Arc 108

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Ar

c108

(
Basi
cel
ementofpl
anni
ng)

TOPI
C:

PLANNI
NGLEGI
SLATI
ONSI
NNI
GERI
A

GROUP5
GROUP5MEMBERS

OMOEMI
NALBRI
GHTEHI
GEMETOR ENV1905920

OMONZOKPEAEHI
MAREWI
LSON ENV1805867

OMO-
OBIGOD'
SBENEFI
T ENV1905921

OMOREGI
EKELVI
NOSAMUDI
AMWEN ENV1809163

OMORUYIRI
CHARD ENV1905922

ONYEKARUSSELLOCHONOGOR ENV1905914

ORUHOGHENEOVOGEORGE ENV1905923

ORUSAKWEAYEBAI
TARIREUBEN ENV1905924

OSAUZOPRI
NCEWI
LLOVOKERI
E ENV19O5925

OSAYANDEUYIDESI
RE ENV1904101
PLANNI
NGLEGI
SLATI
ONSI
NNI
GERI
A
Lawi
sadi
sci
pli
neandpr
ofessi
onconcer
nedwi
tht
hecust
oms,
pract
ices,
andr
ulesofconduct
t
hatar
erecogni
zedasbi
ndi
ngbyt
hecommuni
ty.Enf
orcementoft
hebodyofr
ulesi
sthr
ougha
cont
rol
l
ingaut
hor
it
y,suchasagr
oupofel
der
s,ar
egent
,acour
t,oraj
udi
ciar
y.

PLANNI
NG LAW maybe descr
ibed as a sy
stem ofl
and use r
est
ri
cti
ons and pr
oposal
s
r
egul
ati
ngt
heexpl
oit
ati
onanddev
elopmentofl
and.I
tisav
aluesy
stem t
hati
sdet
ermi
nedt
oa
l
argeext
entbyt
hepol
i
tical
,soci
alandeconomi
c,aswel
lasphy
sical
,geogr
aphyofapeopl
e.
Pl
anni
ngl
egi
slat
ionorpl
anni
ngl
aw i
sev
eryenact
mentf
ort
het
imebei
ng,i
nfor
cer
elat
ingt
o
t
heuse,dev
elopmentandoccupat
ionofl
andandbui
l
dingsandev
erypl
anni
ngper
missi
on,
st
atut
oryconsentandagr
eementmadeunderanyenact
mentr
elat
ingt
othebui
l
ding.

HI
STORI
CALDEVELOPMENTOFPLANNI
NGREGULATI
ONS.

Pl
anni
ngl
awi
nNi
ger
iahasbeent
ypi
cal
l
ychar
act
eri
zedandcondi
ti
onedbyt
hecount
ry‟
spr
e-
col
oni
alandpost
-col
oni
alv
alues.

PRE-
COLONI
ALERA

Tr
adi
ti
onalNi
ger
iaset
tl
ement
sar
est
ruct
ureaccor
dingt
othel
ocalcust
omsandpr
act
ices,
also
accor
dingt
otheagr
ari
annat
ureoft
heeconomy
,andt
heexi
sti
ngmodeoft
ranspor
tat
ion.I
nthe
t
radi
ti
onalset
ti
ng,
nat
uralr
uler
sorcommuni
tyheadsl
i
keOba,
Obi
,ObongorEmi
rar
einchar
ge
ofcommunall
andswhi
l
efami
l
yheadsar
einchar
geoff
ami
l
yland.Onecoul
dsayt
hatt
hei
r
l
egal
stat
usi
sthatoft
rust
ee-
benef
ici
arywhocanal
l
ocat
e,r
e-al
l
ocat
eandsuper
visel
anduse.I
n
ef
fect
,tr
adi
ti
onalNi
ger
iaset
tl
ement
sar
eest
abl
i
shedar
oundpal
acesoft
radi
ti
onalr
uler
s,t
hus
ensur
ingef
fi
cientcommunali
nter
act
ionandr
educi
ngcostoft
ranspor
tat
ion.Thedev
elopment
andcont
rol
oft
het
otal
env
ironmentar
ethej
ointr
esponsi
bil
i
tyoft
heent
ir
ecommuni
ty.

Someset
tl
ement
s,par
ti
cul
arl
yint
henor
ther
nandwest
ernpar
tsoft
hecount
ry,ar
elocat
ed
t
her
ebecauseoft
hef
act
orsofdef
ense,r
eli
gionort
rade.Fori
nst
ancet
hewal
l
sar
oundsome
t
radi
ti
onalci
ti
esl
i
keZar
iaandKanoser
vet
hepur
poseofdef
enseandr
eli
gion,wi
thgat
es
pr
ovi
dedi
nst
rat
egi
clocat
ionst
ofaci
l
itat
etr
adeandcommuni
cat
ion.Topogr
aphyal
soat
tract
ed
set
tl
ersmai
nlyasst
rat
egi
cdef
encesi
tesi
nti
mesofext
ernalat
tacks,suchsi
tescanbef
ound
atKot
onKar
fiandOkenei
nKwar
aSt
ate,
Tor
oandBi
l
li
rii
nBauchiSt
ate;
Abeokut
ainOgunSt
ate
andI
danr
einOndoSt
ate,
alli
nNi
ger
ia,
WestAf
ri
ca.Whi
l
esomeoft
heseset
tl
ement
sst
il
lret
ain
t
hei
rident
it
yti
l
ldat
e.Landusepat
ter
nsi
nthem ar
enotuni
for
m.Ascust
omar
ylawsv
aryf
rom
l
ocal
i
tyt
olocal
i
ty,l
andusepat
ter
nsr
espondaccor
dingl
y.Wi
tht
hepassageoft
ime,popul
ati
on
i
ncr
easesandhumanact
ivi
ti
esbecomecompl
ex,
cont
rolofl
andandl
andusegotoutofhands
oft
he t
radi
ti
onalr
uler
s,chi
efs and heads off
ami
l
ies and phy
sicaldev
elopmentst
art
ed
spr
ingi
ngupi
nhaphazar
dmanner
.Thi
snecessi
tat
edaser
iousneedf
oranew or
deri
nthe
cont
rol
ofl
andandl
anduses.

Thi
swast
hegenesi
soft
hedocument
edt
ypeofl
awsandl
egi
slat
ion.Thi
spaperi
sessent
ial
l
y
anhi
stor
icalaccountt
hatexami
nest
hel
anddev
elopmentandt
hepl
anni
ngl
awsi
nNi
ger
iaat
di
ff
erentpoi
ntsi
nti
mesasdi
scussedundert
hreemai
nheadi
ngsbel
ow.I
naddi
ti
on,t
heaut
hor
i
dent
if
ies some f
laws i
n some of t
he l
and and pl
anni
ng l
aws,and makes some
r
ecommendat
ionsandpol
i
cygui
del
i
neswhi
chcoul
dbeofi
mmensebenef
itt
oot
hercount
ri
es
oft
hewor
ld.

COLONI
ALERA

Thet
radi
ti
onalset
tl
ementdev
elopmentpat
ter
nsgr
adual
l
ygav
ewayt
othecol
oni
alappr
oach
wi
tht
heannexat
ionofLagosasaBr
it
ishCol
onyundert
heTr
eat
yofCessi
oni
n1861,andt
he
consequentpr
omul
gat
ioni
nLagosi
n1863oft
heTowni
mpr
ovementOr
dinancet
ocont
rol
dev
elopmentandur
bansani
tat
ion.Lor
dLuggar
d’sLandPr
omul
gat
ionof1900i
nrespectt
oti
tl
e
t
olandi
nNor
ther
nNi
ger
iaandt
hei
ntr
oduct
ionofi
ndi
rectr
uleser
vedast
hepi
vot
sforchanges
i
nlandadmi
nist
rat
ionandset
tl
ementdev
elopmenti
nNi
ger
ia.Fori
nst
ance,undert
hepol
i
cyof
i
ndi
rectr
ule,
urbanset
tl
ement
swer
eadmi
nist
eredbyt
henat
iver
uler
sofki
ngs,
chi
efandf
ami
l
y
heads,whi
l
eEur
opeanquar
ter
sandGov
ernmentReser
vat
ionAr
eas,cr
eat
edpur
suantt
othe
Cant
onmentPr
ocl
amat
ionof1904,wer
eadmi
nist
eredbyt
hecol
oni
ali
st.Di
ff
erentpl
anni
ng
st
andar
dswer
especi
fi
edf
ort
hev
ari
oussegment
soft
heci
tywhi
l
ephy
sicalpl
anni
ngand
pr
ovi
si
onofi
nfr
ast
ruct
urewer
econcent
rat
edi
ntheEur
opeanorGov
ernmentReser
vat
ionAr
eas.

Theenact
mentoft
heTownshi
pOr
dinanceNo.29of1917wast
hef
ir
stat
temptati
ntr
oduci
ng
spat
ialor
der
li
nessi
ntot
hel
andusepat
ter
ninNi
ger
ianci
ti
es.I
twasal
andmar
kint
heev
olut
ion
ofTownandCount
rypl
anni
ngi
nthecount
ry.Thei
mpactoft
heOr
dinance,whi
chl
aiddown
gui
del
i
nesf
orphy
sicall
ayoutoft
owns,i
sst
il
lvi
sibl
einsucht
ownsasAba,Por
tHar
cour
t,
Enugu,Jos,Mi
nnaandKadunat
oday
.Theor
dinance,mor
eorl
ess,l
egal
i
zedt
hesepar
ati
onof
t
heEur
opeanf
rom t
heAf
ri
canr
esi
dent
ialar
easandest
abl
i
shedamanagementor
derf
or
di
ff
erentt
owns.Af
ir
stcl
asst
ownshi
p,suchasLagos,hadat
owncounci
lwi
thawi
der
angeof
f
unct
ions.Al
lthemaj
ort
ownsont
her
aill
i
nes,andont
her
iverorseapor
ts,wer
ecl
assi
fi
edas
secondcl
asst
ownshi
ps,
managedbyl
ocal
aut
hor
it
ieswi
thor
dinar
ypowert
ocol
l
ectr
ates.They
wer
eundert
hecont
rolofDi
str
ictOf
fi
cer
sorAssi
stantDi
str
ictOf
fi
cer
s.Theywer
emai
nlysmal
l
t
owns,pr
obabl
yhav
ingsomeadmi
nist
rat
ivef
unct
ions,butnotv
eryi
mpor
tantt
othecol
oni
al
economyatt
het
ime.

I
n1914t
own-
planni
ngcommi
tt
eeswer
eest
abl
i
shedf
ort
heNor
ther
nandSout
her
npr
ovi
nces
mai
nlyf
ort
hecl
asst
ownst
oini
ti
atedev
eloppl
anni
ngschemes,aswel
laappr
ovi
ngbui
l
ding
pl
ans.Thi
srol
ewasper
for
medbyt
hel
ocalAdv
isor
yBoar
dandDi
str
ictOf
fi
cer
sint
hesecond
andt
hir
dcl
asst
ownsr
espect
ivel
y.TheTownPl
anni
ngCommi
tt
eeswer
eabol
i
shedi
n1941due
t
oabsenceofl
egalbacki
ngoft
hei
rexi
stenceandwer
esubst
it
utedwi
thHeal
thBoar
d.Upt
othe
SecondWor
ldWar
,ur
banpl
anni
nganddev
elopmentwer
emuchofaday
-to-
dayaf
fai
r,car
ri
ed
outbyseni
orci
vi
lser
vant
sundert
heHeal
thBoar
ds.Anumberofi
mpr
ovedpl
ansandl
ayout
wer
epr
oduced.

Howev
er,apar
tfr
om t
he nor
maladmi
nist
rat
ion,no spect
acul
ardev
elopmenti
nthe t
own
pl
anni
ngwasobser
ved.TheLagosExecut
iveDev
elopmentBoar
d(LEDB)wasest
abl
i
shedi
n
1928andchar
gedwi
tht
hegener
aldev
elopmentoft
heLagost
err
it
ory
.Itwassetupundert
he
LagosTownPl
anni
ngOr
dinanceof1928i
nresponset
oanout
breakofbuboni
cpl
ague.The
boar
d(LEDB)hadext
ensi
vepower
stounder
takecompr
ehensi
vei
mpr
ovementschemeswi
thi
n
t
heci
tyl
i
mit
s.TheLEDBconcer
nedi
tsel
fmai
nlywi
thmi
nimalsl
um cl
ear
anceonLagosI
sland,
t
her
ecl
amat
ionofVi
ctor
iaI
sland,Housi
ngSchemesi
nSur
uler
e,Sout
h-WestI
koy
iandApapa,
andt
hei
ndust
ri
all
ayout
satI
ganmuandI
jor
a.I
twasnotdi
rect
lyconcer
nwi
tht
he“
cit
ypl
anni
ng”
,
si
ncemai
ntenanceofpubl
i
cser
vicewast
her
esponsi
bil
i
tiesoft
heLagosCi
tyCounci
l(Ol
a
1984)
.

The pr
epar
ati
on ofa 10 y
earPl
an ofDev
elopmentand Wel
far
e(1946-
1956)by seni
or
gov
ernmentof
fi
cial
smar
kedt
hebegi
nni
ngofsy
stemat
icdev
elopmentpl
ans.Thedeci
sionof
t
heboar
dwassubj
ect
edt
otheappr
ovaloft
heGov
ernor
-Gener
al.Oneoft
hemaj
orschemesof
t
hepl
anwast
heTownPl
anni
ngandVi
l
lageReconst
ruct
ion.I
nfor
mat
ionf
rom t
hepl
ani
ndi
cat
ed
t
hatt
her
ewasscar
cel
yat
owni
nthecount
ryt
hatwasnoti
ndi
reneedofr
e-pl
anni
ngandpr
oper
l
ayoutf
orf
utur
eexpansi
on.Thecol
oni
algov
ernmentconsequent
lyenact
edt
heNi
ger
iaTown
andCount
ryPl
anni
ngOr
dinance(
No4of1946)t
opr
ovi
def
ort
hepl
anni
ng,
i
mpr
ovementanddev
elopmentofdi
ff
erentpar
tsoft
hecount
ry,t
hroughpl
anni
ngschemes
i
nit
iat
edbypl
anni
ngaut
hor
it
ies.Theor
dinancewasbasedont
he1932Br
it
ishTownand
Count
ryPl
anni
ngAct(
Ola,1984andOmol
e,1995)
.Thei
mpl
ement
ati
onoft
heNi
ger
ianTown
andCount
ryPl
anni
ngOr
dinanceof1946cr
eat
edasi
tuat
ioni
nwhi
chpl
anni
nganddev
elopment
ofanur
banar
eawasequat
edwi
tht
hepr
ovi
sionofmor
ephy
sicalandat
tract
ivel
ayout
,wi
th
ar
chi
tect
ural
l
ywel
l
-desi
gnedhousi
nguni
ts.Dur
ingt
hist
ime,
planni
ngaut
hor
it
ieswer
enotseen
t
o beconcer
ned wi
th ot
herpr
obl
emsf
aci
ng ur
ban cent
resundert
hei
rar
easj
uri
sdi
cti
on;
pr
obl
emssuchaser
osi
oncont
rol
,wast
emanagement
,env
ironment
aleducat
ion,andev
en
t
rai
ningofst
aff
.

Ot
herr
elat
edl
egi
slat
ionsdur
ingt
hecol
oni
aler
a,t
hathadbear
ingwi
tht
het
ownandcount
ry
pl
anni
ng,wer
etheMi
ner
alAct(
1945)
,whi
cht
ouchedoni
ssuesl
i
kedr
ainageandpol
l
uti
on(
air
,
wat
er)
,Publ
i
cHeal
thLaws(
1957)whi
chcont
rol
l
edov
er-
crowdi
ng,di
seasesandgener
alur
ban
squal
or.Ot
her
swer
etheLandDev
elopment(
Roads)l
aw of1948whi
chdwel
lonacqui
sit
ion,
saf
eanddi
sbur
sementofl
and,t
heBui
l
dingLi
nesRegul
ati
onsof1948whi
chl
aterbecame
Chapt
er24oft
heLawsofNi
ger
iaof1948whi
chpr
ovi
dedf
orposi
ti
oni
ngofbui
l
dingsandot
her
obst
ruct
ionswi
thr
efer
encet
oroads.Al
lthesel
awscamear
oundt
hesamet
ime.

ATI
NDEPENDENCE

The1946TownandCount
ryPl
anni
ngOr
dinancewasr
etai
nedati
ndependenceast
heTownand
Count
ryPl
anni
ngLawst
aggedChapt
er123oft
heLawsofWest
ernNi
ger
ia.Thi
slaw was
domest
icat
edi
n1959asChapt
er130oft
heLawsofNor
ther
nNi
ger
iaandChapt
er155oft
he
LawsofEast
ernNi
ger
ia.Ast
hel
awwasr
etai
ned,soal
sower
ethepr
obl
emsofdi
scr
imi
nat
ory
l
egi
slat
ions,i
nappr
opr
iat
est
andar
dsandi
nef
fect
iveadmi
nist
rat
ivef
ramewor
ksi
nthepost
-
i
ndependencedev
elopmentpl
ans.Fori
nst
ance,
thef
ir
stNat
ionalDev
elopmentPl
anwasl
argel
y
concer
nedwi
theconomi
cgr
owt
hperse.Thati
s,t
her
iseofpercapi
tali
ncome,
wit
houtr
egar
ds
t
otheact
ual
li
vi
ngcondi
ti
onsoft
hepeopl
e.

Thepl
an,l
i
ket
hecol
oni
alpl
ans,negl
ect
edi
ssuesofur
bandev
elopmenti
nit
sfor
mul
ati
onand
execut
ion.Forexampl
e,outofat
otalexpendi
tur
eof84mi
l
li
onNai
ra(
Niger
ianCur
rency
)
al
l
ocat
ed t
otown and count
rypl
anni
ng i
ncl
udi
ng housi
ngs,onl
y39.
2 mi
l
li
on Nai
ra was
di
sbur
sedatt
heendoft
hepl
anper
iod(
Oni
bokun,
1985)
.Howev
er,
emphasi
swaspl
acedont
he
pr
ovi
si
on ofi
nfr
ast
ruct
ure.Forexampl
e,t
ranspor
tand communi
cat
ion cl
aimed about26
per
cent
,whi
l
eel
ect
ri
cit
ygul
ped15.
1per
centoft
het
otalr
evenueal
l
ocat
ion dur
ingt
hepl
an
per
iod.Apar
tfr
om t
he13.
4per
centoft
her
evenueal
l
ocat
ionmadet
opr
imar
ypr
oduct
ion,one
coul
dri
ght
lysayt
hatasmuchas66.
6per
centoft
het
otalr
evenue,dur
ingt
hef
ir
stnat
ional
dev
elopmentpl
anper
iod,wasi
nvest
edi
ntheur
banar
eas.Thehugei
nvest
mentwashowev
er,
l
argel
yuncoor
dinat
ed,owi
ngt
olackofacompr
ehensi
venat
ionalur
bandev
elopmentpol
i
cy.
Ther
esul
twasachaot
icpat
ter
nofur
bandev
elopmenti
nthecount
ry(
Niger
ianI
nst
it
uteof
Town Pl
anner
s,1991)
.The Second Nat
ionaldev
elopmentPl
an (
1970-
74)was l
aunched
i
mmedi
atel
yaf
tert
heci
vi
lwari
n1970r
epr
esent
edonl
yasl
i
ghtdepar
tur
efr
om t
hef
ir
st
dev
elopmentpl
an.

The huge i
nvest
ment
sint
he v
ari
ous sect
ors ofur
ban dev
elopmentwer
e st
il
llar
gel
y
uncoor
dinat
edwi
thonl
yaboutsev
enpercentoft
het
otalr
evenueal
l
ocat
edwenti
ntot
ownand
count
rypl
anni
ng(
incl
udi
nghousi
ng,wat
erandsewage)
.Pr
esumabl
ythepl
anst
il
lconsi
der
ed
t
ownandcount
rypl
anni
ngassoci
alov
erheadsand,assuch,wasnotbot
her
edwi
thany
machi
ner
yforpr
omot
ingorpl
anni
nganor
der
lyur
bandev
elopment
.Thepl
anhowev
er,wasa
pr
omi
singdepar
tur
efr
om t
hepr
evi
ouspl
ansasi
tsetasi
de44mi
l
li
onNai
raf
orur
banand
r
egi
onalpl
anni
nganddev
elopment
.Thatwasamodestbegi
nni
ngbyt
heFeder
alGov
ernment
f
orbet
terur
banmanagementi
nthecount
ry.Somepol
i
cyst
atement
swer
emadedur
ingt
he
pl
anper
iodonur
banmat
ter
s.

Ther
ewasacal
lforcont
rol
l
eddi
sper
salofsoci
alov
erheadsandi
nfr
ast
ruct
uralf
aci
l
iti
es.The
t
hir
dNat
ionalDev
elopmentPl
an(
1975–1980)wast
hef
ir
stt
opr
oducet
hemostt
hought
ful
andcoher
ent
lyconcept
ual
i
zedur
bandev
elopmentpol
i
cy,i
tsf
ivechapt
ersdwel
lonur
banand
r
egi
onaldev
elopment
,(wat
er,sewage,housi
ng,t
ownandcount
rypl
anni
ng,co-
oper
ati
vesand
communi
tydev
elopment
)al
l
ocat
ed12.
6percentoft
het
otalr
evenuet
othev
ari
ousact
ivi
ti
es.
Thepl
anal
socameupwi
thabet
terdef
ini
ti
onofnat
ionalur
bandev
elopmentst
rat
egy
.It
pr
ovi
dedf
ori
ntegr
ati
onofur
ban-
rur
aldev
elopment
,ur
bani
nfr
ast
ruct
ure,cor
rect
ionofphy
sical
pl
anni
ngi
nadequaci
es,
ref
ormat
ionofl
ocalgov
ernmentmachi
ner
yforef
fi
cientmanagementof
t
ownsandci
ti
esr
esponsi
bil
i
tyandbet
teri
nvol
vementofst
atesi
nur
banmat
ter
s.

Thecr
eat
ionofaf
eder
almi
nist
ryr
esponsi
blef
orhousi
ngandur
bandev
elopmentandco-
coor
dinat
ing ur
ban pol
i
cy was al
so puti
n pl
ace.The st
ruct
ure oft
he Four
th Nat
ional
Dev
elopmentPl
an(
1981-
1985)wasnotent
ir
elydi
ff
erentf
rom t
het
hir
dnat
ionaldev
elopment
pl
an.Howev
er,i
tnot
ed t
he r
ole ofphy
sicalpl
anni
ng as a t
oolf
orachi
evi
ng nat
ional
dev
elopmentobj
ect
ives.Thepl
anf
urt
herr
ecogni
zedt
hatr
egi
onalandenv
ironment
alpl
anni
ng
wer
enotf
ull
yent
renchedi
nthepl
anni
ngandmanagementoft
heur
banandr
uralar
eas,and
t
hatt
hemachi
ner
yforphy
sicalpl
anni
ng and admi
nist
rat
ion wasr
udi
ment
ary
.At
temptt
o
addr
esst
hisf
lawwasat
hought
fulpr
ogr
ammeonl
andr
efor
m.Thel
andr
efor
missuewast
he
f
ir
stat
temptator
gani
zi
ngt
headmi
nist
rat
ionanddev
elopmentofl
andatt
hegr
assr
oot
swas
t
heenact
mentoft
heLocal
Gov
ernmentRef
orm Law(
1976)
.

Thel
awmadet
ownandcount
rypl
anni
ngaLocalGov
ernmentAf
fai
r.ThusSt
ateGov
ernment
s
est
abl
i
shedLocalPl
anni
ngAut
hor
it
iest
ocont
roldev
elopmentandi
nit
iat
epl
anni
ngschemesat
t
hel
ocall
evel
.Thegai
nsofTownandCount
ryPl
anni
ngt
hrought
heLocalGov
ernmentRef
orm
Law wer
ecutshor
twi
tht
hepr
omul
gat
ionoft
heLandUseDecr
eeNumber
.6of1978.The
Decr
ee,
desi
gnedt
ocur
blandspecul
ati
on,
easet
hepr
ocessofl
andacqui
sit
ionbygov
ernment
,
co-
ordi
nat
eandf
ormul
atet
enur
emoder
nizat
ion,hassev
eralef
fect
sont
hepr
act
iceofTown
and Count
ryPl
anni
ng Law,encour
agi
ng pr
epar
ati
on ofpl
anni
ng schemes among ot
her
s.
Unf
ort
unat
ely
,thi
slaw hasmanyf
laws;wor
ri
somei
sthef
actt
hatt
heLandUseActhasno
pr
ovi
si
ont
hatast
ateshoul
dcauset
hepr
epar
ati
onofmast
erpl
ans,orl
ayoutpl
ansi
na
desi
gnat
edur
bancent
re.

Consequent
ly,pr
ivat
elands ar
e sol
d outwi
thoutpr
opersuper
visi
on by Town Pl
anni
ng
Aut
hor
it
iest
her
ebyr
educi
ngt
hem t
oinconsequent
ial
,bui
l
dingappr
ovalof
fi
ces,poor
lyf
unded
andi
nadequat
elyst
aff
ed(
NITP1991)
.Fur
ther
mor
e,sect
ion3(
aandb)oft
heActpr
ovi
desf
or
Est
ateSur
vey
orsorLandOf
fi
cesandLegalpr
act
it
ioner
s,butnotf
orTownpl
anner
sont
heLand
UseandAl
l
ocat
ionCommi
tt
eesetupf
orur
bancent
res.Dev
elopmentcont
rolwasf
urt
her
hamper
edast
hel
awwassi
l
entonnon-
urbanar
eas.Cr
eepi
ngt
hei
mpl
ement
ati
onoft
hel
awi
s
t
hef
actt
hatt
her
ewasnocadast
ralort
ownshi
pmaps,
topogr
aphi
calmapsandl
andusepl
ans
f
ormostNi
ger
ianset
tl
ement
s.Byt
his,appr
opr
iat
echar
ti
ngandco-
ordi
nat
ionofpr
oposed
dev
elopment
sint
othe exi
sti
ng ur
ban st
ruct
ure ar
e gr
eat
ly af
fect
ed.Equal
l
y,ef
fect
ive
moni
tor
ingoft
hegr
owt
handdev
elopmentofci
ti
eswer
emadei
mpossi
ble,si
ncei
ndi
vi
dual
s’
st
il
lbuy
ingandsel
l
ingl
andf
orr
esi
dent
ial
homesonal
argescal
econt
rar
ytot
hepr
ovi
sionoft
he
LandUseDecr
eeNumber6of1978.

Townpl
anni
ngi
nNi
ger
iar
ecor
dedaboosti
n1988wi
tht
hepr
omul
gat
ionofDecr
eeNumber3,
whi
chest
abl
i
shedt
heTownPl
anner
sRegi
str
ati
onCounci
l(TOPREC)
.TheCounci
linaugur
ated
onNov
ember30t
hofsamey
earhasasi
tsmaj
ordut
y‘i
stor
egul
ateandcont
rolt
hepr
act
iceof
TownandCount
ryPl
anni
ngi
nNi
ger
iaanddet
ermi
net
hest
andar
dofpl
anni
ngi
nNi
ger
ia.The
enabl
i
ngl
aw hasi
ncr
easedt
her
egi
str
ati
onofmember
sandi
nst
it
uti
onsof
fer
ingpl
anni
ng
cour
sesanddr
ast
ical
l
yreducedt
heact
ivi
ti
esofquar
ksi
nthepr
ofessi
on.Ofnoti
nthet
rendof
dev
elopmentofpl
anni
ngl
awi
nNi
ger
iawast
hei
naugur
ati
oni
nFebr
uar
y1991oft
heNat
ional
Commi
tt
ee on t
he Rev
iew ofNi
ger
ia Town and Count
ry Pl
anni
ng Laws by t
he Feder
al
Gov
ernment
.

Thecommi
tt
eecompr
isi
ngv
ari
ouspr
ofessi
onal
sconduct
edacompr
ehensi
ver
evi
ew oft
he
1946TownandCount
ryPl
anni
ngLawandot
herr
elat
edl
egi
slat
ionsandpr
epar
eanewdr
aftl
aw
f
ort
hecount
ry.Ther
epor
toft
hiscommi
tt
eegav
ebi
rt
htot
heNi
ger
ianUr
banandRegi
onal
Pl
anni
ngLaw (
NURPL)
,Decr
ee88of1992.Thi
slaw i
sthemostcur
rentur
banandr
egi
onal
pl
anni
ngl
awi
nNi
ger
ia.Thei
mpor
tanceoft
hisl
awnecessi
tat
est
hedi
scussi
onofsomeofi
ts
v
italpar
tsandsect
ionsi
nthi
spaperWhi
l
eTownPl
anni
ngi
nNi
ger
iaf
orov
ert
hreedecadeshad
essent
ial
l
ybeena‘
gov
ernmentt
ool

,thef
ormat
ioni
n1990ofanAssoci
ati
onofTownPl
anni
ng
Consul
tant
s(ATOPCON)hasbeenami
l
est
onei
npl
anni
ngpr
act
icei
nNi
ger
ia.Thei
ncr
easi
ng
numberofTown Pl
anner
sin pr
ofessi
onalpr
act
ice has enhanced t
he i
mpor
tance oft
he
pr
ofessi
onandi
ncr
easedawar
enessoft
heunl
i
mit
edspher
esofcov
erageoft
ownpl
anni
ng
pr
act
icei
nNi
ger
ia.

Pl
anni
ngpr
act
it
ioner
sar
eincr
easi
ngl
ybei
ngconsul
tedi
ntechni
cal
,indust
ri
al,dev
elopment
st
udi
es,env
ironment
ali
mpactassessment
,recr
eat
ionalpl
anni
ngandt
our
ism.Ot
her
sar
eas
t
hathav
erecei
vedboasti
ncl
ude;t
ranspor
tat
ion,
phy
sicalpl
an pr
epar
ati
on,
urbandev
elopment
,
managementandl
andusecont
rol
.

THENEW LAW

I
twast
hegener
albel
i
eft
hatt
heol
dTownandCount
ryPl
anni
ngLawof1946wasout
dat
edand
i
nef
fect
ivet
omeett
hepr
esentpl
anni
ngr
equi
rement
s.I
twasagai
nstt
hisbackgr
oundt
hata
r
ecommendat
ionwasmadet
othegov
ernmentt
orev
iewt
hel
awandpr
omul
gat
elawst
hatar
e
appl
i
cabl
enat
ion-
wide,
taki
ngi
ntoconsi
der
ati
ont
hev
ari
ati
oni
ncl
i
mat
e,t
opogr
aphy
,cul
tur
eand
ot
herv
ari
abl
est
osui
tlocalneeds.I
twast
heout
cryoft
hepeopl
e,par
ti
cul
arl
ythet
ownpl
anner
s
t
hatl
edt
othepr
omul
gat
ionoft
henewl
awcal
l
ed-t
heNi
ger
ianUr
banandRegi
onalPl
anni
ng
Law,
(NURPL)Decr
eeNo.88ofDecember15,
1992.Thel
awhassi
xmai
npar
tsand92sect
ions.
Par
tone deal
s wi
tht
ypes and l
evel
s ofphy
sicaldev
elopmentpl
an,t
he admi
nist
rat
ion,
composi
ti
onandf
unct
ionofeachoft
hel
evel
sofpl
anni
ngandexecut
ionofdut
iesi
nsect
ions1-
26.

Thesecondpar
tdeal
swi
thDev
elopmentCont
rol
.Par
t3deal
swi
th‘
addi
ti
onalcont
roli
nspeci
al
cases’t
hati
sinsect
ions64-
74.Par
tfourdeal
swi
th‘
acqui
sit
ionofl
andandcompensat
ion’i
n
sect
ions75–78.Par
tfi
vedeal
swi
th‘
i
mpr
ovementar
ea,
rehabi
l
itat
ion,
renewalandupgr
adi
ng’
i
nsect
ions79-
85.Last
lypar
tsi
xdeal
swi
th‘
appeal
s’f
rom sect
ions86-
92.Goi
ngbyt
hisdecr
ee,
Par
t6,
sect
ion90(
1)hasr
epeal
edt
heol
d946TownandCount
ryPl
anni
ngLaw.Thei
mpl
i
cat
ion
oft
hisi
sthatt
heol
dtownandcount
rypl
anni
ngl
aw i
snow nul
landv
oidwi
tht
hecur
rent
di
spensat
ion.

Par
t1(
a)oft
hel
awspel
l
soutt
het
hreel
evel
satwhi
chphy
sical
dev
elopmentpl
anscanbemade,
oratwhi
chpl
anni
ngcanbecar
ri
edout
.Thesear
eatt
heFeder
al,St
ateandLocalGov
ernment
l
evel
s.Eachl
evelofpl
anni
ngcar
ri
est
hei
dent
if
icat
ion,“
thecommi
ssi
on,‘
theBoar
d’,andt
he

Aut
hor
it
y’r
espect
ivel
y.Byt
hisl
aw,i
tisnow mandat
oryf
oreachl
ocalgov
ernmentcounci
lto
hav
eapl
anni
ngaut
hor
it
y,whosedut
ies,
amongot
her
s,i
stopr
epar
eandi
mpl
ement
:

(
a)at
ownpl
an

(
b)ar
ural
areapl
an

(
c)al
ocal
plan

(
d)asubj
ectpl
anandt
hecont
rol
ofdev
elopmentwi
thi
nthei
rar
eaofj
uri
sdi
cti
onot
hert
hanov
er
f
eder
alandt
hest
ategov
ernment
s’l
and(
Par
t1Sect
ion4)
.

Mor
eoft
hef
unct
ionsoft
heAut
hor
it
y(orpr
oper
lycal
l
)LocalPl
anni
ngAut
hor
it
yar
espel
touti
n
Par
t1,Sect
ions11and12oft
hel
aw.Fur
ther
mor
e,t
hef
unct
ionsofhest
ate–“
theBoar
d”and
t
he Feder
al– “
the Commi
ssi
on”ar
e spel
touti
n Par
t1,Sect
ions 6 and 7 r
espect
ivel
y.
Dev
elopmentcont
roli
sani
ntegr
alpar
toft
hemast
erpl
an.Amast
erpl
anorast
ruct
urepl
an,
on
i
tsown,
cannotachi
evei
tsgoal
swi
thoutdev
elopmentcont
rol
.ThenewDecr
eer
ecogni
zest
his,
and as such,empower
sthe ‘
Commi
ssi
on’
,‘t
he Boar
d’and t
he Aut
hor
it
yto est
abl
i
sh a
depar
tmentknownasDev
elopmentCont
rolDepar
tment(
Par
tII
,Sect
ion27)
.Suchdepar
tment
shal
lbeamul
ti
-di
sci
pli
nar
ydepar
tment
,char
gewi
tht
her
esponsi
bil
i
tyf
ormat
ter
srel
ati
ngt
o
dev
elopment cont
roland i
mpl
ement
ati
on of phy
sicaldev
elopment pl
ans (
Sect
ion 27,
subsect
ion2.

TheCont
rol
Depar
tmentatt
heFeder
all
evel
(cal
ltheCommi
ssi
on)haspowerov
ert
hecont
rol
of
Feder
alLandsandEst
ates.TheCont
rolDepar
tmentatt
hest
atel
evel
s,cal
lthe“
Boar
d”has
powerov
ert
hecont
rolofst
atel
andsandt
heCont
rolDepar
tmentatt
hel
ocalgov
ernmentl
evel
(
the‘
Aut
hor
it
y’)
haspowerov
ert
hecont
rolofdev
elopmentonal
llandwi
thi
nthej
uri
sdi
cti
onof
t
hel
ocalgov
ernment(
Par
tII
,Sect
ion27subsect
ions3,
4and5)
.Par
t2Sect
ions,
28,
29and30
madei
tcl
eart
hatappr
ovalshoul
dbesoughtbef
oreanydev
elopmentcommences.Thel
aw,
by
i
tssect
ion29,makesi
tmandat
oryf
orgov
ernment
,andi
tsagenci
est
oobt
ainappr
ovalbef
ore
commenci
nganydev
elopment
.Thel
awal
so(
insect
ions31and34)gi
vest
hepl
anni
ngbodi
es,
bei
t,t
heLocalAut
hor
it
y,St
ateorFeder
al,t
hepowert
oappr
ovewi
thamendment
,ordel
ay
appr
ovalofan appl
i
cat
ion,ori
fci
rcumst
ances so r
equi
red,r
ejectdev
elopmentper
mit
compl
etel
y.

Ev
ent
hought
heCont
rolDepar
tmenthasbeenempower
edt
odel
ayappr
ovalwhennecessar
y,
t
hel
awgi
vesat
imel
i
mitf
ordoi
ngt
his.Thi
sshoul
dnotexceedt
hreemont
hs(
Par
tII
,Sect
ion34,
subsect
ion 4.Ver
yimpor
tantf
ordi
scussi
on al
so i
s Par
tII
,Sect
ion 33,whi
ch mandat
es
dev
eloper
sto submi
tto anappr
opr
iat
econt
roldepar
tmentadet
ailenv
ironment
ali
mpact
st
atementf
or

(
a)ar
esi
dent
ial
landi
nexcessof2hect
ares,

(
b)per
missi
ont
obui
l
dorexpandaf
act
oryorf
ort
heconst
ruct
ionofanof
fi
cebui
l
dingi
nexcess
off
ourf
loor
sor5,
000squar
emet
ersofal
ett
abl
espace,
or

(
c)per
missi
onf
oramaj
orr
ecr
eat
ionaldev
elopment
.Thel
aw al
sor
egul
atest
het
imi
ngof
pl
anni
ngper
mit
,ordev
elopmentper
mit
,gi
vest
oadev
eloper
.

Fori
nst
ance,onceadev
elopmentper
mitorpl
anni
ngper
mithasbeeni
ssuedorgi
venbyt
he
pl
anni
ngaut
hor
it
y,i
tremai
nsv
ali
dforonl
ytwoy
ear
s(Sect
ion35,subsect
ion2a)
.Wher
ea
dev
eloperf
ail
stocommencedev
elopmentwi
thi
ntwoy
ear
s,t
hedev
elopmentper
mitshal
lbe
subj
ect
edt
ore-
val
i
dat
ionbyt
hecont
roldepar
tmentt
hati
ssuedt
heor
igi
nalper
mitSect
ion35,
subsect
ion2b)
.Theaut
hor
it
y,whi
chgi
vespl
anni
ngper
mit
,haspowert
orev
oke,
alt
aroramend
t
he per
mitear
li
ergi
ven byser
ving ofnot
ice ofi
tsi
ntent
ion on t
he hol
der(
Sect
ion 37,
subsect
ion1)
.Undert
hisl
aw,t
her
eisaPl
anni
ngTr
ibunalt
hathear
scasesr
elat
ingt
opl
anni
ng
mat
ter
sSect
ions38t
o 40af
fi
rm t
heest
abl
i
shmentandSect
ions86t
o 89spel
loutt
he
composi
ti
onoft
hepl
anni
ngTr
ibunal
.

Ther
eispr
ovi
sionf
oranaggr
iev
eddev
elopert
oappealagai
nstal
ter
nat
ion,amendmentand
r
evocat
ionofdev
elopmentper
mitgi
vent
ohi
m.Sect
ion42spel
l
soutcondi
ti
onsunderwhi
ch
compensat
ion shal
lbe pai
d.Si
mil
arl
y,Sect
ion 45 st
ates t
he condi
ti
ons under whi
ch
compensat
ionshal
lnotbepai
d.Byt
hisl
aw,anycompensat
ioncl
aimt
obemadeshoul
dbe
f
orwar
ded 29 day
s af
tera not
ice ofr
enov
ati
on i
s ser
ved on t
he dev
eloper(
Sect
ion 43,
subsect
ion2c)
.Compensat
ionpay
abl
eundert
hissect
ionshal
lbepai
dnotl
atert
han90day
s
af
teracl
aimf
orcompensat
ionhadbeenmade.I
ntheev
entofadi
sput
ear
isi
ngast
othe
amountofcompensat
ionpay
abl
etoadev
eloper
,thedi
sput
esmayber
efer
redt
oaPl
anni
ng
Tr
ibunal(
Sect
ion45)
.Ift
her
eisanappealagai
nstt
hedeci
sionofaPl
anni
ngTr
ibunali
nrespect
ofanamountpay
abl
etoadev
eloper
,thanshal
lli
e,asofr
ight
,tot
hehi
ghcour
tint
heSt
ate,or
t
heFeder
alCapi
tal
Ter
ri
tor
y,Abuj
a,ast
hecasemaybe(
Sect
ion46)
.

Oni
ssueof‘
not
ices’
theCont
rol
Depar
tmenti
sempower
edt
oser
venot
ice(
enf
orcementnot
ice)
t
otheowner
sofst
ruct
ures,wher
eadev
elopmenthascommencedwi
thoutappr
oval
.Such
enf
orcementnot
icescoul
dbedi
rect
edt
othedev
elopert
oal
ter
,var
y,r
emov
eordi
scont
inue
(
stopor
der
)dev
elopment
.Aper
son,whof
ail
stocompl
ywi
tht
het
erm ofanenf
orcement
not
ice,ordi
sregar
da‘
stopwor
kor
der
’issuedandser
vedpur
suantt
othi
sdecr
ee,wi
l
lbegui
l
ty
ofanof
fenseandl
i
abl
eonconv
ict
iont
oaf
inenotexceedi
ng10,
000Nai
ra(
Niger
iamoney
)in
t
hecaseofani
ndi
vi
dual
,andi
nthecaseofacor
por
atebody
,toaf
inenotexceedi
ng50,
000
Nai
ra(
sect
ion59)
.Wher
eadev
elopercont
rav
enest
hepr
ovi
sionofapl
anni
ngl
aw,t
hecont
rol
depar
tmentshal
lhav
ethepowerr
equi
ri
ngt
hedev
elopert
o:

(
a)pr
epar
eandsubmi
thi
sbui
l
dingpl
anf
orappr
oval
or

(
b)t
ocar
ryoutsuchal
ter
ati
ont
oabui
l
dingasmaybenecessar
ytoensur
ecompl
i
anceor

(
c)t
opul
ldownt
hebui
l
dingor

(
d)t
orei
nst
atet
hepi
eceofl
andt
othest
atei
nwhi
chi
twaspr
iort
othecommencementof
bui
l
ding(
Sect
ion60)
.

Goi
ngbySect
ion61,subsect
ion1,t
heCont
rolDepar
tmentshal
lhav
ethepowert
oser
veona
dev
eloper
,‘demol
i
tionnot
ice’
,i
fast
ruct
ureer
ect
edbyt
hedev
eloperi
sfoundt
obedef
ect
iveas
t
oposedangerorconst
it
uteanui
sancet
othecompl
ainerandt
hepubl
i
c.Not
iceser
ved
pur
suantt
osub-
sect
ion1ofSect
ion61shal
lcont
ainadat
enotl
atert
han21day
sonwhi
cht
he
Cont
rolDepar
tmentshal
ltake st
eps t
o commence demol
i
tion on t
he def
ect
ive st
ruct
ure
(
Sect
ion61,subsect
ion2)
.Af
tert
heexpi
rat
ionoft
het
imespeci
fi
edi
nthenot
iceser
vedunder
subsect
ion1ofSect
ion61oft
hedecr
ee,t
heCont
rolDepar
tmentshal
ltakesuchnecessar
y
act
iont
oef
fectt
hedemol
i
tionoft
hedef
ect
ivest
ruct
ure(
Sect
ion62)
.Si
mil
arl
y,Sect
ion63
empower
stheaut
hor
it
ytobepai
dbyt
heownerofademol
i
shedst
ruct
uref
ort
hecostof
demol
i
tioni
ncur
redbyt
hepl
anni
ngaut
hor
it
y.Thepowerunderdev
elopmentcont
roli
nthenew
di
spensat
ional
soext
endt
opr
eser
vat
ionofexi
sti
ngt
reesandorpl
ant
ingofnew t
ressbyt
he
i
mposi
ti
onofnecessar
ycondi
ti
on(
Sect
ion72)
.

Al
sot
heCont
rolDepar
tmenti
sempower
edt
ocont
rolout
dooradv
ert
isement
.Inot
herwor
ds,
if
i
tappear
stot
heCont
rolDepar
tmentt
hatt
heameni
tyofapar
tofanar
ea,
oranadj
oini
ngar
ea,
i
sser
iousl
yinj
uredbyt
hecondi
ti
onofagar
den,v
acantsi
te,oranopenl
and,t
heCont
rol
Depar
tmentshal
lser
veont
heoccupi
erorownerofsuchl
andanot
icer
equi
ri
ngsuchst
epf
or
abat
ingani
njur
y,asmaybespeci
fi
edi
nthenot
icet
obet
akenwi
thi
nsuchper
iodoft
imeas
maybespeci
fi
ed(
Sect
ion74)
.Thel
aw f
urt
herst
ipul
atest
hecondi
ti
onsunderwhi
cht
he
aut
hor
it
yshoul
dcar
ryoutdemol
i
tion.Accor
dingt
osect
ion83,
demol
i
tionshal
lnotbeexer
cised
unl
ess:

(
a)Thebui
l
dingf
all
sasf
arbel
ow t
hest
andar
dsofot
herbui
l
dingsusedf
orhabi
tat
ioni
nthe
ar
eaort
hatsuchbui
l
dingi
sli
kel
ytobecomeadangert
otheheal
thofi
tsoccupi
ersoroccupi
ers
ofadj
acentbui
l
dings.

(
b)Thebui
l
dingi
sinsuchast
ateofdi
srepai
rori
sli
kel
ytobecomeadangert
opubl
i
csaf
ety
andcannot
,atar
easonabl
ecostber
epai
red.

(
c)Twoormor
econt
iguousbui
l
dingsar
ebadl
ylayoutandsocongest
edt
hatwi
thoutt
he
demol
i
tionofoneormor
eoft
hem.Thatpar
toft
hei
mpr
ovementar
eacannotbei
mpr
oved

(
d)I
tisi
nconnect
ionwi
tht
hepr
ovi
sionofi
nfr
ast
ruct
ural
faci
l
iti
esoft
hear
ea.

Asaf
oll
ow-
upt
oDecr
ee88of1992wast
heamendmentofsomeofi
tspar
tsandsect
ionsnow
cal
l
edur
banandRegi
onalPl
anni
ng(
Amendment
)Decr
eeNo.18of1999.Thi
samendment
decr
eet
ookcar
eofsomef
lawsi
nthepar
entdecr
ee–decr
ee88of1992.Thi
sdecr
eei
sthe
mostcur
rentpl
anni
ngl
awbei
ngusedi
nconj
unct
ionwi
tht
hepar
entdecr
ee–decr
ee88of1992
asoft
oday
.Onet
hingcomesoutv
erycl
earf
rom t
heanal
ysi
soft
hiscur
rentpl
anni
ngLaw
(
Decr
ee88of1992)i
nNi
ger
iaandt
hati
sthef
actt
hatoutofi
ts92sect
ions,
about47sect
ions
(
mor
ethan oft
he whol
elaw)dealwi
th dev
elopmentcont
rol
,thi
sis an i
ndi
cat
ion t
hat

dev
elopmentcont
rol
’asi
trel
atest
olanduseanddev
elopment
,isaser
iousandsensi
ti
vei
ssue
i
npl
anni
ngandassuch,
thel
aw(
s)deem i
tnecessar
ytot
reatsuchi
ssueswi
thanser
iousness.

Howev
ert
hisr
epor
twi
l
lnotbecompl
etewi
thoutsay
ingt
hatt
hecel
ebr
atednew pl
anni
ngl
aw
hasbeenputunderf
ir
eandofcour
sechal
l
engedatt
heSupr
emeCour
tinNi
ger
iaf
orsomeof
i
tsgr
eyar
eas.Thesear
eissuest
obedi
scussedi
not
herpaper
sunderst
udy
LEVELSOFPLANNI
NGLEGI
SLATI
ONI
NNI
GERI
A.

Pl
anni
ngLegi
slat
ioni
nNi
ger
iat
akespl
aceatt
hreel
evel
s.Thesear
e:

1.TheFeder
alLev
el.

2.TheSt
ateLev
el.

3.TheLocal
Gov
ernmentLev
el

THEFEDERALLEVEL

Asest
abl
i
shedbyt
heUr
banandr
egi
onalPl
anni
ngdecr
eeof1992,Pl
anni
ngAgenci
esatt
he
Feder
alLev
elsar
eknownasCommi
ssi
ons.Exampl
esofsuchCommi
ssi
onsar
e:

1.Feder
alPl
anni
ngAut
hor
it
y(FPA)

2.Feder
alHousi
ngAut
hor
it
y(FHA)

3.Feder
alMi
nist
ryofTr
anspor
tat
ion.

4.Feder
alMi
nist
ryofWor
ks

5.Mi
nist
ryofEnv
ironmentandmanymor
e.

Thepr
obl
em wi
tht
heseAgenci
esi
sthatt
her
ear
econf
li
ctanddupl
i
cat
ionoff
unct
ions.Though
mostt
imeatt
heSt
ateandl
ocalLev
elsenf
orcementofpl
anni
ngor
dinancesandst
andar
dsby
t
hepl
anni
ngagenci
esatt
hesel
evel
sar
egear
edandr
evenuesgener
ati
ons,f
ordef
aul
ter
swi
l
l
f
acef
inesi
nfor
msofpenalf
eesort
otaldemol
i
tionoft
hei
rdev
elopment
.Theyar
eal
sot
o
per
for
m pl
anni
ngf
unct
ionsasst
ipul
atedi
nthedecr
ee,exceptwheni
tisnotwi
thi
nthei
r
j
uri
sdi
cti
on.

THESTATELEVEL

Pl
anni
ngLegi
slat
ionatt
hest
atel
evelshoul
dai
msatani
ntegr
atedappr
oachov
ert
heaf
fect
ed
t
err
it
ory
.Thi
sisacont
inuouspr
ocesswhi
chr
equi
rescoor
dinat
ionmoni
tor
ingev
aluat
ionand
r
evi
ew att
hedi
ff
erentl
evel
sandf
unct
ions.I
tal
sor
equi
resf
eedbackf
rom t
hepeopl
e.The
gov
ernmentatal
llev
elsmustr
ecogni
zet
hatt
hepl
anneddev
elopmentoft
hesamedegr
eeasi
t
i
nvol
vesphy
sicalandsoci
alpl
anni
ngt
oatl
eastt
hesamedegr
eeasi
tinv
olv
eseconomi
c
pl
anni
ng.TheSt
ateGov
ernment
sar
epr
epar
edt
oactaccor
dingl
ywi
thar
ealsenseofur
gency
,
t
ogi
vef
istpr
ior
it
ytoat
tacki
ngpr
obl
em oft
heut
il
izat
ionofst
atel
andr
esour
cesandt
o
f
ormul
ati
ngf
ir
m pol
i
cyi
nthi
sconnect
ion.

LOCALGOVERNMENTLEVEL.

Pl
anni
ngLegi
slat
ionatt
heLocalGov
ernmentLev
el i
scar
ri
edoutbyt
heLocalPl
anni
ng
Aut
hor
it
y,whi
chi
sadi
rectar
m oft
heSt
atepl
anni
ngBoar
d.Theyar
etomoni
toral
lthe
dev
elopmentoft
hel
andwi
thi
nthei
rjur
isdi
cti
onwi
thconst
antr
epor
ttot
heSt
atepl
anni
ng
Boar
d.Theyar
etor
epor
tal
lcasesr
equi
ri
ngDemol
i
tionorr
est
ruct
uri
ngt
hatar
ebey
ondt
hel
i
mit
oft
hepoweroft
heLocalGov
ernmentt
othest
atepl
anni
ngboar
d.Suchcasesar
efaul
tycanal
s
t
hatspr
ead ov
ermor
ethan a LocalGov
ernment
,faul
ty Ar
ter
ialr
oads wi
thi
nthe Local
Gov
ernment
;theyal
sor
epor
tcasesofsl
um andbl
i
ght
edar
east
hatneedur
gentat
tent
ion

APPLI
CATI
ON OF PLANNI
NG LAWS TO DEVELOPMENT
PROPOSAL

1.SETBACKS

St
andar
d set
back ar
ethe st
andar
d/appr
ovabl
e ai
rspace bet
ween bui
l
dings and f
ences.
Subst
andar
dset
backsar
eunappr
ovabl
edi
stancebet
weenbui
l
dings.Gov
ernmentappr
oval
swi
l
l
notbei
ssuedonbui
l
dingpl
anst
hatdonotmeetst
andar
dset
backr
equi
rement
.

Set
backsar
ebui
l
dingr
est
ri
cti
onsi
mposedonpr
oper
tyowner
s.Localgov
ernment
scr
eat
e
set
backst
hroughor
dinancesandBui
l
dingCodes,usual
l
yforr
easonsofpubl
i
cpol
i
cysuchas
saf
ety
,pr
ivacy
,andenv
ironment
alpr
otect
ion.Set
backspr
eventl
andowner
sfr
om cr
owdi
ngt
he
pr
oper
tyofot
her
s,al
l
ow f
ort
hesaf
epl
acementofpi
pel
i
nes,andhel
ptopr
eser
vewet
lands.
Set
backsf
orm boundar
iesbyest
abl
i
shi
nganexactdi
stancef
rom af
ixedpoi
nt,suchasa
pr
oper
tyl
i
neoranadj
acentst
ruct
ure.

Techni
calRequi
rement
sforSet
backs

 Set
backf
orResi
dent
ial

St
andar
d–6m

Subst
andar
d–Exi
sti
ngbui
l
dingl
i
ne
Speci
alschemes–9m

Ot
her
s–Asspeci
fi
edbyappr
oval
orderf
orsuchschemeorar
ea.

Ai
rspacesf
orResi
dent
ial

St
andar
d–3m bot
hsi
des.

Subst
andar
d–1.
5m onesi
de

Ot
her
s–3m bet
weenmai
nbui
l
ding&B/
Qand4.
5m i
nspeci
alar
eas6m bet
weenbui
l
dingsof
t
wo(
2)f
loor
sandabov
e.

RearAi
rspace

St
andar
d–3m

Subst
andar
d–1.
5m

Ot
her
s–4.
5m i
fhei
ghti
supt
o4f
loor
s

Requi
redSet
backf
rom Hi
ghway
sandRoads

Pr
imar
y(Feder
alorSt
ate)Hi
ghway90m r
ightofway–45met
ersf
rom t
hecent
re.

Secondar
y(Feder
alorSt
ate)Hi
ghway(
60m Ri
ghtofway
)30met
ersf
rom t
hecent
re.

Local
Road(
Stat
e)(
24m,
18m,
15m,
12m)–12m,
9m,
7.5m,
6m.

AccessRoad/St
reet9met
res,
6met
resf
rom t
heedges.

Requi
redset
backf
rom NNPCPi
pel
ine

15m f
rom t
hepr
oper
tyl
i
ne.

Hor
izont
alDi
stancef
rom NEPAHi
ghTensi
on

11KVA=6m

33KVA=9m

132KVA=15m
330KVA=22.
5m

Subst
ati
on=12m

Requi
redSet
backf
rom Di
ff
erentWat
erBodi
es

Ocean/sea=150m

Lagoon=50m

Ri
ver=15m

Seasonal
=15m

Gor
ges(
NewAr
eas)=10m

Gor
ge(
B.U.
A)=10m

Di
stancet
oRai
lLi
ne

Mi
nimum of21m set
backbet
weenpr
oper
tyandr
ail
wayl
i
ne.

60m set
backsbet
weent
hepr
oper
tyandunmannedr
ail
waycr
ossi
ngl
evel
crossi
ng.
2.
EASEMENTRI
GHT

Thi
sbasi
cal
l
y,i
sther
ightal
andownerhasov
ert
hel
andofanot
herper
son,whi
chi
nvar
iabl
y
exi
stsduet
ohi
sownl
and.Ani
nst
ancei
stheal
l
owanceofunder
groundser
vicessuchaswat
er,
dr
ainage,
gas,
elect
ri
cit
y,t
elephoneandTVcabl
es,
etc.ofonepr
oper
tyt
opassbeneat
hthel
and
ofoneormor
enei
ghbour
ingpr
oper
ti
esi
nor
dert
ogett
ohi
sownpr
oper
ty.

Thel
andownerwhousest
hel
andi
napar
ti
cul
arwayi
sknownast
he 
Domi
nantOwner
,whi
l
e
t
heownerwhosel
andi
susedi
sknownast
he 
Ser
vientOwner
,i.
e.t
hel
andbenef
it
ti
ngf
rom an
easementi
scal
l
edt
hedomi
nantest
ate;
thel
andbur
denedbyaneasementi
scal
l
edt
heser
vient
est
ate.Ther
efor
e,t
her
ightofeasementi
senj
oyedov
ert
hel
andofanot
herper
son.

CHARACTERI
STI
CSOFEASEMENTS

1.Ther
emustbeadomi
nantandser
vientt
enement
.

2.Theeasementmustaccommodat
ethedomi
nantt
enement
,thati
s,beconnect
edwi
thi
ts
enj
oymentandf
ori
tsbenef
it
.

3.Thedomi
nantandser
vientowner
smustbedi
ff
erentper
sons.

4.Ther
ightcl
aimedmustbecapabl
eoff
ormi
ngt
hesubj
ectmat
terofagr
anti
.e.meani
ngf
ul
andsubst
ant
ial

MODEOFCREATI
ONOFEASEMENTS

1.LegalEasement
:Thi
sisanexcl
usi
ver
ightgr
ant
edbyl
aw ordeed,andexer
cisabl
ebyt
he
gr
ant
eeov
ert
hel
andorpr
oper
tyofanot
herper
son.Al
egal
easementi
senf
orceabl
eagai
nstt
he

whol
ewor
ld’
.

2.Equi
tabl
eEasement
:iscr
eat
edbymeansofor
algr
antoracont
racti
nwr
it
ing.I
tmayev
olv
e
i
nanyofdi
ff
erentway
s.Theyar
eimpl
i
edeasement
scr
eat
edbyequi
ty.Ani
nst
ancei
swhen
subdi
vi
dingal
argepi
eceofl
andi
ntoadj
acentpi
eces,
ani
mpl
i
edr
ightofwayt
oal
lpi
ecesexi
sts.

ACQUI
SITI
ONOFEASEMENTS

1.STATUTORYGRANT:t
hesear
eof
tenpr
ovi
dedf
orbyl
ocalst
atut
est
opubl
i
cut
il
it
ybodi
es
whi
chsuppl
ygas,el
ect
ri
ci
ty,wat
er,ordumpwast
es.Thi
sbasi
cal
l
yal
l
owssuchpubl
i
cut
il
it
y
bodi
est
orunmat
eri
alst
hrought
hel
andofanot
herf
ort
hebenef
itofanot
herl
andownere.
g.
el
ect
ri
cal
pol
es.

2.EXPRESSGRANT

Thi
sisusual
l
ydonedur
ingt
heconv
eyanceofl
andt
oanot
heri
.e.suchwi
l
lbei
ncl
udedi
nthe
deedofconv
eyance.

3.EXPRESSRESERVEATI
ON

Thi
siswher
ethev
endorwhi
l
eint
hepr
ocessofsel
l
inghi
sland,r
eser
vesapar
toft
hel
andas
easementr
ightwhi
chmustbeagr
eedt
obyt
hepur
chaser
.

4.I
MPLI
EDGRANT

Thi
sev
olv
edont
hepr
inci
plet
hat
,agr
ant
orhav
inggi
venat
hingwi
thonehandi
snott
otake
awayt
hemeansofenj
oyi
ngi
twi
tht
heot
her
.Thel
aw i
spr
epar
edt
oimpl
yaneasementi
n
f
avouroft
hegr
ant
eei
nanyoft
hef
oll
owi
ngcases:

a.Bynecessi
ty:wher
ethedomi
nantpr
oper
tywoul
dbei
naccessi
bleorunusabl
ewi
thoutt
he
easement
.

b.Whenbot
hpar
ti
esatt
het
imeofconv
eyancei
ntendt
hataneasementshoul
dbegr
ant
ed

c.I
fAobt
ainst
woadj
oini
ngt
enement
sandhasbeenusi
ngi
tinapar
ti
cul
arway
,Whenhesel
l
s
i
ttoB,
Bwoul
dbeent
it
ledt
otheeasementwhi
chAexer
cised.

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