Explainer: Why Property Owners Encounter Delay in Building Approval
There are highly desirable documents and other essential requirements a property owner or real estate developer must present to the authorities of the Lagos State Government to get building approval.
Castles Lifestyle had earlier reported that the Lagos State Physical Planning Permit Authority (LASPPPA), an agency responsible for the approval of building permits, is trying to improve the process from a 30-day to a 10-day working period for the commencement and completion of planning applications.
Information from LASPPPA by one of our correspondents shows that eight essential documents must be screened and cleared by various government authorities for approval.
Must-have Documents for Building Approval Process in Lagos State
a) Proof of Ownership– Certified True Copy of Title, C of O, Governor’s Consent, Deed of Stampduties land receipt, C of O, Deed of Conveyance, Stamp Duty Land Purchase Receipt etc
b) SurveyPlan/BeaconSheet
c) 5 Sets of Working Drawings – Architectural, Structural, Mechanical and Electrical
with supporting documents like COREN letter of supervision or soil tests, Calculation Sheet as applicable
d) Photocopy of Paymentreceiptsof Statutory Fees: Processing fees, Stage Certification and Penal Fee and IDCas applicable
e) Clearances from relevant MDAs: LUAC, NTDA, LASURA, MOE(Drainage/LASEPA), MOT (TIA/Metroline), Fire Service, Police Report as applicable
f) PlanningTechnical Reports i.e. Land Use Planning and Analysis Report (LUPAR) and Physical Planning Technical Report PPTR (where applicable)
g) Evidence of tax payment– individual
h) Certificate of Incorporation for corporate organization
According to LASPPPA, the planning permit process is divided into pre-screening and application. The pre-screening stage entails appraisal, documentation, payment and clearances, while the 10-Day Deal is tied to the application stage only, which involves registration, vetting/recommendation and approval.
While it is a must to present these documents, five major reasons could cause delays in obtaining a building permit, LASPPPA stated. These are outstanding statutory payments like the penal fees, which are charges applied for building construction without a planning permit, and withdrawal of the initial application by the applicant for amendment.
Other reasons are the commencement of construction work prior to the planning permit contrary to the application submitted, confirmation of clearances, and overriding of public interest.
Further inquiry shows that the average cost of obtaining a building permit varies depending on location, number of floors and volume. According to LASPPPA, the average assessment of a 2-floor structure in Eti-Osa (Category A) is approximately N2 million, while Ikorodu (Category C) is N1.2 million.
Castles Lifestyle also gathers that even though the LASG is working to make the process of obtaining a building permit easier, however, a property owner must pass through some of its authorities which include LASPPPA; Lagos State Building Control Agency (LASBCA); and other relevant ministries departments and agencies such as the Land Use and Allocation Committee (LUAC), Lagos State Urban Renewal Agency (LASURA), Office of Drainage Services, among others.
Due to the implementation of policy reforms and initiatives to make planning permit processes easier, more accessible and faster, LASPPPA claimed there are no tough processes or huge costs encouraging property owners and developers to cut corners.