An Architectural design popularly known as building plan is a graphical representation of what a building will look like after construction, used by building developers and contractors to construct building structure of all kinds.
|Graphical representation of what a building will look like after construction|
Building plans are also useful when it comes to estimating how much a project will cost and preparing project budgets which are done by professional in the building industry known as the quantity surveyor. In most countries, including Nigeria, it is mandatory to obtain a permit or approval from appropriate authorities before construction can commence. This is to ensure that building complies with building laws and codes and to prevent people from constructing as they deem fit. Besides, it is evidence to proof that appropriate authorities or agencies are aware of such construction.
According to a report by Nigeria Real Estate Hub (NREH), the first thing to do when you want to commence construction in Lagos is to obtain a development permit from the Lagos State Physical Planning and Development Authority (LASPPDA), a parastatal under the Ministry of Physical Planning and Urban Development. To do otherwise, may attract the wrath of government monitoring agency, especially the Lagos State Building Control Agency, (LASBCA).Among other objectives, LASBCA was established to ensure that all building construction works are carried out according to specification and thorough drawing detailing according to minimum standard stipulated by Building Codes.
The first step is to submit architectural design for inspection to confirm if design is in conformity with the approval standards and order for the area which the land is located. If documents are found satisfactory, assessment will be given. The assessment is based on the volume of your building multiplied by the rate applicable to your land location. Usually, bank drafts are made payable to the Lagos State Government, the relevant local planning authority of the land location and Lagos State Physical Planning and Development Authority. You might also need to pay some additional fees to Lagos State Government depending on your proposal.
Before submission of your application, the site will be subjected to inspection which is the first of various inspections. The reason is to know if the site in question is the same as the one being proposed for development and also, that you have not commenced construction before commencing building plan approval process. The site will also be checked with the immediate environment to see if proposal is in conformity with the existing land use, and if the size of the plot is as presented in the survey plan and design proposal. If the inspection report is satisfactory, the application will then be registered, provided all documents have been submitted.
DOCUMENTS REQUIRED FOR BUILDING APPROVAL
- 6 sets of Architectural drawing
- 6 sets of structural drawings and calculation sheets
- 6 sets of Mechanical and Electrical drawings (If applicable)
- Letter of supervision from COREN registered engineers for the structural drawings.
- Certified true copy of Title Document (Certificate of Occupancy, Registered Conveyance, Governor’s Consent, Letter of Allocation)
- Confirmation Letter from Lands In lieu of Consent (if applicable)
- Clearance Letter from L.U.A.C. (if applicable)
- Clearance letter from Housing, Fire, Transportation and Drainage (if Applicable)
- Copy of Confirmation letter from NTDA (if applicable)
- Copy of Demand notice for current year ground rent (if applicable)
- Evidence of payment of ground rent (if Applicable)
- Soil Test report (if applicable)
- Environmental Impact Analysis Report (if applicable)
- 5 Copies of Survey Plan and 1 original
- Tenement rate receipt, Land Use charge or sworn affidavit in lieu of tenement rate
- 2 Passport Photograph of Applicant(s)
- Electronic tax clearance of applicant (with copy of last payment receipt for tax).
- Two directors tax clearance (if applicant is company name)
- Copy of certificate of incorporation (if applicant is company)
- Copy of most recent company tax clearance
- Evidence of Pay as You Earn of company
- Development Levy receipt
- Evidence of payment of assessment fees
- Site Photograph
The type of documents you will be asked to produce will depend basically on the kind of building you are planning to build. For instance, if you are looking at a 3-bedroom bungalow, you may be required to produce only the Architectural Drawings, Survey Plan, Title Document, Tax Clearance, Development Levy and some others. But, if your building is about 10-storeys, then be ready to produce more documents from the list above.
Meanwhile, if all your documents are complete, then there is no further delay in the approval processes, although the period of time for getting the final approval usually varies with the type of building. The duration for a bungalow would be different from that of a 10-storey building. However, the approval processes would normally take about 60 days, barring all odds.
The following are the processes a registered file undergoes within the planning office: The file is authorised for registration by the District Officer (DO) or Chief Executive Officer (CEO) and registered by the clerical officer who assigns the file number and receives all sheets of the drawing submitted. Provided all relevant documents are submitted, the file is sent to the table of the DO/CEO, who sends it to the field officer to include his site sketch and report while another file is opened with all relevant payment receipts and sent to the accountant’s office at LASPPDA headquarters for payment confirmation.
Thereafter, the file is sent back to the DO/CEO who acts on the report of the field officer. If satisfied, it is forwarded to the charting officer to determine the conformity of the land with the land use of the area and the actual status of the land. The charting report is then sent back to the DO/CEO who determines the next line of action. If the report is satisfactory, it is sent to the table of the engineer for inspection of the structural drawings. The engineer will treat the application and revert back to the DO/CEO who acts on the report. If satisfactory, the file is sent to the recommendation officer to examine and recommend as appropriate. The recommendation officer’s job is crucial as he/she will go through the entire file to ensure that all requirements in terms of documents and fees have been included in the file.
Finally, the site will be re-visited to confirm that construction has not commenced before recommending to the DO/CEO if application should be granted approval or not. To start with approval process, you must propose a building plan (ArchitecturalDrawings) stipulating the kind of house you want to build. All of these can be done for you by your architect, surveyor or any other knowledgeable member of your building team. This is where you mostly need our services; to prepare the building plans for you. This is what you or you representative would present to the town planning office nearest to the location of the proposed building. We can also process the drawings to the approval stage; besides, we provide you with free consultancy regarding property documentations.