LASPPPA: What It Is and Why It Matters for Property Owners in Lagos
Introduction
In Lagos, owning land or constructing a building is not merely a private affair—it is a regulated civic responsibility governed by specific laws and agencies. Among these agencies, the Lagos State Physical Planning Permit Authority (LASPPPA) plays a pivotal role. Yet, many property owners only encounter its name when their properties face “Stop Work” or “Demolition” notices.
Understanding what LASPPPA does, how it operates, and why its approval is essential is the first step to protecting your property investment and ensuring full legal compliance. This article explains everything property owners in Lagos must know about LASPPPA—from its functions and powers to its procedures, requirements, and implications for real estate development.
1. What Is LASPPPA?
The Lagos State Physical Planning Permit Authority (LASPPPA) is the statutory agency of the Lagos State Government responsible for granting Planning Permits (commonly called Building Plan Approvals) for all forms of physical development in Lagos State.
LASPPPA was established under the Lagos State Urban and Regional Planning and Development Law, 2010, to replace the former Lagos State Physical Planning and Development Authority (LASPPDA). Its primary responsibility is to regulate and control physical development in accordance with approved planning schemes and master plans for Lagos State.
Simply put, no physical development—no matter how small—should commence without LASPPPA’s written approval.
2. The Legal Basis of LASPPPA’s Authority
The agency derives its powers primarily from the Lagos State Urban and Regional Planning and Development Law, 2010 and its subsidiary regulations, particularly the Physical Planning Permit Regulations, 2019.
Under Section 27 of the 2010 Law, “no person shall carry out any development in Lagos State without obtaining a planning permit from the Authority.” The law defines “development” broadly to include any physical alteration, construction, renovation, demolition, or even change of use of land or buildings.
This means:
Building a house requires LASPPPA’s approval.
Renovating or adding floors to an existing building requires LASPPPA’s approval.
Converting a residential building into a commercial use (e.g., from duplex to hotel or church) also requires LASPPPA’s approval.
3. Functions of LASPPPA
LASPPPA performs several crucial roles in physical development control and planning compliance. These include:
Processing and Issuance of Planning Permits (Building Approvals).
Every building design must pass through LASPPPA for official approval before construction begins.Ensuring Development Conforms to Master and Model City Plans.
The agency ensures that all developments align with the land use designation of each area—residential, commercial, industrial, or mixed-use.Promoting Orderly and Sustainable Development.
Through zoning regulations and density control, LASPPPA prevents urban chaos, traffic congestion, and flooding.Preventing Building Collapses and Demolitions.
LASPPPA ensures that buildings meet structural, environmental, and safety standards before approval.Monitoring Compliance Through District Offices.
Each local government area in Lagos State has a LASPPPA District Office responsible for inspections and control.Advising the Government on Physical Planning Policies.
4. The Relationship Between LASPPPA and LASBCA
Many property owners confuse LASPPPA with LASBCA. The distinction is simple:
LASPPPA: Issues Planning Permits (Building Approvals)—before construction begins.
LASBCA (Lagos State Building Control Agency): Oversees Building Construction and Supervision—after the permit is granted.
In practice:
You apply to LASPPPA for building approval.
Once approval is granted, you notify LASBCA before you commence construction.
LASBCA then inspects and certifies your work at every stage—foundation, superstructure, roofing, and completion.
Both agencies work under the Ministry of Physical Planning and Urban Development.
5. When You Need LASPPPA Approval
You need a LASPPPA permit before carrying out any of the following:
Building a new structure (residential, commercial, or industrial)
Renovating, modifying, or extending an existing building
Demolishing an old building
Changing the use of a building (e.g., house to school, house to hotel)
Constructing fences, retaining walls, or gates
Developing an estate or layout
Excavating or reclaiming land
Even seemingly minor projects like fencing or erecting a gatehouse fall under the category of “physical development” and require LASPPPA’s approval.
6. Required Documents for LASPPPA Planning Permit
To apply for a Planning Permit, the following documents are generally required:
Application Form (via the e-Planning Permit Portal)
Title Document (C of O, Governor’s Consent, Registered Deed, Allocation Letter, etc.)
Survey Plan (signed by the Office of the Surveyor-General)
Architectural Drawings (site plan, floor plans, sections, elevations)
Structural Drawings (where applicable)
Mechanical and Electrical Drawings (for multi-storey buildings)
Tax Clearance Certificates of both applicant and professionals
Passport Photographs
Evidence of Payment of Statutory Fees
Photographs of the Site and Surroundings
Planning Information Letter (issued by LASPPPA confirming the zoning)
Environmental Impact Assessment (EIA) for large-scale or sensitive developments
All drawings must bear the seals and signatures of registered professionals—architects, engineers, and town planners.
7. The LASPPPA Approval Process
Step 1: Obtain Planning Information
This document confirms the permissible land use, zoning, and development intensity for your property.
Step 2: Prepare Drawings and Documentation
Your architect and engineers prepare the required designs and technical documents.
Step 3: Submit via the e-Planning Permit Portal
Lagos now operates an electronic planning permit system, where applications are submitted, tracked, and approved online.
Step 4: Site Inspection
LASPPPA officers inspect the site to verify the survey, terrain, and compliance.
Step 5: Query and Response
If there are design or documentation deficiencies, LASPPPA issues queries to be rectified.
Step 6: Assessment and Payment
Statutory fees are calculated and paid online. Receipts are automatically generated.
Step 7: Approval Issuance
Upon full compliance, LASPPPA issues the Planning Permit, stamped and signed.
8. Benefits of Obtaining LASPPPA Approval
Legal Protection Against Demolition
A valid LASPPPA permit safeguards your structure from being classified as “illegal.”Enhances Property Value and Credibility
Developers, buyers, and financial institutions prefer properties with proper approvals.Facilitates Regularizations and Documentation
Approved plans make it easier to process Governor’s Consent or subsequent title registration.Ensures Safety and Compliance
LASPPPA checks structural, fire, and environmental standards before granting approvals.Prevents Litigation and Penalties
Non-compliance can lead to stop-work orders, fines, or demolition.
9. Consequences of Ignoring LASPPPA Approval
Failing to obtain a LASPPPA permit is a serious offence under the Lagos State Urban and Regional Planning Law. Penalties include:
Stop-Work Orders and Site Sealing
Regularizations Charges and Fines
Demolition of Illegal Structures
Prosecution of Offenders
In addition, the Lagos State Government reserves the right to demolish structures that pose environmental or structural risks without further notice.
10. Case Study: Common Violations and Their Outcomes
In several estates across Lekki, Magodo, and Ogudu GRA, property owners who built without LASPPPA approval faced demolition despite having genuine titles. The error was simple—they never applied for a Planning Permit.
In contrast, owners who secured LASPPPA approvals enjoyed legal protection even when the state carried out urban renewal or road expansion projects. Compliance remains the best insurance policy for property investors in Lagos.
11. How LASPPPA Promotes Sustainable Development
Lagos faces daily challenges of urban sprawl, flooding, and traffic congestion. LASPPPA’s planning controls ensure that:
Developments respect environmental and drainage systems.
Building heights and densities match available infrastructure.
Estates provide proper setbacks, roads, and ventilation.
The city grows sustainably and safely.
Without LASPPPA’s control, Lagos would quickly descend into chaos—illegal settlements, building collapses, and loss of life.
12. Key Compliance Tips for Property Owners
Always verify zoning and planning information before buying land.
Apply for LASPPPA approval before construction—not after.
Use only registered architects and engineers.
Ensure your contractor complies with the approved drawings.
Notify LASBCA before construction starts.
Keep all approvals, receipts, and drawings safely.
Never rely on estate approval letters alone.
13. How Chaman Law Firm Can Help
As property and real estate lawyers with vast experience in Lagos physical planning compliance, Chaman Law Firm assists clients in:
Conducting due diligence on land and zoning.
Processing LASPPPA building plan approvals.
Handling regularisation and planning information applications.
Responding to queries and defending against contravention notices.
Coordinating with LASBCA, Ministry of Environment, and other regulatory bodies.
Conclusion
LASPPPA is not an obstacle; it is a safeguard. It exists to ensure that Lagos grows in an organized, safe, and sustainable manner. For every responsible property owner, securing LASPPPA approval is not optional—it is the hallmark of due diligence and legal compliance.
Protect your investment today by ensuring your building, extension, or estate project is fully approved and compliant with Lagos State planning laws.
Call to Action
If you need professional guidance or representation in obtaining LASPPPA approvals, regularizing your existing structure, or preventing demolition: