In the rapidly expanding urban landscapes of Nigeria, data available indicates a growing disconnect between physical development and regulatory foundations. Figures from the Lagos State Ministry of Physical Planning and Urban Development (MPP & UD) show that less than 25 per cent of properties in the state possess valid planning permits, leaving over 75 per cent of buildings in the commercial centre outside the formal regulatory umbrella.

The scale of this non-compliance is highlighted by current processing capacities; in 2024, the Lagos State Physical Planning Permit Authority (LASPPPA) processed approximately 18,000 applications, while official projections suggest a requirement for 40,000 to 45,000 permits yearly to keep pace with urban expansion. This deficit of over 20,000 approvals a year has resulted in disorganised zones and a patchwork urban sprawl that complicates the integration of new developments into the state’s long-term framework.

The Ministry of Physical Planning and Urban Development maintains that all sectors of the state are governed by strategic development plans. According to the ministry’s Regional and Masterplan Department, 13 distinct Master and Model City Plans have been finalised since the expiration of the Lagos Metropolitan Master Plan (1980-2000).

According to information available to The Guardian by Ministry sources, these frameworks cover specific economic and residential hubs including Alimosho, Apapa, Ikoyi, Victoria Island, Ikeja, and Mainland Central, alongside the Lekki Comprehensive Master Plan and the Ikorodu Sub-Region.

Further specialised plans include the Agege/Ifako-Ijaiye Model City Plan, Oshodi-Isolo, Kosofe, and Lagos Island. For the burgeoning outskirts, the Epe Master Plan and the Badagry Sub-Region Master Plan serve as critical templates for expansion.

“Every part of Lagos is covered by a strategic Physical Development Plan meant to guide growth and development across the state. In this regard, 13 Master and Model City Plans have been prepared to date. Aside from the stated Strategic Development Plans, 59 Lower Order Plans have equally been prepared across the state to ensure that every settlement is planned and guided in terms of growth of our communities in the State,” the ministry stated.

Environmental safety and flood mitigation serve as primary drivers for these regulatory frameworks. The Ministry is currently engaged in inter-ministerial collaboration to address a 92 per cent increase in flood damage linked to the encroachment on natural water channels.

Given the coastal geography of Lagos, officials point to human interference with water courses, wetlands, and the Lagos Lagoon as a factor that exacerbates seasonal vulnerabilities. Consequently, the Ministry has introduced revised construction standards intended to adapt to these geological conditions. A notable technical shift is the requirement for elevated foundations to mitigate the impact of rising sea levels and flash floods.

“The Ministry of Physical Planning and Urban Development is collaborating with relevant MDAs to ensure the prevention of flooding in areas close to water courses, wetlands, Lagos Lagoon and the Atlantic Ocean.

“Recently, foundation levels of new buildings (above the ground level) is now put at 1-1.5metres. This is to adapt to future rising water level among other measures being put forward,” the MPP & UD noted regarding the specific technical adjustments.

In addressing the proliferation of shadow developments in low-income areas, the Ministry’s Office of Physical Planning, Regional and Masterplan Department (PPRMD) indicated that while regulatory shifts or “windows of grace” may be considered, such decisions are balanced against the maintenance of safety standards. Regarding legislative accountability, the state has moved toward stricter internal measures for officials involved in the built environment.

Personnel found to have compromised building standards face penalties governed by Civil Service Rules, reflecting the broader implications of regulatory negligence. The PPRMD stated that oversight now extends to regional partnerships, with the Ministry pursuing synergy among South-West states to manage urban sprawl at the borders.

“These working relationships include planning offices in Delta, Anambra, Edo, and Enugu to ensure that cross-border growth does not replicate existing regulatory deficits”.

The operational execution of these policies falls under the Lagos State Physical Planning Permit Authority (LASPPPA).

Led by General Manager Kehinde Osinaike, the authority has decentralised its operations to increase the accessibility of the permit process. The expansion from 20 to 57 district offices is intended to allow residents in remote communities to lodge applications closer to their locations, ensuring that distance is no longer a deterrent to legal compliance.

A central component of this reform is the full-scale transition to the Electronic Physical Planning Processing System (EPPPS), a digital platform designed to standardize the application process and provide a transparent audit trail.

“Initially, we had 20 district Town Planning offices, we eventually decentralize more and we now have about 57 district offices to make it more accessible… with the deployment of this technology, manual processing cease to exist.

“That takes away human interference, bringing about transparency, efficiency, better turnaround time in the delivery of services and the elimination of any form of compromise on any of the officers of government.

“That is also in compliance with the National Data Protection Agency (NDPA), where the data of everybody is well protected,” Osinaike explained during an interview with The Guardian.

To address the permit gap, LASPPPA has altered its approach toward land under government custody. The governor recently lifted an embargo on “non-committed acquisitions,” which are areas acquired by the government but not yet assigned for specific use. Previously, permit applications for structures in these areas were automatically refused, which contributed to unregulated building and subsequent encroachment.

Under the new directive, the authorities now accept applications for the property to bring them into the planning fold. It is specified that such approvals apply strictly to the structure and do not confer property title status on the owner.

This policy shift is expected to provide the state with more accurate data for infrastructure and fiscal planning while acknowledging the reality of existing structures. LASPPA distinguishes these from “Committed Acquisitions,” where the government has already set aside land for specific public utilities or infrastructure.

To mitigate structural failure and quackery, LASPPPA has made the submission of professional practicing licenses a mandatory requirement for all permit applications. These documents are verified against registers provided by professional bodies such as the Nigerian Institute of Town Planners (NITP), the Nigerian Institute of Architects (NIA), and the Nigerian Society of Engineers (NSE).

Osinaike emphasised that applications lacking these verified credentials will not be processed. This collaboration is intended to ensure that every building project is overseen by licensed professionals, addressing a recurring factor in structural failures identified by safety reports.

By mandating that professionals back every application, the LASPPPA said it aims to hold practitioners accountable for the structural integrity of the buildings they design and supervise.

Following the conclusion of the 2025 Amnesty Programme on December 31, the authority has shifted toward an enforcement-based strategy. Mr. Osinaike stated that while amnesty serves as a short-term intervention to regularize unapproved buildings without penalty, it cannot be sustained as a continuous policy.

The permits authority is now focusing on community engagement and enlightenment to emphasize that obtaining a permit is a legal necessity that protects property values and ensures safety. The position of the authority is that enforcement and public compliance are necessary to prevent hazards such as power line encroachments and building in hazardous locations.

The campaign involves engagements at local levels, including Community Development Committees (CDCs) and Community Development Associations (CDAs), to foster a culture of voluntary compliance.

The impact of unregulated growth on public systems is further detailed by the civil engineer and safety expert, Olatokunbo Ogunlana. He observes that buildings bypassing formal channels frequently lack the necessary planning for essential services like sewage, water, and electricity. “This often leads to localized infrastructure overloads, where electrical transformers designed for specific residential capacities are strained by unmapped street expansions,” he said.

In coastal areas, the removal of natural buffers and the encroachment on wetlands turn seasonal rainfall into property-damaging events, reducing the quality of life for residents in overcrowded neighborhoods. This regulatory gap correlates with the history of building failures in the region.

The Building Collapse Prevention Guild (BCPG) reported in October 2025 that Nigeria has recorded at least 679 building collapses since 1974, resulting in 1,639 deaths. Lagos State accounts for over 55% of these incidents, according to the report.

Current government administration emphasises the necessity of increasing permit output to meet development objectives. Commissioner for Physical Planning and Urban Development, Dr. Oluyinka Olumide, stated in September 2025 that the state aims to double its annual permit issuance, describing the document as an essential birth certificate for buildings that allows for proper infrastructural planning.

Minister of Housing and Urban Development, Arc. Ahmed Musa Dangiwa, described building collapses as a significant challenge and noted that survivors often face permanent disability. He warned that those found culpable in structural failures would face legal consequences.

Former BCPG President, Mr. Kunle Awobodu, called for more responsive regulatory action to alerts from the public and artisans to address structural irregularities before they result in failure.