Planning is important because it directly affects our physical environment and in so doing influencing quality of life and general well-being. Planning shapes our environment, the way we live and work, so there are many advantages to getting involved in the preparation of plans and obtaining planning permit.

The carrying out of any building, mining or other operation in, on, over or under any land or the making of any materials change in the use of any land building structure or conversion of land, building structure from its established or approved use.

Any approval granted as stated under section 35 of the Lagos State Urban and Regional Planning and Development Law 2010 shall be referred to as planning permit.

• To ensure that structures get built in the right place.
• It helps to balance the development between homes, factories, offices, schools, places of worship, health facilities, and transportation routes.

The District officer of the District Town Planning Offices grants permits within their areas of jurisdiction with (in most cases) clearance from and concurrence of the General Manager, Hon. Commissioner for MPP&UD and His Excellency, the State Government where necessary.

You can apply for planning permit through Lagos e-planning permit portal or at the nearest District Office where the subject site of the proposed development is situated.

You need to log on to our website – lagosepp.com.ng or 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 document for screening and advice.

Yes, you are required by law to pay administrative charges for all applications for the grant of development 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.

You can pay on-line or through your financial institution.

The fee payable when an application violates the Lagos State Urban and Regional Planning and Development Law 2010.

The following documents are required for the processing of Planning Permit: Design drawings prepared in PDF and AutoCAD formats and all relevant documents as prescribed on the e-planning portal on the Home Page.

Section 2 (e) of 2005 Regulations stated that Sub-soil Report in case of all structures above 4 (four) floors or in swampy or marshy locations or where site is close to water bodies..

• Under the operation 30-30 policy on planning permit, a decision must be taken on every application registered for the grant of development permit within 30 working days of registration. However, applications beyond the approval limit of District Officers which require clearance/concurrence of the General Manager, Permanent Secretary, Honourable, Commissioner and His Excellency - the State Governor may spend a longer period of time.
• The process and grant of Planning Permit is expected to run within 20 working days from the date of submission, payment and confirmation of all relevant documents and successful screening of same.

- Operation 30-30 was specially designed to ensure that Lagos State continues to maintain its enviable position as the centre of Excellence.

i. To reduce the processing time for planning permit application to the barest minimum. ii. To increase the productivity of the officials through effective and efficient performance of duties. iii. To boost the position image of the State government through improved Town planning service delivering. iv. To encourage developers to submit Building Plans for Planning Permit. v. To reduce Government expenditure on agitation, demolition and environmental hazards arising from contraventions and illegal development. vi. To enhance Government revenue base since the efficient delivery of service could lead to enhanced revenue generation. vii. To achieve a functional stage clean healthy and comfortable environment in Lagos State.

A Planning Permit shall become invalid where development has not commenced within two years of the grant of such permit and shall be subject 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).

Section 6 (Building Regulations 2005) - APPLICATIONS THAT REQUIRED PHYSICAL PLANNING TECHNICAL REPORT (PPTR) A developer shall at the time of submitting application for planning permit submit a detailed Physical Planning Technical Report in respect of application for:

1. a residential land in excess of 0.5 Hectares or development in excess of four (4) floors or eight (8) family units;
2. factory building or expansion of factory building;
3. commercial/ office buildings
4. places of worship;
5. major recreational development covering more than two thousand (2,000) square metres;
6. institutional buildings and public buildings;
7. petrol/gas filling and service stations;
8. telecommunication towers and stations;
9. advertisement billboards of unusual sizes and heights, urban furniture, and
10. any other buildings as specified in the Regulation made pursuant to this Law.

1. Oil and gas pipeline depots and installation;
2. Refineries;
3. Large scale industrial development;
4. Roads, rail lines, seaport, and airport development;
5. Large scale educational institutions or facilities such as for tertiary institution;
6. Development or production process which may be injurious to the environment;
7. vii. The Authority shall from time to time by a regulation add developments to which the submission of an Environmental Assessment may be required.

Environmental impact Analysis Report / Physical Planning Technical Report. Prepared by Registered Town Planners.

i. Design and layout ii. External appearance and materials iii. Access for disable people iv. Lack of cross ventilations-Loss of daylight, Sunlight etc v. Noises Nuisance vi. Traffic and parking issues vii. Loss of or an increase in particular type or use of law.

To examine, evaluate and appraise the subject site of construction, the position, situation and location vis-à-vis the abutting development and immediate localized environment setting.

• Setback for Residential
  • Standard - 6m
  • Substandard - Existing building line
  • Special schemes - 9m
  • Others - As specified by approval order for such scheme or area.
• Airspaces for Residential.
  • Standard - 3m both sides.
  • Substandard - 1.5m one site
  • Others - 3m between main building & B/Q and 4.5m in special areas 6m between buildings of two (2) floors and above.
• Rear Airspace
  • Standard - 3m
  • Substandard - 1.5m
  • Others - 4.5m 18 height is up to 4 floors

• i. Density 89 Units/hectare or High units/acre Y=xm2 112
• ii. Medium - 59.33 units/hectare or 24 units/acre Y=xm2/ 5a.33
• iii. Low - 29.65 units/hectare or 12 units/acre Y=xm2/ 29.65 Where Y = No of permissible units Xm2 = Area of the plot in square meter.
• iv. Car parking space: 2 car parking spaces per one (1) family unit e.g. four (4) family units require eight (8) car parking spaces.
• v. Maximum percentage coverage = 60%.
• vi. Place of worship: Low Area Substandard = 600 Standard = 1.500m Setback Standard = 9m Substandard = 6m / existing building line Air spaces Standard - 4.5m Substandard - 3m Rear Standard - 6m Substandard - 3m Percentage coverage standard - 50% Substandard - 50%

Means to rebuild reclaim, recondition, reconstruct, rehabilitate, reinstate, rejuvenate, restore, a building (excluding painting)

Includes an existing 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.

• i. Letter of renovation permit
• ii. Old Approved building plans.
• iii. New drawing showing what you intend to do.
• iv. Tax clearance certificate.

At the nearest District Office where the subject site of the proposed building for renovation is situated.

Is an operational guideline for special application e.g. PFS, Fast food centre, P.O.W, Mortuary, Hotels, Shopping complex.

Yes, if the application is not in accordance with the operative Development plan. In the opinion of the planning permit Authority, if the proposed development is likely to cause nuisance or have major impact which cannot be adequately mitigated on the environment facilities or in habitats of the community or in the public interest.

• i. Primary (Federal or State) Highway 90m right of way – 45 meters from the centre.
• ii. Secondary (Federal or State) Highway (60m Right of way) 30meters from the centre.
• iii. Local Road (State) (24m, 18m, 15m, 12m) – 12m, 9m, 7.5m, 6m.
• iv. Access Road / Street 9 metres, 6metres from the edges.

Means a planning process where an existing old aim decayed settlement or neighborhood which has been declared a blighted area is completely pulled down and redeveloped from scratch and thereby creates a new and modern development in replacement of the old ones.

400m on same side, 250m on opposite side without median.

15m

For

• 11KVA = 6m
• 33KVA = 9m
• 132KVA = 15m
• 330KVA = 22.5m
• Substation = 12m

• Ocean / sea = 150m
• Lagoon = 50m
• River = 15m
• Seasonal = 15m
• Gorges (New Areas) = 10m
• Gorge (B.U.A) = 10m

• i. Minimum of 21m setback between property and railway line.
• ii.60m setbacks between the property and unmanned railway crossing level crossing.

Yes! Appeals are made if a dissatisfied developer feels the Approval Authority decision has been unreasonable or not within the expected time or conditions. Refusal or rejection is usually communicated in writing within 28 day or four weeks. Each application is dealt with on its own merit.

The committee, though independent in its own rights shall be appointed by the Governor on the recommendation of the Commissioner for Physical Planning and Urban Development. It will be headed by a Chairman, who shall be a Registered Town Planner with at least Fifteen (15) years experience. It shall comprise of registered members of the Built Environment such as Architect, Legal Practitioner, Engineer, Land Surveyor, Builder, Estate Surveyor, Sociologist or Social Worker, Director in the Ministry, a Secretary of not less than Grade Level 12.

• 1. The Appeal Committee shall investigate Petitions sent to it on Town Planning and related matters.
• 2. It shall consider appeals from members of the public on decisions of the Ministry or the Authority.
• 3. It shall investigate complaints concerning officials and matters relating to other grant of Development Permit and recommendation of appropriate actions to be taken.
• 4. Interpretation of the Planning Law and Regulation
• 5. Submission of an annual report to the Ministry
• 6. To advise on matters referred to it by the Ministry Authority or other Agencies of government and the general public.

• 1. Appeals are usually done in writing and must be within 28 working days of service of notice.
• 2. The Appeals Committee shall regulate its own proceedings, operations and meetings.
• 3. Appeals are usually dealt with either by a public Inquiry or Written Representation.
• 4. The Appeals Committee shall sit once a month to hear Appeals.

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