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KUMASI POLYTECHNIC

FACULTY OF BUILT AND NATURAL ENVIRONMENT

DEPARTMENT OF ESTATE MANAGEMENT

UNAUTHORISED STRUCTURES IN THECENTRAL BUSINESS DISTRICT AND ITS EFFECT

ON SPATIAL PLANNING

(A CASE STUDY OF ADUM – NSUASE)

BY

OTENG DANIEL

NYAMAH BEATRICE

FORBI FAUSTINA

JUNE, 2013



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KUMASI POLYTECHNIC

FACULTY OF BUSINESS AND MANAGEMENT STUDIES


UNAUTHORISED STRUCTURES IN THE CENTRAL BUSINESS

DISTRICT AND ITS EFFECT ON SPATIAL PLANNING

(A CASE STUDY OF ADUM-NSUASE)

A PROJECT WORK IN PARTIAL FULFILMENT OF THE

REQUIREMENT FOR THE AWARD OF HIGHER NATIONAL

DIPLOMA (HND) IN ESTATE MANAGEMENT

BY

OTENG DANIEL

ESM05100071

NYAMAH BEATRICE

ESM 05IOOO63

FAUSTINA FORBI

ESM05100042

JUNE, 2013



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DECLARATION

We (Oteng Daniel, Nyamah Beatrice, and Forbi Fuastina), confirm that, this work

submitted for assessment, is our own and expressed in our own words. Any uses made

within it, of the words of the authors in any form (example; ideas, equations, figures, text,

tables, programmes) are properly acknowledged at the point of their uses. A full list of

the reference employed has been included.

Oteng Daniel Nyamah Beatrice

Date ……………………….. Date ……………….............

Signature………………….. Signature ………………….

Forbi Faustina

Date ……………………….

Signature ………………….

I declare that, I have supervised the above-mentioned students in the cause of their

project work. I sincerely confirm that, they may by my permission present it for

assessment.

Mr. Lewis Abedi Asante (Supervisor)

Date …………………………

Signature ……………………



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TABLE OF CONTENT

Content Page

Declaration ii

Table of Content iii

Acknowledgement v

Abstract vi

List of Tables and Illustrationss vii

Glossary of Abbreviations viii

Chapter One: Introduction

1.0 Background of the Study 1

1.1 Problem Statement 2

1.2 Research Aim 4

1.3 Research Questions 4

1.4 Objectives 4

1.5 Relevance of the Study 5

1.6 Scope of the Study 5

1.7 Research Design and Methodology 5

1.8.0 Organisation of the Study 8

Chapter Two: Literature Review

2.0 Introduction 9

2.1 Concept of Urbanisation 9

2.2 Population of Ghana in 2000 and 2010 11

2.3 Population and Housing in Ghana 12

2.4 The Concept of Unauthorised structures 15

2.5 Concept of Spatial Planning 21



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2.6 Spatial Planning in Ghana 22

2.7 Spatial Planning and Regulations 28

2.8 Concept of Central Business District (CBD) 29

2.9 Conclusion 31

Chapter Three: An Overview of the Case Study Area

3.0 Introduction 32

3.1 City Data 32

3.2 Neighbourhood Data 36

Chapter Four: Data Presentation and Analysis

4.0 Introduction 38

4.1 Characteristics of Respondents 38

4.2 Definition of Unauthorised Structures 41

4.3 Causes of the Growth of Unauthorised Structures 42

4.4 The Effects of the Growth of Unauthorised Structures 47

4.5 What is Spatial Planning? 52

4.6 Institutional Arrangements on Spatial Planning 54

4.7 Conclusion 55

Chapter Five: Summary, Recommendations and Conclusion

5.0 Introduction 56

5.1 Summary 56

5.2 Recommendation 58

5.3 Contribution to Knowledge 59

5.4 Conclusion 60

Reference 62

Questionnaires 65



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ACKNOWLEDGEMENT

Glory is to God, Lord of the universe for giving us the intellect and ability to discern. We

say glory unto Him also for our health and for all of His other favours. A lot of people

have contributed to the success of this project; however, we take responsibility for any

inaccuracies in the form of omission or commission. We are particularly grateful to our

individual parents and spouses for their financial support of this research work. We are

highly indebted especially to our supervisor Mr. Abedi Asante Lewis, and then Mrs.

Grace Angela Kobbina and the entire Department of Estate Management who made

numerous useful suggestions and criticisms that led to a successful execution of this

work. We are also grateful to the Senior Assistant Officer and the engineer of the

Development Control Unit for helping us with the case study area.

Special thanks also go to our individual families for their prayers, advice and

encouragement. Big thanks also go to the library of BRRI and KNUST, for their support

and corporation in terms of their reading material for the literature. Credence is also to

the officer of the Town and Country Planning Department, the Property Manager of

SSNIT, the landlords and occupants of Adum-Nsuase who assisted in the data collection

and analysis. Finally, we are also grateful to all who contributed in many ways for our

successful stay in the Polytechnic. May God bless you all.



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LIST OF TABLES

Table Page No.

Table 4.1: Building Materials Used for Properties 41

LIST OF FIGURES

Figure Page No.

Figure 4.1 Sex of Respondents in Adum-Nsuase 39

Figure 4.2 Occupational Distributions of Respondents in Adum-Nsuase 40

Figure 4.3 Level of Overcrowding at Adum-Nsuase 50

Figure 4.4 Shows the Decision Rates of Occupants in Adum-Nsuase 52

LIST OF PLATES

Plate Page No.Plate 4.1 A Sample of a Building Permit 44

Plate 4.2 Sample of a Building Permit Form 45

Plate 4.3 Showing Vehicular Lanes Encroached by Unauthorised

Structures 48

Plate 4.4 Showing a Chocked Gutter in Adum-Nsuase 49

Plate 4.5 Showing how the Growth of Unauthorised Structures

have Destroyed the Spatial Plan of Adum-Nsuase 53



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GLOSSARY OF ABBREVIATIONS

Abbreviation

Central Business District CBD

Metropolitan, Municipal and District Assemblies MMDAs

Kumasi Metropolitan Assembly KMA

Russian Federation RF

Land Administration Project LAP

Town and Country Planning Department TCPD

Land Use Planning and Management Project LUPMP

Geographic Information System GIS

Development Control Unit DCU

Kumasi Planning Statutory Committee KPSC



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CHAPTER ONE

INTRODUCTION

1.0 Background of the Study

Urbanisation has arisen in Ghana as a result of large numbers of people that has become

permanently concentrated in relatively small areas, forming cities or communities. The

United Nations has recommended that countries regard all places with more than 20,000

inhabitants living close together as urban; however, nations compile their statistics on the

basis of many different standards (United Nations, 2008). However the forming of urban

areas in Ghana has become difficult due to the number of people who are increasingly

settling on a relatively small area. The presence of infrastructural services and job

opportunities in urban areas tend to attract people from different places especially the

rural areas, thereby propelling the growth of the cities. To help the growth of the cities to

be orderly, spatial planning is applied.

Spatial planning is the consideration of what can and should happen where (United

Nations 2008). Spatial planning is done to enhance and promote the highest and best use

of land. It brings compatible uses together and non-compatible uses apart by taking into

consideration their proximity. In Ghana, the kind of spatial plans that have been designed

by the planning authorities are not usually translated on the grounds. This is because,

areas or lands that are zoned for a particular use have been changed to other uses contrary

to the original plan as a result of high population growth, without the consent of the

planning authority. This is especially witnessed in the urban areas.

Urban areas are characterised by high rate of population growth as a result of migration

and natural increase. According to Ghana Statistical Service (2011), Ashanti Region

recorded 3,612,950 in year 2000 and 4,780,000 in 2010 showing an increase of 32.3%.During the 2000 Population Census of Kumasi, it recorded a figure of 1,170,270. In

2010, the population increased to 2,022,191 on a growth rate of 5.4% p.a. and this

accounts 32.4% of the region‘s population. This has resulted pressure on the limited

landed properties available. Part of Kumasi that is mostly affected is the Central Business

District (C.B.D), which is the heart of a city. It is the commercial, office, retail, and



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cultural center of the city and usually is the central point for transportation networks.

Rapid urbanisation, especially in the C.B.D, has seen the emergence of many

unauthorised structures or settlements.

Unauthorised structures are developments or use of a structure that is in breach of the

Planning Laws (Fingal County Council, undated). For a structure to be termed as

authourised, its development must be permitted by the District Planning Authority.

Conversely, not all developments need approval before it can be carried on, because there

are exemptions. Exempted Development is development for which planning permission

is not required. Examples of such developments are; harbors, airports, military camps,

hospitals, universities and among others.

Furthermore, according to KMA (2012) most structures in Adum-Nsuase, which is a part

of the C.B.D of Kumasi, have been developed without obtaining the required permits

(building and planning) from the District Planning Authority and it has had bad effects on

its‘ spatial planning. The sprouting of many unauthorised structures in this area is due to

high rate of population growth which has caused settlers to develop them. These

unauthorized structures come in the form of residential and commercial facilities. These

structures are as well haphazardly developed and have caused some social problems such

as; fire-outbreaks, flooding, filth, congestion, over-crowding, inadequate motorableroutes between residential facilities, and among others. This has blighted the beauty of

Adum-Nsuase.

Though parts of Adum-Nsuase has been developed nicely and has contributed to the

beauty of the environment, but some properties still lack the requisite permit from the

City Planning Authorities.

1.1 Problem StatementUnauthorised structures have become a problem in the Kumasi Metropolis and it has had

effects on the spatial planning especially in Adum-Nsuase. This has increased as a result

of population growth which has made both immigrants and indigenous people to develop

structures such as; wooden structures (kiosk), containers, and houses without obtaining



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both the planning and building permit from the Kumasi Metropolitan Assembly before

developing. This has affected the patterns of development in Adum-Nsuase.

Ghana has a number of planning regulations which were put up to guide the development

of structures in both urban and rural areas. For example, the Local Government Act 1993

(Act 462) had in sections 51 and 52 that unauthorised structures on any of public

properties (lands) such as schools, market and sanitation sites, open spaces, nature

reserves, parks and roads, could be stopped and even demolished without notice, and

developers can be surcharged with the cost of demolition. Additionally, the developer

who strayed into public user areas (such as zoned and approved areas for markets,

schools, parks, etc.) would be given 28 days to make the necessary correction before the

demolition (Freiku, 2003). Other planning acts that have been formulated to regulate

urban growth are the National Building Regulation of 1996 (LI 1630), the National

Development Planning (Systems) Act of 1994 (Act 480); and the National Development

Planning Commission Act of 1994 (Act 479). All these Acts are there to guide and

control the extent of developments of Adum-Nsuase but the laws in the Acts are not

mostly implemented as it was originally instituted.

Sanitation cannot be ignored, as the emergences of many unauthorised structures in

Adum-Nsuase have hindrance to the spatial planning (Ayeh, 2003). Adum-Nsuase iscurrently doing very poorly in achieving its sanitation as most residential and commercial

structures have been developed without adding any sanitation facilities to the properties.

The issue of flooding has also become very rampant during the rainy season in Adum-

Nsuase as gutters that should have served as an access routes to flowing waters have been

blocked by most unauthorised structures and its associated activities. Most owners of

these structures have redirected the channel of the water to other places that ideally is not

its route contributing to severe flooding during rainy seasons. This has made the

environment of the area very dirty.

Fire outbreak that has engulfed the CBD of Kumasi especially in Adum-Nsuase is partly

attributed to unauthorised structures. Most structures in the area are wooden coupled with

illegal electrical connections leading to a higher tendency of fire outbreak. These

unauthorised structures have made it difficult for the Fire Service Personnel to get direct



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access to the area in case of any fire outbreak. Some structures or properties even have to

be pulled down by the Fire Service Personnel before access could be gained. Examples,

some parts of Adum- Nsuase‘s properties have been developed closer to one another

without enough adequate motorable routes between them to enhance vehicle to pass

through should in case of any fire outbreak.

1.2 Research Aim

This study was to examine unauthorised structures and its effects on spatial planning in

the CBD, a case study of Adum-Nsuase. This study further examined the challenges of

effective spatial planning.

1.3 Research Questions

The research questions that helped meet the objectives were:

1. To what extent are the existing regulations and institutions responsible for urban

land-use planning implementing their functions in Kumasi?

2. What causes unauthorised structures?

3. To what extent have unauthorised structures affected spatial planning?

4. What influences people to live in unauthorised structures?

5. What are the challenges of spatial planning in Adum-Nsuase and the Metropolis

as a whole?

1.4 Objectives

The main objectives were to examine the effects of unauthorised structures on spatial

planning in the CBD, a case study of Adum-Nsuase. The main objectives were:

1. To find out the causes of growth of unauthorised structures in Adum-Nsuase.

2. To identify the effects of the growth of unauthorised structures.

3. To examine the institutional arrangements for spatial planning in Kumasi.

4.

To examine how the growth of unauthorised structures affect the spatial planning

of the Central Business District of Kumasi.

5. Recommendations of the study.



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1.5 Relevance of the Study

The sprouting of many unauthorised structures in Adum-Nsuase and the Metropolis as a

whole has become a concern to the Metropolitan Assembly. This was because it was

destroying the layout and the spatial plan of the Metropolis. Their growth has led to many

bad effects in Adum-Nsuase such as; fire outbreaks, sanitations problems, both human

and vehicular congestions, and theft. The study focused on what constitutes an

unauthorised structure, the effect of unauthorised structure on the spatial planning of

Adum-Nsuase, and the institutional arrangement for spatial arrangement in Kumasi. The

findings and recommendation could help reduce the growth of unauthorised structures

and its effects on spatial planning in Adum-Nsuase.

1.6 Scope of the Study

The study was limited to Adum-Nsuase, as such the findings and result was not

generalized to other places in Kumasi and beyond. Again the study was limited to

stakeholders such tenants and landlord of Adum-Nsuase, Head of Development Control

Unit, Town and Country Planning Division, and Estate Officer of SSNIT.

1.7.0 Research Design and Methodology

1.7.1 Research Design

A case study approach, which provides an empirical inquiries into an existing situations

on the grounds were used as evidence and as the sources of information of the project.

For this purpose, occupants of Adum-Nsuase were studied with much emphasis on the

reasons why they lived there, the challenges that they faced, and the effect of their

unauthorised structures on spatial planning.

1.7.2 Justification of Case Study

The reason for choosing Adum-Nsuase was that, most of the structures have been

haphazardly developed which does to conform to the planning scheme of the Metropolis.

This has led to overcrowding and congestions in the area; their level of sanitation was not

the best since some part gets flooded during heavy rainfall. Also, there was a high

tendency of a fire outbreak which could destroy lives and properties. This was because,

the vehicular lanes that existed between buildings have been taken over by metal



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containers and wooden kiosks, this has made it difficult for fire personnel to get access to

the scene of the incident should it happen. In addition, there was a high level of theft and

armed robbery in the area, because the standard ten (10) feet that should have existed

between buildings did not exist in the area. This creates darkness during the night, creates

room for thieves and armed robbers to operate and puts the lives and stability of the

occupants in a massive threat and danger.

1.7.3 Research Methodology

In other to achieve our objectives above, the following method of data collection was

used.

A) Data Source

In other to meet the aforementioned objectives, both primary and secondary data

were used as sources. Primary data was collected through questionnaires,

observations and interviews. In addition, secondary data was obtained from

already published books, journals, articles, new papers, and the internet. However,

much attention was emphasised on the primary data to get a firsthand experience

in Adum-Nsuase real life situations.

B) Data Collection

Under the study, interviews, questionnaires, and observation were used and

administered at the same time. For the questionnaire, both opened and closed

ended were used for the respondents to act accordingly. Interview and

questionnaires were administered for the; occupants and landlords of Adum-

Nsuase, officers of the Development Control Unit, an officer of Town and

Country Planning Department, and property developers. Interview was also used

in the cause of administering the questionnaire; this helped asked further probed

questions that were not captured in the questionnaire. The interview also helpedthe respondents in adding up their knowledge to their respective responds that

they have already answered in the questionnaires. The observation helped in taken

pictorial evidence of the situations that was experienced on the field.



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1.7.4 Sampling Size

The study referred to the Head of Development Control Unit, property developers,

Officers of the Town and Country Planning Department, Landlords, and Occupants of

Adum-Nsuase for more insight. This was aimed at ensuring that the sample size

appreciates the effects of unauthorised structures on the spatial planning of Adum-

Nsuase. Initially, forty five (45) questionnaires were intended to be administered to the

respondents coupled with interviewing them in the cause of administering the

questionnaires. Out of the forty five (45) respondents, 15 were meant for occupants, 15

were meant for landlords, 5 were meant for officers of the Development Control Unit, 5

were for the Town and Country Planning Department, and the remaining 5 were meant

for the property developers. Conversely, the plans of meeting these numbers of

respondents were not met, due to the difficulties in getting access to them all.

1.7.5 Sampling Technique

The sampling techniques that were used were; random, snow ball and purposive

sampling. The random sampling was used to select the occupants of Adum-Nsuase,

because it was quite easy in approaching them. Snow ball sampling was used to select the

landlords of Adum-Nsuase. This was because, it was difficult in reaching them; we had to

be directed by certain people before we gained access to one. The landlords were scarced,

as most of the landed properties were family properties where landlords were not easily

identified. Purposive sampling was used for the property developer and the officers of

both the Development Control Unit and the Town and Country Planning Department.

Because, it was believed that they have all the credible answers to the research topic and

objectives.

1.7.6 Data Analysis

For the purpose of this study, both quantitative and qualitative data were used for the

analysis. The quantitative data analysis was used to analyse data that were measurable in

nature. Microsoft Excel was used to compute figures that were obtained from the field.

The results were transformed into pie charts, histogram and tables. This depicted the true

reflection of the issues on the grounds. The qualitative data was used to analyse data that



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could not be expressed by statistical tool. This was done in a written form based on the

views of our respondents.

1.7.8 Limitations to the Study

The study faced a lot of challenges, especially in meeting all the targeted number of

respondents. Out of the 45 respondents; 2 out of the 15 landlords were accessed, 2 out of

the 5 officers of the Development and Control Unit were accessed, 1 out of the 5 officers

of the Town and Country Planning Division was accessed, and 1 out of the property

developers was accessed. Generally, apathy was a major problem since officers of the

various institutions were not willing to reveal certain secrets or answers to certain

questions that were pertained to their problem directly.

1.8.0 Organisation of the Study

The study was divided into five (5) main chapters; as highlighted below.

Chapter one (1) covered the introduction of the study which consisted of; the research

aim, objectives, relevance of the study, scope of the study, methodology, limitation(s),

and organization of the study.

Chapter two (2) dealt with reviewing existing literature by grouping authors with similar

views at one side and authors of opposing views at another side. This was meant to create

gaps that needed to be filled.

Chapter three (3) provided an over view of the case study area which was based on the

city data, and the neighbourhood data.

Chapter four (4) covered the detailed analysis and presentations of data obtained from the

field survey.

Chapter five (5) which was the final chapter dealt with summary of the research,

recommendations, and conclusion.



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CHAPTER 2

LITERATURE REVIEW

2.0 Introduction

This chapter reviewed the existing literature that was relevant to the study with the aim of

identifying the gaps and how this study could fill such gaps identified. Topics reviewed

were; the concept of urbanisation, effect of urbanisation, the concept of unauthorised

structures, causes of growth of unauthorised structures, the effects of growth of

unauthorised structures, laws on unauthorised structures, concept of spatial planning,

spatial planning of Ghana, principles of spatial planning, the challenges of spatial

planning, spatial planning and regulations, concept of central business district (C.B.D),

and the challenges in the Central Business District (C.B.D.) of Kumasi.

2.1 Concept of Urbanisation

This concept talks about the meaning of urbanisation, and the number of people that is

considered as urban at a particular jurisdiction.

The Encyclopedia Britannica Article (2009) defines urbanisation as the process by which

large numbers of people become permanently concentrated in relatively small areas,

forming cities. The United Nations has recommended that countries regard all places withmore than 20,000 inhabitants living close together as urban; on the other hand nations

compiled their statistics on the basis of many different standards. The United States, for

instance, used ―urban place‖ to mean any locality where more than 2,500 people live.

However in Ghana, a settlement with a population above 5,000 is considered as urban

(Boansi, 2011).

Also, according to Nijhoff and Hague (1972), urbanization is the process taking place in

our society, which is changing from a predominantly rural and agrarian society into a predominantly urban and industrial one. This is a transformation which is not merely a

concentration of houses and of people and of activities, but it is a change in the way of

life. This means that urbanisation is the concentration of people which arise as a result of

natural increase or migration, to concentrate at a particular area or jurisdiction to form a

city or society.



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Craig et. al. (1994), adds that urbanisation is the process whereby large number of people

lives the country side and small towns to settle in cities and surrounding metropolitan

areas. Thus, urbanisation involves migration from sparsely populated regions to densely

populated ones. Urbanisation is not entirely a ―natural‖ process; it is a result of social

action and power. That is, people are enticed to migrate to areas where jobs, health care,

education, and security are available and where their interest are protected by law.

2.1.1 Effects of Urbanisation

Urbanisation has influenced the development pattern of Ghana, and this has led to some

effects that need to be solved.

According to the National Development Planning Commission (2010), increasing

population growth, rural-urban migration and the re-classification of settlements from

rural to urban have contributed to the rapid urbanisation of our towns and cities. At a

projected average urban growth rate of around 3% between 2000 and 2030, Ghana‘s

urban population is expected to increase from about 52 % of the total population in 2010

to around 65% by 2030. The rise in urban population, however, puts a strain on limited

social infrastructure resulting in congestion, overcrowding and the emergence of slums.

Other related challenges include: haphazard, uncontrolled and uncoordinated urban

development; lack of role assignment to towns and cities in the national development

framework; and uncontrolled rural and peri-urban development. Also, weak capacity of

Government agencies, particularly the Metropolitan, Municipal and District Assemblies

(MMDAs) to provide adequate housing facilities and map out well planned residential

and commercial areas, have contributed to the haphazard development of social and

economic activities in the cities.

According to Gyabaah et al. (2009), in Ghana, urbanisation and housing delivery have

been so poorly managed that they have led to growth of slums, increased homelessnessand streetism. The failure of city authorities to plan and enforce urban planning and laws

that regulate the use of land have resulted in housing shortages, haphazard urban

development and growth of urbanisation. Another dimension of the problem is that

uncontrolled urban housing development and growth of slums are blocking waterways.

The haphazard construction of houses in unuathorised places has led to annual flooding,



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destruction of houses in unauthorised places, loss of lives and property in the rainy

season. This means that, urbanisation impacts negatively on the quality of life of people

than its positive aspect and then measures has to be put in place by government to ensure

that there are harmonious living conditions and standards in Adum-Nsuase and the

country as a whole.

Also, it was supported by Amoako and Cobbinah (2012), which at most urbanised cities

or communities, development is patchy, scattered and spread out, with a tendency for

discontinuity. There is also a loss of the traditional livelihood in agriculture of peri-urban

dwellers resulting from competition for peri-urban land due to the rapid expansion of the

city.

2.2 Population of Ghana in 2000 and 2010

The population growth pattern of Ghana from 2000 and 2010 is reflected upon with

further identification of the growth rate among some of the regions of Ghana especially

with the Ashanti Region, emphasising much on Kumasi.

Population refers to the total human inhabitants of a specified area, such as a city,

country, or continent, at a given time. Population study as a discipline is known as

demography. Population studies yield knowledge important for planning, particularly by

governments, in fields such as health, education, housing, social security, employment,

and environmental preservation (Redmond, 2008).

According to the Ghana Statistical Service (2011), Ghana‘s population has incr eased by

28.1 percent from 18,912,079 in 2000 to 24,223,431 in 2010. Population density has

increased from 79% in 2000 to 103% in 2010. Overall, Ghana‘s 33% population has

increased by 28%. Western Region recorded 1,924,577in 2000 and 2,325,597 in 2010

showing an increase of 20.8%. Brong Ahafo also recorded 1,815,408 in 2000 and

2,282,128 in 2012 showing as increase of 25.7%. Ashanti Region recorded 3,612,950 in

2000 and 4,780,000 in 2010 respectively showing an increase of 32.3% and interdental

growth rate of 2.7%. Ashanti Region has one of the greatest shares of the population of

Ghana. This means that, there has been a rapid increase in the population of Ashanti



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Region and Ghana as a whole as a result of migration and natural increase as compared to

the other regions.

Also according to K.M.A (2012), The Kumasi metropolis is the most populous district in

the Ashanti Region. During the 2000 Population Census it recorded a figure of 1,170,270.

In 2010, the population increased to 2,022,191 on a based growth rate of 5.4% p.a. and

this accounts for just under a third (32.4%) of the region‘s population. The highest

proportions of the population are in the age cohorts 0 – 4 years (13.2%) and 5 – 9 years

(12.4%). About 39.9 per cent of the population is below 15 years. There are more males

(50.2%) than females (49.8%) in the metropolis. The Kumasi Metropolis has a total

surface area of 254sq km with a population density of 7,951 persons per sq. km (2000

population census report). The average household size in the Metropolis is 5:1. The

average number of households per house is 3.4%. This relatively large number of

households per house is due largely to the large population in the metropolis. Kumasi

Metropolis especially Adum-Nsuase is not entirely urban. It is estimated that 48%, 46%

and 6% of the Metropolis are urban, peri-urban and rural respectively. Majority (86%) of

the population in Kumasi are economically active. The economic activities sustaining the

livelihood of the residents in the Metropolis can be categorized into Agriculture, Industry

and Service. This has attracted other people from different places and cities to migrate to

Kumasi, making it the most populous place in the Ashanti Region. Adding to this, Adum-

Nsuase‘s population has been increasing at an increasing rate as a result of increasing rate

of urbanisation and population growth.

2.3 Population and Housing in Ghana

Ghana has been facing the problem of housing its‘ population over the years. This topic

focuses on whether Ghana has improved or has not improved on its‘ ability to house its‘

growing population.

Housing (shelter) is the permanent shelter for human habitation. Because shelter is

necessary to everyone, the problem of providing adequate housing has long been a

concern, not only of individuals but of governments as well. Thus, the history of housing

is inseparable from the social, economic, and political development of humankind



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(Burchell and Listokin, 2009). Apparently, the issue of increase in population has become

a bigger issue for housing supply.

According to the Ghana Statistical Service (2011), the provisional results of the 2010

Population and Housing Census (PHC) show that the total population of Ghana is

24,223,431. The population share of Ashanti (19.5%) and Greater Accra (16.1%)

respectively constitutes 35.6% of the total population. Compared with 2000, this

proportionate share of the population has increased by 1.1 percentage points from 34.5

percent. This however, shows that Ghana‘s population always increases and there is a

need for the country to raise resources to house them.

According to the National Development Planning Commission (2010), the rapid increase

in population has resulted in a large housing deficit, especially in urban areas. This has

resulted in overcrowding and the development of slums. Current estimates indicate that

the country needs at least 100,000 housing units annually while supply is estimated at

35% of the total need. There are also cumbersome land acquisition procedures; weak

enforcement of standards and codes in the design and construction of houses; ineffective

rural housing policy; and haphazard land development that need to be addressed. Another

major challenge relates to housing finance. This is reflected in inadequate finance to

support the construction industry; high cost of mortgages; and low production of, and poor patronage of local building materials. Strategies for Urban Housing development

include: promote the manufacture and use of local building materials and appropriate

technologies in housing; establish standards for local construction materials to guarantee

the appropriate use of these materials for construction; and ensure the enforcement of

standards for architectural designs and building codes. Other strategies are to: establish a

legal framework to support the construction of condominiums; streamline the

manufacture and distribution of building materials to make them more affordable;

promote savings and investments in housing; set standards for engineering infrastructure,

that is road designs, electricity, water, telephones, fire hydrants and among others to suit

various localities and income groups; ensure the adequate staffing, training and/or

upgrading of relevant skills; and enhance the equipment base of relevant institutions of



14

the sector to render effective and efficient service. This when actively implemented will

ease the problem of housing in Ghana.

Population growth with its accompanying population change is an important element in

determining overall housing needs. The higher the rate of population growth, the faster

will be the rate at which housing demand increasing. For example, in our traditional

housing unit, families living under one roof will need to move out to form their own

household units. The housing stock in Kumasi has been increasing from 10006 in 1960 to

67434 in 2000. However, due to the population growth in the city, the annual production

per 1000 population continues to fall. This is due to the difficulties or challenges in the

housing supply. These constrains are identified in areas of housing finance, land tenure,

land availability and acquisition procedures, cost of building materials and low incomes

(Ayeh, 2003).

Similarly, according to Boansi (2011), the housing situation in Ghana is inadequate,

though improving. In 2008, UN-HABITAT observed that many house hold, particularly

in the cities and other urban areas, however continue to leave in overcrowded and

insanitary condition. In 2005, the Ghana Statistical Service observed that the Ghanaian

housing problem was one of national development crises with the current annual need of

70000 units and accumulated delivery deficit of 205000 needed to de-crowd urban unitfrom over 10 to household occupancy rate of 7. An average annual delivery of 133,000

units therefore will be needed to provide adequate housing within the next twenty years

as against the current annual delivery of 28,000 units which yield the performance rate of

21 percent (Ghana Statistical Service 2005 cited in Boansi, 2011). This however shows

that, there is a need for the country as whole to channel resources to provide most

affordable houses and good financial policies for Ghanaians to rent and even buy for their

own properties. This will increase landed properties in the country.

Yankson (1995), also added to the same view that, rising population growth and

increasing urbanisation has made housing one of the most critical problem facing Ghana.

He noted that, there is a demand pressure in housing in urban areas due to the inability of

housing supply to match demand, which has created strains on the existing housing stock



15

and infrastructure particularly in the large urban centers. He further added that, individual

effort in the provision of shelter accounts for more 8 percent of the country stock and

recommended that the country must marshal available resource to accommodate the

population, especially for the low income group

Similarly, Boadu et al. (2008), rapid population growth and increasing urbanisation has

made housing one of the most critical problems facing the country. Out of the stock of

2,181,957 houses in Ghana, two-thirds were in the rural areas. Annual housing

requirement was estimated at between 110000 and 149000 housing units, while

production stood at only 35000 units per year hence a backlog of 450000 housing units

resulting in overcrowding and declining access to quality service. High population in

urban drift or growth rate also account for more of the country‘s inability to cope with

housing needs.

2.4 The Concept of Unauthorised Structures

This concept shows what constitutes unauthorised structures and its associated

characteristics.

According to Mensah et al. (undated), unauthorised structures refers to permanent

buildings such as houses, and temporal structures such as kiosks, metal containers and

any other structures that do not conform to the building regulations or land-use

regulations of Ghana. Similarly, slums and squatter settlements are classified as

unauthorised structures. Informal settlement on the other hand refers to the community or

the settlement whose buildings or structures are unauthorised. So adding to this, what

measures or laws have been put in place by the Metropolitan Assembly to ensure that all

landed properties abide by the building regulations or land-use regulations of Ghana?

Also, two main words ―slum‖ and ―squatter‖ settlements come to mind when

unauthorised structures is mentioned. According to the Global Development Research

Centre (2003 cited in Mensah 2010), slums are the highly congested urban areas marked

by deteriorated unauthorised and insanitary buildings, poverty and social disorganisation.

Squatter settlement could be termed spontaneous settlement or uncontrolled settlement

and this is usually determined by the nature of the development. For example, if squatter



16

settlements develop due to lack of central or local government finances, and formal

planning or development control, such squatter settlements are often referred to as

―spontaneous settlements‖. These places very often, consist of dense settlements with

communities housed in self-constructed shelters which are designed according to

traditional plans (Mensah, 2010). These settlements have negative health and safety

hazards.

In addition, the current edition of the Civil Code of the Russian Federation (RF) also

defines an unauthorised structure or construction as a residential building, other building,

structure or other immovable property erected on a land plot not designated for such

purpose in accordance with the procedure prescribed by law or other legislative acts, or

erected without obtaining necessary permits, or in material breach of town planning and

construction regulations and rules (Babkina, 2012). That is, any physical development

that is carried out without the permit from their respective local authority or breach of

land use is regarded as unauthorised structure.

2.4.1 Causes of the Growth of Unauthorised Structures

The sprouting of many unauthorised structures in Adum-Nsuase and the Kumasi

Metropolis as whole is as a result of; the time spent acquiring leases and permits,

shortage in supply of landed properties, and high illiteracy rate on the part of traders.

According to Boansi (2011), acquisition of lease document to necessitate the granting of

permit is time wasting and expensive. Also, lengthy processing durations and high cost

deters developers from applying for the permit. This has urged many developers or new

owners of land to develop their properties without checking or searching from the Lands

Commission the use of that said land. Furthermore, many developers are unaware of the

laws of housing. He further added that, another challenge or cause is that, many old or

emerging communities have no planning schemes making planning implementation

difficult. This is the disturbing state of building permit or building development status in

Kumasi especially in Adum-Nsuase. There is a need for the country to re-structure the

process of acquiring leases and other related permit to land to entice people to acquire



17

them before development. This will help reduce or eradicate the sprouting of many

unauthorised structures.

According to Mensah et al. (undated), the demand and supply disequilibrium theory links

the growth of unauthorised structures to economic factors. This theory states that the

emergence and growth of informal settlements is caused by the imbalance between

demand and supply of urban commodities such as land, services and infrastructures. That

is, the over concentration of the allocation of the national resources at a particular

jurisdiction in terms of basic amenities, infrastructures and among others at the expense

of other jurisdictions has enticed most people to migrate to such jurisdictions or places.

This has led to overcrowding and then people are forced to develop on any available

space to stay and make a living. In order to reduce this mess as a country, resources

should be equally distributed among the various metropolitan, municipal and district

assemblies to make people to stay in their own domain.

Ayeh and Nelson (2011), also added that, it is interesting to note that 70 percent of the

street traders were trading at their current location without permission from their

respective metropolitan assembly. Most traders in Adum-Nsuase obviously are not aware

that the street are public property and managed by the KMA and Department of Urban

Roads. According to the bye-laws of KMA, anybody making profit by using the urbanspace has to pay a proportion of that profit as a fee to the Assembly. This fee is for the

activities that one is engaged in. Conversely most traders thought that such fees give

them some right on or over the said land. This has however encouraged them to construct

many unauthorised structures in and around the Adum-Nsuase. So what measures have

been put in place by the Kumasi Metropolitan Assembly to educate traders and

developers to put a stop to such unauthorised developments?

2.4.2 The Effects of Growth of Unauthorised Structures on Spatial Planning.

The growth of unauthorised structures has effects (either negatively or positively) on the

environment.



18

There is environmental pollution, health and safety hazard and congestion created as a

result of many unauthorized structures sprouting in the country. In Ghana, a study of

Accra revealed that market congestions has arisen as the result of the creation of slums

and many unauthorised structures that, these activities do not generate optimum value for

scarce resources of the urban land they occupy ( Ayeh and Nelson, 2009). However in

Kumasi with respect to Adum-Nsuase, the development of so many unauthorized

structures has led to health and safety hazards such as; sanitation problems, fire-

outbreaks, armed robbery and among others.

Ayeh (2003) also reiterated that, the vision of the K.M.A to achieve and maintain the

original heritage of the Garden City of West-Africa has been very difficult. This is

because the issue of sanitation in the Metropolis is becoming difficult to manage as a

result of increasing urbanisation. It would like to have a neat and orderly city

beautification, but the presence of the informal activities and physical development

without permit is an eyesore. The presence of most unauthorised structures within the

Adum-Nsuase has led to flood, waste generation and fire-outbreaks that put lives and

properties in jeopardy. The competition of public space that was zoned for specific

purpose have been used for the development of many unauthorised structures which do

not promote the highest and best use of the land. This shows that unauthorised structures

impacts negatively on our environment. So why is K.M.A not able to sustain their

mandatory responsibility of decongestion exercise?

Again, as a result, the un-built land is gradually converted into built-up environment

containing buildings and related physical structures. Although such unauthorised

expansion may confine to specific locations and in a specific quantity, from the

standpoint of urban planning institutions, its style can be more important than the amount

of the expansion (Jieying et al., 2006 cited in Muhammad 2010). He also adds that, this

phenomenon of uncontrolled expansion misleads the spatial growth and threatens the

available natural resources. He also argued that, the major problem of unauthorised

structures are that, the spatial expansion that has been taking place is causing violation to

the original master plan (Muhammad, 2010).



19

Nonetheless, effective planning cannot be realised without the involvement of the

majority of small-scale operators and developers who form the hub of the economy. On

the part of the authority, this requires an awareness of the adverse circumstances

confronting the informal business as well as an acknowledgement of the spatio-economic

behavior (Ayeh, 2003). This however slows down the pace of the implementation of

policies relating to the planning and development of the Metropolis.

2.4.3 Laws on Unauthorised Structures

In Ghana and some parts of the world, there are laws that regulate and control

development to suite the national objectives. Such laws includes; Local Government Act

1993 (Act 462), National Development Planning Systems Act of 1994 (Act 480),

National Development Planning Commission Act of 1994 (Act 479), the Russian

Federation Legislation, and among others.

According to the Local Government Act 1993 (Act 462), section 52 (1) (a) and (b) , says

that, Where — physical development has been or is being carried out without a permit

contrary to this Act; or conditions incorporated in a permit are not complied with, a

District Planning Authority may give written notice in such form as may be prescribed by

regulations to the owner of the land requiring him on or before a date specified in the

notice to show cause in writing addressed to the District Planning Authority why theunauthorised development should not be prohibited, altered, abated, removed or

demolished. Sub-section (2) of the Act also says that, If the owner of the land fails to

show sufficient cause why the development should not be prohibited, altered, abated,

removed or demolished, the District Planning Authority may carry out the prohibition,

abatement, alteration, removal or demolition and recover any expenses incurred from the

owner of the land as if it were a debt due to the District Planning Authority. Adding to

this, are these laws fully implemented for the development of the country?

Furthermore, the National Development Planning Systems Act of 1994 (Act 480), also

provides that, district development plans and programs are submitted through the

Regional Coordinating Councils and ensures that these plans and programs are

compatible with national development objectives ; integrates economic, spatial and



20

sectoral plans of ministries and sector agencies and ensure that these plans are compatible

with national objectives. Thus any person who develops or whose development plan is

not compatible with national development objectives as a whole, it is regarded as

unauthorised and will however be stopped. In addition there are channel for anyone who

is aggrieved to channel his grievances. That is a person aggrieved by any mater relating

to the exercise of a function of the District Planning Authority may seek redress in

accordance with such grievance procedure as the commission may by legislative

instrument provide.

Moreover, National Development Planning Commission Act of 1994 (Act 479), also says

that, the Commission shall make proposals for the protection of the nature and physical

environment with a view to ensuring that development strategies and programs are in

conformity with second environmental principles. That is any development that will not

protect and conform to the physical and the natural environment at larges will not be

allowed to be carried on. Also the law provides that the commission shall monitor,

evaluate and co-ordinate development policies, programs, and project. This will prevent

people or developers from encroaching on lands that will not protect the physical and the

natural environment.

Similarly, according to Babkina (2012), in accordance with the current RussianFederation (RF) legislation, the person who erected such a building ("Developer") who

does not acquire a right of ownership to it, is deprived of the opportunity to administer it

and is obliged, at its own expense, to return the land plot to its original state by the

demolition of the unauthorised construction. In cases specifically stipulated by law only

the owner of the land plot can acquire the right of ownership to the construction. Articles

39 of the Land Code of the RF and article 271 of the Civil Code provides a right to the

land plot to the owner of the facility under construction for the purpose of its

redevelopment and operation respectively. However, there is no provision in current

legislation which provides for a Developer's right to complete construction in the absence

of the right to a land plot. The law also argues that, the current legislation does not

provide for reimbursement of damages incurred by the Developer, as the waiver of a

contract is a lawful act and thus rules out the possibility to recover damages.



21

2.5 Concept of Spatial Planning

Spatial planning refers to the method used largely by the public sector to influence the

future distribution of activities in space. Spatial Planning embraces measures to co-

ordinate the spatial impact of other sector policies to achieve a more even distribution of

economic development between regions that would otherwise be created by market

forces and to regulate the conversion of land and property uses. Spatial Planning

encompasses element of national and transitional planning, regional policy, regional

planning and detailed land use planning. National Spatial Planning includes the broad

developments frameworks or perspective prepared to guide spatial development pattern

and lower tie spatial plans. At this level, both perspectives and guidelines will be closely

linked to the social and economic policies of government and will seek to co-ordinate

activities across deferent sectors. Regional Policies on the other hand, attempts to

influence the distribution of economic activities and social welfare between regions in

other to address on ―uneven development‖, and is usually undertaken by national

government. Also Regional Planning attempts to shape developments patterns within

―region‖ usually through a strategy which links physical changes with economic and

social policy. Regional planning operates at a level low the national level but above the

municipal level. Land Use Planning or Physical Planning operates in the municipal level

in other to regulate the conversion of land and property use. Planning instrument at this

level are site specific and may contain detailed provision in respect of land and property

use, the form and detail design of buildings, conservation and protection of the built and

natural heritage and building construction (European Commission, 1997).

Similarly, Spatial planning is critical for delivering economic, social and environmental

benefits by creating more stable and predictable conditions for investment and

development, by securing community benefits from development, and by promoting

prudent use of land and natural resources for development. Spatial planning is thus animportant lever for promoting sustainable development and improving quality of life.

Spatial planning has a key role in providing a long-term framework for development and

coordinating policies across sectors. It can provide a vision and common direction for

policies and programs and identify priorities for policy; it can help to avoid duplication of

effort by different departments and spheres of government and can assist in the



22

coordination of sectorial policies (United Nations, 2008). Adding to this, spatial planning

promotes the highest and best use of the land.

2.6 Spatial Planning in Ghana

The role of spatial planning in enhancing economic growth and its sustainability has

become more crucial as Ghana aspires to achieve an orderly development. This focused

on the spatial planning of Ghana and its‘ challenges.

According to National Development Planning Commission (2010), the linkage between

spatial or land use planning and socio-economic development in the planning and

management of cities, towns and communities in the Ghana is weak at all levels. This

could be illustrated with the rush for land in the Western Region with the recent

discovery of oil and gas, as has been the case in other parts of the country with new

natural resource discoveries, and the consequent haphazard sale of land. Related to this, is

the issue of land ownership, which poses a major challenge to land use in the country.

Problems associated with this include the general indiscipline in the land market;

complicated land tenure system; and cumbersome land title registration procedures all of

which impede the efficient use of land for development purposes. The situation regarding

land use however, can be explained, among others, by the absence of a human

settlements policy; inadequate spatial policy considerations in our development planning;inefficient spatial orland use plans; poor plan implementation and weak enforcement of

planning and building regulations; lack of integration of climate change adaptation and

disaster risk reduction into land use planning; and inadequate human resource capacity

for land use planning. They also added that, to address the challenges the following

policy objectives will be pursued in the medium-term: promote sustainable, spatially

integrated and orderly development of human settlements to support socio-economic

development; review the spatial orland use planning system in Ghana; facilitate ongoing

institutional, technological and legal reforms under the Land Administration Project or

Town and Country Planning Department- Land Use Planning and Management Project

(LAP or TCPD-LUPMP) in support of land use planning; and enhance the human and

institutional capacities for effective land use planning and management through science

and technology. The strategies identified include: formulate a Human Settlements



23

(including land development) policy to guide settlements development; promote a

spatially integrated hierarchy of settlements in support of rapid transformation of the

country; promote through legislation and education, the greening of human settlements;

ensure the use of Geographic Information System (GIS) in spatial/land use planning;

integrate climate change adaptation and disaster risk reduction into human settlements

and land use planning; ensure the drafting and enactment of a coherent and modernized

legal framework for land use planning; and strengthen research and development in urban

and regional development. Therefore, there will be a need for the government to have an

upper hand in the land market to ensure that all landed properties and human settlement

conforms to the national spatial plan. This will help the country to achieve its‘ objective

as a whole.

2.6.1 Principles of Spatial Planning.

Spatial planning has principles that have to be abided by all planners in other to meet its

objectives. This includes; the democratic principle, the subsidiary principle, the

participatory principle, the integration principle, the proportional principle, and the

precautionary principle.

According to the UNITED NATION (2008), there is no single ideal model of spatial

planning; there are some general, fundamental principles that underpin the detailedframework of the law and policy of spatial planning. Six key principles that define the

scope of spatial planning constitutes: the democratic principle, the subsidiarity principle,

the participation principle, the integration principle, the proportionality principle and the

precautionary principle.

The democratic principle: The democratic characteristics of spatial planning

depend very much on the form of government in which it is embedded. Good

government corresponds to good planning. Spatial planning is a centrally

important government function, directly affecting the lives of all people. It is

therefore particularly important that planning decisions are made with legitimate

authority by bodies that are accountable through democratic processes. In most

countries, this means that decisions are formally taken by elected politicians at

different levels, taking into account recommendations made by relevant experts.



24

Their decisions should be made on a consistent basis through procedures

established in law that ensure fairness and respect of human rights. The judiciary

provides a check that the law has been followed in decision-making. Adding to

this, there is a need for Ghana as country to establish a good spatial planning that

should be continued by every successive government to ensure an orderly

development.

The subsidiarity principle: When appropriate, the decision-making process

should be driven by local requirements. However, the principle of subsidiarity

acknowledges that it may be necessary for the decision to be made at higher levels

because the scale of the issue or objective being pursued cannot properly be

addressed at the local level. For example, this would be the case for decisions

made regarding major transport infrastructure upgrades. It may also be possible to

argue that there will be net benefits from taking decisions at a higher level. Many

planning issues ―spill over‖ from one locality to another, across municipalities,

regions and even countries. For example, the development of flood plains in one

region may have implications for another region. In these cases, there is an

argument for ceding some parts of decision-making to a higher level covering the

larger area to avoid incoherent spatial development strategies. A rigid allocation

of competences should be avoided. Furthermore, development and spatial

planning in Ghana should be done based on the needs of the local people

especially in Adum-Nsuase than the planners own initiatives.

The participation principle: Spatial planning decisions have such a wide and

direct impact that opportunity to participate in those decisions should extend

beyond the normal democratic process. Effective procedures for community

involvement will enhance the legitimacy of policy- and decision-making by

creating a sense of local ownership and ensuring consideration of citizens‘ and

proper ty owners‘ rights. The decision-making process should be transparent so

that all citizens are made aware of the reasoning behind decisions. Citizens should

have access to information about development proposals, plans and policies, as

well as to the officers and political committees which make such decisions. They



25

should be able to comment on proposals and if necessary make formal objections

on draft plans and appeals against planning decisions. Those making proposals

should be able to appeal to a higher authority on negative decisions. On the other

hand, does Ghanaians get access to the development proposals that are carried on

in their area of jurisdictions?

The integration principle: Working in sectorial and geographical compartments

is an efficient and effective way to govern, but this creates significant costs of

non-coordination that should be identified and addressed. Contradictions and

tensions between sectorial administrations have increased in the context of

deregulation and privatization. For example, there have been circumstances where

agricultural policies have led to undesired rural depopulation, thereby resulting in

increased burdens on neighbouring areas. Adding to this, all forms of conflicts of

interest that exist between the various sectorial and geographical departments is

Ghana should be solved. This will promote good team work in planning good

compatible land uses. Spatial planning plays a critical role in facilitating policy

coherence and integration through territorial strategies. Integration between levels

of government (jurisdictions) helps to create complementary and mutually

reinforcing policies and actions. Integration across policy sectors will mutually

reinforce positive benefits. Integration across administrative boundaries creates

policy coherence and reduces damaging competition across larger territories

(Stead et al, 2004 cited in UNITED NATION 2008).

The proportionality principle: An enduring problem in managing spatial

development is that of maintaining an appropriate balance between commitment

and flexibility in policy. Commitment in the form of robust, unambiguous policies

is of great benefit when encouraging development since it can contribute to

creating certainty and reducing risk for investors. It is also important for

safeguarding finite resources such as high quality agricultural land. On the other

hand, spatial planning policy must also be flexible enough to adapt to economic,

social and technological trends as well as to stimulate innovation. The

proportionality principle helps facilitate judgments about where prescription



27

2.6.2 The Challenges of Spatial Planning

Spatial planning is undermined with certain challenges that make its implementation

difficult. Some of the challenges are; urbanisation, sanitation, statutory laws, inadequate

logistics and technologies on the part of the planning authorities and among others.

According to Goodstadt and Partidário (undated), one major challenges of spatial

planning is increasing urbanisation. This is because human population is increasing at a

faster space either through natural process or artificial process. He also added that,

current estimates projected that by 2035, 2 billion additional people will be living in

urban areas, and of whom1 billion will be slum dwellers. The creation of slums will lead

health and safety hazards to both lives and properties. This will therefore pose pressure

on spatial planners to think or initiate whether to create a new community expand the

existing ones or redevelop areas to absorb the future generation. This is because; spatial

planning is not for only the present generation but also the future ones too. So are spatial

planners equipped with the necessary logistics and technology to facilitate their work?

Another challenge to spatial planning is sanitation management. According to Agyen

(2011), the high rate of urbanisation in the country‗s regions mainly in the densely

population areas (the cities) implies a rapid accumulation of refuse. These wastes, usually

solid, consist of waste generated from human. Because when these wastes are consideredas useless, they are disposed off. In the metropolis, domestic, industrial and commercial,

wastes are generated. Most waste is disposed into gutters because there are scarce

sanitation facilities available. This leads to major floods in the Adum-Nsuase and the

Metropolis at large. Adding to the author‘s view, sanitation has become a challenge to

spatial planning as health and safety issues are very paramount. This calls for the need to

plan for areas that will be used as refuse dumping site only, but ironically such lands are

mostly encroaches upon by allodial title holders and developers. This has led to the

spread of diseases such as malaria, typhoid and among others. So is the stool

compensated by the government for acquisition of its land for sanitation purpose?

Furthermore, one major challenge of spatial planning is the under-resources and

inadequate technologies on the part of the planning authorities. According to Dakurah



28

cited in Cann (2010), it is the responsibility of the Town and Country Planning

Department (TCPD) under the Ministry of Environment Science and Technology

(MEST) to plan and manage the growth and development of cities, town and villages in

Ghana. He mentioned that the current land use system is obsolete and ineffective with no

link between socio-economic development policies, lack of plans with spatial or land use

planning and planning authorities are under-resourced and technologies outdated. He

however added that, lack of adequate and up-to-date maps and weak plan implementation

and enforcement of planning regulations are some of the problems of the current land

use. So what initiative has the government taken to equip the planning authorities with

modern technologies to facilitate the work effectively?

Adding to this, the statutory law has become another challenge to spatial planning.

According to the Local Government Act 1992 (Act 462) Section 49 (1) and (2) says that,

no physical development shall be carried out in a district without prior approval in the

form of written permit granted by the District Planning Authority and; the procedure and

manner for securing a permit under sub-section (1) of this section shall be prescribed by

regulations. This means that no one can develop on his own without the approval from

the District Planning Authority. This approval may at times take a very long time to get.

Investors who want their property for investment purpose may not get the patience to

wait for their approval and may be tempted to develop such property. It can be that, the

said land is not zoned for its intended use; upon which its development can causes many

variations to the original spatial plan. Most properties have been developed in Kumasi

and the country as a whole without any permit due to the delays and the long procedures

that are involved in the application process.

2.7 Spatial Planning and Regulations

Spatial planning has regulations which serve as a guide to all planners by taking into

consideration; the compatibilities of all land uses, health and safety precautions that are

involved in planning and the zoning. This chapter seeks to identify whether these are

followed.



29

According to Ayeh (2001), spatial planning and regulation of the use of land is not a new

thing. In spatial planning, the most commonly identified constituents of the public

interest are health, safety, convenience, economy, and beauty. In order to achieve these,

regulations and laws are promulgated. Regulations have expanded to include building

codes, zoning by-laws, and in some cases even rent control. Zoning is the most

comprehensive and effective device available to carry out public control of land-use.

Zoning regulations are formulated by the public authorities and make it possible to

indicate in advance the proper use of land over larger areas. Moreover, zoning regulations

can be related to the land needs of various users. A look at the planning control over the

development of the urban environment, with respect to residential land-use control in

general will take into consideration the protection against the common-law nuisance,

protection against heavy traffic, protection against aesthetic nuisance.

Also, physical development must be guided by plans, and plans drawn take into

consideration protection of the environment. Whenever physical development violates the

plan of an area, the environmental degradation is obvious and the degradation impairs

sustainability of the environment. Some of the harmful effects of haphazard physical

development on the environment include pollution (soil, water, and air), vegetation and

soil destruction and others. There is therefore the need to ensure that spatial development

of structures conforms to the plan layout of towns in order to protect the environment

within which man lives. It is only when this is realized that the environment becomes

sustained for present use and generations yet to come (Forkuor, 2010).

2.8 Concept of Central Business District (C.B.D.)

This concept talked about the way that the CBD got originated from a very small size in

the olden days‘ to a larger and moder n ones as we have today.

According to Rosenberg (2013), the Central Business District (CBD) is the focal point of

a city. It is the commercial hub of the city and usually is the center point for

transportation networks. The CBD was developed as the market square in ancient cities.

On market days, farmers, merchants and consumers would gather in the center of the city

to exchange, buy, and sell goods. This ancient market is the forerunner to the CBD. As



30

cities grew and developed, CBD‘s became fixed location where retail and commerce took

place. The CBD is typically at or near the oldest part of the city and is often near a major

transportation route that provided the site for the city's location, such as a river, railroad,

or highway. Over time, the CBD developed into a center of finance and host the seat of

government as well as office space. In the early 1900s, European and American cities had

CBD‘s that featured primarily retail and commercial cores. In the mid-20th century, the

CBD expanded to include office space and commercial businesses while retail took a

back seat. The growth of the skyscraper occurred in CBDs, making them more and more

dense. In recent decades, the combination of gentrification (residential expansion) and

development of shopping malls as entertainment centers have given the CBD new life.

Today one can now find, in addition to housing, mega-malls, theaters, museums, and

stadiums.

2.8.1 Challenges in and around the Central Business District (C.B.D.) of Kumasi

The CBD of Kumasi especially Adum-Nsuase has been facing challenges over decades as

a result of the increasing nature urbanisation. This has contributed to too many health and

safety hazards putting lives and properties into danger.

It has been observed that the Central Business District has become too small for the

growing populace of the city, some lawless street hawkers and shop owners especially inAdum-Nsuase have haphazardly sited their facilities – pushing pedestrians onto the

streets, and in certain instances blocking vehicular access into vital areas within the CBD.

This has in many instances resulted to fire outbreaks. Social vices like pilfering, pick

pocketing, and indiscriminate refuse disposal are also encouraged due to excessive

congestion of the Central Business District. In addition, parking which is a very essential

facility for commercial centers is inadequate to meet the enormous needs of car users in

the Central Business District (Mensah, 2010).

In addition, according to KMA (2006) the general use of road space by Low Occupancy

Vehicles (LOVs) in the transportation of persons to and from the CBD and this

significantly contributes to the high traffic congestion levels in the CBD. Parking which

is a very essential facility for commercial centers is inadequate to meet the enormous

http://geography.about.com/od/urbaneconomicgeography/a/sitesituation.htm

http://geography.about.com/od/lists/a/tallestbuilding.htm

http://geography.about.com/od/lists/a/tallestbuilding.htm

http://geography.about.com/od/urbaneconomicgeography/a/sitesituation.htm



31

needs of car users in the Central Business District. Also, Pedestrian and vehicular

conflicts are high within the CBD, producing in its wake high pedestrian accidents and

severe traffic congestion. Adum-Nsuase faces a major problem of vehicular parking

spaces as all the available open spaces have been converted to commercial properties.

This has led to major vehicular traffics and congestions in the area.

2.9 Conclusion

Adum-Nsuase and the Metropolis as a whole have become urbanised as a result of

increasing population. As a result of this, housing has become a major problem in relation

to the increasing population and there is little that the country has done about it. In

addition, before one can develop a property, there was a need to acquire permits from the

Metropolitan Assembly which was very difficult to come by. This has resulted to the

sprouting of many unauthorised structures to cater for this housing deficit leading to

many health and safety hazards. This project sought to identify the major causes of

urbanisation and its effects, population and housing, causes and effects of unauthorised

structures, laws on unauthorised structures in Ghana and its challenges, spatial planning

in Ghana and its challenges, the C.B.D and its‘ challenges, and also what the

Metropolitan Assembly has done about this problem as a whole. Then finally, the project

recommended ways to a sustainable development to help achieve a harmonious spatial

planning in Adum-Nsuase.



32

CHAPTER THREE

AN OVERVIEW OF THE CASE STUDY AREA

3.0 Introduction

This chapter provides the necessary data of Ghana starting from the city, and then to the

neighbourhood. However, much effort is emphasised on the neighbourhood which seeks

to describe the case study area.

3.1 City Data

This describes the physical characteristics of Kumasi within which the project‘s case

study area is found. This includes:

Location and Size of Kumasi

Kumasi is located in the transitional forest zone and is about 270km north of the national

capital Accra. It is between latitude 6.35o – 6.40

o and longitude 1.30

o – 1.35

o, an elevation

which ranges between 250 – 300 metres above sea level. The land area of the Metropolis

is about 254sq/km and approximately 10 kilometers in radius. There are 119

communities.

Population Size and Growth Rates

The Kumasi metropolis is the most populous district in the Ashanti Region. During the

2000 Population Census it recorded a figure of 1,170,270. It recorded a population of

2,022,191 in 2010 based on a growth rate of 5.4% p.a. and this accounts for just under a

third (32.4%) of the region‘s population.

Spatial Distribution

The population of the Central Business District comprising Adum, Asafo and Ashtown

continue to reduce over the years. According to the census reports, Adum recorded

12,991 in 1970, 9,693 in 1984 and 8,016 in 2000. This is anticipated to further fall. On

the other hand areas such as Ayigya, Dichemso and TarkwaMaakro, which were small

communities in 1960 and 1970, have grown into densely populated residential areas with

20,000 – 40,000 people. Areas comprising the CBD therefore continue to reduce in

terms of human numbers whereas the population in the new developing areas increases.



33

This is accounted for by the mere reason that residential accommodations in the former

are being converted into commercial use.

Climate

The Metropolis falls within the wet sub-equatorial type. The average minimum

temperature is about 21.5oc and a maximum average temperature of 30.7

0c. The average

humidity is about 84.16 per cent at 0900 GMT and 60 per cent at 1500 GMT. The

moderate temperature and humidity and the double maxima rainfall regime (214.3mm in

June and 165.2mm in September) have a direct effect on population growth and the

environment as it has precipitated the influx of people from every part of the country and

beyond its frontiers to the metropolis. This is chiefly because the climatic conditions are

not harsh.

Vegetation

The city falls within the moist semi-deciduous South-East Ecological Zone. Predominant

species of trees found are Ceiba, Triplochlon, Celtis with Exotic Species. The rich soil

has promoted agriculture in the periphery. A patch of vegetation reserve within the city

has led to the development of the Kumasi Zoological Gardens, adjacent to the Ghana

National Cultural Centre and opposite the Kejetia Lorry Terminal. This has served as a

centre of tourist attraction. In addition to its scenic beauty as a tourist centre its other

objectives include education, preservation of wildlife, leisure and amusement. Apart

from the zoological gardens, there are other patches of vegetation cover scattered over the

peri-urban areas of the metropolis. However, the rapid spate of urbanization has caused

the depletion of most of these nature reserves.

Relief and Drainage

The Kumasi Metropolis lies within the plateau of the South – West physical region which

ranges from 250-300 metres above sea level. The topography is undulating. The city istraversed by major rivers and streams, which include the Subin, Wiwi, Sisai, Owabi,

Aboabo, Nsuben among others. However, biotic activity in terms of estate development,

encroachment and indiscriminate waste disposal practices have impacted negatively on

the drainage system and have consequently brought these water bodies to the brink of

extinction.



34

Conditions of the Natural Environment

The Kumasi Metropolis falls within the moist semi-deciduous section of the South East

Ecological Zone. It is drained by a number of rivers and streams. However, as a result of

the effects of the urban sprawl and population growth, the natural environment has been

altered. Estate developers have encroached upon the green reserves. In addition to this,

the water bodies have been greatly polluted from human activity to the extent that some

are near extinction. Even the few patches of greens along the waterways have been

cleared for agricultural purposes leading to siltation. Some developers have also built

along and across watercourses resulting in occasional flooding in some areas in Kumasi.

Industrial and vehicular emissions have also affected the quality of air in the city.

Conditions of the Built Environment

The passage of the Town and Country Planning Ordinance, Cap 84, marked the genesis

of organized development of Kumasi in 1945. The Plan designated Kumasi as the

―Garden City of West Africa‖ and Schemes (the Kumasi Outline Planning Scheme

implement from 1963 to 1988) sought in broad terms to provide the framework for

Social, Economic, Physical , Infrastructure and Environmental growth of the city.

It is estimated that 48%, 46% and 6% of the Metropolis are urban, peri-urban and rural

respectively, confirming the fast rate of urbanisation. In terms of housing types the cityhas been categorized into high-income area, government area, indigenous areas and

tenement area. It is also a home to a number of lumber and saw milling firms and two

giant breweries and bottling company along the Anloga-Ahinsan-Kaase stretch. It has a

total of 846 km of road network but much of it remains unpaved.

The high rate of population coupled with the high migrant number has outstripped the

rate of infrastructure development and service provision. Most of the facilities have

exceeded their carrying capacity. Land in the newly developing suburbs have not beenserviced, hence estate development precedes the provision of water, telephone facilities

and electricity. It is estimated that about 24% of all residential structures are

uncompleted.



35

The Kumasi Metropolis has in recent times been experiencing both human and vehicular

traffic congestion, particularly in the Central Business District (CBD). As a result of the

distributive trade in the city‘s economy the CBD and all the principal streets have been

taken over hawkers. The erection of wooden structures including kiosks and metal

containers along the streets and on any available space is a common sight and these have

greatly blighted the beauty of the city. The problem of waste management in the

Metropolis has been nagging.

Disaster

The major forms of disaster in the Metropolis include; flooding, rainstorms, fire and

epidemics.

Flooding

The areas prone to flooding are Oforikrom, Adum-Nsuase, Atonsu, Aboabo, Anloga,

Asafo, Asokwa and Breman. This is caused by the construction of buildings in

waterways, dumping of refuse in gutters and drains and the inability of existing culverts

to receive large volumes of water whenever there is a heavy downpour. The effect is the

loss of valuable property of residents in the affected communities.

Rainstorm

Most of the affected areas are Atonsu, Daban and Ahinsan Estates. These areas suffer as

a result of the substandard construction materials used, poor roofing and the absence of

trees to serve as windbreaks.

Fire Outbreaks

Fire outbreaks in the metropolis are principally domestic, marketplaces and workshop in

nature. The causes include; weak and naked wiring in old houses, un-switched off

gadgets whilst out of home and overloaded metres. For instance, in the Kumasi Central

Market, the contiguity and clustered nature of market stores has led to most fire outbreak.

To compound this problem, most of the water hydrants are not accessible, as they have

been covered by wares of traders. The pavements that create access to the market have

been taken over by temporary structures and hawkers. Another source of fire outbreak is

the case of open flames resulting from uncontrolled use of candles, lanterns and coal pots.



36

Epidemics

The most affected areas are Asokwa and some parts of the Manhyia Sub Metropolitan

District Councils. The outbreaks of epidemics example cholera are caused by insanitary

conditions.

Land Ownership

Ownership of land can be categorized into three. These three categories are dubbed as

Part I, Part II and Part III.

The Part I lands are stool lands and have been vested in the President of the Republic of

Ghana in trust for the Golden Stool. These lands are public and its status is attributable to

various laws culminating in the promulgation of the Administration of Lands Act, Act

123, 1962. The entire CBD falls under this category, as well as portions of Amakom,

Asokwa, Asafo, Bantama, Manhyia and Dichemso.

Part II Lands are pure stool lands held in trust by caretaker chiefs for the Golden Stool.

These lands constitute about 60% of the entire landmass of the Kumasi Planning area.

A third category is those acquired in the public interest for various uses by law.

Prominent government lands include 300 feet both directions from the centerline of

Kumasi – Offinso, Kumasi – Mampong and Kumasi – Sunyani trunk roads. The Road

Appropriation Ordinance of 1902 vests these lands in the Government. The vast area in

the Ridge Residential area is state land. Another category of lands under public

ownership includes right of ways, sanitary sites, railway reservations, open spaces and

public school lands (KMA, 2006).

3.2 Neighborhood Data

Adum-Nsuase is located at Adum in the Kumasi Metropolis of the Ashanti Region.

Other areas which are around the Adum-Nsuase are Kejetia, Bompata, and Asafo. Thetypes of buildings within the area are mainly multi old Wattle and Damp (Atakpame)

building, multi-storey buildings and single story buildings.

The area was zoned for residential purpose but due to the expansion and the growth of the

Central Business District (CBD), the area is now termed to be a mixed zone area. This is



37

because; some people have changed the use of their properties in terms of residential

property to commercial properties. The area is also known to be associated with light

industrial activities such as printing press and has also converted some of the residential

facilities to offices, shops and so on.

The area can also boast of good roads, electricity, water, and telecommunication service,

as all other communication networks are found in or near the area.

The area is a mixed zone area which embraces a lot of business activities. On the other

hand, apart from the good attributes of the area, Adum-Nsuase is haphazardly developed.

There are poor spatial distributions within the neighborhood and this has led to

congestion. In the event of any fire outbreak, it will be very difficult for fire personnel to

get access to the properties and lives. This is because there are inadequate vehicular lanes

between most landed properties due to their haphazard nature of physical development.

Adum-Nsuase also suffers sanitation problems as a result of urbanisation and population

increase. This has led to major flooding and the spread of most epidemic diseases.

Also the existence of most old building structures has blighted the beauty of the area, this

is because they do not conform to modern land uses standards. The sprouting of many

unauthorised structures has changed the original master or spatial plan of the area, due to

the kind of activities that go on there. Adum-Nsuase suffered from inadequate open

spaces and car park because of the existence of these unauthorised structures in and

around the area.



38

CHAPTER FOUR

DATA PRESENTATION AND ANALYSIS

4.0 Introduction

This chapter covers topics such as the characteristics of respondents, the definition of

unauthorised structures, causes of the growth of unauthorised structures, effects of the

growth of unauthorised structures on spatial planning, and finally the institutional

arrangement of spatial planning. The sample size that was realized was twenty one (21)

out of the total number forty five (45). Out of the twenty-one (21), fifteen (15) were

residents of Adum-Nsuase, two (2) officials from the Development Control Unit (DCU),

one (1) official from the Town and Country Planning Division (TCPD), two (2) were

landlords of properties in Adum-Nsuase and one (1) was a property developer.

4.1 Characteristics of Respondents

It was prudent to highlight some of the variables that had been found to be commonly

associated with residents of unauthorised structures or informal settlements in Adum-

Nsuase and which have been found to induce the sprouting of unauthorised structures in

the CBD. The characteristic variables covered in the study included the sex and

occupation of respondents.

4.1.1 The Sex of Respondents

Out of the fifteen (15) respondents interviewed at Adum-Nsuase, there were six (6) males

constituting 40% whiles the remaining nine (9) constituting 60% represented females.

This translated into a sex ratio of 1.5 females to 1 male. This indicated that, all other

things being equal, the females were more than males in Adum-Nsuase. This meant that

females were more associated with the creation of most unauthorised structures in Adum-

Nsuase than males. Another argument was that, most females were engaged in many of

the activities that have led to the sprouting of unauthorised structures in Adum-Nsuase

than males. Figure 4.1 below shows the sex pattern of the respondents.



39

Figure 4.1 Sex of Respondents in Adum-Nsuase

Source: Field work 2013

4.1.2 Occupation of Respondents

Per the fifteen (15) respondents that were interviewed, one (1) was a hair dresser

(female), five (5) traders constituting 2 females and 3 males, 4 dressmakers who were all

females; 1 lotto agent who was a male; 2 commercial sex workers who were all females;and 2 unemployed residents who were all males. A careful analysis of the occupation of

the residents showed that, there were more female-dominated jobs in the area than the

males. The informal nature of their occupation has forced them to develop and or settle in

sub-standard structures that are against Ghana‘s Building Regulation. Figure 4.2 below

shows the occupation of respondents.

male

40%

females

60%



40

Figure 4.2 Occupational Distributions of Respondents in Adum-Nsuase

Source: Field work, 2013

4.1.3 Rent Paid by Residents Occupying Properties in Adum-Nsuase

Rent is the amount that one pays to the owner of a property for the use and occupation of

his property. It was found out that, tenants in Adum-Nsuase paid rent depending on the

constructional material of the property. Occupants paid between GH¢5 to GH¢20 permonth for certain types of properties. For commercial properties, those who occupied the

wattle and daub (Atakpame) paid GH¢5 a month whiles those who occupied blocks

buildings paid GH¢8 per month. For residential properties, tenants paid a rent of GH¢ 10

for Atakpame and GH¢ 12 per month for blocks buildings. Commercial sex workers paid

a rent of GH¢20 daily. For their multi- storey commercial properties, tenant paid GH¢ 50

to 100 depending on the size of the shop. One reason people pay and ply their trade in

these unauthorised structures in Adum-Nsuase is their low rent paid by occupants. This

has attracted many people to the area.

4.1.5 Types of Building Materials Used for Properties in Adum-Nsuase

Through observation, it was realised that properties in Adum-Nsuase were constructed

with different materials. Nine (9) of the properties were constructed with laterite, three

Hair Dresser

7%

Trader

33%

Dressmaker

27%

Unemployed

13%

Lotto agent

7%

Commercial sex

workers

13%



41

(3) were constructed with sandcrete block, one (1) was constructed with wood, one (1)

was also constructed with both laterite and blocks, and one (1) was constructed with both

bricks and wood. In all it was observed that, laterites properties dominated over most of

the properties, because its rent was cheaper than the other building material. Table 4.1

shows the pattern of building materials that were common in Adum-Nsuase.

Table 4.1: Building Materials Used for Properties

Building material Frequency Percentage (%)

Laterite 9 60

Blocks 3 20

Wood 1 6.7

Both laterite and block 1 6.7Bricks and wood 1 6.7

Total 15 100

Source; Field Data 2013

4.2 Definition of Unauthorised Structures

Unauthorised structure was defined by the Senior Assistant Officer of the Development

Control Unit as the ‘structure that has been developed without receiving an approval

from the Kumasi Statutory Planning Committee and therefore has not been recognised by

law’ . It was also defined by the Structural Engineer of the Development Control Unit as

‗ structures that have been built without authority from the Assembly. He however added

that, unauthorised structures includes buildings on roads, water ways and even buildings

on lands that do not have building permit. It was also defined by an officer of the Town

and Country Planning Division as ‘structures put up without the permission of

authorities. He also reiterated that, it is a structure which is erected without the

developer acquiring the needed permit’. All the three definitions are in line with the

definition given in chapter one by Fingal County Council (2014), as unauthorised

structures are developments or use of a structure that is in breach of the planning laws.

That is, any development or structure, with only the exemption of exempted

development, without the approval of the planning authority is regarded as unauthorised

structure or development.



42

4.3 Causes of the Growth of Unauthorised Structures

The main causes of unauthorised structures in Adum-Nsuase were; increase in the growth

of population, delay in the approval of permit, ignorance of most people or developers,

lack of sensitisation on the part of the KMA, the expensive cost that are involved in the

acquiring permit, inadequate resources on the part of the KMA, and political and

chieftaincy influence.

4.3.1 Increase in Population Growth

The Kumasi metropolis is the most populous district in the Ashanti Region. The

population of Adum-Nsuase has increased as a result of both natural increase and rural-

urban migration. In Adum-Nsuase, it was observed that most of the occupants of the area

were not staying there, especially the commercial sex workers. They came from other

places to work in the area. This has made their population to increase. Their existence has

compelled them to develop sub-standard structures or buildings without obtaining the

needed permit from the KMA. This has led to congestion and overcrowding in the area

and the Metropolis as a whole.

4.3.2 Delays in the Approval of Permit

It takes a long time for one to get a building permit approved. According to the Structural

Engineer and the Senior Assistant Officer of the Development Control Unit, all permitswere expected to be processed and approved within a maximum period of ninety (90)

days. However, this is not the case in reality. It was realised that, the absence of the

Metropolitan Chief Executive from KMA’s meetings delayed the permit processing. As

the Chairman of the Statutory Planning Committee, he was the final person to append his

signature for the permit to become authentic. Getting the permit certificate signed by him

alone could delay the process for three (3) to five (5) months or even more. In this case,

property developers who did not have the patience to wait developed their properties to

meet the high demand of landed properties in the commercial market. The Senior

Assistant Officer of the Development Control Unit said that, sometimes when property

developers submit application for building permit and do not hear from the Kumasi

Metropolitan Assembly (KMA) within 90 days, it was assume that the permit must have

been granted and so they start work. The Property Manager of SNNIT also added that,



43

within the 90 days when they apply for permit and have not heard from then, they assume

that, their permit is granted. This gives them the authority to develop their properties. It

was also found that, the new trick the property developers have adopted is to write ‗Stop

Work, Produce Permit‘ on walls of the property whiles they continue developing.

4.3.3 Ignorance of Building Permit

It was found that, most land owners and developers do not have any idea of the existence

of the building permit. All they knew was that, once they own or have bought the land,

they have can go ahead to develop on the property without seeking consent from the

KMA. The Senior Assistant Officer of the Development Control Unit blamed the

ignorance on the lack of sensitization by the KMA to the general public about the need to

acquire a building permit before one develops. He added that, the public needs to be

made aware of the advantages of acquiring the permit before development as well as the

penalty for defaulting.

4.3.4 The Cost of Acquiring a Building Permit

It was also found that, one factor that deterred many developers from acquiring permit

was the expensive cost involved in the processing of the permit. During the application

process, applicants buy building permit forms and pay for some other expense such as the

rate that has to be applied on the value of the land. It was said by the Engineer of theDevelopment Control Unit that, at the normal circumstance, the applicant is supposed to

pay GH₵ 2,810 for storey building depending on the land location. For single structure

building, ideally one has to pay GH₵ 1,460 dependin g on the location of the land. What

go into the cost of acquiring building permit in general are as follows:

Building permit form GH¢40

Signature of land surveyor or architect GH¢20

Submission fee for single structure GH¢ 200

Submission fee for Storey building GH¢ 250

some percentage( %) on the subject property ( single structure) GH¢1200

some percentage(%) on the property ( if storey building) GH¢2500



44

It was added by the property manager of SSNIT that, the expensive cost makes most

developers develop without permits. This has led to the sprouting of most unauthorised

structure in the Adum-Nsuase and the Metropolis. Plates 4.1 and 4.2 show a building

permit certificate and building permit forms respectively.

Plate 4.1 A Sample of a Building Permit



45

Plate 4.2 Sample of a Building Permit Form

4.3.5 Process Involved in Acquiring Building Permit

1. One should get a lease on the land.

2. One should get a confirmation letter from the Lands Commission.

3. One should get his building drawings signed by a licensed architect or engineer.

4. One should attach his building drawing together with the building permit form to

the Development Control Unit and then pay for the fee.



46

5. The building permit is sent to the Town and Country Planning Department

(TCPD) to attest that the said property conforms to the planning scheme of the

area.

6. The Town and Country Planning Department sit with its‘ committee including the

Director of Health, City (Metropolitan) Engineer, architect and it is chaired by the

Metropolitan Chief Executive. He is the chairman of the committee.

7. This committee will present a recommendation to the Kumasi Planning Statutory

Committee (KPSC).

8. When all is well, the KPSC will stamp every page of the form with a code and a

signature. This form will be signed by the Director of Health, City engineer, and

architect.

9.

Then finally the permit will be signed by the Metropolitan Chief Executive.

4.3.6 Awareness of Building Regulations

It was observed upon interview that, most of the occupants and landlords were unaware

of building regulation but the developer on the other hand, was aware of the building

regulations of Ghana. Most occupants and landlord thought that once you own the land,

you have every right to do anything that you want on the land without abiding to any

building regulations. This is due to lack of sensitisation on the part of the K.M.A.

4.3.7 Awareness of Building Permit

The level of awareness of building permit of landlords was very low. Although, they

confirmed that they already have building permit to their properties, they could not tell

how they got it or the process that they went through before they had their permits. This

is because most landlords had the property through inheritance. Some also bought the

property from another person with the knowledge that the lessor already has the building

permit. But upon enquiries, it was found to be that they don‘t have them. The property

developer on the other hand, was aware of the building permit, because he went through

all necessary stages that were involved in acquiring the building permits. However, the

Structural Engineer of the Development Control Unit under the KMA also affirmed that,

most of developments in Adum-Nsuase have been developed without any building permit



47

from the KMA. Example, all structures from the Adum-Interchange and all structures

along the rail way line do not have building permit .

4.4 The Effect of the Growth of Unauthorised Structures

Per the responses provided by the respondents, the following were effect of the growth of

unauthorised structures in Adum-Nsuase: fire outbreaks, flooding, congestion, poor

sanitation and then distortion of the spatial planning.

4.4.1 Fire outbreaks

The growth of unauthorised structures in Adum-Nsuase has led to many fire outbreaks.

One (1) of the respondents admitted that, fire outbreak was one of the main effects of the

sprouting of many unauthorised structures in the area. This was because many of the

buildings did not conform to building and planning regulations. It was confirmed by both

officials of the Development Control Unit (DCU) and a property developer that most of

the recent fire outbreaks in the CBD‘s was as a result of the sprouting of unauthorised

structures. Moreover, most of the structures did not have fire certificates and fire

extinguishers. Most of the buildings have also been engaged in illegal electrical

connections, and this has led to many outbreaks of fire in Adum-Nsuase. To make

matters worse, most of these structures have been developed in lanes that should have

served as roads, paths and streets for the people. Therefore, in times of fire outbreaks, it becomes very difficult for fire personnel to get access to the affected property to quench

the fire down. This is shown in plate 4.3.



48

Plate 4.3 Showing Vehicular Lanes Encroached by Unauthorised Structures.

Source: Field data 2013

4.4.2 Flooding

All fifteen (15) respondents said that, the growth of unauthorised structures have led to

flooding since many of the water channels have been blocked by buildings. The

occupants and landlords of Adum-Nsuase said that, most of their gutters have been

choked with debris, which causes perennial flooding, when there is any massive rain.

During the data collection, it was observed that the water ways of Subin River has been

encroached upon by multi-storey buildings, which has is a tendency of causing flooding

in the area. However, this water ways have been originally planned to serve as a channel

to carry water should there be any flood. Plate 4.4 shows a choked gutter in Adum-

Nsuase.



49

Plate 4.4 Showing a Chocked Gutter in Adum-Nsuase


4.4.3 Poor Sanitation

The sprouting of unauthorised structures has led to poor sanitation in Adum-Nsuase and

the metropolis as a whole. It was observed that the presence of these unauthorised

structures have led to congestion and as such producing a lot of waste. According to the

officer of the Town and Country Planning Department, some part of Adum-Nsuase that

was purposely zoned for disposal of wastes has been converted to the development of

stores and residential buildings. Due to this, residents and pedestrians dumped both solid

and liquid waste in gutters causing bad health implications to the occupants of Adum-

Nsuase.

4.4.5 Overcrowding

Overcrowding was a unique feature that was associated with the growth of unauthorised

structures. In finding out the situation of Adum-Nsuase, it was prudent to find out the

number of respondents that lived and worked in Adum-Nsuase. For those who lived in

Adum-Nsuase, their family sizes were determined. Out of a total number of 15

respondents, 11 people said they lived at Adum-Nsuase whiles the remaining 4 said that

they lived elsewhere and they only came there for work. Out of the 11 respondents who

live in Adum-Nsuase, three (3) said they lived alone in the room, two (2) people said they

were eight (8) in a room, three (3) people said they were three (3) in a room and one (1)

said they were four (4) in a room and the remaining two (2) said that they were five (5) in



50

a room. A single room was most often used as the living room (hall), a bed room and at

times a kitchen when it rains. This has made many people to develop many unauthorised

structures or buildings such as kiosks. Figure 4.3 presents number of people who

occupied a single room.

Figure 4.3 Level of Overcrowding at Adum-Nsuase.


4.4.5 Armed Robbery and Theft

Out of the fifteen (15) respondents among the occupants of Adum-Nsuase, six (6) of

them said that one major problem faced by many was armed robbery and theft. This was

because, looking at how their properties were developed, it gave room for thieves and

armed robbers to operate. It also was observed that, their street lighting system was not

adequate at most vantage places and their buildings too were closer to each. This created

darkness during the nights hence putting lives in danger. It was also reiterated by theSenior Assistant Officer of the Development Control Unit that, the area was prone to

theft.

0

1

2

3

4

5

6

7

8

9

1 2 2 3 3

p e r s o n

p e r r o o m

Number of Occupants

Persons per room



51

4.4.6 Noise Making

It was realised during the data collection that, the area is noisier. Five (5) occupants

added that, due to the presence of the commercial sex workers, it has led to the creation

of most drinking bars. This has contributed to a lot of noise making during the day and at

night time.

4.4.7. Occupants Willingness to Move Out Should the Needs Arise.

During the collection of the field data, occupants were asked whether they will be willing

to move out if KMA decides to reconstruct the structures of Adum-Nsuase. Out of the

fifteen (15) respondents, six (6) of them said that they will go whiles the remaining nine

(9) said they will not move at all. Those who said ―yes‖ were 40% and their reasons

were; it was an order from the KMA and it might be very beneficial to the entire

community. Others also added that, they don’t have building permits and titles to the

properties so they will go. On the other hand, those who said ―no‖ were 60% and they

argued that they have stayed there for their entire life and moving to a different place will

be unpleasant for them. Others said they have all the bundle of rights (interest) to the

properties that they own, some also said they will lose their sales and customers, and

others said that they are royals so KMA has no right to move them out. This high level of

reluctances from the occupants has made them develop many unauthorised structures

even though they perceive to have permit to them. This level of decision is shown in

figure 4.4 below.



52

Figure 4.4 Shows the Decision Rates of Occupants in Adum-Nsuase


4.5.0 What is Spatial Planning?

Spatial planning was defined by the officer of the Town and Country Planning Division

as the organisation of activities in space and graphically with plan. It was supported by

Senior Assist Officer of the Development Control Unit as the arrangement of land uses

to ensure compatibility to provide user purpose of land. This takes care of all user

purpose activities. Examples are residential, commercial, industrial, play grounds and

among others. This ensures comfortability to users.

4.5.1 Challenges of Spatial Planning

It was identified that the development of many unauthorised structures in Adum-Nsuase

and the Metropolis as a whole were under the influences of those in power and authority

(chiefs and political heads). The influence that the afore-mentioned people have has become a challenge to the Planning Authorities. The officer of the Town and Country

Planning said that, the challenges that they face on spatial planning were;

1. Lack of coordination between land sector agencies.

2. Lack of funds for plan preparation.

3. Land disputes among land owners and

40%

60%

Yes

No



53

4. The activities of quack surveyors.

4.5.2 Distortion of the Spatial Planning by Unauthorised Structures

The growth of unauthorised structures especially at Adum-Nsuase has negatively affected

the spatial planning of the area and the Metropolis as a whole. This was because, the

layout of the Adum-Nsuase on the map varied from the one on the grounds. This was due

to the encroachment of the land by the development of structures or buildings that do not

conform to the planning scheme of the area. According to the two (2) officers from the

Development Control Unit, the original spatial plan of the Adum-Nsuase and the as

whole Metropolis has been distorted due to the poor organisation of land uses . Ideally,

the compatible uses of land were meant to make life easier and comfortable for all

occupants but it has been distorted by the growth of unauthorised developments. An

officer of the Town and Country Planning Department said that, the growth of

unauthorised structures at Adum-Nsuase have disorganised the planning scheme of the

Kumasi Metropolis. The property developer also added that the sprouting of unauthorised

structures have affected spatial planning negatively and as such destroying the aesthetic

beauty of the area. This is shown in plate 4.5 below.

Plate 4.5 Showing how the Growth of Unauthorised Structures have Destroyed the

Spatial Plan of Adum-Nsuase




54

4.6.0 Institutional Arrangements on Spatial Planning

The Town and Country Planning is a government institution established in 1945 by the

passage of the Town and Country Planning Ordinance, 1945 (Cap 84). It was established

basically to promote orderly and efficient management of all human settlements in

Ghana.

Under the local government act, 1993 act 462, the Town and Country Planning

Department was charged with the overall planning and development control within its

jurisdiction.

Planning and managing land is not easy, especially in the Kumasi Metropolis; it takes

only the bold to administer land effectively and efficiently. It involves; leasing of

properties, preparing land title documents, preparation of building permits, zoning, doing

all necessary land search, avoiding of encroachments, demolishing of unauthorised

structures, accessing rates, collection of rents, knowing land boundaries and demarcation,

records keeping, and most importantly knowing the laws that applies to landed properties.

A question was asked to both the Town and Country Planning Department (TCPD) and

the Development Control Unit (DCU) that; does Kumasi have a problem with spatial

planning? And it was answered by the Officer of the TCPD that, Kumasi has a problem a

problem on its’ spatial planning. Thi s is because, the physical development do not

conform to the plans schemes prepared. Thus, there are distortions on the ground in

relation to the scheme. The Senior Assistant Officer of the DCU however argued that

Kumasi has no problem relating to spatial planning. This is because, they have all the

professionals on board but their implementation is lacking. This is because the KMA has

inadequate staff, logistics, lack of power to function effectively, and then lack of city

court.

Another question was asked about the effectiveness or how effective had been the

implementation of the laws. It was answered by the Senior Assistant Officer of the DCU

that, their implementation of the laws has been good. This was because, they have been

able to effectively implement the laws but they have not been effectively educating the

people and there was more room for improvement. The influences of chiefs and political



55

heads have undermined their ability to exercise the laws as stipulated by the Act462. He

however added that, they will partner with the various media networks such as the radio

and television stations to grant them air time to sensitise the public. They will also go to

churches to meet the congregation to educate them on the laws relating to land and

landed properties. He also added that, inadequate resources in terms of vehicles and

personnel have undermined their functions. The officer of the Town and Country

Planning Division also reiterated that, even though the law has made provision on how

the land should be planned and managed, but this was not how it was usually done on the

grounds. This was because, provisions has to be made for activities in terms of physical

development and much public sensitization has to be done on how to acquire parcels of

land for the development of any structure. He also added that the limited resources that

they had at their disposal has undermined their functions to work in its full capacity.

Similarly, since their challenges regarding to spatial had been left unaddressed, it has

led a bad impact on their duties.

A visit to the institutions that were involved revealed that, inadequate resources, political,

and chieftaincy influences and power in the Kumasi Metropolis have been the main

factor that has undermined the institutional arrangement.

4.7.0 Conclusion

This chapter provided information on the characteristics of respondents. Other sections

treated the definition of unauthorised structures, the factors that have influenced the

growth of unauthorised structures at Adum-Nsuase, and the effects of unathorised

structures on spatial planning. Mostly, respondents were ignorant of the rules and

regulations governing the construction of structures in towns and cities in Kumasi

especially Adum-Nsuase. The closing section was on the concept of spatial planning, the

challenges of spatial planning and the institutional arrangement for land-use planning in

Adum-Nsuase. The land institutions had insufficient logistics, human and financial

resources. The next chapter focuses on the summary, conclusions and recommendations

of the study.



56

CHAPTER FIVE

SUMMARY, RECOMMENDATIONS AND CONCLUSION

5.0 Introduction

This chapter reflects on the entire findings of unauthorised structures in Adum-Nsuase

and its‘ effect on spatial planning, a suburb of the Kumasi Metropolis, a summary of the

objectives of the study, and the major findings have been made. Conclusions from the

findings, as well as recommendations to improve land-use and spatial planning and

practices at Adum-Nsuase were presented. The chapter ended with the contribution to the

study.

5.1 SummaryThis study was to examine unauthorised structures and in the C.B.D its effects on spatial

planning, a case study of Adum-Nsuase. This work has fully dealt with this topic and has

summarised the major findings based on the specific objectives outlined and achieved

through the research question in the first chapter of this work.

5.1.1 The Extent of the Existing Regulations and Institutions Responsible for Urban

Land-Use Planning Implementing their Functions in Kumasi.

Majority of the respondents admitted that, the extent of the existing regulations andinstitutions responsible for urban land-use planning implementation in Kumasi especially

in Adum-Nsuase has not been the best. Most respondents said that, because of bribery

and corruption on the part of the planning authorities, more physical developments are

being carried upon which does not conform to the planning schemes of Adum-Nsuase

and the Metropolis as a whole. Some category of the respondents especially on the part of

the planning authorities also reiterated that, people in higher authorities undermine their

functions to implement the laws. This has led to the sprouting of many unauthorised

structures in Adum-Nsuase and the Metropolis as a whole as the area continues to

become more urbanised.

5.1.2 The Causes of Unauthorised Structures.

The main causes of the growth of unauthorised structures in Adum-Nsuase are; increase

in urbanisation, delays in permit approval, the expensive cost that is involved in acquiring



57

building permits, time spent and wasted in acquiring the building, ignorance on the part

of the public, lack of sensitisation by KMA, political and chieftaincies interferences of

the implementation of laws by the land planning and management institutions.

5.1.3 The Extent to which Unauthorised Structures have Affected Spatial Planning.

The studies found out that, the growth of unauthorised structures have distorted the

spatial plan of Adum-Nsuase because the original layout of the area has been transformed

differently on the ground. It was also identified that, the sprouting of unauthorised

structures in the area has destroyed the aesthetic beauty of the area and the Metropolis as

a whole. This was as a result of the persistent encroachment of land without any

approval.

5.1.4 What Influences People to Live in Unauthorised Structures.

The study found out that, majority of the respondents were living on their landed

properties comfortably without any idea that their said properties were unauthorised.

They only thought that once they own the land, they can freely do whatever they want to

do on the land. Some category of the respondents reiterated that, the high cost of

acquiring permits deterred them from acquiring them for their properties. This was

because, majority was low income earners, and this has influence them to live in most

unauthorised structures.

5.1.5 The Challenges of Spatial in Adum-Nsuase and the Metropolis as a whole.

The main challenges of spatial planning especially in Adum-Nsuase and the Metropolis

as a whole were; limited resources in terms of staff, vehicles, authority, and other

logistics to undertake the various inspections in and around Adum-Nsuase and the entire

Metropolis as whole. The study found out in the various land planning and management

institutions that, they really lacked the needed capacity to exercise their functions fully

and effectively. Due to this, a lot of unauthorised development are been carried on in

Adum-Nsuase and the Metropolis without their concern.



58

5.2 Recommendations

Based on the findings of the study, the following recommendations are made:

1. The government must evenly distribute resources in all the regions of Ghana. This

was because people migrate to other regions or areas because of the amenities and

facilities that they enjoy. This included; schools, housing, quality health facilities,

jobs and among others. Government must channel much resource by developing

more affordable houses or continues other ongoing housing projects that were

started by their predecessors. This will increase landed properties in the

Metropolis for most people to get a good place to live.

2. Measures have to be established by government to facilitate housing supply in the

Metropolis and the country as whole. Even though it will be very difficult for the

government to develop most affordable houses for its citizen, but can subsidies

the cost of construction. This will encourage individuals and even developers to

develop most landed properties for people to rent or occupy at a moderate cost.

3. The KMA has to sensitise the public about the existence of building regulation

and building permits, to avoid the growth of unauthorised structures. The

sensitisation will help the public to know where they can build and where they

cannot. It will help developers and land owners to know the benefits that areattached to it and the penalties that are involved should one goes contrary to it.

The media on the other hand should the Development Control Unit and the Town

and Country Planning to sensitise its listeners than to critisise their fall and

mistakes. Churches should also invite them to their activities to educate their

congregation. By so doing, most people will get to know what goes behind

physical development before development.

4.

The processes that are engaged in acquiring a building permit has to be amended

by KMA to facilitate its‘ acquisition on time. This is because it takes a long time

for one to get his permit, so by amending this, it can attract most individual and

developers to process the permit before developing.



59

5. The Development Control Unit and the Town and Country Planning Division has

to be equipped with their needed resources such as; funds, staff, vehicles, and

other logistics. This helps them to function effectively and efficiently by

undertaking their responsibilities very well. It will help them check on physical

development in the Metropolis to see whether it conforms to the planning scheme

for the necessary action to be taken.

6. The Development Control Unit under the KMA and the Town and Country

Planning should be made autonomous. This will help them to implement the laws

effectively without any form of undue influences from political and chieftaincies

heads. This will bring orderliness in terms of physical development in the

Metropolis. Any action that is taken on the demolishing of most unauthorised

structure in Adum-Nsuase and the Metropolis as a whole irrespective of the

victim, will serve as a deterrent to others.

7. People who intentionally write on their ongoing unauthorised development ―to

stop work and produce permit by KMA‖ and unfaithful task forces who accept

bribes from these developers has to be arrested and prosecuted before the law to

serve as warning to people who want to do same. This will eradicate the sprouting

of unauthorised structures in Adum-Nsuase and the Metropolis as a whole.

5.3 Contribution to Knowledge

The analyses and findings of the project have added to the existing knowledge in three

ways. They are:

1. The project has helped identified what constitutes an unauthorised structures, and

by documenting the causes of unauthorised structures in Adum-Nsuase and the

Metropolis as a whole.

2.

The project has exploited the challenges that land planning and management

institution faced as a result of their implementation of the law and

3. It has helped identified the meaning of spatial planning, and the effect of the

growth of unauthorised structures on spatial planning.



60

5.4 Conclusion

Based on the analyses and findings, four (4) broad conclusions can be drawn:

1. There were poor institutional arrangements among the various land planning and

management institutions. This was because the laws governing land and landed

properties were not fully implemented. This was because they were under the

influences and control of people in authorities (that is chiefs and political heads).

They were also limited in resources such as adequate staff, vehicles, adequate

power and control and among others. This has undermined their efforts of

functioning effectively in Adum-Nsuase and the Metropolis as a whole as

required by law. This has however, led to the sprouting of many unauthorised

structures and had spoilt the spatial planning of Adum-Nsuase and the Metropolis

as a whole. The delay in the appointment of the Metropolitan Chief Executive or

the absence of the Metropolitan Chief Executive from the meeting of the Statutory

Planning Committee has an effect on the completion of the process of building

permit on time. This was because he is the final person who has to append his

signature to make the permit whole.

2. The awareness of building permits acquisition by both developers and landlords

or occupants were quite low. Most developers were unaware of building permit

but its‘ acquisition has always been questionable. This was because, most of them

contemplate about the time, and cost, that has to be spent and wasted before they

can get an approval from the Authorities for their developments. This made them

to either develop the property or avoid acquiring the building permit. This factor

has led to the growth of many unauthorised structures in Adum-Nsuase and the

Metropolis as a whole. Majority of the landlords on the other hand, are unaware

of the existence of building permits. This is because; they believe that once they

have acquired the land from either the chief or the state, they only have the rightover the land against everyone. So no can decide what he has to do to the land, or

stop him from what he wants to do with the land. This level of illiteracy and

ignorance has caused the growth of many unauthorised structures in Adum-

Nsuase and the Metropolis as a whole. It effects includes; poor sanitation,

overcrowding, too much noise, and theft and armed robbery.



61

3. The rigidity of the Law and Act has been another cause of unauthorised

structures. This is because both the Law and Act has not been amended to

facilitate effective land planning and management. These law and Act has to be

amended to facilitate the smooth and fast processes in the acquisition of building

permit, and however ensuring good spatial planning implementation.

4. The spatial planning of Adum-Nsuase and the Metropolis as a whole has been

destroyed by the growth of unauthorised structures. This is because it has

destroyed the aesthetic beauty of the area and the compatibility between the

various land uses. Areas that were reserved as a reserve lands have been

encroached upon by land users. This has led to congestions and the creation of

filth.



62

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Nkrumah University of Science and Technology.

Ayeh, B.E.S (2001). Urban Land-Use Consideration in Human Settlement Planning in

Development Countries: A Suggested Approach. Vol. 7.6(12) p 6-12. Kumasi: CSIR-

BRRI

Ayeh, S.B. (2003). Improving the Urban Environment: The Informal Economy in Kumasi

and City Regulations. Kumasi: CSIR-BRRI

Ayeh, S.B. and Nelson, D.S. (2009). Street Trading in the Urban Built Environment:

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August, 2012. Available at:

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BRRI

Calhoun, Light, D. & Keller, S. (1994). Sociology. 6 th

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Knopf, Inc.

Cann, D. (2010). New Spatial Land Use Planning System Launched .

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Kumasi, Ghana. International Journal of Social and Human Sciences 6 2012.

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http://www.ghana.gh/index-php/policy-documents








63

Encyclopedia Britannica (2009). Urbanisation. Chicago: Encyclopedia Britannica

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February, 2013]

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Ghana Statistical Service (2011). 2010 Population and Housing Census Provisional

Results Summary of Findings. Accra: Ghana Statistical Service.

Gyabaah, N. Et al. (2009). Proceeding of the 2009 National Housing Conference.

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[Accessed: 10th October, 2012]

K.M.A. (2012). The Composite Budget of the Kumasi Metropolitan Assembly for the

2012 Fiscal Year . Available at: http://www.ghanadistricts.com [Accessed: 5th

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65

QUESTIONNAIRES

KUMASI POLYTECHNIC


Project Topic: Unauthorized Structures in the Central Business District and Its Effect on

Spatial Planning.

We hereby assure you that the information provided will be used for academic

purposes only and as such will be treated with a high degree of confidentiality.

Questionnaire for Development Control Unit of Kumasi Metropolitan Assembly

DEMOGRAPHIC INFORMATION

Sex: (Male/Female) ……………………………………………………………………

Occupation: ……………………………………………………………………………

Rank (if applicable): …………………………………………………………………….

Please, provide a written answer when necessary and tick as appropriate

1.

How will you define an unauthorised structure?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

2. What do you think is the cause of the increase in number of unauthorised

structures in the Central Business District?

a. Increase in population

b.

Rural-urban migration

c. Delay in permit approval

d. If other, please specify …………………………………………………………

3. How long does it take to complete the process of approval of building permit?

a. Less than 1 month



66

b. Between 1 and 2 months

c. Between 2 and 3 months

d. If other, please s pecify …………………………………………………………

4.

What do you think is responsible for the delay in the approval of the building

permit?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

5. What laws and regulations are in place to regulate property development in

Kumasi?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

6. How effective has been the implementation of the laws?

a.

Very good

b. Good

c. Fair


7. Please give a reason for the answer in Question 6?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



67

8. Which of the following is/are effects of unauthorized structures in Kumasi?

Please you may choose more than one.

a. Fire outbreak

b. Flooding

c. Congestion

d. Poor sanitation

e. If other, please s pecify …………………………………………………………

9. How have these effects affected the spatial planning of the Metropolis?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

10. Please how do you understand the spatial planning?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

11. Do you think Kumasi has a problem with spatial planning?

a.

Yes b. No

12. Please give a reason for your answer in Question 11.

………………………………………………………………………………………

………………………………………………………………………………………



68

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

13.

How do you think the increase in the number of unauthorized structures has

affected the spatial planning in Kumasi?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

14. What is the penalty for developing a structure without a permit?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

15. To what extent is this being enforced?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

16. Can you guess the number of authorized structures in Adum-Nsuase?

………………………………………………………………………………………

17. What do you suggest can be done to control the springing up of unauthorized

structures in Kumasi?………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



69

18. Apart from the responses provided above, do you any other comment?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

……………………………………………………………………………………



70

KUMASI POLYTECHNIC


Project Topic: Unauthorised Structures in the Central Business District and Its Effect on

Spatial Planning.



Questionnaire for Property Developers/Owners


Sex: (Male/Female) ……………………………………………………………………

Occupation: ……………………………………………………………………………

Rank (if applicable): …………………………………………………………………….


1. What year was this property built?

………………………………………………………………………………………

2. Do you have a building permit for this property?

a. Yes

b. No

3. What year did you get the permit?

………………………………………………………………………………………

4. How long did it take you get the permit for the building?

a. Below 1 month

b. Between 1 and 2 months

c. Between 2 and 3 months




71

5. Which of the following is/are effects of unauthorized structures in Kumasi?

Please you may choose more than one.

a. Fire outbreak

b. Flooding

c. Congestion

d. Poor sanitation

e. If other, please s pecify …………………………………………………………

6. Has the Metropolis been able to make policies to ease housing developments

delivery for its‘ growing population?

a. Yes

b. No

7. If yes please specify

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

8. If no please specify

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

9. What causes one to build an unauthorised structure?

a. Rigidity of the laws

b. Time spent on acquiring the necessary permits

c. It is very expensive to acquire leases and permits

d. Please if any specify

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



73

e. Please if any specify

…………………………………………………………………………………

…………………………………………………………………………………

16.

What are the major challenges of spatial planning in the Metropolis and the

country as a whole?

a. Inadequate human resources

b. Inadequate logistics

c. Inadequate training

d. Not enforcing the laws

e. Please if any specify

…………………………………………………………………………………

…………………………………………………………………………………

…………………………………………………………………………………

…………………………………………………………………………………

17. Please what must be done to ensure that all physical development conforms to

Ghana‘s spatial planning especially in our CBD‘S?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



74

KUMASI POLYTECHNIC



Spatial Planning.


purposes only and as such will be treated with a high degree of confidential

Questionnaire for Occupant of the Unauthorised Structures


Sex: (Male/Female) ………………………………………………………………………...

Occupation: ………………………………………………………………………………...

Mar ital status: ………………………………………………………………………………


1. How many children do you have?

………………………………………………………………………………………

2. How many of them stay with you here?

………………………………………………………………………………………

3. Do you live in Adum-Nsuase?

a. Yes

b. No

4. If yes, how long have you lived in Adum-Nsuase?

………………………………………………………………………………………



75

5. Why did you choose to live in Adum-Nsuase?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

6. What constructional material is your structure made of?

………………………………………………………………………………………

7. If no, do you work in Adum-Nsuase?

a. Yes

b. No

8. Do you rent or own the structure you live in?

a. Rent

b. Own

c. If other please specify ………………………………………………………….

9. If you rent the property, how much rent do you pay?

………………………………………………………………………………………

10. Do you have a building permit for the structure you live in?

a.

Yes

b. No

11. If yes, when and where did you obtain your permit?

………………………………………………………………………………………

12. If no, why do you think people put structure without the approval of permit?

a. Rigidity of the laws

b. Time spent in acquiring a permit

c. Cost of acquiring a permit




76

13. What are some problems you face as a result of living here? You may choose

more than one answer?

a. Fire outbreak

b. Overcrowding

c. Too much noise

d. Poor sanitation

e. If other, please specify …………………………………………………………

14. Will you be willing to move if the KMA decides to reconstruct the structures in

Adum-Nsuase?

a. Yes

b. No

15. Please give a reason for your answer in Question 14?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

16. Has the KMA ever been to Adum-Nsuase to tell people to move?

a. Yes

b.

No

17. If yes, how many times can you recollect?

a. Once

b. Twice

c. Several

d. None


18. What will you suggest that the KMA do to give Adum-Nsuase a different look?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



77

19. Apart from the responses above, do you have any other comment?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



78

KUMASI POLYTECHNIC


Project Topic: Unauthorised Structures in the Central Business District and Its Effect on

Spatial Planning.



Questionnaire for Landlords of Adum-Nsuase


Sex: (Male/Female) ………………………………………………………………………...

Occupation: ………………………………………………………………………………...

Marital status: ………………………………………………………………………………



………………………………………………………………………………………


……………………………………………………………………………...……….


a. Yes

b. No


………………………………………………………………………………………


a. Yes

b. No



79

6. Why did you choose to build in Adum-Nsuase?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………


………………………………………………………………………………………

8. Do you have a building permit for your structure?

a. Yes

b. No


………………………………………………………………………………………

10. If no, why?

a.

Rigidity of the laws




11.

Do you rent some of the properties out?

a. Yes

b. No

12. If yes, how much rent do you receive?

………………………………………………………………………………………

13. Which occupants in your property do dominate over the other?

a. Males

b. Females

14. Please give a reason for your answer in question 13 above.

………………………………………………………………………………………

………………………………………………………………………………………



80

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

15. What are some of the problems that you face as a result of living here? You may

choose more than one answer?

a. Fire outbreak

b. Overcrowding

c. Too much noise

d. Poor sanitation


16. Will you be willing to move if KMA decides to reconstruct the structures in

Adum-Nsuase?

a. Yes

b. No


………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………


a. Yes

b. No

19.

If yes, how many times can you recollect?a. Once

b. Twice

c. Several

d. None




81


………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………


………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………



82

KUMASI POLYTECHNIC



Spatial Planning.



Questionnaire for Landlords of the Unauthorised Structures


Sex: (Male/Female) ………………………………………………………………………...

Occupation: ………………………………………………………………………………...

Marital status: ………………………………………………………………………………



………………………………………………………………………………………


………………………………………………………………………………………


a. Yes

b. No


………………………………………………………………………………………


a. Yes

b. No



83

6. Why did you build in Adum-Nsuase?

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………


………………………………………………………………………………………

8. Do you have a building permit for your structure?

a. Yes

b. No


………………………………………………………………………………………

10. If no, why?

a.

Rigidity of the laws




11.

Do you rent some of the property out?

a. Yes

b. No

12. If yes, how much rent do you receive?

………………………………………………………………………………………

13. Which occupants in your property do dominate over the other?

a. Males

b. Females

14. Please give a reason for your answer in question 13.

………………………………………………………………………………………

………………………………………………………………………………………



84

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

15. What are some problems you face as a result of living here? You may choose

more than one answer?

a. Fire outbreak

b. Overcrowding

c. Too much noise

d. Poor sanitation


16. Will you be willing to move if the KMA decides to reconstruct the structures in

Adum-Nsuase?

a. Yes

b. No


………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………


a. Yes

b. No

19.

If yes, how many times can you recollect?a. Once

b. Twice

c. Several

d. None





………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………


………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

………………………………………………………………………………………

unauthorised structures in the central business district and its effects on spatial planning (a case...

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