International Journal of Scientific Research and Innovative Technology ISSN: 2313-3759 Vol. 5 No. 1; January 2018

Improving Human-building performance in Mixed-Use High-Rise Building through livability character (A case study of mixed-use high-rise buildings within Victoria Island, Lagos, Nigeria)

BY

Aluko Olawale Sanya

Department of Architecture, School of Environmental Technology,

Federal University of Technology, Akure, Nigeria.

Design Options II Nigeria Limited, Victoria Island, Lagos, Nigeria.

Correspondence e-mail address - [email protected]

ABSTRACT The emergence of Mixed-use buildings is a function of demand and necessity regardless of location. Recently, it has been adopted as high-rise mixed-use building and has greatly enhanced urban scenery. While that has brought huge economic and social advantages, the focus of Mixed-use high rise buildings design has been on exterior appearance with little consideration for interior functionality. This makes it a very finite and encapsulated world in and of itself. Descriptive case studies of existing scenarios were carried out revealing that mixed-use high-rise buildings were strictly designed to provide a work and live scenario with no regard for human-building relationship performance. Training of modern architects to inculcate culture and pattern of social behavior of the prospective occupants, the providence to enjoy what is obtainable in cities, redefining of spaces through livability character principles were recommended to enhance the human-building performance in mixed-use high-rise buildings. Keywords – livability character, Mixed-use, High-rise, building performance.

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1.0 INTRODUCTION A careful examination of Nigeria‘s housing patterns reveals that knowledge of mixed-use is conventional, well recognized and adopted regardless of the location within the country. Efficiency of land did not start with high rise building but has since started with many low rise buildings and bungalows bringing about a mixed use development. Thisis more evident in some locations especially in Lagos because of the high population density and scarcity of vacant land for construction. Mixed-use buildings are seldom emerging within Lagos due to demand or necessity especially in the central business district where there is huge demand for commercial spaces revealing mixed-use development is a key feature in the development of our modern cities. While the adoption of high rise mixed-use buildings in Lagos is not new because of the need to efficiently maximize the available land especially in the central business districts, it is equally important to emphasize that Mixed-use high rise building‘ designers and architects spend most of their time and effort on the exterior appearance of these buildings with little of the functionality consideration of interior spaces. The glamour of mixed-use high rise buildings must not be limited to the exterior façade but also the human-building relationship. Living in a mixed-use high-rise building should not create a very finite and encapsulated world in and of itself [4]. The high rise should not become your entire world, especially those with all-inclusive functions that include a restaurant, market, gymnasium, bank and other amenities. Most researches into mixed-use high rise buildings totally neglect the livability character within it. Livability character has to do with the building‘s effect on its occupancy as it relates to enjoying cultural, environmental and social character that is obtainable within the city since a high-rise building is a vertical city within a city[6]. This research seeks to unravel the total neglect of human-building interaction in high-rise buildings. Occupancy comfort and energy performance are largely sidelined in favour of aesthetics, concept and the quest to use high-rise building as an architectural statement or national edifice. The focus of this study is not to reintroduce the idea of mixed-use because it‘s not new but to accentuate that mixing uses works best when it grows out of a thoughtful plan. The aim is to redefine public spaces within mixed-use high rise buildings through livability character principles. How can public spacesin mixed-use high-rise buildings be more than closed elevator lobbies? How an architectural design help improve human- building performance by introducing livability character as it relates to mixed-use high-rise buildings?

2.0 RELATED LITERATURE

2.1 Mixed Use Development While several authors have attempted to define the concept of ‗Mixed-use‘, research revealed that the while word ―Mixed use‖ is commonly used term, it has not been sufficiently defined. Several authors have also attempted to define it but could not really portray what it actually means. Some of them made the following submissions ―The terms ‗mixed use‘ or ‗mixed use development‘ are widely used, but seldom defined‖ [2]. ―The term mixed-use development has frequently appeared in the planning literature. However, this term is hardly defined‖ [5]. Although the term appears frequently in the planning literature it is rarely defined‖ However, as it relates ―Mixed-use‖ means any combination of commercial (e.g., retail, office, and entertainment), and noncommercial uses, such as residential uses, mixed either vertically (Intensive Development) and horizontally (Extensive Development). It maximizes space usage, has amenities and architectural expression and tends to mitigate traffic and sprawl. The essence of mixed use development is that it brings people closer to the things they need on a day-to-day basis thus reducing time spent commuting. Mixed-use tend to help efficiently manage the available land space and public infrastructure.

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2.2 Benefits of Mixed Use Development Different developers, city administrators, choose mixed-use for different reasons. Some see it as an excellent way to incorporate a mix of housing types on a small scale with other uses in order to enhance the city‘s character. Others see it primarily as a vehicle for revitalizing struggling areas and spurring economic development. Still others use it to create or enhance central business centers. Some other benefits of mixed-use development include:

I. Mixed-use developments encourage compactness, maximum utilization and development of public spaces in a way that shortens trips, and lessens dependence on the automobile, thereby reducing levels of land consumption, energy use, and air pollution. II. It promotes full utilization of urban services, such as water lines, sewers, streets, and emergency services, by taking advantage of existing public facilities and minimizing the need for new facilities. III. Mixed-use developments provide more housing opportunities and choices for increased population, inward migration and social change. IV. Mixed-use encourages green environment where reduction in car and other vehicular use helps to reduce carbon emissions and pollution. 2.3 Challenges of Mixed-use High Rise Buildings. Mixed-use high-rise buildings have greatly enhanced the urban scenery but have not been without adverse effects which need to be addressed. These include: I. Mixed-use buildings are isolated, homogeneous, places that offer few choices, and no relationship to their surrounding environment [1]. This is dangerous to human health as there are few choices of recreational area, hang-outs and malls which are essential to an urban life since human beings will always be a product of their environment. II. Mixed-use buildings are energy-dependent buildings which literarily give few choices to passive design. The gadgets of transportation and other energy driven machinery necessary to keep the building functioning requires constant supply of electricity. The energy consumption utilizedfor both heating and coolingposes serious concerns to the operators of such buildings. This could be properly managed in developedcountries but is a serious issue for nations struggling to meet their energy demand like Nigeria. III. They lack Social interaction and public life. The existence of a variety of uses and activities in mixed use developments inevitably generates a variety of people, times and reasons to be in a place but most time lacks informal social interaction. People almost go by unnoticed merely as daily life which is contrary to what is obtainable in the horizontal developments within the cities. IV. Mixed use buildings lack sustainability owing to the fact that they are living spaces without ample green space.

2.4 Livability Character of Mixed Use Buildings Livability describes an urban ability to provide and sustain a quality of life for all of its inhabitants. Livability evolves out of a wealth of existing resources and conditions that promote healthy living, such as clean air, water and soil. Good schools, convenient shopping, safe community spaces and secure infrastructure all play an important role in making an urban and building a success and livable [3]. Livability within a mixed use building could be attributed to some qualities of lives that makes inhabitant of such buildings lively. Such qualities include amount of space provided, the level of facilities provided, conditions that promotes healthy living such as places of relaxation and recreation, factors that support social interaction and sporting competitions, elements of street life within the building. Livability in mixed use is

74 International Journal of Scientific Research and Innovative Technology ISSN: 2313-3759 Vol. 5 No. 1; January 2018 achieved through the presence of a variety of non-residential uses, which aim to create opportunities for interaction between local residents and visitors within the building. Livability is related to the effects of building performance on the quality of living, including both environmental and social dimensions. Livability of the design of buildings can easily be achieved by carrying out the following:  Provision of adequate contact with the surroundings (view).  Increase the benefit and means of enjoying the natural agents (daylight, sunlight, natural ventilation, greenery and soft edges).  Exclusion of undesirable elements (noise and pollutants).  Enhancement of privacy (visually and acoustically) and security of personal space.  Provision of comfortable (thermal and visual) spaces to work, to rest and live in order to conduct our daily activities.  Provision of a healthy environment (freshness of air, hygiene).

2.5 Principle to enhance Livability character in mixed-use High-rise Building. I. Draw Nature Closer to People Blending nature into the buildings helps soften the hard edges of a highly built-up structure and provides the residents with pockets of respite from the bustle of urban life attributed to the normal routine lives. Green spaces, is not only aesthetically pleasing, but also is good for the air quality and mitigates the harsh heat of the tropical sun and the technological complexity of the building materials that is utilized in the building.

II. Pervasive Greenery Urban or city greenery is usually done within the horizontal spaces, but livability in high rise includes ―pervasive greenery‖, meaning the design of the building inserted greenery wherever it could—be it on the lobby, a garden, a building facade, or a rooftop. The idea was to cloak spaces with green wherever the eye could see.

III. Parks and sit out This involves the introduction of parks and water bodies into the interior spaces for recreation and community activities, giving many leisure options to residents who seek a break from concrete and glass to provide a means of relaxation. IV. Activate Spaces for Greater Safety Having a sense of safety and security where one lives is an important factor in enjoying a high quality of life. Densely populated and highly built-up cities and places tend to be portrayed, sometimes unfairly, as unsafe places. A stronger sense of personal security through a mix of well-thought-out architectural design helps to provide security and in turn reduce the level of crime within the building.

V. Access to Amenities: People want to be able to easily access a variety of basic goods and services within walking distance. People also value access to entertainment, including bars, independent movie theaters, music venues and galleries. Access to green space and parks is another trait that distinguishes more livable mixed-use high rise buildings from less livable ones.

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3.0 METHODOLOGY

Case study research method was used in carrying out this research. According to [7], case study research method is empirical inquiry that investigates a contemporary phenomenon within its real-life context; when boundaries between phenomenon and context are not clearly evident; and in which multiple sources of evidence are used. Descriptive case study approach was chosen to explain the existing scenario. This help to rightly portray and analyze the existing events and their relationships. Random selection of existing mixed-use high-rise buildings, interviews with residents and users of the buildings about its suitability for purpose were embarked upon. Secondary sourced data from magazines, books, journals, internet and other publications were adopted in gathering relevant information about the subject under research.

3.1 The Study Area Victoria Island is an affluent area that encompasses a former island of the same name that sits between Lagos Island and the Lekki peninsula in the Lagos lagoon. It is the main business and financial center of Lagos in Lagos state, Nigeria. The town and island lie within the boundaries of the Eti-Osa local government area [11].Two case studies were chosen because they practically depict the trends of existing mixed-use high rise building in Lagos. Victoria Island, Lagos was also chosen because it has the highest concentration of high-rise buildings in Nigeria.

3.2 The Research Instrument Field survey was used to source primary data. The instrument of research was unstructured interview to gather information on the livability character that affects human-building performance. Data gathered were analyzed using descriptive analysis.

3.3 Data collection Primary and secondary data were used for this research. The primary data were obtained from field survey and structured oral interview. Secondary data were sourced from magazines, books, journals, internet and other publications.

I. 1004 housing estate, Ozumba Mbadiwe Avenue, Vitoria Island, Lagos. II. SAPETRO Towers, Adeola Odeku Street, Victoria Island, Lagos. 3.4 Case Study One: 1004 Housing Estate, Ozumba Mbadiwe Avenue, Victoria Island, Lagos State, Nigeria.

Basic Information

Client: 1004 Estate

Year completed: 2004

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Plate 3.1: showing satellite imagery of 1004 Estate.

Source: Goggle Earth Image 2017.

3.4.1 General description 1004 Estate is the largest single luxury high rise estate in Sub Saharan Africa and comprises over 1004 flats, maisonettes, studio apartment in the Victoria Island district of Lagos, Nigeria. 1004 Estates Limited was established in 2004 as a private limited liability company by a group of investors to acquire 1004 Estates Victoria Island, Lagos from the Federal government of Nigeria. The company commenced refurbishment of the estate in 2008 which involved the stripping, replacement of all internal mechanical/electrical fittings and internal partitions. The entire external services equipment for power, water and sewage were extensively redesigned and constructed to meet the changing needs of the Housing market. The Exterior facade was also extensively remodeled to a modern finish, while the apartment sizes enjoyed an increased footprint.

Plate 3.2: Showing 1004 Housing Estate Source: Researcher’s archive, 2017.

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Plate 3.3: Showing the corridor that link each of the apartments

Source: Google Images, 2017

Plate 3.4: Showing aerial view of the parking space in the estate

Source: Researcher’s archive 2017.

3.4.2 Features of 1004 Estate, Lagos. Two Bedroom Apartments, Three Bedroom Apartments, Four Bedroom Apartments Outdoor Sports Courts, Medium Event Centers, Swimming Pools, Effective Fire Fighting Facilities, retail outlets and relaxation outfits. 3.4.3 Data collection: In-depth face-to-face interviews of residents, secondary data from internet, observations were carried out within the estate.

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3.4.4 Key findings: I. Provision of well landscape environment couple with a lot of green lawns but are limited to the estate site only. Provision was not made for green areas for occupants at various floors of the buildings. II. Every apartment is accessible by a single and joint lift system and access to each apartment is through a narrow corridor. This corridor is the only public and outdoor area for every occupant across each level. This reduces the level of privacy and hinders thorough fare. There is complete omission of verandas, balconies, porches and other semi-public spaces that are exclusive to each apartment making human-building interaction difficult and compulsory forcing occupants to be restricted to indoor always. III. There is complete omission of places of public entertainment within the complex leading to non-attainment of one of the focal point of mixed-use development. IV. The complete linkage of the development was aimed at maximizing the available space to the detriment of the occupancy. The density ratio is too wide. V. There is provision for greenery but is not easily accessible especially for occupants at extremes of the site and on the higher floors as the green area are centralized. 3.5 CASE STUDY TWO: SAPETRO TOWERS, ADEOLA ODEKU, VICTORIA ISLAND, LAGOS STATE.

3.5.1 Basic Information Client: South Atlantic Petroleum Date of Completed: December 2002 Prime Consultant: Design Architecture in Motion (DAIM) Project Duration: 24 Months

3.5.2 Background information South Atlantic Petroleum (SAPETRO) is an indigenous Nigerian oil and gas exploration and production company, focused on creating value in the pursuit of rewarding exploration, development and production opportunities in Africa. Located on 7, Adeola Odeku Street, Victoria Island Lagos, the structure houses the offices of major oil firms and telecommunication companies in Nigeria. The Sapetro Towers is one of the landmark projects in Victoria Island Lagos. The Twin 13–Storey office/residential mixed development was completed in a record time of 24months.The contract includes the design and construction 24 No 3–Bedrooms flats and office building of 7523m² and 9452m² gross floor areas respectively. The entire ground is for car parking and designed to accommodate 190 cars. The office buildings are open office spaces with double glazed state-of-the-art curtain walls external cladding, the residential development are partitioned in concrete block wall rendered and finished with emulsion paint internally and textured paint externally. The office and residential buildings are service with 4No and 3No lifts respectively.

3.5.3 Features of SAPETRO Towers, Lagos Bedroom Flats (24nos), Most of the Ground Floor is for Parking,a Generator House, an underground water Tank, water Treatment Plant, a sewage treatment Plant and double glazed curtain walls at office façade.

3.5.4 Data collection: Secondary data from internet, observations and analysis of the building.

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Plate 3.5: Showing interior 3D and exterior view of SAPETRO Towers

Source: Google Earth Image, 2017

3.5.5 Key findings. I. Functions are in two buildings (Residential and Office spaces) are well-connected but completely lack livability character features. II. Provision of separate elevators for different space. While this is good for redistribution of occupants within the tower, it makes propinquity difficult and seemly impossible. III. The tower site is completely void of green area, trees, flowers and shrubs to enhance social- behavior and aesthetics effect. IV. The residential apartment lacks other livability spaces such as retail outlets, common spaces and places of common usage. V. The tower was strictly designed to provide a work and live scenario with no regard for human- building relationship as it relates to comfort.

4.0 RECOMMENDATION My interest to research into mixed-use high-rise building is born out of concern about how mixed-use high rise buildings affect their occupant. In order to encourage livability and bring live (nature) to these buildings making them more than just a public space that is more than a closed elevator lobbies with connections to exits. The following recommendations are made: 1. The education as well as training of modern architects to always see the reason to always take to heart the culture and pattern of social behavior of the prospective occupants. There could be a lot of factors that will determine the design of mixed-use high-rise building but architects ensure giving larger considerations to human-building interaction as it relates to occupancy with respect to comfort. 2. Even though there is great pressure on urban land mass and availability of vacant lands is increasingly becoming scares, stakeholder in building industry must ensure that mixed-use in high-rise buildings should encourage occupancy performance and should not limits their ability to enjoy what is obtainable in cities since mixed-use high-rise building is a city within a city. 3. The use of natural elements such as trees, flowers, green area and garden should be encouraged in the design of high rise buildings even if they are artificial. Apart from the fact that they encourage livability within the building, they also utilize on elevations as sun shading and control system while also articulating the façade. This however, must be properly maintained and proper orientation must be given to the users on their importance and maintenances. 80 International Journal of Scientific Research and Innovative Technology ISSN: 2313-3759 Vol. 5 No. 1; January 2018

4. There is also a need to provide enough open space, places of common usage, outdoor areas, roof garden (natural and artificial) at different floors and different locations within high rise mixed-use developments. This will encourage the users to seek a place for break from their normal immediate floors. This is in agreement with [1]. 5. The introduction of livability character within high rise brings about Defensible Space. Defensible space depends on resident involvement to reduce crime and remove the presence of criminals within a building. Since different activities are going on at different hours of the day. This reduces crime and also has the ability to bring people of different incomes and race together in a mutually beneficial union.

5.0 CONCLUSION Some cities of developing countries are faced with a daunting task of providing accommodation and other use for the urban population. However, mixed-use development is seen as the solution to this problem not only because of its ability to combine spaces for accommodation and other uses but also as an element it is described as the future of Central Business District revitalization not only in Lagos but also in Nigeria and other developing countries of the world. However, Special attention must be given to incorporate livability character into such buildings. Since combination of use is unavoidable then there must be balance of use accordingly. This study has also expatiated on the need to introduce livability character as one of the best ways to reducing the stress, boredom and loneliness and enhance effects of building performance on the quality of living, including both environmental and social dimensions within mixed use developments and have also made some recommendations on the several ways in it can be achieved.

6.0 REFERENCES

Anthony, N. E. (2014). Challenges Affecting the Development and Optimal Use of Tall Buildings in Nigeria. The International Journal of Engineering and Science (IJES). Vol. 3, 12-20, 2319-1813. Coupland, A. (1997). Reclaiming the City: Mixed Use Development. London, E & F N Spon Graeme E and Jo Ford, (2007). The Generation of Diversity: Mixed-Use and Urban Sustainability.

Edward NG and Kam-Sing WONG (2003). The Consequences of Living in High- Rise. Hong Kong Housing Authority Conference 2003.

Gifford, R. (2007). The Consequences of Living in High-Rise Buildings, Architectural Science Review, Volume 50.

Hoppenbrouwer, E. and Louw, E. (2005). Mixed-use development: Theory and practice in Amsterdam's Eastern Docklands. European Planning Studies. 13(7): 967-983.

Lau S.Y and Zhang G, (2015). Genesis of a vertical City in Hong Kong. International journal of high-rise building, Vol 4 No 2, pg. 117-125

Yin R.K. (2009). Case Study Research: Design and Methods (4th edition). Thousand oaks CA Stage. Wikipedia.

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