Construction Permits in Lagos: Essential Approvals You Need Before Building
Introduction
In Lagos State, every brick you lay is an act regulated by law. Construction is not a private adventure; it is a public trust governed by planning control, building control, environmental management, safety regulation and sector-specific approvals. As counsel who routinely regularizes, defends and secures permits for developers, corporates, estates and individual owners across Lagos, I will distil—plainly and comprehensively—the essential approvals you must obtain before you build. If you follow this pathway with disciplined documentation and competent professionals, you will avoid contravention notices, stop-work orders, seal-offs and that most expensive outcome of all: demolition.
What counts as “construction” in Lagos?
Under the Lagos physical planning regime, “development” covers virtually all physical works: new builds, additions, renovations, conversions (change of use), fencing, demolition, site preparation, retaining walls, temporary site offices/hoardings, and utility interfaces. If it alters land or the built form, treat it as regulated. Accordingly, before mobilizing site labour or placing materials, you must secure the appropriate consents.
The core approvals you need before building
Planning Permit (Building Plan Approval) – LASPPPA
This is the crown approval. The Lagos State Physical Planning Permit Authority (LASPPPA) issues planning permits based on your drawings, documents and land use compliance. Without a LASPPPA permit, no lawful construction may commence.
What LASPPPA checks:
• Land use and zoning conformity with the operative district or model city plan
• Plot size, coverage, floor area ratio, maximum height and number of floors
• Statutory setbacks, airspaces, corner visibility and right-of-way protection
• Interface with public drains, canals and utilities corridors
• Design sufficiency (architecture, structure, MEP) and professionals’ credentials
• Car-parking provision, access geometry and, where applicable, traffic impact
Typical submission set:
• Completed LASPPPA e-portal application for the relevant development type
• Title documents (C of O, Governor’s Consent, Registered Deed, Allocation, etc.)
• Survey Plan duly signed/recorded with the Office of the Surveyor-General
• Architectural drawings (site plan, floor plans, elevations, sections, schedules)
• Structural design and calculations by a COREN-registered engineer (where applicable)
• Mechanical and electrical (fire, water supply, power, HVAC) for medium/high-risk uses
• Planning Information Letter (if already procured)
• Photographs of site and street context
• Evidence of statutory fees/taxes as may be required
Building Control Interface and Stage Certificates – LASBCA
Where LASPPPA grants your planning permit, the Lagos State Building Control Agency (LASBCA) takes over day-to-day site oversight. Before you break ground, notify LASBCA and agree inspection milestones. LASBCA should issue stage certificates (foundation, frame, roof, services and completion) confirming you are building precisely what was permitted, to recognized standards.
Environmental Approvals – Ministry of the Environment and Water Resources
Depending on scale and sensitivity, you may require:
• Environmental Impact Assessment (EIA) or Environmental Impact Statement (EIS) for higher-risk developments (estates, water-impacting works, industrial uses)
• Drainage Clearance/Approval where your site abuts a drainage alignment or requires culverts/cover slabs to maintain flow
• Erosion and stormwater management details (invert levels, discharge, attenuation)
• Wastewater approvals (septic/WWTP) via the wastewater office where applicable
• Solid waste management plan and subscription with an approved PSP operator
Fire and Life-Safety Approvals – Lagos State Fire and Rescue Service / Safety Commission
Certain occupancies (commercial, mixed-use, hospitality, assembly, healthcare, schools, high-rise) must submit a fire protection and life-safety plan showing hydrant access, exits, travel distances, alarm/detection, suppression (sprinklers/standpipes where required) and firefighting water provision. The Lagos State Safety Commission may also require a Safety Permit for workplaces, construction sites and high-risk operations.
Traffic and Access Clearances – Ministry of Transportation and Highways
For developments generating significant trips or located on classified roads/corners:
• Traffic Impact Assessment (TIA) and access approval (entry/exit geometry, stacking distance, sight triangles)
• Work within Right-of-Way (RoW) consent for driveways, lay-bys, culverts and any encroachment mitigation
• Construction traffic management plan for bulky sites
Utilities and Servitude Consents
If your plot interfaces with servitudes, obtain the relevant no-objection/clearance:
• Power lines and substations: utility corridor offsets and safety clearances
• Oil/gas pipelines: operator consent and technical crossing details
• Telecommunications: easements and setbacks
• Waterways/coastal: where applicable, Lagos State Waterways Authority (LASWA) consent for jetties/shoreline works
Sector-Specific Licences (as applicable)
Certain uses trigger specialized regulators in addition to planning/building control:
• Fuel/gas stations and depots: national downstream regulator approvals plus fire/TIA
• Hospitals/clinics/diagnostics: HEFAMAA registration and health facility standards
• Schools: Ministry of Education compliance for purpose-built learning spaces
• Places of worship/assembly: occupancy controls and crowd safety
• Hotels/short-let complexes: tourism/hospitality registrations and safety plans
• Factories/workshops: Safety Commission and relevant occupational permits
Preliminary and enabling works approvals
Before or alongside your main permit, you may require:
• Fencing Permit for perimeter walls/gates (treated as development)
• Demolition Permit where removing an existing structure (including method statement, haulage and dust/noise control)
• Hoarding/Scaffolding Permit for site safety and public protection
• Borehole/alternative water approvals where regulated
• Temporary site offices and generators—show them on plans or obtain separate consent
The smart sequence: a lawyer’s recommended pathway
Title and site due diligence
Verify your root of title, plot coordinates and any acquisition status. Chart the Survey Plan; confirm the district plan, land use, height caps and RoW widths. Identify any drains, canals, pipelines or overhead lines now—before design.Planning Information Letter
Request Planning Information from LASPPPA for certainty on permitted use, setbacks, density, height and any overlay controls (heritage, coastal, airport influence).Design to regulation (not to taste)
Brief registered professionals to design within the identified controls. Address sight triangles at corners, drain crossings, parking, accessibility, fire safety and structural robustness from the outset. For sensitive projects, front-load EIA scoping and a preliminary TIA.Document control and stamps
Ensure all drawings bear the seals and signatures of ARCON/COREN-registered professionals. Assemble title, survey, photographs and any estate approval order or scheme guidelines (if within a planned estate) as supporting context.LASPPPA submission via the e-Planning portal
File the complete set. Incomplete submissions waste calendar time. Upload legible PDFs, maintain consistent titles, and cross-reference drawings and reports.Site inspection and queries
Expect a District Officer visit. Typical queries involve RoW encroachment, insufficient airspace, drain obstruction, over-height façades, parking shortfalls or fire egress. Respond promptly with clarifications or revised drawings.Permit issuance with conditions
Your planning permit will include conditions (e.g., culvert a roadside drain, step down boundary wall at a corner, increase exit width). Treat these as binding—LASBCA will enforce them during construction.LASBCA pre-commencement notification and stage inspections
File your notice to commence. Invite LASBCA for foundation, frame, roof, services and completion inspections. Secure stage certificates; they are as important as the planning permit itself.Parallel environmental, fire and traffic clearances
For higher-risk occupancies, run your environmental, fire and TIA processes in parallel so the programme does not stall at mobilisation.Completion and fitness for habitation
Upon practical completion, pursue your Completion Certificate/Fitness for Habitation. Keep a complete compliance file: permit, stamped drawings, receipts, inspection notes, stage certificates and as-builts.
Special notes for common project types
• Single-family residences and duplexes
Typically require LASPPPA permit, LASBCA stage control and, where relevant, drainage clarifications. Estates may add façade or frontage controls; estate letters do not replace State permits.
• Multi-unit residential, mixed-use and commercial
In addition to the above, anticipate parking studies, fire/life-safety plans, accessibility compliance and sometimes a TIA. Lift/escalator safety documentation may be requested.
• Industrial and logistics facilities
Expect stricter fire protection, process ventilation, hazardous materials storage plans, external yard traffic circulation assessments and environmental controls for noise/run-off.
• Coastal/waterfront developments
Plan for shoreline protection details, LASWA interface (where applicable), flood resilience and corrosion-resistant specifications.
Critical technical standards you cannot ignore
Setbacks and right-of-way
Respect minimum front, side and rear setbacks. Never intrude into road reserves or utilities corridors. Gates must swing inward; provide on-site stacking distance to avoid spillback onto the carriageway.
Airspace and light/ventilation
Maintain required airspaces for habitable rooms and courtyards. Do not “build-to-boundary” unless expressly allowed by the district controls.
Drainage and flood risk
Design culverts/cover slabs where plots abut drains. Show invert levels and discharge points; nothing may obstruct public drainage or divert stormwater onto neighbours.
Fire and egress
Provide adequate exits, protected routes, maximum travel distances, alarms and suppression where required. Design access for fire appliances; ensure hydrant reach.
Structure and geotechnics
Foundations must respond to Lagos soils and groundwater conditions. Commission geotechnical investigation for multi-storey or heavy-duty structures; anchor structural design on test data.
Accessibility
Provide step-free access, ramps, accessible sanitary facilities and lift provision where occupancies or heights demand it.
Frequent pitfalls that cause refusals, stop-works or demolitions
• Commencing works before obtaining the planning permit
• Encroachment into RoW, drains or servitudes (pipelines, power lines)
• Over-height solid boundary walls at corners that impair sight lines
• Insufficient parking or non-compliant access geometry
• Plans lacking registered professionals’ seals and signatures
• Deviating from the approved drawings during construction
• Ignoring LASBCA stage inspections and certificates
• Treating estate approvals as a substitute for State permits
Cost, timelines and programme discipline
Fees depend on location, plot parameters, use, floor area and complexity. Processing times hinge on submission completeness, district workload and your responsiveness to queries. A disciplined team that designs to code, fronts environmental/traffic issues, and answers queries quickly will secure permits materially faster than a team that “designs first and regularizes later.”
Demolition, regularization and appeals—pragmatic guidance
If you receive a contravention notice, stop-work or seal-off order:
• Freeze work immediately and engage counsel.
• Audit drawings vs. site execution; prepare a corrective plan.
• Where regularization is technically possible (i.e., no RoW or non-waivable breach), file as-built drawings and mitigation measures.
• If refusal is issued, study the reasons. Many can be cured with redesign (e.g., sight triangle chamfers, culverting, reduced massing).
• Where an order is unlawful or procedurally defective, pursue administrative review or judicial relief—but only from a position of factual compliance.
Compliance checklist you can print and use
• Title verified; Survey Plan charted and signed
• Planning Information Letter obtained
• ARCON/COREN professionals engaged and stamped drawings ready
• Structural calculations and geotechnical report (where applicable) attached
• Drainage details and, if needed, culvert/cover slab drawings included
• Fire/life-safety strategy produced for relevant occupancies
• TIA scoping completed where trip generation warrants it
• LASPPPA e-portal application submitted with complete documents
• Site inspection concluded; queries answered; permit issued with conditions
• LASBCA notified; stage inspections scheduled and certificates secured
• Environmental, safety and utilities clearances obtained (as applicable)
• Completion/fitness for habitation certificate issued; compliance file archived
How we de-risk your project at Chaman Law Firm
• Strategy: We secure Planning Information early so your design begins inside the legal envelope.
• Documentation: We audit drawings for code traps (RoW, drains, fire, parking) before submission.
• Submissions: We prepare clean, cross-referenced packs on the e-portal to minimize queries.
• Agency management: We maintain professional follow-through with LASPPPA, LASBCA and allied MDAs.
• Compliance during build: We calendar stage inspections and keep site records defensible.
• Remedies: If you inherit a legacy breach, we evaluate regularization pathways and, where necessary, litigate only after exhausting administrative cures.
Conclusion
In Lagos, approvals are not box-ticking rituals—they are the lawful architecture that makes your investment bankable, insurable and defensible. Secure the planning permit before you mobilized, submit code-compliant drawings sealed by registered professionals, respect right-of-way and drainage realities, invite LASBCA at every stage, and close with completion and fitness certificates. That is how responsible owners build—and how prudent lenders and counterparties prefer you to build.
Call to Action
If you are commencing a new project, facing a contravention, or wish to regularize an existing structure, allow us to take carriage.