WHAT ARE YOU PERMITTED TO BUILD ON YOUR LAND IN LEKKI?
Ambode’s new Building Approval Order for the axis
Just at the Lekki axis keeps developing and changing in physical development dynamics, the Lagos State Government in keeping up with these changes have always reworked and reviewed the development approval order for the axis. Just recently, a new approval order for the Lekki axis was released by the Lagos State Government. A review of that new approval order for the Lekki axis is what this article is all about. It is a summary or an explanation of what a land owner in the Lekki axis will be permitted to build on his or her land according to the new building approval regulation by the Lagos State Government.
The Lekki sub region is a vast area and is the subject of different Approval Orders, so to get a grip on this subject, the only way is to segment the location into various areas based on the Approval Order for that area. The best way to do this in planning terms is to differentiate between Government Estates and privately held areas.
The Government Estates in Lekki where bare land for development was sold are: Lekki Phase 1, Lekki Phase 2 and Abijo GRA Estates. Here the plots are predominantly residential and there is no Central Business District (the exception being Lekki 1). It should be noted that there are plots complimentary to residential living like plots for places of worship and corner shops. The kind of property and the use to which it is put in the Government Estates will be stated in Letter of Allocation/Certificate of Occupancy.
Generally, for residential plots In the two Government Estates, the buildings on the plots must give a setback of 9 metres to the front fence, have air space of 3 metres to the side fences and 3 metres to the back fence. Only two family units are allowed to be built on a plot, no matter how large the plot is and the buildings must not exceed two floors. In certain blocks, penthouses, which must not exceed 30% of the preceding floor, are permissible.
Outside of the Government Estates, land is held by several land owning families of which the largest landowners are Elegushi, Ojomu and Olumegbon. Generally, in land owned by these families (Ikate Elegushi, Osapa, Agungi, Ikota etc), the set back is 6 metres from the road and the air spaces are 3 metres. Generally, maximum floors allowed are 3 floors but there are exceptions. With respect to the number of units you can build on a plot, this is determined by the number of parking spaces you can provide on the plot, as the Approval Order requires two parking spots per family unit. Note that these parking spots must be unhindered, that is, not dependent on another car moving before the spot can be assessed by the car. So if you put 12 family units on a 600 square metre plot, your architect must find a way for 24 parking spots! An important point to note is that if more than 2 family units are put on a plot, a charge of N500, 000 per additional unit will be levied.
This charge is known as Infrastructural Development Charge (IDC)
Within the fiefdoms of the land owning families, estate developers have bought large acreages for estates. So we have NICON Town in Ikate Elegushi, Friends Colony in Agungi on Ojomu land etc. The rule is that any estate purchased from the land owning families that is above 1 hectare (10,000 square metres) must have its own Approval Order. The promoters of these estates have used this opportunity to tie future purchasers of land in the estate to building in a certain way. For instance, Northern Foreshore Estate on Ajiran land insists on a setback of 9 metres from the road, dwarf perimeter walls and that houses be painted in a prescribed colour. NICON Town’s Approval Order requires that only one house be built on a plot with two inbuilt car garages, despite being on Elegushi land which generally has no such restrictions. So if you are buying in these estates, clarify the position with the estate office and ‘shine’ your eyes to the developments already in the estate. They are that way because of the Approval Order.
Also note that this article only gives a general overview of what is permissible in the Lekki axis. To get detailed advice on your plot and if what you want to build is permissible, visit the local District Office of the Planning Office which is at 24B Bishop Oluwole Street, Victoria Island, Lagos.