Regulations Guiding Building Construction in Abuja

Nigeria: Regulations Guiding Building Construction in Abuja (i)

Daily Trust (Abuja)
ANALYSIS
17 September 2008
Posted to the web 17 September 2008
Nasir Imam

Following the recent collapse of buildings in the Federal Capital Territory, with many government officials indicted over the matter, there is the need for those wishing to construct building (s) in the city to be well informed on the necessary guidelines outlined by the FCT Administration. Nasir Imam examined and compiled the guidelines.

Submitted building plans to the FCT Department of Development Control must include one (1) soft and three (3) hard copies of complete sets of A3 size, firmly bound and legible pints containing general notes, technical specification, details and plans drawn to prescribed scale without prejudice to copy right laws.

Completed application forms shall be accompanied with copies of the following documents; Evidence of rights over the land (Right of Occupancy, Certificate of Occupancy, which shall be specific on the actual use to which a plot is to be put, title Deed Plan and fulfillment of financial obligations).

Originals may be required for sighting.

A site location plan and a detailed site analysis report certified by relevant registered professional(s).

Submittables shall include:

Copies of site plan at the scale of 1:200, 1:250, 1:500 or 1:1000, (depending on the scale of the project) showing the layout of building(s) and other infrastructures (power, water supply, drainage and sewer lines) within the plot such as access roads, spatial arrangement of buildings, fencing details, parking lots and landscaping elements (hard and soft). Such site plans should be on contoured survey plan if it is a large scheme or where there are significant changes in ground levels on same parcel of land.

Gutters, rooflines and waste disposal provisions shall also be indicated.

Architectural design on scale of 1:50, 1:100 or 1:200, showing details of each or all of the buildings duly endorsed by a registered Architect.

Copies each of engineering (civil/structural, electrical and mechanical) drawings on scale 1:50, 1:100 or 1:200 duly certified by the relevant registered professional.

Any other information that may help to explain the submission or as may be required by the Development Control Department can be included in the application for Development.

Site plans on more than one sheet shall be accepted.

There shall be 'On the Spot' verification of content of all designs submittables before receipt by the Vetting Committee of Development Control Department.

All design shall be dully vetted and endorsed by authorized officers of the Department. This, however, provide opportunity for government officials to enrich themselves and therefore compromise standards, resulting in probable collapse of such structure.

On assessment/verification of content of application, appropriate acknowledgement letter shall be issued to the applicant by the Department's receiving officer, alongside bills for processing of application. Applicant must pay full processing fee within one (1) week of receipt of acknowledgement and bill before processing commences.

Notice and reasons for delay in issuance of permits shall be communicated to the applicant before the expiration of the twenty-eight (28) days deadline.

All revision of already approved plans shall attract a fee of one half original fee.

Revalidation of unimplemented approved permits shall attract 20% of current chargeable fee

Conditional approval will be granted where the short comings are minimal and do not significantly alter or affect the overall purpose or character of the development and subsequent quality of the environment.

Implementation Permit

Implementation Permit shall be required before the commencement of physical development of approved plans.

Before the implementation of an approved development plan, the Department of Development Control shall require prospective developers to obtain an Implementation Permit (IP) upon payment of prescribed fee.

Before any prospective developer or contractor performs any work on any given site, a notice of commencement stating the construction methodologies to be adopted in the execution of the entire works shall be prepared and authenticated by relevant government licensed/chartered engineer (architects, builders, civil, structural, electrical and mechanical engineers) who would bear liability for any construction and (or) installation defects on the structure.

It is the responsibility of the supervisory consultant or contractor to obtain all relevant permits. if the work is not performed according to the condition of the permit(s), the department shall request for corrective action by the supervisory consultant or contractor who obtained the implementation permit.

No person shall be engaged in the implementation aspect of the approved plans in the capacity of a supervisory consultant or contractor without being duly qualified and registered by relevant regulating body to engage in such works.

Violation of this regulation attracts sanctions as may be provided by existing laws, regulations or policies.

Buildings above two (2) suspended floors shall have a resident/registered structural/civil engineer for the supervision.

With some few exceptions, an implementation permit shall be required in order to construct, add on to, move, erect or structurally alter a building or other structures on properties located within the limits of the Federal Capital Territory (FCT).

Before submission of Implementation Permit Application, plot shall be properly demarcated with survey beacons, the safety of which shall be the responsibility of the allottee.