Guidelines for the development of properties in Lagos State (1)

This week begins a 4 part series on what is permissible to be built in the fast developing areas of Lagos State where developers have a lot of interest in. Lekki Phase 1 and Victoria Island are the two areas we concentrate on this week 


Lagos State is the smallest state in Nigeria in terms of land size, but it also has the enviable position of being the commercial nerve of the country and arguably the host of the most expensive mass of land in Nigeria if not Africa, in terms of real estate development. The desire to own a property in Lagos is held by most Nigerians irrespective of their state of origin, place of domicile or location. Even Nigerians in Diaspora want to have a piece of land in Lagos for development, either residential developments, commercial, industrial, institutional, etc. The Lagos market is a very viable market for property development, but prospective developers should however be wary of the fact that you may own a piece of land, but the government still holds the right and authority to determine the type of development you put on it. The very first notice is contained in your title document, that is the certificate of occupancy of the land, there is a potion that indicates the type of use permissible, it can state that the land is zoned for residential, commercial, mixed use, industrial, institutional, Place of Worship,  recreational, Petrol Filling Station, etc. However, depending on the size of the land in question as contained in the title, it may be developed to include more than the use as stated in the title. As contained in relevant sections of the law guiding physical development of land in Lagos State, that is the Physical Planning Law 2010, any land that has a total area of 10,000 square meters and above has to obtain layout approval from the Development Matter department of the Ministry of Physical Planning and Urban Development, and in the process of obtaining the layout approval, depending on the use as indicated on the root title, the consulting town planner that designs the layout may have to introduce other uses that compliments the use as contained in the root title. But for the purpose of this write up, we shall be limiting our discussion to some areas in Lagos where development is high and fast. This week we look at Lekki Phase 1 and Victoria Island.

Victoria Island
The operative tool used in guiding development in Victoria Island (and Ikoyi) is the Ikoyi-V/Island Model city plan. The plan is presently under review, as the one in operation presently has been in place since 2006, but proposed amendments are not expected to differ greatly from the current position. Anyone planning to enter into property development within Victoria-island and Ikoyi should endeavour to consult the model city plan before embarking on the project. The plan clearly states what is permissible in any given part of the Victoria-Island and Ikoyi, starting from the permissible use of the property to be developed on the land, to the maximum number of floor that can be developed on the land. It also states clearly the maximum permissible building coverage, parking requirements, and recommended complimentary uses. The table below gives a synopsis of the approval order for developments Victoria-Island.

Lekki Peninsula scheme as amended in December 1991

S/N	BLOCK NUMBER (S)	DESIGNATED USE	PERMISSABLE HEIGHT
1	1 -2	Residential ( low Density )	2 Floor + Pent House/T Room
2	4 – 12A	Residential ( low Density )	2 Floor + Pent House/T Room
3	12	Mixed Development	10 Floors
4	11 -20	Residential ( low Density )	2 Floor + Pent House/T Room
5	21 (PART A )	Residential ( low Density )	2 Floor + Pent House/T Room
6	21 (PART B )	Mixed Development	10 Floors
7	21 -24	Mixed Development	10 Floors
8	25 ( PART A )	Residential ( low Density )	2 Floor + Pent House/T Room
9	25 ( PART B )	Mixed Development	10 Floors
10	26	Mixed Development	10 Floors
11	A1 – A11	Residential ( low Density )	2 Floor + Pent House/T Room
12	A12	Residential ( Medium Density )	2 Floors
13	27 -53	Residential ( Medium Density )	2 Floors
14	54, 55 & 55A	Mixed Development	10 Floors
15	56, 57 & 57A	Residential ( Medium Density )	2 Floors
16	58 – 86 & 86A	Residential ( Medium Density )	2 Floors
17	87 -93	Residential ( Medium Density )	2 Floors
18	95 – 104	Residential ( Medium Density )	2 Floors
19	105	Mixed Development	10 Floors
20	106 – 113	Residential ( Medium Density )	2 Floors
21	114, 114A, 115 - 120	Residential ( Medium Density )	2 Floor + Pent House/T Room
22	121	Mixed Development	10 Floors
23	122 – 127	Residential ( low Density )	2 Floor + Pent House/T Room
24	128	Mixed Development	10 Floors
25	128A, B & C - 143	Residential ( low Density )	2 Floor + Pent House/T Room

Central Business District

S/N	BLOCK NUMBER (S)	DESIGNATED USE	PERMISSABLE HEIGHT
1	1, 1A & B 4 & 5	Commercial Business Centre	10 Floors (service & Parking Floors Inclusive)
2	2 & 3	Commercial Business Centre	10 Floors (service & Parking Floors Inclusive)

Layout plan of Lekki 1 which shows what is permissible

Approval order for Ikoyi-Victoria Island Model City (Victoria Island)

NEXT WEEK, WE LOOK AT IKOYI AND OTHER PARTS OF LEKKI BEFORE HEADING TO THE MAINLAND.
Do you have a specific area/location that you wish to know what the permissible planning approvals are? SMS BABS ON 08107024162 or email babs_realty@yahoo.com