People are often surprised that two buildings of similar size can carry very different planning fees. The Schedule of Planning Fees ties the fee to what you are building, where it is, and how big it is. This guide walks through the calculation one step at a time, using figures from the schedule.
What decides the fee
Four things decide the fee: the class of urban area the site is in, the type of development, the quantity (usually building volume in cubic metres), and the service you need, which is a new approval, an amendment or a revalidation.
Step 1: Find the class of urban area
The schedule has one set of rates for 1st class urban areas and a lower set for 2nd class urban areas. The difference can be large. For a private residential building, the schedule lists ₦250 per cubic metre in a 1st class area and ₦150 per cubic metre in a 2nd class area. If you are not sure which class your site falls in, ask the planning office before you rely on any estimate.
Step 2: Choose the type of development
The schedule groups developments into residential buildings, commercial and special buildings, residential cum commercial buildings, fences, and demolition. Within each group every type has its own rate. A hotel is charged differently from a church, and a private bungalow differently from a government residential building. Our guides give the full tables for residential buildings, commercial and special buildings and fences.
Step 3: Measure the quantity
Most types are charged by building volume, but not all of them.
| What you measure | Where it applies |
|---|---|
| Building volume in cubic metres (m³) | Most buildings, such as houses, warehouses, hotels, banks and churches |
| Number of pumps | Petrol and gas filling stations |
| Land area | Airports and airstrips |
| Nothing, the fee is fixed | Masts and signage |
| Fence area in square metres (m²) | Fences |
Step 4: Multiply, then check the minimum
Multiply the rate by the quantity. Most types also have a minimum rate. If your result comes out lower than the minimum, the minimum is what applies. This is why small buildings often cost the same as each other: they all land on the minimum.
| Case | Working | Fee |
|---|---|---|
| Warehouse, 1st class area, 1,000 m³ | ₦400 × 1,000 = ₦400,000, which is below the minimum of ₦1,000,000 | ₦1,000,000 |
| Warehouse, 1st class area, 3,000 m³ | ₦400 × 3,000 = ₦1,200,000, above the minimum | ₦1,200,000 |
| Private residential building, 2nd class area, 600 m³ | ₦150 × 600 = ₦90,000, which is below the minimum of ₦153,900 | ₦153,900 |
| Private residential building, 1st class area, 2,000 m³ | ₦250 × 2,000 = ₦500,000, above the minimum of ₦400,000 | ₦500,000 |
Working out building volume
For a simple rectangular building, volume is length × width × height, all in metres. A building 12 m long, 10 m wide and 3.5 m high has a volume of 420 cubic metres. For buildings with several floors, or an irregular shape, the schedule does not explain how the volume should be measured, so confirm the method with the planning office.
Amendments, revalidation and other charges
Amendments and revalidations are charged as fixed amounts listed in the schedule, not by volume. The schedule also lists other charges, such as search fees, layout fees and penalties. They are covered in our guide to amendments, revalidation, penalties and other charges.