a project’s up-front costs are spent, up to 70 percent of its life-cycle costs have been committed already. 2. Sustainability Equals Technology Many architects seem to believe that sustainable design simply equates 6. Green Buildings Aren’t Beautiful to solar panels and wind turbines; that is the gizmo green but this A typical misconception of “green” architecture is that it has to be ugly, amounts to an extremely narrow perspective of the issue. In truth, some unappealing and bulky. That may have been the case a few decades so-called smarter techniques merely make us better at making things ago when photovoltaic cells were stuck on rooftops or rainwater worse. Therefore sustainability is primarily a choice of values, not a collection tanks hung to the façades of buildings, but a lot has merely choice of tools. changed over the years with the more clarity about the concept. 3. Sustainability Costs Too Much On the contrary, Green Architecture is fast becoming the future of Perhaps the most common criticism about green building is that they architecture both with respect to aesthetics and with the increasing are too expensive. While green materials and products could be more global clamour for energy-efficient buildings in response to climate relatively more costly at the start, one needs to consider the ultimate change. Here in Nigeria, there is a growing push to make sustainability savings particularly in energy costs. For example, the San Francisco tool for competitive advantage in the corporate world. While the Federal Building reportedly saved $11 million in mechanical cooling by advocacy is still relatively at its infancy, the Central Bank for example, relying more on natural light and outdoor fresh air, with a total took the lead in launching this initiative across banks in 2013. It is construction cost of 13.5 percent below the market average. In effect, therefore not farfetched to expect to see regulations and tax breaks Green Buildings are better evaluated from an investment perspective designed to force corporations and individuals to embrace major as against strictly immediate value. tenets of sustainability even in the design of homes and offices 4. Takes More Time 7. Green Architecture Is Not for Old Buildings and Homes Architects often complain that green building is too time-consuming On the contrary, old buildings and homes would benefit from the green and the additional research, analysis and hunt for alternative products building concept. By maintaining or preserving old structures, a large simply cannot be done within limited schedules and fees. Nevertheless amount of “embodied energy” can be saved. As earlier mentioned, the “Integrated Design Process”, ensures that a project’s key embodied energy in this context refers to the energy required for the stakeholders (designers, consultants and contractors) reach consensus extraction, production or manufacture, transport, construction and on project goals early enough and actually saves time by ensuring disposal of building materials. Old buildings, retrofitted or renovated thorough coordination and avoiding costly changes later. To that help the environment by minimizing the need for producing new extent, sustainable designs can lead to quicker delivery on a better building materials that require expensive energy to produce. With product. continued advances in technology and better integrated design processes and construction methods it actually is the only way to go. 5. Sustainability isn’t About Design According to National Design Award winner Peter Eisenman, it “has CHIAMAKA OSIAGWE nothing to do with architecture” it being sustainability just because References on p.6 8

INDEPENDENCE HOUSE: THE INVISIBLE A very broad canopy, supported on six tiled concrete frames, TOWER celebrate the entrance. Only the frames are still standing now- and in bad shape. As one ascends the entrance steps to the foyer, a DATA bank for five elevators welcome you on the opposite end while the Location: Old Defence Rd two main staircases flank left and right, each partially hidden Iconic value: The first high-rise behind six square columns. In fact, there were actually less than five building in Nigeria. elevators installed as one or two had to be sacrificed to Architect: Federal Ministry of accommodate the air intake and return for the air-conditioning. Works There were male and female toilets neatly tucked behind the Structural Engineer: Ove Arup elevators: one set on either end. This formed the service core which & Partners runs from ground up. Also at both ends, fire-escapes rise from the No of floors: 25 ground floor to the podium above and stop there. The first flights Height: 103m are screened off with impressive bas-reliefs done by the renowned Year completed: 1961 Benin sculptor, Felix Idubor, in 1965. To the tower’s right, facing Contractor: G. Cappa Ltd King’s College, is a canteen designed in its own image by Rajah Aliases: Defence Building Chatterjee, chief architect of Federal Ministry of Works at the time. Architecture: International Style Towering above its peers with a commanding view of the Lagos Central Entrance Canopy Business District is this unique reference point in our nation’s history – Independence House. Taking a closer look at its history, location and The first and second floors form the podium. This feature brings underlying symbolism, there couldn’t have been a better choice of name. horizontality to an otherwise vertical structure. In the golden days, its Completed in 1961 as a gift from the British government under the euphoria ribbon windows were screened by an array of sun-breakers that of an independent Nigeria, this 24-storey edifice overlooks what was known lined its surface, adding character and contrast. The third floor is in colonial times as the Race Course, later renamed Tafawa Balewa Square ‘the neck’ of the building, forming the link between the podium (TBS), where the Union Jack was finally lowered and the national flag and the slab tower above. It opens up to terraces on either side hoisted on October 1, 1960. It must also be noted that TBS was later to serve with a great view of Race Course and of the dome skylights above as the stage for the country’s annual Independence Day parade for most the fire escapes. of the next 31 years (1960 – 1991). The tower itself consists of (i) 19 floors with open-plan offices Let’s take a Tour with EQ surrounding the service core, (ii) one penthouse floor and (iii) a With its simple yet functional design, Independence House epitomizes motor room. Space efficiency here is called to question as the International Style in Nigeria. It has all the tell-tale elements of this proportion of lettable spaces to the service core is quite significant. philosophy from the rectilinearity of its facades, banded fenestration, and a well-defined podium raised on concrete pilotis. A design worthy of Le 9 Corbusier himself.

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INDEPENDENCE HOUSE (Cont’d) So What Went Wrong? While historians and politicians may argue about the details, one The office spaces flanking the core are rather narrow (about 6m wide) though key historical dimension to all this was the impact of the formal one could argue that the demand for vertical space in the 60s and its relocation of the nation’s Federal Capital from Lagos to Abuja. To considerably lower population of skilled work-force might have contributed. be fair, the subsequent decline in significance of Independence Ribbon windows outline the tower’s facades on each floor, broken by very House was not an isolated incident as most other Federal plumb concrete fins or columns designed for structural support. One can Secretariat Complexes, State Liaison Offices and former imagine that the visual discontinuity caused by these fins might have been diplomatic outposts along the Ahmadu Bello Way/Bar Beach axis frustrating to occupants but the shade they created was adequate of Victoria Island also suffered a similar fate. compensation. The front and rear elevations have twenty-four concrete fins while the left and right have twelve. In a well-calculated rhythm, eleven bold Save for recent successes achieved by the Lagos State fins rise alternately from the twenty-four and connect to deep beams above Government in getting the Federal Government to cede State the penthouse. Likewise on the sides, a fin extends after every two to produce House Marina as a heritage site, Lagos State in itself apparently four bold fins out of the twelve. A crown is thus formed atop the tower. In the didn’t have the benefit of a structured and well negotiated characteristic repetitiveness of Modernism, yet more fins, albeit less defined, transfer of assets from Federal to State control. Nevertheless, this sprout from the penthouse top to flank the motor room at the front and rear provides yet another unique opportunity to replicate such elevations. Federal-State collaboration. Beyond being handed over to the The vertical fins of Independence House still define it till today in spite of its Defence Ministry in the early 1990s and renamed Defence dilapidation, in spite of being gutted by fire in 1993 and abandoned. In fact, Building, current research reveals that there were some fairly this feature may well have helped preserve its structural integrity post-inferno. recent attempts to revamp the edifice such as:- The near-perfection of its verticality (plumb with no more than 25mm margin of error from top to bottom!) and its simple elegance still confound craftsmen • Cappa and D'Alberto have worked on the building since the till today. fire from time to time, for perhaps 25 years. Structural innovation • A Federal Government approval in 2004 for the renovation The entire structure is built with reinforced concrete. The absence of columns and transformation of the building to a World Trade and within allows for free space and flexibility. These external columns connect to International Business Centre (WTIBC). beams on each floor to form the structural frame of the tower. These in turn rest on an external ring beam around ‘the neck’ of the building which is • The failed proposal to have it managed by Tafawa Balewa supported on large columns on all sides. These large columns then run through Square Management Board (TBSMB), an agency under the the podium to the ground transferring the load to the foundation. Additional Federal Ministry of Commerce and Industry smaller columns help support the podium load. Another interesting fact: this 24-storey building is said to have been built on raft foundation approximately 3 • The handover to the Ministry of Commerce and Industry in meters below ground level and not on piles as the hard yellow sand core 2009, designed to be a private enterprise effort in found on the site, part of a spine running through the centre of the Island, was collaboration with the Infrastructure Concession Regulatory considered to have adequate load-bearing capacity. A.W. Skempton, an Commission to ensure that the building is redeveloped to accomplished British foundation engineer, working with the Federal Ministry of international standards Works back then had anticipated a maximum settlement of two inches upon completion but the building eventually settled at a quarter inch! However all these failed to take off and a recent newspaper report indicates, like the biblical Tower of Babel, a major communication gap still exists across the relevant government 11 agencies charged with handling this project. The gap trickles down to the dearth of information available on this building.

SHOULD TEE-SQUARE & DRAWING BOARD STILL BE USED AS TRAINING TOOLS IN SCHOOLS OF ARCHITECTURE??? INDEPENDENCE HOUSE  Not at Post graduate level...NIA and ARCON  Modern-day Architecture has gone beyond (Cont’d) should embrace 21st century and help move that. But it should be gradually phased out (e.g our architecture forward... IDEGWU NONZO C., 1st year manual, 2nd year mixed and by the 3rd What Next? Graduate Member, NIA year project presentations should be in AutoCAD). Students should move towards The Independence House provides us  Architectural training should take a cue from technology. ARC. R. B. IBITOYE, Deputy common best practices as it exists in the period Director, Ministry of Housing with another opportunity to examine which students are being prepared for. However, a good designer still requires the use  An Architect must first of all know how to draw just how well our nation and of a board especially at the conceptual phase with a pencil/pen… learning to do measured of an idea. ARC. SEGUN ADELAJA, MD, drawings with a Tee square and drawing board especially building industry Dezignloft Creative Ltd will not hinder your ability to become a good architect but could actually help. I guess it's like professionals have imbibed global  Yes o, Tee square and adjustable set square learning to build a physical model than always should still remain. At least to 300 level. drawing a 3D one. ARC. ADE LAOYE, Principal practices of maintenance and ONYEAODIKE CHUKWUDI, Architecture Student, Partner, ECAD UNILAG preservation. The jury is out on this  It helps in improving your skill in the use of  I do not agree because the pace at which pencils in sketch designs. The process of edifice. As expected, most opinions technology keeps evolving some obsolete tools drawing on a board also gives you thinking time need to be dropped… The earlier we for ideas whereas with computers you are more are averse to any further investment incorporate CAD into our educational system concerned about searching for and using the the less time one has to waste training fresh correct command which reduces time for by the government in view of the graduates. ARC. ABIODUN SHONIBARE, thought process. ARC. AYODELE ALABI, Studeostoone Associates Director, James Cubitt & Associates estimated cost of renovation. They  Using them to train any architect today is most  It should be encouraged at the early stage. At make valid points yet something unfortunate, terribly myopic and misguided. It that stage they should be told that computer would be analogous to training car drivers with will only help to bring out what they already needs to be done. horse carriages to prepare them for driving cars know and not that computer will do the work in the early 1900's when cars had been for them. Computer only aids to make the Independence House, still one of the invented and had already become execution of what you know easier. ARC. commonplace. A waste of time. ARC. TONY ADEWOLE EZEKIEL ODEBIYI, Lecturer, LASPOTECH tallest buildings in Lagos, symbolizes AIHIE, Principal Partner, Design Union  Further discussion on this topic continues on NIA our freedom from colonial rule.  Yes. They serve as foundation for training an LSC Facebook page. architect. The rudiments of appreciating forms However, its current state serves as a as a conglomeration of lines is established at 12 this stage. ARC. BAYO ODUSANYA Deputy foreboding of the consequences of Director, Min of Works & Infrastructure unutilized independence. As such when called upon for restoration suggestions, we as architects owe society a duty to raise the discourse to a holistic level and proffer solutions that meet the tenets of utility, value and preservation of a collective history- one with sustainable economic benefits. We cannot afford to proffer any less! CLAUDE OPARA & WILLIAM UKO Sources: Prof. John Godwin, OBE, OFR Legacy 1995; ‘Souvenir of a Monument’ (https://souvenirofamonument.wordpress .com/)

LEISURE ACROSS 1. Assoc. of Architectural Educators. 7. JOKE 3. NIA was founded this month in 1960. 5. 8. American Institute of Architects. 3. Archi-student submits his hand-drawn perspective for 9. WAAF 2016 was held here. 12. assessment. His lecturer looks at the drawing curiously 11. This school of architecture is CAA and asks: “Where are your vanishing points, young accredited; University of _______. 5. man?\" 12. Any flat surface that can be walked Concerned student replies: “They are in the studio, sir.” on. 4. “What? In the studio?” lecturer snaps. 13. Historical building demolished at “Yessir!” student says nervously. “On my drawing table, Tinubu Square. 8. sir.\" 14. Variance in size is determined by___. 5. 15. This is an architectural firm in Lagos. 4. 16. Congregants sit here. 4. 11. The Assistant Secretary 2 of NIALSC. 5. 20. NIALSC monthly meetings hold here 5. 21. Topmost member of a column. 7. 23. NIA sister body. 5. 24. Looks like a gable roof. 7. DOWN 2. Tapering conical or pyramidal structure on the top of a building. 5. 4. He directs the affairs of Interstate Architects, an architectural firm. 6. 5. _____________ Cubitt and Partners. 5. 6.The NIA president. 6. 7. Chairman Students’ Affairs Committee. 11. 9. Supporting structure for a column or statue. 8. 10. A round window. 6. 11. PPE applicants record of work sheet. 8. 18. Number of Schools of Architecture in Lagos State. 4. 19. The base of a window. 4. 22. Pin or dowel used in setting out. 4. ALFRED AGBOOLA 13

REAL ESTATE in terms of quantity and quality. Since housing is one of the basic human needs according to the United Nations Charter on Human BETWEEN AFFORDABILITY AND RESIDENTIAL Rights, it is obvious that a haphazard development of this sector will MOBILITY: ISSUES IN HOUSING ESTATE continue to create social problems. Effects of uncoordinated housing DEVELOPMENT IN LAGOS developments that are not need-oriented will distort the urbanization pattern within the state. Lagos, the commercial capital of Nigeria, with its rich economic activities, has grown to be one of the seven largest cities in the world. Its Even though housing is a multi-disciplinary and multi-faceted product, phenomenal population explosion within the last two decades, architects are strategically positioned in the housing value-chain. We reaching about 20 million inhabitants, has not only made it a mega city, must re-evaluate the fragmented design efforts and pattern in order to but the largest city in Africa with attending urbanization challenges and evolve solutions and innovations that will meet space and cost needs. Foremost among these challenges are housing and urban challenges in housing delivery for all income levels. The quantum of development issues. investments and developments presently seen in various zones of Lagos, essentially by the private sector, can be said to aim at meeting Ironically, among the eight most populated cities in Africa, Lagos has the housing needs. However, most of these developments that are the smallest land area of about 1,171.28 square km. This creates a lot of structured into housing estates are, unavoidably, focused on the pressure on the demographic distribution pattern within the entire state. business of housing production to the detriment of the social issues Consequently, Lagos has one of the highest population densities per behind housing problems and needs. Many of the housing estates kilometre in the world. This in turn has transformed almost the entire old consist of completed single units for sale, while few others engage in five administrative divisions of Ikorodu, Badagry, Ikeja, Lagos Island and sale of land with site and services scheme. The housing types are mostly Epe (IBILE) into a metropolitan city. detached, terraced, duplexes, with some blocks of executive flats. The concern is how much impact these schemes will make in solving the The resultant economic and social activities have thrown up the housing problems in Lagos considering affordability and residential housing problems and needs in Lagos. According to a recent Housing mobility pattern of Lagosians. Needs Assessment Survey prepared for the Lagos State Ministry of Housing, there is about 2.55 million housing deficit in Lagos. It is obvious Within the Lagos Island zone for example, stretching through Lekki to that the state government cannot meet these needs. As affirmed at Ibeju and the boundary of Epe, there are no fewer than fifty (50) many fora, the government should basically provide the enabling housing estates. The figure could even be double with a full survey. environment through proper policy framework and support the private Perhaps, because the zone seems to be the state’s “land of black sectors that will provide the bulk of the housing units needed. gold”, many questions are still begging for immediate and future answers. Does turning a whole zone of Lagos to an array of housing Considering the enormity of the housing need in Lagos, a critique of the estates exclusively for high-income earners, without definite plan for militating factors will surely broaden the issues for discussion. Some of others, make any meaningful impact in solving the housing problem in these factors include accessibility to land, the building and construction Lagos? All the outright sales of housing units and lands cost tens, if not team, planning and approval processes, access to mortgage finance, hundreds of millions of naira. How affordable are they? What are the inflation and cost of construction, quality of building materials, location housing types? What is the target market and what are their income and ease of access to work, housing unit types, income and level of levels? affordability. These factors are the determinants of housing deliverables As a matter of fact, some of the home owners are living outside the 14

BETWEEN AFFORDABILITY AND It must be accepted that private estate developers are in business to make profit, and so RESIDENTIAL MOBILITY (Cont’d) it’s difficult to legislate on housing type within their land area even where there is residential zoning by shores of Nigeria. To be honest, I quite understand the government. But a major neglect of housing those who can afford the houses and why one provision for different classes of income earners in would prefer such schemes and environment. A every zone will compound the existing housing beautiful environment is quite desirable and with problem. Every zone in the state has indigenous less “headaches” considering security, building dwellers and is experiencing population growth. All approval processes, problem of land speculators, stakeholders must see this need as essential and ill-equipped artisans, substandard building compulsory for the equilibrium of the society. For all materials, and so on. But unfortunately, many of its worth, the challenges around finance and the estate developers (companies) are not better mortgage facilities that can encourage private structured for better deliveries. A number of these partnership in social housing must be given estates are “apologies of a sort”, in real term concerted attention. appraisal rating. Other zones of Lagos, including Epe, Ikorodu and lately Badagry, where there is The economy of Lagos is built on all strata of the availability of land are developing in the same line. society and income levels. Housing the ever increasing population cannot be concentrated on A comparative analysis of housing types, the rich alone who have affordable power. The household sizes and income levels indicate that low and medium income earners cannot be left to mass production of single housing units (detached urbanize or develop surrounding neighbourhood houses), without provision for development of without proper engagements, particularly by the other housing types, lowers scale of affordability, private sector. Few schemes that capture the low occupies large expanse of land, influences and medium income earners must be supported residential mobility among the low income earners with finance so that it can reach the targeted and makes little impact on the housing problem. occupiers. The saying has always been true, that These estates however have adequate when the poor continue to cry, the rich may infrastructure like roads, street lights and other eventually lose sleep. As prime consultants in the social amenities. Since human existence always housing sector, architects need to come together requires inter-strata relationship, many people who and research into home-grown design variables are shut out of the affordability spectrum are still that can help simplify the cost of buildings in needed to provide ancillary/support services. So consortium with other relevant professionals and many within other residential zones are forced to housing service providers. transverse these areas daily for their livelihood and service provision. It has also been submitted that SUNDAY KUTI any lopsided housing development for the high- income class may eventually lead to the creation of a servicing neighbourhood that can develop awkwardly to a slum. 15

NIALSC 2016 WHITE XMAS PARTY THE PUBLICATION COMMITTEE Claude Opara (Chair) William Uko Sunday Kuti Alfred Agboola Chiamaka Osigwe Onuka Ukwa Michael Fatoye Femi Olaiya 16