London Docklands Vs Eko Atlantic Nigeria- Will Eko Atlantic Nigeria achieve similar

results as to London Docklands.

Anthony Ngwube- W157298751

Real Estate Development

September 2016

University of Westminster

Faculty of Architecture and the Built Environment

Department of Property and Construction

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Declaration

I hereby certify that all material in this dissertation, which is not my own work, has

been identified through the proper use of citation and references. I also confirm that I

have fully acknowledged by name all of those individuals and organisations that have

contributed to the research for this dissertation.

I further declare that this dissertation has not been accepted in part or in full for any

other degree, nor is it being submitted currently for any other degree.

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bibliography and appendices.

I confirm that a digital copy of this dissertation may be made available to future

students of the University of Westminster.

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Acknowledgment

First give thank to Almighty God, who gave me the opportunity to write this

dissertation in the first place. It’s only through him that I’m able to complete this

dissertation.

Thank you; to my personal tutor Alan Hardy for being patient with me and giving me

guidance when doing this dissertation. Without his assistance the task of completing

a thesis would have been far greater.

Thank you for my family and friends that encouraged me to finish the dissertation and

supported me when in difficult times, this has been a great obstacle and having a

support system was really appreciated.

Finally, I would like to give thanks to my soon to be wife Dammi Salami in aiding me

in providing support in the completion of the dissertation and encouraging me to go

further in my research.

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Abstract

The aim of the research was to compare two case studies and investigate if the

current case study being developed would produce similar finding to that of the

completed case study. By doing this, I was aiming to provide avenues for further

study to be done on the two case studies. Different trends and key facts in the data

will be shown with the opportunity to investigate further, once the case study under

development is completed.

This study is a comparison between two case studies, Eko Atlantic currently be

developed in Nigeria and London Docklands. A study to determine whether

docklands was a success in the area and if the case study of Eko Atlantic can

reciprocate it in Nigeria.

This study adopts an inductive approach and is framed by the research paradigm of

interpretivism. Adopting a mixture of methods through secondary data, dedicated

documentation on the two cases and a case study review on both area will be

undertaken.

A research aim and objectives will be defined and achieved through the process of

analysing information between the literature review, and the results of the research.

The research will produce predominantly qualitative data providing an opportunity to

take a subjective standpoint in answering one half of the question. Continuation of

research will then occur but focused on the Eko Atlantic project providing an insight

to the aims and objectives to the project. Once again a subjective standpoint will be

taken to determine whether Eko Atlantic will achieve similar results to that of the

docklands.

Urban regeneration is a process, which is needed to keep up to date with the ever-

growing demands of social, environmental and financial demands of urban living. A

comparison will look into the differences and similarities that consist between

regeneration projects and how they affect their communities.

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Table of ContentsDeclaration.......................................................................................................................... 2

Acknowledgment............................................................................................................... 3

Abstract................................................................................................................................ 4

List of Tables and Illustrations.....................................................................................6

Introduction........................................................................................................................ 7Research Goals............................................................................................................................. 7Objectives...................................................................................................................................... 8Summary........................................................................................................................................ 8

Literature Review........................................................................................................... 10Aim of Study............................................................................................................................... 10Background of the causes of Urban Regeneration........................................................10Background of Urban Regeneration..................................................................................12Urban regeneration in Europe and Africa.......................................................................13London Docklands................................................................................................................... 19Summary..................................................................................................................................... 24Eko Atlantic................................................................................................................................ 24Summary..................................................................................................................................... 28Conclusion.................................................................................................................................. 29

Research Design and Methodology...........................................................................31Theoretical Framework......................................................................................................... 31Approach..................................................................................................................................... 32Method......................................................................................................................................... 32Research Tools.......................................................................................................................... 34Research Methodology- Scope of Study............................................................................34Research Question-.................................................................................................................. 35Method......................................................................................................................................... 35Advantages and Disadvantages of Secondary Data as a methodological approach........................................................................................................................................................ 37Ethic Consideration................................................................................................................. 38

Result and Interpretation............................................................................................ 39Objective One............................................................................................................................. 39Summary..................................................................................................................................... 50Objective Two............................................................................................................................ 51Summary..................................................................................................................................... 53Objective Three......................................................................................................................... 53Overall.......................................................................................................................................... 57

Docklands Vs Eko Atlantic- Will Eko Atlantic achieve similar results as to London Docklands?........................................................................................................ 59

Possible Anomalies and findings........................................................................................60

Conclusion......................................................................................................................... 61Introduction............................................................................................................................... 61Aim................................................................................................................................................ 61Findings....................................................................................................................................... 62

Limitation and Further Work.....................................................................................64

References......................................................................................................................... 65

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List of Tables and Illustrations

Figure One- Factors of Urban decline how they interlink. (Coolgeography.co.uk,

2016)

Figure Two- Summary of urbanization (Slideplayer.com, 2016)

Figure Three- Push and Pull factors of migration (Seos-project.eu, 2016)

Figure Four- Population of Africa predictions (CAIRCO - Colorado Alliance for

Immigration Reform, 2016)

Figure Five- A slide summarizing the causes of urbanization in Africa.

(Slideshare.net, 2016)

Figure Six- Map of Docklands (Exploregeography.net, 2016)

Figure Seven- Map view of Canary Wharf (Google.co.uk, 2016)

Figure Eight- Map of the proposed Eko Atlantic Project (Ekoatlantic.com, 2016)

Figure Nine- Examples of dialect areas in the docklands (LDDC), 2009)

Figure Ten- Destruction caused from the War (LDDC), 2009)

Figure Eleven- Shadwell Basin after Development (LDDC), 2009)

Figure Twelve- Western Dock after Development (LDDC), 2009)

Figure Thirteen- Canary Wharf (Google.co.uk, 2016)

Figure Fourteen- New infrastructure developments included the DLR and new road

link too and from the area. (LDDC), 2009)

Figure fifteen- Map of Lagos (Google.co.uk, 2016)

Figure Sixteen- Proposed plan for Eko Atlantic (Ekoatlantic.com, 2016)

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Introduction

In the 1980s London docklands was seen as one of the biggest port towns in the UK,

however it was going through social and economical downturn. This resulted in the

government forming a Corporation to oversee the redevelopment of the area. Now

dockland has provided numerous job opportunities and hosts the second biggest

financial district in the country.

In Nigeria, Lagos is seen as one of the biggest financial capitals in Africa, however

due to over-population and poor infrastructure real estate development is essential

for continual progression. With this in mind Eko Atlantic was announced in 2003 to

tackle some of the on-going issues the city currently faces.

With this in mind a study into the results derived from the completed project of the

London Docklands can be used to pave the way and identify, whether or not a similar

result can be achieved with the project that is currently taking place in Nigeria that is

Eko Atlantic.

Research Question-

Answering the question if Eko Atlantic Nigeria will achieve similar result to

London Docklands Development Corporation project in the Docklands

Finding out if the LDDC project in the Docklands achieved set targets and

goals.

Research Goals

Aims: The aim of the dissertation is to first determine London docklands regeneration

impact in the area, looking into the social, economical, and physical contribution done

by the London Dockland and Development Corporation and to see if they achieved

its goals in the area.

An investigation to the different views on the project will take place based on extracts

and data from secondary sources.

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Once a conclusion is made a comparison will be conducted with the on-going project

of Eko Atlantic currently taking place in Lagos Nigeria, with the attempt in answering

the question whether Eko Atlantic will achieve similar results.

Objectives

Define the level of success of Docklands regeneration against its targets.

Investigate the impact of the regeneration in the Docklands area.

Look into the aims of Eko Atlantic regeneration projects.

Compare the two case studies and identify whether or not Eko Atlantic, is to

be launched to bear similar results to that of the Docklands, and with this in

mind establish potential benchmarks for urban regeneration projects in Africa

for the near future.

Summary

In any regeneration project the main goal is to improve on the life of those who

inhabit the area. (Couch, Fraser and Percy, 2003) The drivers of regeneration are

based on social, economical and political objectives. However depending on the

town, area or even continent certain drivers are more prominent than others.

Numerous of research has been done on the different drivers of regeneration in an

area and many more investigations have been conducted on the impact, on

regenerating town and cities. However there is little information on regeneration

comparison between two different continents. A source from (Rgs.org, 2016)

describes that most of UK citizens live outside towns and cities where there are

issues such as poor housing and deindustrialization. These problems have caused

socio-economic and environmental issues. Whereas sources such as

(Hoganlovells.com, 2016) state the driver for regeneration in towns and cities in

Africa are to the call of the population growth in the areas. Each case illustrates the

different needs and how they differ from each other. This then leads to further

questions as to how each case solves the problem and which particular elements are

involved in the regeneration process.

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In Africa cities are burdened by high infrastructure deficits and shortages in access to

technologies and services. To overcome the deficit the economies of scale in

production, large markets for labour and goods, and the ease of information flows in

urban environments may enhance productivity and innovation. Moreover, the density

and diversity of cities can encourage the emergence of progressive values and

institutions that promote social cohesion. Urbanization is a major driver of this.

(Hoganlovells.com, 2016)

However in Europe but more common in UK regeneration programs were created to

tackle the decline of inner cities, Urban Development Corporation (UDC) and

Enterprise Zones (EZ) were created and established in 1981. They where tasked to

regenerate inner cities by constructing new commercial and residential properties in

the area. Sustainability has also had a greater emphasis on recent regeneration

projects in the country aiming to minimize pollution and waste and utilizing methods

to produce renewable energy sources.

What this research study aims to achieve, is to use the case study of the Docklands

and to first establish the level of success it has obtained during its regeneration

phases, looking into the causes of regeneration and any difficulties it faced. Once

established a survey will be done to assess the impact of the project to the

surrounding people concluding on the result. A comparison based on the benchmark

of the Docklands will be conducted to provide estimates to the upcoming result of

Eko Atlantic.

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Literature Review

Aim of Study

To use the case study of London Docklands to investigate the regeneration

processes the Docklands has been through and to further look into the case study of

Eko Atlantic Nigeria. With this in mind discovering whether Eko Atlantic will achieve

similar results to that of the London Docklands.

Background of the causes of Urban Regeneration

In the course of the most recent decade it has turned out to be difficult to overlook

the practically constant procedure of improvement and building that has described

the internal ranges of numerous city and towns. (Jones and Evans, 2008). In other

words urban regeneration has become a necessity for urban environments to grow

and develop as different environmental and social demands increase.

The reason for Urban Renewal Plans is to, redevelop extremely scourged zones in

urban communities. This redevelopment comprises of urban areas obtaining cursed

ranges, clearing the area, re-examining the road examples and transportation

frameworks, introducing required utilities, and exchanging the area to redevelopers.

(Barkley, 2001)

Such is the size of the urban recovery motivation that tremendous swatches of the

UK's towns and urban areas are being pulled down and fabricated once more. This

procedure is significantly changing our urban ranges, both as far as their appearance

and the routes in which we live in them. More than this, contemporary urban recovery

offers an imperative opportunity to correct the mistakes of the past and make

appealing spots where individuals can live later on. (Jones and Evans, 2008) It is

clear that Jones and Evans are summarising, that the need for urban regeneration

stems from updates and corrections. With new technologies and updates to

legislations infrastructure will always need upgrades and changes, verifying the need

of urban regeneration.

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Jones and Evans both discuss the apparent phenomenon of urban redevelopment

and the initial effects it has to the concerning audience. (Roberts and Sykes, 2000)

Literature dictates that urban regeneration is an outcome to the interplay between

many sources of influence within the community and more importantly, it is also a

response to the opportunities and challenges which are presented by urban

degeneration in a particular place at a specific moment in time.

Fig. 1- Factors of Urban decline how they interlink. (Coolgeography.co.uk, 2016)

The diagram above illustrates what Robert and Sykes describe when talking about

the influence, which leads an area into decline, resulting in a demand on

regeneration in the area.

This gives me a clear indication to investigate the possible influences, which drove

both case studies of London Docklands and Eko Atlantic to redevelop considering

the environmental, social and economical influences regarding that area.

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Background of Urban Regeneration

Urban regeneration is the attempt to reverse that decline by both improving the

physical structure, and, more importantly and elusively, the economy of those areas.

The main driver that pushes areas to go under urban regeneration is urbanization.

Urbanization is when a town or city has an increase of population due to economical,

social, political and environmental factors.

Three distinctive features of urban regeneration can be recognised:

1. It is intended to change the nature of a place and in the process to involve the

community and other actors with a stake in its future.

2. It embraces multiple objectives and activities that cut across the main functional

responsibilities of central government, depending on the area’s particular problems

and potential.

3. It usually involves some form of partnership working amongst different

stakeholders, although the form of partnership can vary. (Turok, 2005)

Urban regeneration is the process of improving the physical condition of a town or

city to meet the social, economical or finical needs of those involved. My dissertation

will investigate the different drivers that where involved, which contributed to both

developments, considering the context of both towns. For me to understand the

context of regeneration in different continents, literature will be reviewed with an

analysis of the findings.

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Urban regeneration in Europe and Africa

The presentation summaries key points of urbanisation, Illustrating key points which

put a focus to what each factor means and what impact it has to urbanisation.

Figure 2- Summary of urbanization (Slideplayer.com, 2016)

Countries reach stage 2/3 of DTMThe Demographic Transition Model (DTM) further helps to explain and make

sense of changes happening in a countries population demographic. By using the

Demographic Transition Model, demographers can better understand a country’s

current population growth based on its placement within one of five stages and then

pass on that data to be used for addressing economic and social policies within a

country and across nations. (Population Education, 2014)

In Stage 1, which applied to most of the world before the Industrial Revolution, both

birth rates and death rates are high. As a result, population size remains fairly

constant but can have major swings with events such as wars or pandemics.

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In Stage 2, the introduction of modern medicine lowers death rates, especially

among children, while birth rates remain high; the result is rapid population growth.

Many of the least developed countries today are in Stage 2.

In Stage 3, birth rates gradually decrease, usually as a result of improved economic

conditions, an increase in women’s status, and access to contraception. Population

growth continues, but at a lower rate. Most developing countries are in Stage 3.

In Stage 4, birth and death rates are both low, stabilizing the population. These

countries tend to have stronger economies, higher levels of education, better

healthcare, a higher proportion of working women, and a fertility rate hovering around

two children per woman. Most developed countries are in Stage 4.

A possible Stage 5 would include countries in which fertility rates have fallen

significantly below replacement level (2 children) and the elderly population is greater

than the youthful population. (Population Education, 2014)

With the understanding of each stage, determining the stage of each case study at

the beginning of development could add to the theory to why a need for urban

regeneration was important.

Natural increase of populationThis factor is closely linked to the DTM stages and the reason for the increase in that

specific area.

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Rural to urban migration

Figure 3- Push and Pull factors of migration (Seos-project.eu, 2016)

Industrialisation Industrialisation is the process by which an economy is transformed from primarily

agricultural to one based on the manufacturing of goods. Individual manual labor is

often replaced by mechanized mass production, and craftsmen are replaced by

assembly lines. Characteristics of industrialisation include economic growth, more

efficient division of labor, and the use of technological innovation to solve problems

as opposed to dependency on conditions outside human control. (Investopedia,

2008)

Both continents experience both these factors but some are more prevalent than

others. In regards to European cities, they are facing a complex array of economic,

social, physical, environmental and fiscal problems. Cities have to compete for

investment and economic growth at the same time as dealing with the dereliction left

by previous generations.

The social legacy of change also has to be tackled in an era when dominant aims of

political hegemony are concerned with cuts in taxation, privatisation and ‘value for

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money’. The demand for travel in ever more sprawling cities has to be

accommodated while trying to reduce energy consumption and environmental

pollution. (Couch, Fraser and Percy, 2003)

During the last twenty years cultural policy has become an increasingly significant

component of economic and physical regeneration strategies in many west European

cities. (Bianchini and Parkinson, 1993)

It is the desire to respond positively to such influences that has caused politicians,

developers, landowners, planners and citizens alike to search for an answer to the

question of how best to improve and maintain the condition of town and cities.

(Roberts and Sykes, 2000)

The rapid urbanisation in many developing countries over the past half-century

seems to have been accompanied by excessively high levels of concentration or

urban population in very large cities. (Dimmuna and Omatsone, 2010)

Through the text a key variable that needs to be considered when doing the

comparison. The community in the area and the requirements they need in their

towns and cities.

The DTM in both case studies are countries where their DTM are noticeably different.

London Docklands is currently in stage four with most of the community seeking

professional careers and taking advantage of the improved education system and

established infrastructure.

Eko Atlantic Nigeria however is presently in stage three with emerging technologies

and more citizens seeking career driven roles. Improved medicine and a positive look

to contraception still are factors to an increasing population but at a steady rate.

To summaries the text, urbanisation’s main factors that effect Western European

countries are –

1. Developing technologies (Industrialization)

2. Rural to urban migration, people wanting to work in the city (push and pull

factors)

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3. With the majority of European countries being in stage four of DTM the

population tend to seek towns and cities to reside, increasing demand for

developments in towns and cities.

Africa

In Africa the urban population is set to triple in the next 40 years, putting massive

pressure on governments and infrastructure across the continent. (UN News Service,

2010) with the African population rapidly growing through better health care and

families averaging 5.2 children with the highest being Niger with 7.6 (Pflanz, 2013) a

strong demand of improved infrastructure is apparent with current cities and towns in

Africa riddled with sub standard living conditions and poor infrastructure to the extent

that there reports of buildings collapsing in some towns. (Mail Online, 2014)

Figure 4- Population of Africa predictions (CAIRCO - Colorado Alliance for

Immigration Reform, 2016)

Figure four clearly shows dramatic growth in the African population, this is due to the

improving health care in the continent and longer life expectancies. This also means

that the demand for improved commercial and residential properties are at a new

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time high with figures showing some countries having housing discrepancies in the

millions.

Figure 5- A slide summarizing the causes of urbanization in Africa. (Slideshare.net,

2016)

The different factor compared to that of Europe is based on the reason that

urbanization occurs due to the supposedly better infrastructure and services an

urban environment can offer. From this extract we can summaries that the main

urbanisation factors for countries in Africa are as follows-

1. A general natural increase in population

2. Most countries are in stage two/three of DTM increase a demand for better

infrastructure

3. Industrialization in the context of Africa is to leave absolute poverty

From both extracts concerning regeneration in Europe and Africa there is a clear

difference between the two. With town and cities changing over time, the process of

change is both inevitable and generally seen in a positive light. (Roberts and Sykes,

2000) However through identifying reasons for urban regeneration through

urbanisation in both contexts its apparent that certain demands are more applicable

to one continent than the other.

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Following on towards my study reading in the context of urban regeneration of both

Europe and Africa, the next step would be to find more information on the two case

studies, hence defining and looking into their history.

London Docklands

Figure 6 – Map of Docklands (Exploregeography.net, 2016)

London Docklands, also (formerly) called Port of London, is the area along the River

Thames in London. It covers nearly 9 square miles (22 square km) of riverfront

centered on the boroughs of Tower Hamlets, Newham, Southwark, Lewisham, and

Greenwich. The London Docklands area has always played an important role in the

wealth of the city and in the fortunes of the East End. Once the hub of imports and

exports and manufacturing, the area is now home to one of the leading financial

centres in the world. (Kollewe, 2015)

During the19th Century London ports where at their busiest in the world. This lead

the area to be surrounded by warehouses, high-density areas and poor quality

housing conditions. In the 1950s the ports started to decline due to the ports not

being able to handle the bigger boats coming into the port. This started a decline in

the area with communities facing unemployment and high crime rates.

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By the 1970s, the area became derelict, with few jobs, few services and poor living

conditions. Many people were forced to leave the area to look for work and better

quality of life. Due to the inactivity of the port traditional jobs in the docklands were

lost (manual and unskilled job roles). Housing in the area was substandard-lacking

basic amenities and located in poor-quality environments.

To tackle these issues the London Docklands Development Corporation (LDDC),

was established on 2 July 1981(Geocases1.co.uk, 2016). This was an Urban

Development Corporation (UDC), the second of 13 to be set up in the UK. From 1982

to 1992, the LDDC was supported by the designation of the Isle of Dogs Enterprise

Zone, which played a significant part in the overall regeneration outcome.

(Geocases1.co.uk, 2016)

The London Docklands Development Corporation (Lddc-history.org.uk, 2016)

had an agenda to resolve these issues by introducing an opportunity of development

in the Dockland area, which coincides with general European regeneration drivers

and answering the ongoing problems in the area. By focusing on the improvement

and maintenance of the area the social, economical and financial needs of the

community were met.

The LDDC were given three main targets to achieve in the area. These include:

To Improve social conditions - Creating new housing and recreational

facilities

Improve the economic conditions - Providing job opportunities and improving

the transport system in the area

Improve environmental conditions - Reclaiming the land from contamination,

cleaning up derelict and polluted areas. Also providing improvement to the

surroundings (trees, plants, green land)

One of the LDDC development projects was the development of Canary Wharf. As

the financial centre became established and increased, people needed more homes

and development has spread further than originally planned. This has led to some

gentrification of other Docklands areas. Transforming the East End into the West End

by extending the activities of the City and theoretically creating ‘balanced

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communities’ out of a predominantly working class area had been on the planning

and political agenda from the time of the first Docklands plan in 1972 (Cambridge

transportation plan, 1972).

In the latter part of the 20th century, many of the Docklands’ manufacturing plants

and wharves were abandoned or given over to new residential and commercial

developments. Surrounding the docks were many industries using imported goods

and high-density, poor quality housing (typical old inner-city area).

Canary Wharf has become a major business district located in Tower Hamlets,

East London, England. It is one of the United Kingdom's two main financial centres –

along with the traditional City of London – and contains many of Europe's tallest

buildings, including the second tallest in Great Britain, One Canada Square. (London

Wiki, 2016)

Figure 7- Map view of Canary Wharf (Google.co.uk, 2016)

In summary here is what LDDC managed to do within the area and the effects it had

to the area and local community.

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Social Improvements

Housing: 22,000 new homes created (many are former warehouses converted to

luxury flats). 10,000 refurbished former terraced houses

-In 1981 population= 40,000 (Geocases1.co.uk, 2016)

-In 2000 population= 85,000 (Geocases1.co.uk, 2016)

Services: several huge new shopping malls, a post-16 college and campus for new

University of East London and leisure facilities: watersports marina, national indoor

sports center.

Economical Improvements

Employment numbers of jobs increased, in 1981= 27,000 in 2000= 90,000.

(Geocases1.co.uk, 2016)

The introduction of many new firms and financial institutions e.g. Stock

Exchange, ITV Studios, newspaper offices.

A surge of many high-rise office blocks was introduced in the area, eg Canary

Wharf.

Docklands Light Railway links area with central London.

Jubilee Line Underground extension.

City Airport.

Many new roads, including M11 link.

Environmental Improvements

750 hectares of derelict land reclaimed.

200,000 trees planted.

130 hectares of open space created. (Geocases1.co.uk, 2016)

However with all these changes happening in the area everyone saw them

welcoming-

Negative Impact

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New jobs went to people living outside the area, as local people did not have

the technical skills (a lot of new jobs created were in finance/media

industries–using high tech equipment–local people not skilled enough to do

these types of jobs).

A lot of new housing far too expensive for locals.

More money was spent on providing infrastructure (expensive offices +

houses) and a clean environment for office workers; than on services (e.g.

hospitals and care for elderly, health + educational facilities for local people).

Noise + air pollution (dust) from the building.

Prices in area generally increased (e.g. in shops, bars etc.) –Newcomers

were wealthy, causing local shop and recreational prices to rise.

Newcomers did not mix with local people–tension–causing a breakdown of

East Ender’s community.

Although the redevelopment of this area was unpopular with many locals, who felt as

though they were being edged out of their homes, it has brought a certain boost to

the East End economy and to other local areas. (Oakley, 2013) With this statement it

provides an opportunity to investigate if this phenomenon will happen in the Eko

Atlantic project and if the project will indeed see similar success in regards of

development.

The literature describes that many east enders however, feel that the redevelopment

has had a negative effect on the area, ignoring their needs for more housing. For

some living in the area the majority live in social housing, many of which have lived in

such areas with their families for decades. With that being said, the houses that are

being built in the area are too expensive for many of them to afford (Oakley, 2013).

With this problem, taking place in Canary Wharf, Eko Atlantic cannot be far behind to

experience this problem as Africa is currently suffering from a property shortage of its

own. An investigation will need to be made to determine whether a similar effect

could happen to the locals of Lagos who live near the Eko Atlantic project.

By the end of the London Docklands Development Corporation lifetime in March

1998, it appeared that the eight and a half square miles of docklands had indeed

gone west with 25 million sq ft (2.3m sq m) of commercial space built, a new office

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centre to promote London as a World city at Canary Wharf, 24,000 homes and a

level of owner occupation up from 5% to 43%. (Thomas, Imrie and Imrie., 1999)

Summary

From the research extracted above, it can be identified that the urban regeneration

drivers that caused the docklands to undergo redevelopment are:

Poverty and crime in the area.

Decrease of the port in the area, which lead to an increase of unemployment

in the 1970s and 1980s

A need of improving the area, social, physical and economically

With the main drivers identified for the docklands, resources will need to be reviewed

to identify the urban regeneration drives which contributed to the on going

development of Eko Atlantic. Once both drivers are identified, it will provide a

foundation in answering my objectives with a long-term goal to answering the

research question.

Eko Atlantic

Eko Atlantic, officially Eko Atlantic Economic City, also known as Eko Atlantic City, or

the initials E.A.C. and E.A., is a planned city of Lagos State, Nigeria, being

constructed on land reclaimed from the Atlantic Ocean. (Elumoye, 2007) Upon

completion, the new peninsula, which is still under development, is anticipating at

least 250,000 residents and a daily flow of 150,000 commuters. The development

will also have a positive environmental impact, as it will help in stopping the erosion

of Lagos State's coastline. (Eko Atlantic, 2016)

The city adjoins Victoria Island district of Lagos city and the Phase 1 area of Lekki, to

the north, while the entire Western, eastern and a southern border is a coastline.

(Eko Atlantic, 2016)

Eko Atlantic is expected to rise as the next generation of property on the African

continent; having a total of 10 districts, spread across a land area of approximately

10 square kilometres (3.9 sq mi), the city will satisfy needs for financial, commercial,

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residential and tourist accommodations, with a state of the art high tech infrastructure

in line with modern and environmental standards. (Ekoatlantic.com, 2016)

Figure 8- Map of the proposed Eko Atlantic Project (Ekoatlantic.com, 2016)

Eko Atlantic development is being carried out as a Public–private partnership, with

private companies and investors providing the funding, whilst Lagos State

Government is a strategic partner, with the support of the Federal Government

(Ekoatlantic.com, 2016).

Shareholders that are involved are as follows-

Partners

First Bank of Nigeria

Guranty Trust Bank PLC

First City Monument Bank

Access Bank

BNP Poribas Fortis

KBC Bank

Consultants

Dar Al Handasah (Shair and Partners)

Royal Haskonng

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MZ Architects

AR+H Architects

Contractors

Dredging International

Developers

Southern Energyx Nigeria Limited

The initial plan for Eko Atlantic was to protect the coastline of Victoria Island from sea

erosion, a land reclamation project on a colossal scale, soon became a solution to

the chronic shortage of prime real estate in Lagos, and the need for a new financial

headquarters for Nigeria – the largest economy in Africa. (Ekoatlantic.com, 2016)

With this in mind this influence for urban regeneration would fall under the physical

factors. The Docklands suffered from area contamination and cause certain area to

be cleaned before development could occur. In relation to the research question

posed in the introduction chapter, the environmental factor will have little influence

towards the result of the developments, due to both issues being present.

Eko Atlantic is not only providing vital space for people to live and work just off

Victoria Island. It is an opportunity for Nigeria to show off its pride and economical

ability pledging to become a top 20 economic power; a beacon for international

business and tourism. (Ekoatlantic.com, 2016) In relation to the research question,

this proves that projects of this stature have high expectations, similar to that of the

docklands when under development, aiming to introduce another financial district in

the capital.

The problems that the project aims to tackle are as follows-

Reverse Coastal ErosionSources state that the foundations have reclaimed the lost land that disappeared

under the pounding waves of Atlantic surges during the past 100 years. The design

and construction of the Great Wall of Lagos has already provided an effective marine

engineering solution to stop further land disappearing from the Nigerian coastline

along Bar Beach on Victoria Island. (Ekoatlantic.com, 2016)

26

Providing more living spacesNigeria is one of the fastest-growing megacities in the world so the pressure on

Lagos is intense. Eko Atlantic is providing prime development land to give the space

for business and commerce to expand and fulfill its potential. (Ekoatlantic.com, 2016)

Explore and establish new technologiesThe clean and eco-friendly urban infrastructure of Eko Atlantic has helped propel

Nigeria into a position of leadership in the economy of West Africa. The city is setting

an example of how creating a high standard of living can be combined with concern

for the environment. (Ekoatlantic.com, 2016)

From the extract it is identified that the drivers reflect the three distinctive features of

urban regeneration which (Turok, 2005) describes in the definition of urban

regeneration. Both drivers are very similar to each other when compared to those of

London Docklands both envisioning a similar end goal. It is also apparent that the

main reason for the project is to answer the issue of overpopulation in the area and

to tackle coastal erosion.

Lagos and London

Lagos, one of the densely populated states of Nigeria and seen as the finical hub of

the country. Lagos is one of the fastest growing cities in the world (Yunusa, 2006)

and also one of the most populous urban agglomerations in the world. (Campbell,

2012) However one feature that Lagos has that Docklands did not have was that

Lagos is already seen as a financial center where as docklands was originally only

seen as a port.

It can be argued that docklands has had an influence regarding the financial power of

London; Docklands has never been seen as a financial centre which leads me to

investigate whether Lagos comes into this comparison with an advantage due to

most African financial activities occurring in Lagos. However on the other hand, one

could argue that Lagos financial activities could be cancelled out due to the

technological gap present between the two cities.

27

Furthermore the literature has presented further questions for study:

As mentioned earlier regarding the feedback from the local communities present in

the docklands:

1. Is there a risk that Eko Atlantic development will not meet their requirements

but instead force the locals out of the area?

2. How will Eko Atlantic counteract this potential social problem and if a solution

is found, will they following a common trend in urban regeneration.

With that being said finding the answers to such research questions not only provides

context for the regeneration project but also brings to light some of the problems that

Eko Atlantic could face whilst the project is taking place. It also enables those

involved to discover potential problems and find solutions to these problems before

they get out of control.

Summary

With the research concerning the urban regeneration of Eko Atlantic, the urban

regeneration drivers are different to those of London Docklands. While the

concerning cities have familiar roles concerning the country, the difference can be

linked with early findings exploring urban regeneration in the context of the continent.

Docklands

Contamination and pollution of the Land

The area needed to improve on social factors in the area

Improving infrastructure

Improving economical factors

Eko Atlantic

A demand for real-estate in the area for the growing population

Coastal Erosion protection

Improving economical factors

28

Both aims are very similar but through my study and investigation I will discover

whether Eko Atlantic will achieve a similar result or face a similar outcome with

communities not fully receiving the benefits of the regeneration.

With both case studies investigated and a general knowledge of the process of urban

regeneration sourced. A comparison of the two case studies will be conducted to

investigate the possible result of Eko Atlantic.

Conclusion

With the literature review concluded the research question has posed further

questions regarding the subject. The initial research question stated

London Docklands Vs Eko Atlantic Nigeria Comparison

But by going through the literature regarding the two case studies a further question

was formed-

London Docklands Vs Eko Atlantic Comparison Will Eko Atlantic achieve similar

results to that of docklands?

When forming this question, two parts of the question is apparent. Firstly a study into

the outcome of the London Docklands needs to be made to determine the overall

result of the case study. Once established a comparison to the on-going case study

of Eko Atlantic will be done to foresee whether or not Eko Atlantic will achieve similar

results.

Important factors to consider when answering the question

Measuring the outcome and determining its success Is important to identify if

the docklands achieved its goals and targets in the area and how they where

achieved. Looking into how Eko Atlantic and how will it achieve its goals and

targets.

29

Community and the economy will the culture and economical and financial

statuses of the country have an effect on the comparison. What happened to

Docklands community? Will it happen to Lagos community?

Objectives and aims of the development looking into the similarities of the

developer’s plan and exploring possible outcomes.

With these questions in mind, this sets the scene for the focus on answering the

research question.

Research Design and Methodology

30

The chapter will look into the different methods of research available relating to the

case study and deducing to why that method was the best approach considering

limitation and constraints.

The study will focus on two case studies, Lagos Nigeria and London England. Each

area containing a major urban regeneration project with one completed and one

aiming to be completed in the near future. The reason as to why these case studies

were chosen were because, they share similar physical attributes with both being

near or in large urban concentrations and also being located near a water source.

The research will focus on answering the research question through completing the

three objectives. Once all of the objectives have been completed the data collected

will aid in answering the research question.

Theoretical Framework

When conducting the research an interpretative standpoint will be taken; this can

also be described as an inductive approach. This is where the researcher collects

data and develops a theory as a result of that data analysis. However by doing this,

developed theories can be seen as subjective. Subjective data will be highlighted

should it be required but it is necessary when measuring the success of docklands

urban regeneration project.

A deductive approach or positivism is where the researcher develops a theory and

designs a strategy to test the hypothesis, a scientific approach. (Crabtree and Miller,

1992) A positivist would be able to prove something in the form of an experiment and

this could be conducted anywhere by any person and would give the same results (if

the hypothesis was followed correctly). When discussing and researching the

possible results of Eko Atlantic a positivist approach is not possible due to the project

not being completed and the large amount of variables.

Approach

31

The approach to the research undertaken in this study will be inductive which can be

described as 'looking for an answer'. This is inline with the interpretivist research

paradigm. Data collected for example through case studies and documentation, form

the basis for making formulated theories. (Crabtree and Miller, 1992)

A deductive approach would lead to testing hypothesis based on existing theories

and research. In this study this is not an appropriate approach due to the subject

being largely subjective. Although there will be many parts based on achievements of

goals, for example urban regeneration goals, these can be subjective as the question

could be asked 'were the right goals set for the location'. The inductive approach

allows the researcher to gain an understanding of the issues and what may require

further investigation especially when considering relationships therefore the inductive

approach is the most suitable choice.

Method

The type of research that will be mainly used will consist of qualitative data, as it will

provide more information to the way of thinking of the developer and to why that

result was achieved.

The qualitative research approach is a method that has been used in collecting the

required data for the up coming study. In Accordance to Daymon and Holloway

(2011, p3), there are two core ways of doing research, “qualitative or quantitative.”

Furthermore Daymon and Holloway, explain that every research project is guided by

what a researcher wants to achieve.

The term qualitative research according to Strauss and Corbin means any type of

research that produces findings not arrived at by statistical procedures or other

means of quantification (Strauss and Corbin, 1990), meaning that the research can

refer to particular research practices about a person’s “life lived experiences,

behaviours, emotions and feelings as well as organisational functioning, social

movements, cultural phenomena, and interactions.” Such feelings and emotions can

be expressed through the use of qualitative research.

The term quantitative research according to Strauss and Corbin means any type of

data that produces findings of a statistical nature. (Strauss and Corbin, 1990) This

32

could mean data with comparable facts and figures or information showing a level of

a certain social group opinion on a subject through ‘yes’ and ‘no’ figures.

Both methods of gathering qualitative and quantitative data involve conducting

interviews or observations. These techniques are mainly used to gather primary data

for each type. (Strauss and Corbin, 1990),

However data that has already been collected and recorded can be used to further

the subject as more opportunities and new technologies become readily available. In

regards to my study, London Docklands has already been re developed and can be

used as a comparable regenerated site. Eko Atlantic, Lagos is currently being

developed during the time of completing this study and so collecting primary data

regarding the case study is volatile.

Further more to answer the research question the following research methods will be

utilized-

Causal-comparative research- Like correlational research seeks to identify

associations among variables. Causal-comparative research attempts to

determine the cause or consequences of differences that already exist

between or among groups of individuals. (Highered.mheducation.com, 2016)

Historical research- Is the process of systematically examining past events

to give an account of what has happened in the past. It is not a mere

accumulation of facts and dates or even a description of past events.

(Libguides.usc.edu, 2016)

Ethnographic Research- By anthropologists, ethnographers, and other

social scientists may engage in something called ethnography. Ethnography,

simply stated, is the study of people in their own environment through the use

of methods such as participant observation and face-to-face interviewing.

(Nps.gov, 2016)

Research Tools

33

Research tools used during the dissertation will mainly be sourced from sources

relating to the two case studies, majority of the data will be secondary but through my

investigation I hope to identify key trends through these recorded phenomenon.

Research Methodology- Scope of Study

Aims-

The dissertation will take the case study of Eko Atlantic regeneration project and

investigate if the finish project will be similar to that of the London Docklands

considering the variables.

Objectives-

To achieve the aim three objectives have been set they are-

Measuring the outcome and determining it success Its important to identify if

the docklands achieved its goals and targets in the area and how they where

achieved. Looking into how Eko Atlantic and how well it achieved its goals

and targets.

Community and the economy will the culture and economical and financial

statuses of the country have an effect on the comparison. What happened to

Docklands community? Will it happen to Lagos community?

Objectives and aims of the development looking into the similarities of the

developer’s plan and exploring possible outcomes.

With these objectives fulfilled an understanding will be developed which should

eventually lead me to a cohesive conclusion in answering the research question.

Research Question-

34

London Docklands Vs Eko Atlantic Nigeria, Will Eko Atlantic achieve similar results to

that of London Docklands?

Method

In regards to the Eko Atlantic project, the majority of the data will be obtained from

secondary sources.

The study will look into both case studies. In regards to London Docklands a

intensive insight to the LDDC regeneration report published in 1996 will be at the

forefront of my research. Using the report to uncover key statistical data and

literature regarding the development in the area. Communal blogs and social

opinions on the Internet will be sought after to understand the views on the

regeneration project. Books and journals on urban regeneration will also be used to

support any trends that may re occur in the study.

Data is limited to Internet reports and a dedicated website providing progress reports

on a quarterly basis. This with urban regeneration reports in Africa will be used to

support the research, again looking out for trends that may occur. Furthermore, by

looking into documentation produced for both, opportunities for analysis and

synthesis will aid to provide a conclusion to the research question.

Secondary Data

Secondary data will be obtained from research of data that is published, that has

been collected and published usually for another purpose but can be relevant to this

study. This approach was conducted in the literature review and will be continued

throughout the main body of the document.

Literature

There are many literature sources regarding the development of London docklands

through Podcasts, past dissertations, websites, journals and documents. Also

through databases and censuses there is data on the change of population when the

regeneration started and finished. However Eko Atlantic is currently under

construction and the data present can be seen as volatile as unforeseen changes

35

may occur in the near future. When gathering information regarding Eko Atlantic

caution needs to be taken when using the data.

Design

The research will be presented in the format of answering three essay based

questions. Each question will be answered by analysing the available data related to

that topic with qualitative and if necessary quantitative data. Once all questions have

been answered, a summary will be created which will summarise all the data

collected and explore what it illustrates in that context.. Educated assumptions will be

given considering the variables to determine possible outcomes of the research

question. Limitations and difficulties will also be discussed and explored to determine

if these have a significant effect to the result.

Strategy

Qualitative research will be used, with techniques such as casual-comparative

research, historical research and if possible ethnographic research. All sources will

be analysed and properly referenced to avoid plagiarism. The goal is to start a

foundation in the comparison to when the Eko Atlantic project is completed the

dissertation can be looked back on and further investigated to see if the discovered

trends continued to the end project, opening more questions that can be answered in

future study.

36

Advantages and Disadvantages of Secondary Data as a methodological approach

Advantages

Generating new insights

From previous analyses, reanalyzing data can also lead to unexpected new

discoveries. (Xaquín S. Pérez-Sindín López, 2013) Returning to the previous

examples, this could be seen useful, especially in the context of the Eko Atlantic case

study. Providing new ideas and theories to further improve potential outcomes and

investigate further gaps in research. Since the data used may be accessible to an

outsider, it provides an insight and opinions to the data for potential conclusions or

simply verifying and confirm previous results.

Accessibility

In the past, secondary data was often confined to libraries or particular institutions.

On top of that, not always general public gained access. The Internet has been

especially revolutionary in this sense. Having an internet connection is frequently the

only requirement to access. A simple click is sometimes more than enough to obtain

vast amounts of information. The problem, nevertheless, is now being able to see

whether the data is valid. (Xaquín S. Pérez-Sindín López, 2013)

Time

Another advantage of using secondary data has always been the saving of time (Ghauri and Grønhaug, 2005) In the past, secondary data collection used to require

many hours of tracking on the long library corridors. New technology has

revolutionized this world. The process has been simplified. Precise information may

be obtained via search engines. Furthermore more libraries have digitized their

collections so that students and researchers can perform more advance searches.

37

Disadvantages

Inappropriateness of the data

Data collected by oneself (primary data) is collected with a concrete idea in mind.

This is usually done to answer a research question or just meet certain objectives.

(Xaquín S. Pérez-Sindín López, 2013)

In this sense, secondary data sources may provide one with vast amounts of

information, but quantity is not synonymous of appropriateness. This is simply

because it has been collected to answer a different research question or objectives

Lack of control over data quality

Government and other official institutions are often a guarantee of quality data, but it

is not always the case. For this reason, quality issues must be verified to ensure data

collect can be used in terms of the study. (Saunders, Lewis and Thornhill, 2007)

Ethic Consideration

When using and interoperating the research its important to consider the author of

the data, and cite or reference the source to ensure that the originally copy is

credited.

38

Result and Interpretation

This chapter is in pursuit of answering the research questions three main objectives,

which have been highlighted in the previous literature review chapter. The questions

highlighted in the previous chapters have been set to provide an insight to the

reasoning and impact as to why the regeneration project took place and what effects

it has had to the local and involved community. Once all three objectives have been

adhered to, a concluding summary will be cast to look into the possible outcomes of

the question.

Objective One

Measuring the outcome and determining it success – It is important to identify

if the docklands achieved its goals and targets in the area and to further

discover how they were achieved. More so, looking into the possibilities of

Eko Atlantic and how the project will achieve its goals and targets.

Before answering these objectives, a clear distinctive has to be identified within this

objective. Mentioned in the literature review, the different drivers of urban

regeneration in the context of what continent they reside in.

London Docklands = European Urban regeneration drivers

With literature sources mentioning drivers such as industrialisation and countries

DTM stage concerning European countries, a drive for urbanisation was present in

the area. Push and pull migration factors where in favour of attracting workforce to

the docks and natural increase just exasperated the matter.

London Docklands was seen as one of the most largest and most successful in the

world. (Museumoflondon.org.uk, 2016) This factor alone would suggest during this

time the area would be seen as densely populated due to the job opportunities in the

area emphasizing on the pull factor of the area. (Seos-project.eu, 2016)

Starting with West India Docks in 1802, East India Docks, and Mill wall Dock, Surrey

Docks and then the Royal Docks, thousands of people were employed in

international trade, warehousing and related trades. Over time, manufacturing

39

industry also moved into the Docklands, including large coal and gas plantation and

storage plants varying the workforce in the area.

However during World War II, the docks area was heavily bombed during the Blitz, in

an attempt to destroy the British economy. This event caused massive infrastructural

damage and caused many of the economical activities in the area to cease. (Clapson

and Larkham, n.d.)

There was an attempt to rebuild during the 1950s but this did not stop the decline in

the 1980s. By this time most of the docks were derelict. The main reason was cargo

to this was that ships where becoming too big for the docks. In context to the area,

the main pull of the area of employment was diminishing. Between 1961 and 1971,

almost 83,000 jobs were lost in the five boroughs in the Docklands area (Greenwich,

Lewisham, Newham, Tower Hamlets and Southwark).

Many job losses came from large transitional corporations due to many docks leaving

the area. This was further heightened by government policies, which favoured the

growth of industry outside London. High unemployment was accompanied by

population decline; again this could be from the drivers explored in the literature

review about urbanization. Whilst inner London lost 10% of its population between

1961 and 1971, the figures for Tower Hamlets and Southwark were 18% and 16%

respectively. (LDDC), 2009)

This coupled with poor infrastructure saw the area become rife with crime and

poverty. The housing in the Docklands area was nearly all council-owned terraced

housing and flats. There was no commercial infrastructure such as banks or building

societies or any new office accommodation. This presented a unique challenge for

the Government - how to completely replace an industry on a vast scale and make

the contaminated, depressed docklands an attractive place to live and work.

40

Figure 9 – Examples of dialect areas in the docklands (LDDC), 2009)

Figure 10- Destruction caused from the War (LDDC), 2009)

41

From reading further into the literature regarding the case study of London docklands

many themes are present which have been discussed in the literature review.

Docklands Drivers to Urban Regeneration

After effects of World War II bombing the area (Infrastructure)

Boats getting too big for the docks (directly effecting employment in the area)

Opportunities in other parts of London

Technology was advancing while the area struggled to keep up (introduction

to cargo planes, bigger boats)

With these problems identified more research will be conducted to investigate what

methods were used to overcome these obstacles.

Redevelopment efforts started as soon as the docks become abandoned, although it

took decades for most plans to move beyond the drawing board and another decade

for redevelopment to take full effect. (LDDC), 2009)

Within the literature review, little information was available as most of the case

studies investigated mentioned the regeneration process theoretically not including

any possible problems that could occur. This discovery adds more questions to

whether Eko Atlantic will achieve similar results.

The situation was greatly complicated by the large number of landowners and

shareholders involved:

The PLA, Port of London Authority

The Greater London Council (GLC),

The British Gas Corporation,

Five borough councils,

British Rail

Central Electricity Generating Board.

With all these shareholders involved a corporation was formed to manage all

expectation. In 1981 the Secretary of State for the Environment, Michael Heseltine,

formed the London Docklands Development Corporation (LDDC) to redevelop the

area (Museumoflondon.org.uk, 2016).

42

This was a statutory body appointed and funded by central government, with wide

powers to acquire and dispose of land in the Docklands. It also served as the

development planning authority for the area.

This was London’s answer to dealing with the implications that the potential project

was causing in the area. When looking into the Eko Atlantic project in more detail

observations will be made to see if a similar problem has the potential to occur. If so

would similar technique be incorporated to tackle the issue and what type of effects it

may bring to the project?

Other influences that can be argued that affected the outcome of the project were the

incentives provided by the government. The government introduced designation

areas in 1982 called enterprise zone, these are areas in which businesses were

exempt from property taxes and had other incentives, including simplified planning

and capital allowances. This made investing in the Docklands a significantly more

attractive proposition and was instrumental in starting a property boom in the area.

(Geocases1.co.uk, 2016) It will be interesting to see if this model is currently being

incorporated in the Eko Atlantic project.

With the LDDC in place targets, were set in the area which were based around the

following-

Improve social conditions

By creating new housing and recreational facilities, to tackle the problem derelict

areas in the area and place effected by World War II.

Improve economic conditions

Providing job opportunities and improving the transport system in the area, and to

tackle the issue of decline of employment due to docks becoming obsolete.

Improve environmental conditions

Reclaiming the land from contamination, cleaning up derelict and polluted areas.

Also providing improvement to the surroundings (trees, plants, green land) (Lddc-

history.org.uk, 2016)

Result Overview

43

Improvement

Aspects

Before After

Social Derelict areas due to closure of

Warehouse and Manufacturing

Plants

World War Two affect on the

infrastructure in the area

Poor living standards

Crime levels high

Introduction of new housing in

the area, most of these

warehouse being converted into

high end apartments

Major construction work

completed on affect areas by

world War two

Luxury property introduced in

the area making the area a new

prime location for residential

living

Lowered Crime rates

Economic Employment in the area was on

the decline

No incentives for companies to

reside in the area

Limited workforce

With the development new

commercial properties were

introduces into the area

With the government introducing

incentives, different types of

companies started doing

business in the area again

This created a demand for

different skill sets in the area,

which created new jobs.

Environmental Reclamation of the land from

contamination.

Cleaning the land from years of

pollution.

Cleaning scheme took place

making the dockland visual

pleasing

This encouraged tourism in the

area which contributed to the

economical targets of the

regeneration project

New technology introduced to

minimized pollution by using

alternative energy sources.

Examples of the drastic changes in the area-

44

Figure 11- Shadwell Basin after Development (LDDC), 2009)

Figure 12- Western Dock after Development (LDDC), 2009)

45

The table provides a summary to the achievements made in each of the key areas;

further expansion to these achievements will be investigated in later objectives.

Social

In regards to the social targets of regeneration both case studies illustrate that it is an

important role for success in the area. Through further research found through case

studies (LDDC), 2009) supported in the literature review state that particular social

groups are seen to benefit developments more than others. The website

(Liquisearch.com, 2016) states that LDDC was seen as controversial - it was

accused of favouring the elitist luxury developments and those who can afford it

rather than providing communities affordable housing and improvements the locals

required in the area. It was unpopular with the local communities, who felt that their

needs were not being addressed and felt threatened, causing a social divide.

Arguable the LDDC was central to one of Europe’s remarkable transformation in the

area, although its control of development events raises debates among different

social groups. (LDDC), 2009)

The difficulty of achieving everybody’s expectation is apparent with the sources

eluding that developments in the docklands were aimed to generate revenue than to

improve lives in the area. Some social groups will be dishearten about this but

arguable money is needed for these projects to happen, so if the money generated

from these project were not available would this huge project be feasible in the first

place?

Legislation has come into place to tackle the effect of this with section 106 in the

housing acts. Furthermore the area has improved living conditions encouraging

different types of social groups to reside.

Now with comparison to Eko Atlantic area, which is currently under construction, this

can be seen as a very concerning issue. Africa in general is going through a housing

crisis with reports saying there is a 2.3 million-house shortage in Nigeria alone

(Clutton July 2016) and with a good average earning in Nigeria being around

N115000 (Nairaland.com, 2016) Naira monthly (£256) (Google.co.uk, 2016)

affordable accommodation is very important in any African urban regeneration

project.

46

Legislation also in Nigeria is not as strictly kept compared to European countries so

developers have the opportunities in taking advantage of cheaper labour and bigger

experiencing profit yields if the project is seen as a success. The government also is

not directly funding the project, with all investments being made by oversea

companies; profit making will be their main priority. Overall international companies

benefit from countries like Nigeria, encouraging developers to introduce new

developments and infrastructure for economical gain, a similar tactic used in the

Docklands while under development. These incentives put commercial

establishments as a priority putting money into the economy with the view of

spending it on the local community. However looking into the Docklands case study

this was not the case, and with Eko Atlantic not having as much strict development

laws as the Docklands a similar occurrence is a possibility.

Economical

London Docklands had a major problem with employment because manual work was

in decline. Warehouses and manufacturing plants were closing down which left the

workforce with no jobs. When development in commenced major landmarks where

created, Canary wharf being a one of them, new job opportunities were created. With

the introduction of Canary Wharf, this brought the West to East with the area

experiencing financial growth and new social and economical demands being made.

Canary Wharf development created new opportunities for different skill sets in the

area and much needed improvements to the transport links to the area.

47

Figure 13- Canary Wharf (Google.co.uk, 2016)

Historically the Docklands had poor transport connections with this being worsened

with the erosion of the area. This was addressed by the LDDC with the construction

of the Docklands Light Railway (DLR), which connected the Docklands with the City,

providing the workforce to travel from East to West in convenient times. (LDDC),

2009) The project was not that expensive, only costing the LDDC £77m in its first

phase, this was due to reusing disused railway infrastructure and derelict land for

much of its length. (LDDC), 2009)

Further on to development on the transport links, LDDC built Limehouse Link tunnel,

this provided a road network linking the Isle of Dogs to The Highway (the A1203

road) at a cost of over £150 million per kilometre, one of the most expensive

stretches of road ever built. This development provided alternate avenues to access

the city through road providing job opportunities for cargo heavy and companies who

relied on transport.

48

Figure 14- New infrastructure developments included the DLR and new road link too

and from the area. (LDDC), 2009)

Other contributions like the development of London City Airport opened in October

1987 on the spine of the Royal Docks.

In 1999, the Jubilee Line of the London Underground was extended eastwards and

now serves Rotherhithe/Surrey Quays at Canada Water, the Isle of Dogs at Canary

Wharf, Greenwich at North Greenwich and Canning Town for the nearby Royal

Docks. (LDDC), 2009)

The Docklands Light Railway was extended in 1994 to serve much of the royal docks

area when the Beckton branch was opened. The Isle of Dogs branch was further

extended south and in 1999 it then served Greenwich Town Centre, including the

Cutty Sark museum, Deptford and finally Lewisham. (LDDC), 2009)

In 2005, a new branch of the DLR opened from Canning Town to serve what used to

be the eastern terminus of the North London Line, including a station at London City

Airport. It was then further extended to Woolwich Arsenal in 2009. (LDDC), 2009)

These contributions provide many methods for companies and workforce to travel too

and from the docklands making it easily accessibly to the Docklands. With this

rejuvenated transport link The Docklands had access to varied workforces in the

country and new companies could use the new logics to transport their goods.

Employment rose and varied types of work were introduced but the need of the local

people where not met.

49

Around the area the local skill set consisted of manual labour and now with new

types of job opportunities in the area this skill set slowly became obsolete causing

strife between local and the new acquired workforce, more opportunity to add to the

social divided already present in the area. Once again Eko Atlantic has to be aware

of these issues and provide opportunities to minimize this problem.

LDDC Summary

It was wound up in 1998 when control of the Docklands area was handed back to the

respective local authorities. (LDDC), 2009)

The massive development programme managed by them during the 1980s and

1990s saw a huge area of the Docklands converted into a mixture of residential,

commercial and light industrial space. The clearest symbol of the whole effort was

the ambitious Canary Wharf project that constructed Britain's tallest building and

established a second major financial centre in London.

Canary Wharf was not immune to the property slump in the 1990s, which halted

further development for several years. Developers found themselves saddled with

property which they could no longer sell, this resorted in international investors to get

involved.

Another unusual occurrence in the Urban regeneration case study of the Docklands

that it went through, financial hardship only to be rescued by international investors.

Compared to the case study of Eko Atlantic, which most investments in the project

are from abroad. This issue is more likely to occur if the state of the country changes

dramatically, (war, loss value in currency). More information is needed further deduce

if this is a risk is likely to happen towards the upcoming results to the finished project

of Eko Atlantic.

Summary

The first objective related to the research question provides an introduction to the

common impact of urban regeneration and sparks more questions to which will be

answered in the following two objectives. Identifying if Docklands achieved its goal is

50

obscure… after this objectives but it has provided background information into the

case study and insight to elements of risk that could effect the chance of success of a

regeneration project.

Its now the developers involved with Eko Atlantic to understand all social and

economical needs from all the people, and find solution to fulfill both needs to ensure

a positive outcome of their project.

Objective Two

Community and the economy will the culture and economical and financial

statuses of the country have an effect on the comparison. What happened to

Docklands community? Will it happen to Lagos community?

With the comparison of the two case studies community and economical status have

to be considered and then investigated to determine whether these factors have

significant influence to the result.

Key Factors

Location

Skill Availability

Community (Telegraph.co.uk, 2016)

Infrastructure

Location

Considering this variable when comparing the two is not that significant at Eko

Atlantic is also based on the coastline of the country so similar issues of dealing with

erosion and coastal problems can be relatable between the two case studies.

Skill Availability

To be considered one of the main drivers for the regeneration of the docklands, the

job situation was bad with reports showing approx. 30,000 jobs where lost between

51

1970 and 1980 (LDDC), 2009). The introduction of large financial districts such as

Canary Wharf helped improved numbers in the area but caused strife between

existing residents in the area.

Eko Atlantic is being built to aid in the heavy traffic between the main land and the

islands and to provide new real estate for residential and commercial properties. The

skill set currently predominantly consist of office workers so the rework of the

infrastructure for traffic is greatly welcomed. In contrast to docklands were blue collar

worker were being made redundant through new developments such as Canary

Wharf.

Community

This is when the difference starts to show between the two case studies, literature

dictates that communities in the docklands around the start of the development come

from working class communities with most occupying manual labour job roles. This

changed however as more developments where completed. With a variety of

different social groups moving into the area devising the demographic.

Currently most inhabitant’s based around Lagos dive long distances to work office

based roles. The wealthy live off the man made islands in proximity to the proposed

developments. Creating a contrast in population in the area. This major difference of

demographic pose a trend which was apparent with the docklands. Although

population in the area is different to the docklands case study, the benefit of this

project is most likely to be seen by those who can afford and invest in it. Those who

will use the new infrastructure to travel will see improvements in reduced traffic but

will not see the extent of services Eko Atlantic will provide to those living near the

project replicating a similar issue docklands faced when under development..

Infrastructure

The infrastructure of the Docklands was in a poor state due to the bombings from

World War II, with extensive damaged being done to properties and transport links.

Eko Atlantic has infrastructure issues with reported coastal erosion occurring taking

away potential land. However reports of the problems of infrastructure are more

apparent when reading case studies on the matter. Eko Atlantic aim is to provide new

sewage system and 24 hour electricity (Ekoatlantic.com, 2016) This suggests that

52

the basic infrastructure the docklands had is not equally available compared to that of

Lagos.

Summary

The factors considered are seen as contextual hurdles that each case study had to

go through, not enough influence to provide the opportunity of bring the argument

that ‘this case study x was successful because it had an advantage of case y’

because each is going through and had a problem to solve with the resource

available. This means that in looking to answer the research question Eko Atlantic

will succeed or fail in tasking itself with achieving realistic aims and objectives.

Objective Three

Objectives and aims of the development looking into the similarities of the

developer’s plan and exploring possible outcomes.

London Docklands introduced the LDDC to tackle the on-going problems in the area.

They set aims and objectives to tackle these problems-

The area experienced catastrophic job losses over a short period of time, as

the Docks closed. Between 1978 and 1983, over 12,000 jobs were lost.

The skills of the local population, directed at blue collar work, were

inappropriate for many of the growth areas of the London economy.

A high proportion of land was held by public bodies who had neither the will

nor the capital to make it available for redevelopment. Relatively little land

was in private holdings. Thus the supply of land was constrained by a pattern

of ownership, which was not market sensitive.

The extent of dereliction in parts of Docklands was so severe that the costs of

development would be very high and uncertain, lowering the attractiveness of

the area to investors. External intervention was needed to meet extra-ordinary

land reclamation costs and to improve developer confidence more generally.

53

Many development sites were poorly served by the local infrastructure - the

provision of which would be essential for these sites to be developed. Poor

strategic links between Docklands and the rest of London, the country and

internationally, would have created additional costs for employers thus

depressing the potential returns on investment.

The market alone was unlikely to provide the environmental improvements

(including landscaping, refurbishment of the dock estate or restoration of

prominent landmarks) or the provision of infrastructure and amenities that

were essential if Docklands was to cast off its run-down image and become

an attractive place in which to live and conduct business.

There were certain gaps in available information that were hindering the

operation of markets - for example, the almost complete absence of private

house-building in the area for years meant that housing developers had no

idea on the potential return for new-build, thus magnifying the risk to

developers and deterring investment. This combination of factors made it

difficult for the market, without external intervention, to reverse the steep

cycle of decline experienced by Docklands before the establishment of LDDC.

(Lddc-history.org.uk, 2016)

With the problems identified it took LDDC approx. 17 years to achieve what London

Docklands is today with further development completed ever since. Here is the

summary to what LDDC achieved in the area-

• £1.86 billion in public sector investment

• £7.7 billion in private sector investment

• 1,066 acres of land sold for redevelopment

• 144 km of new and improved roads

• the construction of theDocklands Light Railway

• 25 million sq feet of commercial /industrial floorspace built

• 1,884 acres of derelict land reclaimed

• 24,046 new homes built

• 2,700 businesses trading

• contributions to 5 new health centres and the redevelopment of 6 more

54

• funding towards 11 new primary schools, 2 secondary schools, 3 post-16

colleges and 9 vocational training centres

• 94 awards for architecture, conservation and landscaping

• 85,000 now at work in London Docklands

(Lddc-history.org.uk, 2016)

A summary to what these developments have done to the area-

• The LDDC successfully tackled the widespread multiple market failure which

prevailed in the London Docklands in 1981. Failures in land, housing and

commercial property markets have been addressed and labour market

failures have been alleviated by a combination of training projects,

improvements in accessibility in and out of Docklands and the creation of new

local jobs.

• When all projects are completed the total public sector cost of regenerating

Docklands will be of the order of £3,900 million, 48% incurred by the LDDC,

25% by London Transport and 27% by the Isle of Dogs Enterprise Zone.

Almost half the public sector cost of regenerating Docklands was devoted to

transport infrastructure. (Lddc-history.org.uk, 2016)

• Private sector investment in Docklands, at £8,700 million by March 1998, has

been substantial and will continue to increase well into the next century.

• The LDDC has generated a wide range of economic, environmental and

social benefits. Prominent amongst these are over 24,000 housing units and

over 80,000 gross jobs within the Urban Development Area (UDA). Housing

tenure is substantially more varied, employment is three times higher, the

number of firms has increased fivefold and the new stock of housing will

accommodate an additional 45,000 population. (Lddc-history.org.uk, 2016)

• With respect to value-for-money, the evaluation concluded that every £1M of

public sector cost generated net additional benefits in the UDA of 23 jobs,

8500 sq m of office floorspace, 7.8 housing units plus many other diverse and

intermediate benefits. Since almost all the costs have been incurred and

some of the benefits have still to materialise, this cost-benefit ratio should be

55

more favourable by a third when the end state position is reached in 2010 or

2015. (Lddc-history.org.uk, 2016)

• In spite of vociferous comments to the contrary over the life of the

Corporation, the LDDC generated substantial benefits specifically for local

communities and residents. The amount of new social housing is higher than

it would have been in the absence of the Corporation. (Lddc-history.org.uk,

2016)

• In the wider local economy, the net impact of LDDC activities is lower, but

even so, the LDDC generated an additional 23,000 jobs in Central London by

increasing the supply of high grade office accommodation which led to a more

competitive financial centre. (Lddc-history.org.uk, 2016)

Controversy

The LDDC was succeeding in terms of attracting newcomers who it hoped would

broaden the area's social and economic spectrum. It had also provided housing

choice so that for the first time original residents and their children could stay in the

area if they wanted and could also afford to buy a house or flat.

However, there was from the mid 1980s increasing public concern about the lack of

improvements for the original dockland communities, a situation which became

increasingly obvious as bright new houses and flats emerged, trend that has kept on

appearing in the study and the main opposition to the success of the project. Local

people tended to regard the former docklands as their rightful heritage, land which

would be directly used for their benefit. But instead the scale public housing projects

were no longer financially possible. (Lddc-history.org.uk, 2016).

Nor did the fact that the local authorities were still responsible for housing provision

and management not the LDDC. It was widely felt that the LDDC, which was set up

by the Conservative Government, obviously had plenty of money where not looking

out for the working man.

Contrary to the findings of the LDDC's 1990 Household Survey which suggested that

58% of all people moving in the area had previously lived in Docklands or one of the

56

three local Boroughs, the belief that outsiders were buying into the area and reaping

all the benefits prevailed. (Lddc-history.org.uk, 2016).

However, with the re examination of housing policy internally and the commitment to

major social housing projects in two of the three Boroughs through the agreements

drawn up in 1987 and 1988, LDDC policy was already moving in a more socially and

community conscious direction.

It moved even faster as a result of two critical House of Commons reports the

Employment Committee on the Employment Effects of Urban Development

Corporations, published in 1988, and the Public Accounts Committee on Urban

Development Corporations, published in 1989. Although they covered development

areas in other parts of the country, both concentrated in large part on the LDDC and

Docklands. Hoping to elevate the problem occurring in the area. (Lddc-history.org.uk,

2016)

Overall

Taking a subjective point of overview London Docklands was able to achieve their

goals and objectives and introduce a significant change in the area. The targets set

in the area tackle a problem that docklands was facing and the statistical data from

the report provides evidence of the impact of the change. Opposing social groups

would disagree stating that development did not fulfill their requirements but the

literature suggest that these represent the minority while the majority reap the

benefits of the development, with improvement to transport links, introduction to a

financial centre and developing new commercial and residential properties. Now

using the docklands as a benchmark, investigation will be conducted to determine

the possible outcome of Eko Atlantic based on their aims and targets.

Lagos is the financial heart of Nigeria, the most populous nation in Africa, and it is a

teeming tangle of humanity and enterprise. (Ekoatlantic.com, 2016)

The economy of Lagos state is thought to be worth around $33bn, despite the

chronic overcrowding, crumbling infrastructure and hellish traffic. Expansion

continues at a breakneck speed and part of the expansion plans for Lagos include an

57

ambitious new city within a city. The Eko Atlantic project promises to turn Lagos into

a hugely important financial powerhouse. (Ekoatlantic.com, 2016)

Figure 15- Map of Lagos (Google.co.uk, 2016)

Currently a wall is being constructed to halt the coastal erosion occurring currently in

the area. Being Dubbed the great wall of Lagos its provided opportunities for

developers to reclaim land from the sea for further developments. Problems that Eko

Atlantic hope to tackle are as follows-

• Approximately of 20 million inhabitants in the area causing overpopulation

• In-consistent power supply

• Poor Managed water supply

• Due to overpopulation infrastructure struggles with extreme cases of traffic in

rush hour periods

• Coastal Erosion

(D+C, 2016)

Proposed Goals from the project-

• 24/7 Independent power supply, 70MW expandable to 1.5 GW

• Independent Water treatment: 10,000m3 per day expandable to 100,000m3

• Advance telecommunications: superfast fibre optic network

• Flowing transport connections: by roads, waterways, or heliports

58

• State of the art sewage facility

• Extensive underwater storm water drainage

• Low carbon footprint: environmentally efficient construction, locally sourced

materials.

Figure 16- Proposed plan for Eko Atlantic (Ekoatlantic.com, 2016)

Docklands Vs Eko Atlantic- Will Eko Atlantic achieve similar results as to London Docklands?

From earlier findings a subjective standing, concluded that the LDDC project in the

Docklands was a success due to the corporation hitting their targets in the area and

introducing great change in the area. There was opposition to the development but it

was seen as a minority against the majority.

Comparing the result to that of Eko Atlantic would be subjective to what percentage

of the populous in the area will be able to take advantage of the full benefits of the

development. However, developers involved with this project have the advantage of

hindsight and can take advantage in learning and avoiding certain pitfalls to

developments before them, increasing success rates. So in comparison to

59

Docklands, Eko Atlantic can achieve similar results if precaution and an

understanding of the people is up held.

Possible Anomalies and findings

When conducting the study its very difficult to determine the results because with

both case studies both having similar goals and objectives, but external influences

make it difficult to determine results and the unpredictability of the future is too much

of an anomaly to not factor in.

Factors Included

• Eko Atlantics Infrastructure problems are more extensive to that of the

Docklands.

• When Eko Atlantic was announced, Good Luck Jonathan was in power. A

new president of the country has come to power and new agenda are being

put into place which may have adverse affects on the development

• Earlier in the study, it was determined that Dockland was a success was

debatable to that of the individuals point of view, this is also true to that of the

individual who are involved in the Eko Atlantic project

• Linked to the above point, Eko Atlantic is currently being funded by private

investors, this is sure to increase prices for properties in the area. Creating a

property bubble…

For a country such as Nigeria, a property bubble has its benefits, bring money

to the country and economy but at the risk of adding towards the house

shortage- Would that be seen success or a failure to the project?

60

Conclusion

Introduction

A summary to the overall study towards the comparison for the two case study, and

how the conclusion was made through the objectives. Key research findings will be

discussed and how they affected the overall result in the study.

Aim

The aim of the dissertation is to first determine London docklands regeneration

impact in the area, looking into the social, economical, and physical contribution done

by the London Dockland and Development Corporation and to see if they achieved

its goals in the area.

Also I will investigate the different views on the project to the people who where

greatly affect by the regeneration in the area.

Once a conclusion is made a comparison will be done with the on-going project of

Eko Atlantic currently taking place in Lagos Nigeria, and answering the question to

determine if Eko Atlantic will achieve similar results.

These objectives were pursued to provide answers to the aims-

Define the level of success of Docklands regeneration against its targets.

Investigate the impact of the regeneration in the Docklands area.

Look into the aims of Eko Atlantic regeneration projects.

Compare the completed docklands regeneration project results and answer

them towards the Eko Atlantic case study

Doing the literature review these objectives where refined to three main points they

are-

Measuring the outcome and determining it success Its important to identify if

the docklands achieved its goals and targets in the area and how they where

61

achieved. Looking into how Eko Atlantic and how will it achieve its goals and

targets.

Community and the economy will the culture and economical and financial

statuses of the country have an effect on the comparison. What happened to

Docklands community? Will it happen to Lagos community?

Objectives and aims of the development looking into the similarities of the

developer’s plan and exploring possible outcomes.

With the three main objectives identified this would provide guidance in answering

the research question-

‘Eko Atlantic will achieve similar result to London Docklands Development

Corporation project in the Docklands?’

Findings

The outcome to the study was yes, as the docklands achieved its goals by hitting its

targets in the area and introducing great change. Eko Atlantic also has set targets in

the area in hopes to introduce change but with the advantage of hindsight. With

professionals using past regeneration projects to aid them this will be seen as a

useful tool. Also with the majority of investors being international, they have their own

experience and methods to incorporate regeneration successfully in an area.

In regards to the resources available both case studies have equal amount of

investment and interest regardless of their contextual situation. Both cases

experienced urban regeneration drivers, which started the need for each project to

commence. Differences like the management of investment, government type and

what infrastructure requirements arguable can hinder the success towards Eko

Atlantic against the Docklands but the uncertainty of the future provides an enigma to

the overall out come of Eko Atlantic.

The aims throughout study have provided direction to key focus areas to gain

important information towards the research question. Providing background

information, the aims have helped filtered the varies information about each case

study to data that aids in answering the research question.

62

Measuring the outcome and determining it success Its important to identify if

the docklands achieved its goals and targets in the area and how they where

achieved. Looking into how Eko Atlantic and how will it achieve its goals and

targets.

The provides a summary and a introduction to the case study, looking into why there

is regeneration in the area and how the docklands tackled the upcoming problems. It

was also through this the discovery of the opposition towards dockland was

discovered, providing an avenue to go into more detail and to investigate if this is an

issue that needs to be considered when determining the success of the docklands.

Which in turn could affect the comparison between the two case studies.

Community and the economy will the culture and economical and financial

statuses of the country have an effect on the comparison. What happened to

Docklands community? Will it happen to Lagos community?

This was to consider the variables that may have an affect on the comparison

between the two case studies, determining if one case study had an advantage over

the other considering its context.

Objectives and aims of the development looking into the similarities of the

developer’s plan and exploring possible outcomes.

Looking into the stats and figures the Docklands has achieved in the area and

looking into general feeling towards the project. The current issues Lagos is going

through followed this up and the proposed plans Eko Atlantic will want to introduce to

tackle these issue.

After fulfilling all aims and investigating the qualitative data relating to both case

studies, it was deduced that variables that are not with control of the study has

caused the findings to be inclusive.

Limitation and Further Work

63

The data collected is based on secondary sources such as case studies and reports,

primary data would of verified certain key points. When conducting the study access

to Lagos was limited so information regarding that case study is once again based on

secondary literature.

The out come of the comparison could not be determined due to the enigma of the

unforeseen future however this provides opportunity for further work to be conducted

once the project is completed verifying if some of the factor had a key part to play in

the result of the finish product of Eko Atlantic.

64

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