Gentrifying Lagos Island?

Makanjuola House, Lagos Island December, 2020

Gentrifying Lagos Island?

An essay by

Olasumbo Temitope Olaniyi SC-UM: Gentrification and Heritage IHS, institute for housing and urban development studies Erasmus University Rotterdam October, 2021

Table of Content 1

introduction

2

defining gentrification framing gentrification relationship with heritage

3

theoretical framework

4

conditions of gentrification evidence of gentrification effect on Lagos Island

5

conclusion references

1

A door leading into the building December, 2020

introduction

introduction Lagos Island, popularly referred to as Isale Eko (Bottom of/Under Lagos) is a central-local government in Lagos, Nigeria. In the early 14th century, it started out as a home to one of Chief Olofin’s children, who was a pepper farmer. This influenced the development of a farm settlement with inhabitants (Isale Eko Descendants Union). Thus, becoming a point for commercial activities (Lois, 1914).

By 1704, the slave trade between the Portuguese was established by the King. It was used as a presettlement area for slave returnees from Brazil, causing it to thrive as both a commercial and power center. From 1861 to 1991, Lagos Island was the capital of Nigeria, and from 1967 to 1975, it was the capital of Lagos State (Lagos Island LG, 2008) Indigenous scholars argue that Lagos Island “includes being a commercial hub; the apogee of cosmopolitanism; the nucleus of political anti-colonial resistance; and the birthplace of Nigeria’s emerging intellectual bourgeoise.” (Ehigiator, 2020). Today, it strives to maintain its rich history and diversity.

Lagos Island is the city’s commercial region with a rich historical past, present, and future. With government facilities, large markets such as Balogun, housing, banks, and multinational head-offices, Cathedrals and Mosques, it is where old and new Lagos meet.

Dating back in history, colonialism is evident in the urban form. Most structures have a mix of colonialbased styles from the Portuguese, Brazilian and British (Udoma 2017). However, rapid urbanization poses severe challenges. Cases of overcrowding and congestion are recorded; every nook and cranny is exploited. Now, these historical buildings are not noticed or appreciated, leaving many dilapidated with Lagos Island gradually becoming a shadow of itself.

The city lies at the edge of the ‘Island region’ and is connected to the Mainland via three famous bridges; Third Mainland Bridge (Africa’s second longest bridge), Carter Bridge and Eko Bridge (CRO, 2020).

Tribes such as the Eko Aworis, Edos, Saros, Brazillian returnees, and a mixture of northern immigrants populate the area with roughly a population of 209,437 in a land area of 8.7 m2 (Population and Housing Census, 2006).

2

maps Source: Bohr (Wikicomms)

Lagos Island

Fig. 1.0: Map of the Local Government Areas of Lagos showing Lagos Island, 2006

Lagos Island

Imagery ©2021 Maxar Technologies, Imagery ©2021 CNES / Airbus, Maxar Technologies, Map data ©2021

500 m

Fig. 1.1: Map of Lagos Island, 2021

3

Fig. 1.2: Map showing specific houses beginning to undergo gentrification in Lagos Island, 2021

images - before

Fig. 1.3: Side view of the dilapidated building, Before 2020

4

Fig. 1.4: Perspective showing Makanjuola House, Before 2020

Fig. 1.5: Other areas in the building, Before 2020

Fig. 1.6: Perspective showing the environs

images - after

Fig. 1.7: Renovated Exterior of Makanjuola House, December 2020

Fig. 1.8: Interior space converted, December 2020

5

6

Fig. 1.9: Interior Stair-hall, December 2020

Fig. 1.10: Exterior boundary wall, December 2020

Fig. 1.11: Attic windows, December 2020

Fig. 1.12: Exterior environment, December 2020

Fig. 1.13: Tour adverts of gentrified buildings, 2021

Fig. 1.14: Tour adverts of gentrified buildings, 2021

2

2 defining gentrification

framing gentrification According to Lees et al (2013), gentrification is the tangible metamorphosis that occurs in the urban environment geared by relevant actors and other forces for economic and/or social purposes. Weesep opines that gentrification is contextual and complex in that it is rooted in economic, political and social dynamics.

Hiorns, as cited by Davies (2002), define gentrification in Lagos as the outcome of colonialist-led annexation, intended to be urban development but resulted in large-scale land dispossession, property destruction, and a shift in values. Ezema et al (2016) also posit that it can be seen as a process of urban renewal/regeneration or a capitalist tool of cultural production thus breeding issues of physical displacement along with social and economic alienation.

relationship with heritage Heritage is a tangible and intangible legacy that encompasses contextual historical narratives, oral histories, objects, physical built environment, memorials, traditions, local knowledge, experiences, and memories of great value for development. Heritage, historic preservation, tourism, and socio-cultural identity are all intertwined with gentrification. This is because it offers a layered connection to the past, present and future (Timothy & Ron, 2013).

Most fast-paced developing cities are faced with the challenge to either embrace globalisation and modernisation or preserve history. As a result, preserving and/or consuming heritage in a variety of urban and rural settings (diverse dynamics), while remaking urban in the name of culture and historic preservation remains a conundrum for most professionals in the built environment. This is because heritage plays a pivotal role in the development of sustainability for most cities; developed and developing (Geoffrey & Maximiliano, 2014).

8

3

3 theoretical framework

theoretical framework This research is anchored on a combination of multiple perspectives all stemming from Ruth Glass’ definitions of gentrification: a) Lees et al’s (2013) theory of gentrification, b) Reverse gentrification by Lorenzo Vitturi and c) Beautification/Revitalization.

Lees et al understand the theory of gentrification as knowledge positioned in a field of mutual reference. They posit that ‘the theoretical divisions between production and consumption, supply and demand, economic and cultural and structure and agency explanations are all a part of the elephant of gentrification’. Further arguments highlight that the stories, theories and conceptualization of gentrification are determined by the gentrification expert; a plethora of key indicators contribute to this process.

Reverse gentrification was coined by the artist Lorenzo Vitturi on a visit to Lagos Island. He argues that it is ‘gentrification in reverse’. This process increases the value and cost of real estate, thus displacing residents to accommodate higher paying occupants or allowing for social filtering to take place.

Gentrification can be fueled by city beautification efforts, many of which are historically significant to attract growth and investment. Beautification is often a precursor for gentrification. In a bid to improve the quality and sustainability of communities, it reduces land value to a commodity (Sandoval, 2018). Kelly (2018) views beautification as a program to encourage significant improvements in neighbourhoods, thus, bringing about cosmetic and infrastructure improvements. Beautification becomes a simple way to achieve the meaningful merge of diverse, spatially contiguous socio-ethnic identities (Maria et al. 2021).

With the multiplicity of theories that discuss gentrification, Lagos state does not directly endorse these approaches. It views its urban form as a consequence of inherited underdeveloped physical planning legacies, resulting in re-planning policies that address reclamation, slum evacuations, resettlement and rehousing (Davies, 2018).

All the aforementioned theories, however, help to understand and explain gentrification better, in the context of Lagos Island. There is a shortage of urban infrastructure to serve its growing population (Oshodi, 2012) owing to the rapid urbanization of Lagos metropolis. Lagos State Urban Renewal Board has identified about 75 dilapidated areas that require urban regeneration with Lagos Island being a huge part of it (Jimoh et al. 2013) all in a bid to transform into a mega-city (Nwanna, 2018). Lagos Island, in recent years began to experience state-led gentrification to abate the nuisance of informal dwellings by providing the people with an alternative way of living. Interestingly, it is suggested that the aforementioned; beautification/tourism, inner-city regeneration and reverse, are evident. Some of which are documented in the publications below:

10

World

Business

Markets

Breakingviews

Video

Home

More

Gender

The Membership Club

Agriculture  Careers

Contact Us

News 

Investigations

#EndSARS Dashboard

Arts/Life 

Business 

A D V E R T I S E M E N T

PT Hausa

Sports 

About Us

Opinion

Health 

Advert Rates

Projects 

Sunday, October 31, 2021

#PandoraPapers



BIG STORY 10 DECEMBER 17, 2019 / 11:56 AM / UPDATED 2 YEARS AGO

Home

Room for the night: Lagos priced-out residents seek shelter in abandoned buildings

Gender

Agriculture 

News  Arts/Life 

Investigations

Business 

Sports 

Opinion

Projects 

Health 

#PandoraPapers

By Oluwatosin Adeshokan A D V E R T I S E M E N T

LAGOS (Thomson Reuters Foundation) - Adekunle Adigun is gainfully employed as a commercial lawyer on Victoria Island in Lagos, yet as he finishes work each day he does not know where his home for the night will be.

For that, he turns to a man known as Papi, who leases space to Adigun and hundreds like him in abandoned and often unfinished buildings in the Lagos Island district - for about 200 naira ($0.65) a night.

“It is not ideal and it is a little scary, but everybody knows everybody so we are safe,” Adigun, 27, told the Thomson Reuters Foundation as he sorted through bags of clothes in front of a bar.

Despite his professional stature, Adigun’s 40,000 naira ($130) monthly pay means he cannot find a permanent place to live in Nigeria’s commercial capital.

Views of the community

Residents panic as Lagos govt moves to ‘develop’ another slum

He moved to the Lagos megacity of about 20 million people in 2017 - which was initially designed to house 6 million people.

Lagos’s attractive location on a lagoon has only fueled its population, which the U.N.

“Development” and “regeneration” euphemistic terms are often used by the state government when it is set to demolish poorer communities. They are then

estimates could double by 2050, and rental prices, according to real estate experts.

Visit Al Jazeera English

(/)

Next level internet De beste deals voor superscherpe prijzen. Nu grati aansluiten!*

INTERNATIONAL (/TOPICS/TOPIC/CATEGORIES/INTERNATIONAL.HTML)

Lagosians seek justice after demolitions T-Mobile Thuis

Openen

As real estate booms in the Nigerian megacity, poor residents are seeing their homes vanish in mysterious attacks

Arts

Afro-Brazilian Cultural Centre set to boost heritage tourism

September 3, 2015 5:00AM ET

by Allyn Gaestel (/profiles/g/allyn-gaestel.html) -

@AllynGaestel (http://www.twitter.com/AllynGa

By Gregory Austin Nwakunor 11 April 2021 | 4:27 am

Otodo Gbamé is a fishing community tucked between real estate developments on the Lekki peninsular district in Lagos. Andrew Esiebo for Al Jazeera America Revellers at the centre’s opening

Minister of Information and Culture, Alhaji Lai Mohammed, has identi�ed Nigeria’s century old heritage relationship with Brazil, noting that time has come

LAGOS, Nigeria — Nigeria has more billionaires (http://www.theguardian.com/world/2014/nov/13/nigeria-dominates-africa-rich-list-with-23billionaires) than any other African country, and many showcase their wealth in opulent neighborhoods downtown. Ikoyi and Victoria islands are tiny compared to the mainland, but

11

4 conditions of gentrification

4 -

gentrification conditions Gentrification always occurs under numerous conditions. Some related to the assessed area is highlighted below: Displacement Higher rental prices / increasing rent gap Change in land use Systemic inequality Infrastructure deficit Revitalizations and/or urban development

signs of gentrification in lagos island In the case of Lagos Island, gentrification seems to be a gradual process that has been revisited repeatedly by authorities and stakeholders. It leaves the following imprints: Displacement: Informal residents were evicted from the site to conduct the renovations.

Rent gap: Rental prices in the environs have recorded an increase.

Change in land use: The buildings have been retrofit to preserve their architectural identity. The

recently gentrified regions are put up as tourist destinations that differ from their initial housing use.

This is a technique to attract potential gentrifiers or pioneers. In some instances, competitions and monetary gifts are awarded to visitors.

Inequality: Leading to exclusion and segregation. In Lagos Island, the socio-economic profile

seems to be crashing. The poverty rate and cost of housing increase simultaneously. In Lagos state, about 8.5% (1,263,279) live in extreme poverty (Nwogu, 2021) making it nearly impossible to afford to rent basic housing.

Housing/Commercial facilities deficit: There is a shortage of infrastructure to cater to the middleclass group. With an estimated population of 209,437 in Lagos Island, this places a demand on the State Government to define paths to diminish the deficit’s effect with the involvement of publicprivate investors.

Revitalizations and/or urban development: Lagos Island has recorded massive upgrades on

road infrastructure and new construction within the last ten years in attempt to revive the inner city from past neglect. Connecting roads leading to the retrofitted structures were recently upgraded, allowing for easy access to and fro the site. This affects the formal and informal economy of the

13

suburb.

Decreasing and/or changing demographics: Generations of indigenous settlers; Aworis and Yorubas, end up displaced with other cultures immigrating into the city. Hence, some dread the loss of their businesses or home and resort to willingly move to places they can afford. In the core of Lagos Island, it is active but on the borders, it becomes silent and arguably deserted once business hours are over, allowing street urchins or homeless people to take refuge.

14

5

5 conclusion

conclusion This essay examined gentrification more as a regeneration/retrofitting phenomenon with particular reference to Lagos Island. The essay also highlights the interconnectedness of heritage and gentrification. In Lagos Island, key actors involved in this process of gentrification include residents, built environment, formal and informal institutions as well as the state government.

In 2021, the Afro Brazilian Cultural Centre in Brazilian Quarters, Popo Aguda, Lagos Island was unveiled to revive Nigeria’s heritage relationship with Brazil, preserve the historical narratives and catalyze economic boost (Nwakunor, 2021).

It is evident that gentrification is occurring via state-led and market-led interventions (PPPs) but at an incremental pace. It is nearly impossible to assess the precise extent to which gentrification is occurring but the implications for the socio-economic and physical environment is gradually manifesting.

The need to regenerate and reinvigorate this part of the city is ideal but the process requires clearly delineate strategy along with periodic monitoring and evaluation.

references/credits All images for before and after Pg 4-6 by Open House Lagos, Adeyemo Shokunbi and Lagos Buildings.

Adediran, I. (2021). Residents panic as Lagos govt moves to ‘develop’ another slum. Premium Times News. Retrieved from: https://www.premiumtimesng.com/news/headlines/470898-residents-panicas-lagos-govt-moves-to-develop-another-slum.html (Accessed: 14-11-2021).

Adeshokan, O. (2019). Room for the night: Lagos priced-out residents seek shelter in abandoned buildings.

Thomas Reuters Foundation News. Retrieved from: https://news.trust.org/item/20191217101938-5kpem (Accessed: 14-11-2021) Allyn, G. (2015). Lagosians seek justice after demolitions. Aljazeera International. Retrieved from: http://america.aljazeera.com/articles/2015/9/3/lagosians-seek-justice-after-slum-demolitions.html (Accessed: 14-11-2021).

Construction Review Online(CRO), (2020). “Nigeria: Phase 1 construction of Third Mainland Bridge on Schedule”. Retrieved from: https://constructionreviewonline.com/news/nigeria/nigeria-phase-1construction-of-third-mainland-bridge-on-schedule/ (Accessed 15-11-2021) Davies, L. (2018). Gentrification in Lagos, 1929–1990. Urban History. 45. 1-21. 10.1017/S0963926817000670.

Ehigiator, S. (2020). Isale-Eko is Lagos-Island, Lagos-Island is Isale-Eko, Says Shashore (SAN). Vanguard News. Retrieved from: https://www.thisdaylive.com/index.php/2020/12/30/isale-eko-is-lagos-islandlagos-island-is-isale-eko-says-shashore-san/ (Accessed: 30-10-2021).

16

Eisleisy (2021). Inside a 72-year-old House on Lagos Island. Retrieved from: https://www.elsieisy.com/ inside-a-72-year-old-house-on-lagos-island/ (Accessed: 31-10-2021).

Ezema, I., Opoko, A., & Oluwatayo, A. (2016). Urban Regeneration through State-led, New-Build Gentrification in Lagos Inner City, Nigeria. Pg 135-146.

Hiorns, F. (1956) Town-building in History: An Outline Review of Conditions, Influences, Ideas, and Methods Affecting ‘Planned’ Towns through Five Thousand Years (London, 1956), Pg 247.

Google Maps Online. https://www.google.nl/maps/place/ Geoffrey, R. S., & Maximiliano, K. (2014) Urban heritage, gentrification, and tourism in Riverwest and El Abasto, Journal of Heritage Tourism, 9:4, 349-359, DOI: 10.1080/1743873X.2014 .890624 Lagos State Urban Renewal Agency. Retrieved from: https://lasura.lagosstate.gov.ng/responsibilities-2/ (Accessed: 30-10-2021).

Isale Eko Descendants Union. History of Isale Eko. Retrieved from: : https://www.omoisaleeko.org/historyof-isale-eko/#_ednref1 (Accessed: 31-10-2021).

Jimoh, H.O., Omole, F.K., & Omosulu, S.B. (2013). An examination of urban renewal exercise of Badia East of Lagos State, Nigeria. International Journal of Education and Research. Vol. 1 No. 5 May 2013. Retrieved from: https://www.ijern.com/images/May-2013/08.pdf (Accessed: 31-10-2021).

Lagos Island LG (2018). Lagos Island Local Government. Archived 16th April 2008. Retrieved from: https:// web.archive.org/web/20080416182103/ http://www.lagosislandlg.com/ (Accessed: 31-10-2021).

Lees, L., Slater, T., & Wyly, E. (2013). Gentrification. Routledge.

Losi, J. B. (1914) History of Lagos, Tika Tore Press, Lagos.

Maria, T., Sabrina, P. & Pier, L. S. (2021) Urban ‘beautification’ and its discontents: the erosion of urban commons in Milan, European Planning Studies, DOI: 10.1080/09654313.2021.1990215. (Accessed: 30-102021).

Morgan, K. (2018). Beautification, Not Gentrification. OneWorld Magazine-SLU. Retrieved from: https:// medium.com/@oneworldmagazine/beautification-not-gentrification-27c8bd12331a Nwakunor G. A., (2021). Afro-Brazilian Cultural Centre set to boost heritage tourism. The Guardian News.

Arts. Published 11th April, 2021. Retrieved from: https://guardian.ng/art/afro-brazilian-cultural-centre-setto-boost-heritage-tourism/ (Accessed: 31-10-2021).

Nwanna, C. R. (2018). Right To The City: Lagos, An Emerging Revanchist City In Nigeria?. Advances in Social Sciences Research Journal, 5(4) Pg 59-69.

Nwogu, M. (2021). A Report On Poverty Rates In Lagos State. Retrieved from: https://twentytendaily. com/a-report-on-poverty-rates-in-lagos-state/ (Accessed: 31-10-2021).

Timothy, D. J., & Ron, A. S. (2013). Understanding heritage cuisines and tourism: Identity, image, authenticity and change. Journal of Heritage Tourism, 8(2), 99–104. doi: 10.1080/1743873X.2013.767818.

Udoma, O. (2017). A Photo-Tour of Lagos Island: How Tourism, History and Commerce Can Coexist. Smart Citied Dive. Retrieved from: https://www.smartcitiesdive.com/ex/sustainablecitiescollective/futurelagos-lagos-tour-lagos-island/1067656/

17