BRITISH STANDARD / LAGOS EXCEPTION
Idumagbo Avenue / Plan, Welwyn Garden City
LSPD Permissible Setbacks / Plan, Ikoyi
Town and County Planning Act, 1946
Lagos State Physical Planning and Development Regulation 15: Permissible Setbacks
The NTCP Act of 1946 was the first Planning Act in Nigeria, and was based upon the British Town and Country Planning Act of 1932. It remains the basis of Planning regulation in Nigeria, establishing Lagos as a ‘Garden City’. It was the first act that empowered government to condemn existing buildings, empowering processes of slum clearance and reclamation already underway through the Lagos Executive Development Board. The most decisive LTC regulations for urban design in Lagos was that not more than 50% of a site should be covered for residential purposes or 70% for other uses, and that an air space of 5’6” be left round a single storey building other than a 3’-6” boundary wall in front of the building line is allowed.
The regulation that continues the prohibition against building up to the legal boundary - first established in 1877 - is LSPPD Regulation 15. This regulation establishes the minimum ‘Permissible Setback for all buildings in Lagos State, ranging from 3 metres generally, 6 metres in Government Residential Areas, and increasing to 9 Metres on Victoria Island, Ikoyi, Ikeja and Lekki. No development is legal within the setback, and it is within the rights of the State to condemn any building within this area of setback. However, this area of setback tends to be occupied by temporary and ad-hoc structures - fences, guards houses and generators, street-kiosks, garden centres and mosques constructed either by the property owner or other forms of informal occupation.
Design Research Project: Exhibition at British Pavilion