12/11/2021
Here is a guide to your building development permit.
LAGOS STATE PHYSICAL PLANNING PERMIT
AUTHORITY (LASPPPA)
FREQUENTLY ASKED QUESTIONS
1. What is planning?
Planning is the system by which the use and development of Land is managed for the benefit of all community. The overall aim of the system is to ensure a balance between enabling development and local amenities. The idea is to create better and balanced environment for people to live , work, play recreate and move around with utmost ease.
2. Why planning is important?
Planning is important because it directly affects our physical environment and in so doing influencing our quality of life and general well being.
Planning shapes our environment and the way we live, work and recreate with many advantages when involved in planning process and preparation of the Area and Planning Permit Consideration.
3. What is development?
The carrying out of any building, mining or other operation in, on, over or under any Land or the making of any material change in the use of any land, building, structure or conversion of Land, building structure from its established or approved use. This include the so called temporary structures (marquees, gazebo, containerized structures etc).
4. What is planning permit?
Development permit under section 102 of the Lagos State Urban and Regional Planning and Development Law 2010 means an approval or assent given for the time being to a development and includes Layouts, or Sub-division Plan, building control authorization given at construction and post-construction stage.
5. What are the classes of Planning Permit?
There are two classes of Planning Permit
1. Provisional planning permit.
2. Final planning permit.
5.1 What is provisional planning permit?
Provisional Planning Permit is the temporary permit granted to applicants before final permit. This could be granted to applications before they obtain the registered Certificate of Occupancy or consent or ratification as applicable. This could be granted with provision of duly stamped Land purchase receipt or Deed of gift.
5.2 Who could be granted Provisional Planning Permit?
i. Applicants who would wish to commence construction while registering their land Title Documents with the State’s Land Bureau;
ii. Applicants who would wish to commence construction during the regularization process of their Federal Government- issued Certificate of Occupancy with the State Government.
6. What could be granted planning permit?
a. New development
b. Redevelopment/ restructuring
c. Renovation
d. Fencing
e. Revalidation (after expiration of 2 years of obtaining Permits without commencement
of construction.
f. Demolition
g. Additional floors
7. Why do I need Planning Permit?
- To ensure that structures get built in the right place.
- It helps to balance the development in the State such as new homes, factories, offices, schools, place of worship, health facilities and transportation routes.
- To ensure that development and growth are environmentally sustainable , that is meeting the needs of the present without affecting the ability of the future generations to meet own needs.
8. Who grants Planning Permit?
The District Office of the District Town Planning Offices grants permits within their areas of jurisdiction with clearance from concurrence approval of the General Manager, Hon. Commissioner for MPP&UD and His Excellency, the Governor as applicable
9. What is e-planning permit?
e- planning permit is a shift from the manual Planning Permit system to electronic system support information and communication for online Planning Permit. It is aimed at making development permits easier and faster by use of computer systems which evaluate and process building applications.
10. Who can submit an application for
Planning Permit
Owner of his/her agent, who must be a registered professional in the building industrial in the building industry(such as: Town Planner, Architect, Engineer, Builder, Estate Surveyor/Valuer, Land Surveyor and Quantity Surveyor) can submit such application.
11. How do I apply for e-Planning Permit?
Apply through e-planning permit platform
(log on to: www.lagosepp.com.ng)
12. What is fast track service(LASPPPA- FAST)?
This is the processing and grant of planning permit within 10 days provided the applicant could pay 500% of the assessment fee.
13. What documents are required for the
submission of application for Planning Permit?
The following documents are required for
the processing of planning permit:
13.1 Drawings:Drawings prepared must be in
A3 paper size. Hard (spiral bound) and
soft copy of the following sets of drawings must be
submitted:
i. 5 sets of Architectural Drawing signed and
Sealed by ARCON Registered Architect.
ii. 5 sets of Structural drawing(including letter of supervision/structural stability and calculation sheet) signed and sealed by COREN registered Structural Engineer.(Mechanical and Electrical Drawings are also mandatory for some categories of Development Proposals.
iii. Report of soil tests are needed for Structures that are above two floors and areas with poor sub soil.
13.2 Title Documents:
i. Evidence of Land ownership/title document duly certified by by Lands Bureau which could be:
a. Certificate of Occupancy/Land certificate
b. Governors Consent to Lease or Assignment/Land conveyance/ any other instrument recognized by law
ii. 1 Sun print copy of Survey plan
iii. Evidence of payment of Land use charge or ground rent where applicable.
iv. Purchase receipt
13.3 Tax papers: evidence of payment of Company and Personal taxes viz;
i. For companies and corporate bodies
a. Company Tax Clearance Certificate (CTC)
b. E-tax clearance certificates for two(2) Directors;
c. Evidence of P.A.Y.E returns ; and
ii For individuals, current e-tax clearance certificate.
13.4 Clearance letters:
i. Police Report for Petrol and Gas Filling stations
ii. Fire Service Report in case of applications for Commercial Property, (Petrol, Gas Filling Stations and high rise buildings).
iii. Directorate of Petroleum Resources Report (DPR) for Petrol and Gas Filling Stations.
iv. Letters of clearance from the following Government Agencies duly certified (where applicable ). These include:
a. Land Use and Allocation Directorate- All State Lands and Government Schemes
b. Land Services Department- for Govenor’s Consent and subsequent transaction on Landed Properties.
c. Ministry of Transportation
i. Metro line clearance – in case of properties within the proposed metro line alignment.
ii. Traffic Impact Assessment Clearance- for traffic generation development.
d. Office of the Drainage , Ministry of Environment applications within drainage alignment, gorge, flood plains ,rivers/water bodies, lagoon, shore line etc
e. Lagos State Urban Renewal Authority applications which falls within Urban Renewal Scheme Areas.
f. Lagos State Surveyor General’s Office applications that fall within acquisition, revocation, and excision areas.
g. New Towns Development Authority letter of confirmation of allocation and capital development contribution.
13.5 Certificate of Incorporation of
Company (Where applicable).
13.6 2 copies of Physical Planning Technical
Report(Where applicable).
14. Where are the locations of the 20 District
Offices?
Table 1: Location of District Offices
S/N NAMES OF DISTRICT OFFICE AND LOCATION
1 Agbado/Ipaja - Abesan Estate adjacent the central mosque by the retail market
2 Agege - Agege Local Government Secretariat Obaremo Street, off Ijaiye Road, Agege.
3 Alimosho - Abesan Estate adjacent the central mosque by the retail market
4 Amuwo-Odofin - NTDA premises , Durbar junction along Oba Mobadel Oyekan street AmuwoOdofin Low Cost Housing Estate
5 Apapa - 35, Burma ROAD, within Apapa Local Government Secretariat.
6 Badagry - PWD,GRA Marina Road Opposite Badagry Police Station Badagry.
7 Epe - 7 Water work road , behind recreational Centre Epe.
8 Eko - Lagos Island East Local Govt. Secretariat, freeman street Zapas, off Adeniji Adele road
9 Eti-Osa - Lagos Epe Expressway beside Oando Petrol Filling Station, IkotaAjah Lagos.
10 Ibeju-Lekki - IbejuLekki Local Government premises by Igando-Oloja Bus stop Lekki Epe Expressway.
11 Ikeja - Block 20 Old secretariat, Oba Akinjobi Street.
12 Ikorodu - Beach road, Opp. General Hospital , Ikorodu
13 IkoyiV/I - Beside Oral Estate gate/Oando Petrol Filling Station after Eleganzar Toll gate bus stop, IkotaAjah.
14 Kosofe - Party office along Ogudu road,by ogudu round about
15 Mushin - 6 Town Planning Way, Ilupeju
16 Ojo - Lagos/Badagry Expressway beside Okokomaiko Police Station, Ojo.
17 Oshodi/Isolo - Along AmasikoStr, Off AfariogunStr, MafolukuOshodi
18 Shomolu - 6 Town Planning Way, Ilupeju
19 Surulere - Surulere Local Govt. Secretariat Onile-Gogoro, Surulere, Lagos.
20 Yaba - 168 Herbert Macaulay way AdekunleYaba
Authority Head Office Old Secretariat, Oba Akinjobi Way, GRA Ikeja.
15. Which application requires Physical Planning Technical Report (PPTR)?
a. A resident land from one (1) hectare and above.
b. A residential development above eight (8) family units
c. Factory or extension of factory building
d. Office or other Commercial buildings
e. Place of worship
f. Recreational developments
g. Institutional and public buildings
h. Petrol /Gas filling and service stations.
i. Any development which in the opinion of the Ministry and the Authority require the submission of a Physical Planning Technical Report.
16. Who prepares a Physical Planning Technical Report (PPTR)?
It must be prepared by a professional Town Planner, registered to practice in Nigeria.
17. What is pre-screening?
Pre-screening is the evaluation of Architectural and Structural Drawings and all other documents to ensure that the application can be approved before submission.
18. Why should the application be pre-screened?
To ensure speedy processing.
19. How do I apply for Planning Permit?
If you intend to embark on any type of development, you need to visit the nearest District Office in your area, with a copy of your title document , survey plans,draft copy of your proposed development and any other useful and relevant documents or visit www.lagosepp.com.ng.
20. What are the basic design requirement?
The design must be drawn to scale and must show the following details:
i. Layout or site location plans showing system of streets leading to and around the subject site at scale 1:500 or 1:1000.
ii. A block plan showing the site & proposed building .At the back of each block plan must be affixed a photocopy of the Survey plan.
iii. Floor plans showing sizes and dimensions of rooms, position of windows and doors.
iv. Elevation showing necessary details (front, rear,and sides).
v. Cross and longitudinal sections along appropriate lines with dimensions.
21. Do I have to pay for Planning Permit and how much?
Yes, you are required by Law to pay administrative charges for all applications for the grant of planning permits. These charges must be paid at the time the application is being made otherwise the application will not be considered. The fees are not arbitrary but based on standard rates and vary with the size (volume), type (land –use), and location of the proposed development.
This is now simplified via e-payment.
22. What is the statutory Fees payment procedure?
- Visit the nearest District Office where your drawing is assessed.
- Obtain payment advice
- Payment of draft to the appropriate account code in LASG designated banks
- Ensure payments are made by yourself
- Obtain treasury receipt of payment from the designated bank
- Confirmation of payment /necessary clearance by the account department.
23. When is penalty fee demanded?
Applicant is to pay penal fee for commencing development on site prior to obtaining planning permit.
24. What is the validity period for planning permit?
Planning permit shall become invalid where development has not commenced within two(2) years of the grant of such permit. It shall be subjected to revalidation upon payment of prescribed fees provided it is still consistent with the operative development plan as provided for in the Lagos State Urban and Regional Planning and Development law(2010).
25. What are the space standards for Planning Permit?
i. Setback for Residential.
Standard – 6m
Substandard - Existing building line
Special schemes – 9m (Lekki I&II,Apapa and Ikeja G.R.A’s)
Others – As specified by approval orders or regulations for such Scheme or Area for core areas such as Lagos Island, Ipodo, Ebute Meta where existing building lines are followed .
ii Airspaces for Residential.
Standard – 3m both sides.
Substandard – 1.5m on side and 3m on the other side.
Others – 3m between main building & B/Q and 6m between buildings of two (2) floor and above.
iii Rear Airspace
Standard – 3m
Substandard – 3m
Others – 4.5m if height is up to 4 floors.
26. What are the formulas for calculating no of permissible dwelling units Density?
i. Low Density – 30units x Area of land
10000
ii. Medium Density – 78units x Area of land
10000
iii. High Density - 270units x Area of land
10000
The Density for Schemed areas is addressed by the approval Order provided in the Model City Plans.
Car parking space:
i. Residential use: 2 car parking spaces per one(1) family unit e.g four(4) family units require eight(8) car parking spaces.
ii. Commercial use: 1 car park for every 60sqm of the lettable floor space.
iii. Place of worship/Event centre: 1 parking space for every 10sqm of floor space.
iv. Industrial use: 1 car parking for every 90sqm of lettable floor space.
v. Physically challenged : 1 car park for every 20 car parking spaces in public buildings.
Place of worshipminimum acceptable)
plot size – Developed Areas (Substandard plots) = 600sqm
Developing Areas (Standard plots) = 1,500sqm
Setback – Standard plots = 9m
Substandard = 6m or existing building line for core areas.
Airspaces :
Sides - Standard plots – 6m
Substandard plots – 4.5m
Rear Standard plots – 6m
Substandard plots - 3m
Distance of one place of worship to another
Same sect – 400m
Different sect – 250m
27. What are the required provision for the physically challenged in public buildings?
i. Provision of Ramp
ii. 2 Toilets(i.e one for Male and one for Female on the ground floor)
iii. 1 car park in every 2 car parking spaces
28. What is Renovation?
Means any act done to cause an improvement to buildings aesthetic and shall include changing of windows and doors, re-plastering and re-roofing, etc. It does not include the carrying out of substantial structural improvement or changes to the building.
29. Which documents are required for the issuance of renovation permit?
i. Application Letter for renovation permit.
ii. Planning Permit of the building(Photocopy).
iii. Evidence of ownership
30. Who will grant the renovation permit?
The District Office where the subject site of the proposed building for renovation is situated.
31. What is Redevelopment?
Means a Planning process where an existing structure is substantially restructured both internally and externally.
32. What is “ Abandoned Building”?
Includes a previously occupied but vacated building and, left in that condition for a period of up to five years, or a building which is under construction but on which work has ceased for up to five years.
33. What is Demolition Permit?
This is an official authorization to pull down and remove an existing structure.
34. Why do we need Demolition Permit?
- To ensure that the Legal owner is the one proposing the Demolition
- To forestall demolition of buildings of historical importance.
- To ensure that buildings are safely demolished without hindrance to adjacent structures.
35. What are the requirements for Demolition Permit?
- Title document.
- Detailed site location sketch.
- Subject site photographs with current date and time.
- Sworn affidavit.
- Certified True Copy of Title Document
36. What is an Approved order?
This is an operational guideline stipulating the standard and permissible uses for the implementation of an Operative Development Plan.
37. What is planning information?
This is information to the public about the status of a particular land area with respect to land use, density, height, and zoning, in addition to other statutory requirements as provided in the regulations.
38. Why do we need planning information?
Planning Information is necessary for developers to ascertain the use of their land in compliance with the State Operative Development Plans, Building Regulation and Standards. This is to forestall illegal and wasteful developments in the state.
39. What is set back?
It is the distance to be observed between the building line and property boundary, water bodies, right of way of infrastructural facilities and utilities.
a. High ways and Road setback
i. Federal Highway – 90m right of way; 45 meters from the centre to the property line.
ii. State Highway – 60m right of way; 30m from the centre to the property line.
iii. Local Road (State) – 24m, 18m, 15m,12m, 9m, 7.5m, 6m right of ways respectively form the centre to the property line as applicable.
b. What is the distance between the building line of property and the outer edge of NNPC oil pipeline?
15m
c. What is the Horizontal distance from NEPA high Tension lines?
11KVA = 6M
33KVA = 10M FORM THE Tower leg.
132KVA = 20M FORM THE Tower leg.
330KVA = 30m form the Tower leg
Substation = 12m form the sub-station boundary
d. what is the setback to water bodies?
Ocean and sea =150m
Lagoon =50m
Rivers and creek =15m
Gorge, canals and drainage =10m
e. Setback to Railway lines?
i. Minimum of 21m setback between property line and railway line.
40. What is approval Layout?
This is a land sub-division plan for public or private developments. It must be prepared for a land of 1 hectare(10,000sqm) and above . To be prepared by a professional Town Planner registered and authorized to practice in Nigeria.
41. Can my application be rejected?
Yes, if the application is not in accordance with the Operative Development Plan and is likely to have negative impact which cannot be adequately mitigated on the environment/ facilities, in habitats of the community or in the public interest.
42. What is the distance between two(2) Petrol Filling Station?
400m on the same side of the road,250m on opposite sides without a road median.
43. Do applicants/ developers have a right to appeal?
Yes! Appeals are made if a dissatisfied developer feels the Approval Authority’s decision has been unreasonable or not within the expected time or conditions. Each application is dealt with on its own merit.
44. Can the public write petition?
Yes! Petitions could be written against any Physical Development, addressed to the Honourable Commissioner (MPP&UD), Permanent Secretary (MPP&UD) or the General Manager LASPPPA and the General Manger LASBCA.
45. Can I retrieve information on any lost planning permit?
Yes.
Upon application for information on any lost planning permit granted, applicant could retrieve all information from LASPPPA particularly those granted during the period of 1945 and late 80s. Application of retrieval of loss of planning permit or confirmation addressed to General Manger LASSPPPA accompanied by sworn affidavit in lieu of ownership document .
46. Can I obtain Certified True Copy of my Planning Permit.
Yes.
Application for Certified True Copy is being handled by LASPIC (a unit in the Ministry of Physical Planning & Urban Development ) . Application letter to be addressed to the Permanent Secretariat Ministry of Physical Planning & Urban Development Block 15 , Alausa Secretariat Lagos.LAGOS STATE PHYSICAL PLANNING PERMIT
AUTHORITY (LASPPPA)
