Pre-Construction Approvals and Building Permits in Lagos State

By Round Peg Homes, Investment & Services Limited

Introduction
Lagos State has experienced a number of building collapses in recent years, leading the Lagos State Government to enact the Lagos State Urban and Regional Planning and Development Law of 2010 (the “Planning Law”). This law established three key agencies under the Ministry of Physical Planning and Urban Development (the “Ministry”) to regulate building permits, compliance, and urban renewal. These agencies play crucial roles in ensuring that all construction activities adhere to the required standards. The agencies are:

1. Lagos State Physical Planning Permit Authority (LASPPPA):
   Responsible for processing and issuing planning permits for building projects.
2. Lagos Building Control Agency (LASBCA):
   Tasked with monitoring and enforcing building regulations to ensure construction compliance.
3. Lagos State Urban Renewal Agency (LASURA):
   Focuses on implementing urban renewal and slum upgrade policies.

For any building project in Lagos, obtaining pre-construction approvals is mandatory. The LASPPPA oversees this process and ensures that developers meet the requirements before proceeding with construction.

Types of Permits

1. Provisional Planning Permit:
   Issued when the title documents for a property are still under registration. A clearance letter from the Lands Record Bureau certifies that the registration is ongoing.
2. Final Planning Permit:
   Granted once the title documents have been fully registered and verified.

Building Plan Approval Process

According to Regulation 2 of the Lagos State Building Control Agency Regulations, 2019, developers are required to give a seven-day notice to LASPPPA before commencing construction. In urgent cases, this notice can be given within seven days after work has started.

To streamline the process, Lagos State has introduced an online platform for processing building permits. This innovation has reduced the approval timeline to about one month, replacing the manual system that was previously in use.

Key Steps to Obtaining Approval

• Submit necessary documents such as architectural and structural drawings, title documents, and a sun-print survey plan.
• Ensure that all drawings are sealed by professionals registered with bodies like the Architects Registration Council of Nigeria (ARCON) and the Council for the Regulation of Engineering in Nigeria (COREN).
• Pay the required assessment fees.
• A LASPPPA officer will inspect the site, verify property coordinates, and assess other relevant factors.

Fast-Track Process
For developers in urgent need of approval, the permit process can be fast-tracked within 10 working days by paying 500% of the assessment fee. This ensures quicker processing for time-sensitive projects.

Documents Required for Pre-Construction Approvals

1. Original and stamped architectural drawings.
2. Structural drawings signed by a COREN-certified engineer.
3. Material calculation sheets signed by the supervising engineer.
4. Payment receipts for assessment fees.
5. Certified title documents or a clearance letter from the Lands Bureau.
6. Structural stability report signed by a COREN-certified engineer.
7. Original sun-print survey plan.
8. Evidence of payment of tenement rates or land-use charge.
9. Two passport photos of the applicant.
10. Tax clearance certificates or evidence of tax payments.
11. PAYE returns (for companies).
12. Certificate of Incorporation (for companies).
13. Development levy receipt.
14. Site photographs.

Importance of Compliance and Consequences of Non-Compliance

Failure to obtain proper approvals can result in severe penalties, including:

• Sealing the property with a stop-work notice.
• Fines imposed on the developer or property owner.
• In extreme cases, demolition of the building.

Even after securing building permits, the LASBCA continues to monitor the project to ensure compliance with approved plans. Any deviations can lead to fines or stoppage of work.

Securing the correct building permits not only ensures the safety and legality of the project but also increases the property’s value. The recent introduction of the e-planning platform simplifies the process, making it easier for developers to obtain their approvals and contribute to Lagos’s urban development.

Conclusion
Obtaining building permits is an essential step for any construction project in Lagos State. It helps prevent issues such as building collapses, penalties, or even demolition. At Round Peg Homes, we encourage developers and property owners to follow all necessary procedures to protect their investments and ensure smooth project delivery. The new e-planning platform makes the process more efficient, positioning Lagos for sustainable urban growth and safer building practices.