The system of planning regulations and standards in urban areas of many countries located in the Global South has been criticised due to its unrealistic ambitious standards and bureaucratic procedures. Access to formal land and shelter is put out of reach of low-income earners who have little or no choice but to end up living in unintended settlements, illegal, poorly, and haphazardly constructed structures, within the urban centres and sometimes at the urban fringes including poor access to basic infrastructure. This research carried out an assessment of land development and planning regulation in Lokoja, Nigeria by comparing formal and non-formal residential land developments. The study employed qualitative methods of data collection with information drawn from 15 respondents. Results from field measurement and interviews were analysed using ATLAS ti and presented using the descriptive method. Findings from the study revealed that residential land development is non-formal due to exclusion of low-income earners in accessing formal land. The officials involved in the land administration have weak institutional capacity to check and control land development effectively. Furthermore, lack of political will to develop a concise framework that is workable and inclusive limits the ability of major land developers to comply fully with the planning standards and regulations. The study recommends an inclusive land administration system that reflects the characteristics of citizens, especially the low-income earners.