KUMASI POLYTECHNIC

FACULTY OF BUILT AND NATURAL ENVIRONMENT

DEPARTMENT OF ESTATE MANAGEMENT

UNAUTHORISED STRUCTURES IN THE

CENTRAL BUSINESS DISTRICT AND ITS EFFECT
ON SPATIAL PLANNING
(A CASE STUDY OF ADUM NSUASE)

BY

OTENG DANIEL
NYAMAH BEATRICE
FORBI FAUSTINA

JUNE, 2013
i

KUMASI POLYTECHNIC
FACULTY OF BUSINESS AND MANAGEMENT STUDIES
DEPARTMENT OF ESTATE MANAGEMENT

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

ii

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

ii

TABLE OF CONTENT
Content

Page

Declaration

ii

Table of Content

iii

Acknowledgement

Abstract

vi

List of Tables and Illustrationss

vii

Glossary of Abbreviations

viii

Chapter One: Introduction

1.0 Background of the Study

1.1 Problem Statement

1.2 Research Aim

1.3 Research Questions

1.4 Objectives

1.5 Relevance of the Study

1.6 Scope of the Study

1.7 Research Design and Methodology

1.8.0 Organisation of the Study

Chapter Two: Literature Review

2.0 Introduction

2.1 Concept of Urbanisation

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
iii

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
iv

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.

ABSTRACT
Increasing rate of urbanisation and inadequate attention given by the Kumasi
Metropolitan Assembly, Town and Country Planning Division, and Development Control
Unit (Land Planning and Management Institutions), have led to the growth of
unauthorised structures in Kumasi and it has affected spatial planning. This has destroyed
the compatibility of various land uses, beauty, and health of the Metropolis. This project
sought to find out the causes of unauthorised structures, identify the effect the growth of
unauthorised structures, to examine the institutional arrangement for spatial planning, and
to examine how the growth of unauthorised structures have affected spatial planning of
Adum-Nsuase.
A total number of 21 respondents were selected for the study. Questionnaires,
interviews, and observations were used to collect information from the field. Factor
analyses were used to establish the pattern of causes of growth of unauthorised structures
in Adum-Nsuase. The sampling techniques that were adopted are; radom, snow ball and
purposive sampling.
The study found that, the causes of unauthorised structures in Adum-Nsuase are
ignorance on building regulations and building permit on the part of landowners, increase
in population, delays in approval of building permit, lack of sentisation by the KMA, the
cost involved in acquiring building permit, and political and chieftaincy influences. Poor
sanitation, armed robbery and theft, overcrowding, and noise making are the main
challenges that occupants of Adum-Nsuase faces due to the construction of unauthorised
structures. It is recommended that, Land Planning and Management Institutions have to
embark on a massive sensitisation to the public on building regulation and building
permit process. This will make the Metropolis achieve a compatible land uses us they
have being aspiring for. The study recommended that, the Land Planning and
Management Institutions have to be equipped with the needed resources to enable them
function effectively. The Land Planning and Management Institutions have to be made
autonomous, so that they can implement the law effectively without been under any
undue influences and control.

vi

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

vii

53

GLOSSARY OF ABBREVIATIONS
Abbreviation
CBD

Central Business District

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

viii

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 regions 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
1

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 motorable
routes 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 Statement
Unauthorised 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

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 is
currently 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 AdumNsuase 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
3

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-Nsuases 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.

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
5

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 AdumNsuase, 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 helped
the 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.

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 AdumNsuase. 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
7

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.

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 with
more 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.
9

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, Ghanas
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 homelessness
and 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,
10

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), Ghanas population has increased 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, Ghanas 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

11

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 regions population. The highest
proportions of the population are in the age cohorts 04 years (13.2%) and 59 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, AdumNsuases 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

12

(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 Ghanas 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

13

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 unit
from 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

14

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 countrys 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
15

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

16

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 urban
space 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.

17

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, fireoutbreaks, 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).

18

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 the
unauthorised 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

19

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 Russian
Federation (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.
20

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 coordinate 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 an
important 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
21

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
22

(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 detailed
framework 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.
23

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
property 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
24

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
25

should stop and more discretion should be given to citizens, developers and local
decision makers. The principle is that it is not necessary to use a hammer to
crack a nut, if a nutcracker will do. In other words, the means must be
proportionate to the ends. Spatial planning must facilitate initiative and intuition
rather than simply adhering to overly prescriptive and possibly ineffective,
measures. Spatial planning should also follow a minimalist approach, making it
possible to prioritize the issues that need most urgent attention. This means that in
some cases, such as for the protection of vulnerable national environmental assets,
the use of rigid and non-negotiable directives is required. In most cases, however,
it will lead to an approach that allows for more flexibility in dealing with
proposals which may not have been anticipated but can meet the needs of the
situation. In this scenario, criteria-based policies become much more important
than rigid zoning; planning policies will focus more on desired outcomes; and, the
criteria by which they will be judged rather than to try to dictate the solutions.
Similarly, the spatial planning of Ghana should not be too rigid nor flexible to
ensure adaptability to any changes that may crop in should the need arise.

The precautionary principle: Where the potential damage caused by any

development activity is serious or irreversible, the lack of certainty about impacts
should not be used as a reason for inappropriate policy decisions or the failure to
take corrective action. An example of this principle is shown by the international
commitments that accept that global warming is an authentic threat to the
environment. Although scientists cannot yet agree on how serious climate change
will be, they do agree that the risks are significant and that it is therefore wise to
minimize the likely effects of climate change by making early decisions to limit
development in vulnerable areas. In situations where the environmental effects of
development cannot be assessed because of lack of information and uncertainty,
the precautionary approach should be implemented in an effort to divert
questionable development elsewhere. Does spatial planners of Ghana take any
precautions or anticipate any future occurrences that can affect the present plan?

26

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 Partidrio (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 countrys 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 considered
as 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 authors 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

27

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.

28

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 modern 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

29

cities grew and developed, CBDs 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
CBDs 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 in
Adum-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

30

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.

31

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 projects 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 6.40o and longitude 1.30o1.35o, 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 regions 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.
32

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 30.70c. 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 SouthWest physical region which
ranges from 250-300 metres above sea level. The topography is undulating. The city is
traversed 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.
33

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 city
has 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 been
serviced, hence estate development precedes the provision of water, telephone facilities
and electricity. It is estimated that about 24% of all residential structures are
uncompleted.

34

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 citys 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.
35

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. The
types 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
36

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.

37

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 AdumNsuase 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 AdumNsuase 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.

38

Figure 4.1 Sex of Respondents in Adum-Nsuase

male
40%

females
60%

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 Ghanas Building Regulation. Figure 4.2 below
shows the occupation of respondents.

39

Figure 4.2 Occupational Distributions of Respondents in Adum-Nsuase

Hair Dresser
7%

Commercial sex
workers
13%
Lotto agent
7%

Trader
33%

Unemployed
13%

Dressmaker
27%

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 GH5 to GH20 per
month for certain types of properties. For commercial properties, those who occupied the
wattle and daub (Atakpame) paid GH5 a month whiles those who occupied blocks
buildings paid GH8 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 GH20 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

40

(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

60

Blocks

20

Wood

6.7

Both laterite and block

6.7

Bricks and wood

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.
41

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 ruralurban 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 permits
were 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 KMAs 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,
42

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 the
Development 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 depending on the location of the land. What
go into the cost of acquiring building permit in general are as follows:

Building permit form

GH40

Signature of land surveyor or architect

GH20

Submission fee for single structure

GH 200

Submission fee for Storey building

GH 250

some percentage( %) on the subject property ( single structure)

GH1200

some percentage(%) on the property ( if storey building)

GH2500

43

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

44

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.
45

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 dont 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

46

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 CBDs 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.

47

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 AdumNsuase.

48

Plate 4.4 Showing a Chocked Gutter in Adum-Nsuase

Source: Field data 2013

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 AdumNsuase.
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
49

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.
9
8

person per room

7
6
5
4

Persons per room

3
2
1
0
1

Number of Occupants
Source: Field data 2013
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 the
Senior Assistant Officer of the Development Control Unit that, the area was prone to
theft.

50

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 dont 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.

51

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

40%
Yes
No
60%

Source: Field data 2013

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
52

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

Source: Field data 2013

53

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. This 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
54

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.

55

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 Summary
This 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 and
institutions 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
56

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.

57

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 are
attached 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.

58

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.

59

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 right
over 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 AdumNsuase and the Metropolis as a whole. It effects includes; poor sanitation,
overcrowding, too much noise, and theft and armed robbery.
60

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.

61

REFERENCE
Agyen (2011). Transportation Model for Waste Collection in the Kumasi Metropolis. A
Thesis Submitted to Department of Theoretical and Applied Biology. Kumasi: Kwame
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: CSIRBRRI
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:
Empirical Evidence from Kumasi. Kumasi: CSIR-BRRI
Babkina, Y. (2012). Russian Federation: Novelties in the Field of Legal Regulation of
Unauthorized

Construction.

23rd

[Online].

August,

2012.

Available

at:

http://www.mondaq.com [Accessed: 11th January, 2013]

Boadu, N.S. Et al. (2008). Mixed Responses to Growing Urban Housing Crises in Ghana.
Vol. 1 Accra: Son Life Printing Press
Boansi, P.M. (2011). The Plan Approval Process and Unauthorised Housing
Development in Ghana Cities: The case study of Kumasi Metropolis. Kumasi: CSIRBRRI
Calhoun, Light, D. & Keller, S. (1994). Sociology. 6th edition. United State: Alfred A.
Knopf, Inc.
Cann, D. (2010). New Spatial Land Use Planning System Launched. Available at:
http://www.ghana.gh/index-php/policy-documents [Accessed: 20th December, 2012]
Cobbinah P.B., Amoako, C. (2012). Urban Sprawl and the Loss of Peri-Urban Land in
Kumasi, Ghana. International Journal of Social and Human Sciences 6 2012.

62

Encyclopedia Britannica (2009). Urbanisation. Chicago: Encyclopedia Britannica

European Commission (1997). The EU Compendium of Spatial Planning System and
Policies. Luxembourg: Office for Official Publication of the European Communities.
Fingal County Council (undated). Unauthorised Structures and Derelict Sites. Available
at: http://www.fingalcoco.ie/planning-and-buildings/building-control/ [Accessed: 2nd
February, 2013]
Forkuor, D. (2010). Land Allocation and its Effects on the Spatial Planning and
Development of Kumasi Metropolis. A Thesis submitted to the Department of Geography
and Rural Development. Kumasi: Kwame Nkrumah University of Science and
Technology.
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.
Kumasi: CSIR-BRRI.
K.M.A. (2006). About this Metropolis. Available at: http://www.GhanaAshantiregion.htm
[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

January,2013)
Listokin, D., Burchell, R. W. (2009). Housing (shelter). Redmond, WA: Microsoft
Corporation.
Mensah (2010). Causes and Consequences of Informal Settlement Planning in Ghana: A
Case Study of Aboabo, a suburb of Kumasi Metropolis. Thesis Submitted to the
Department of Geography and Regional Planning of the Faculty of Social Sciences. Cape
Coast: University of Cape Coast

63

Mensah, A.C., Acheampong, P.K. & Antwi, P.K. (undated).Living in Beehives: the
Growth of Unauthorised Structures in the Kumasi Metropolis, Ghana. Department of
Geography and Regional Planning, Faculty of Social Sciences. Cape Coast: University of
Cape Coast, Cape Coast.
Muhammed, A. (2010). The Role of Land Use Policy behind Unauthorized Spatial
Expansion in Rural Areas of Islamabad. Nairobi: Kenya.
National

Development

Planning

Commission

(2010).

Medium-Term

National

Development Policy Framework: Ghana Shared Growth and Development Agenda

(GSGDA), 2010-2013. Vol. 1 Republic Of Ghana
Nijhoff, M., Hague, T. (1972). Fears and Hopes for European Urbanisation. Vol. 1 The
Hague: Nertherlands.
Redmond (2008). Population. WA: Microsoft Corporation.
Rosenberg, M. (2013). The CBD or Central Business District is the Core of the City.
Available at: http://www.About.com [Accessed: 10th December, 2012]
United Nations (2008). Spatial Planning Key Instrument for Development and Effective
Governance with Special Reference to Countries in Transition. New York and Geneva:
United Nation Publication.
Yankson, P.W.K (1995). Consultant for Housing Authority. Daily Graphic, P.8-9,
November 8, 1995. Accra

64

QUESTIONNAIRES
KUMASI POLYTECHNIC
DEPARTMENT OF ESTATE MANAGEMENT
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
65

b. Between 1 and 2 months

c. Between 2 and 3 months
d. If other, please specify
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
d. If other, please specify
7. Please give a reason for the answer in Question 6?

66

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 specify
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.

67

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?

68

18. Apart from the responses provided above, do you any other comment?

69

KUMASI POLYTECHNIC
DEPARTMENT OF ESTATE MANAGEMENT
Project Topic: Unauthorised 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 Property Developers/Owners
DEMOGRAPHIC INFORMATION
Sex: (Male/Female)
Occupation:
Rank (if applicable): .
Please, provide a written answer when necessary and tick as appropriate
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
d. If other, please specify

70

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 specify
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

71

10. What makes an individual to leave in unauthorised structures?

a. Population growth
b. Poverty
c. Scarcity of housing supply
d. Please if any specify
11. Please in your own words, what are the effects of unauthorised structures in and
around the Central Business District (C.B.D) of Kumasi?

12. Do people acquire permits before developing their landed properties in and
around the Metropolis?
a. Yes
b. No
13. Please if no, what deters them?

14. Please what effects do unauthorised structures have on spatial planning?

15. What is the major challenge to the C.B.D?

a. Security
b. Sanitation
c. Fire-outbreaks
d. Congestions

72

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
Ghanas spatial planning especially in our CBDS?

73

KUMASI POLYTECHNIC
DEPARTMENT OF ESTATE MANAGEMENT
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 confidential
Questionnaire for Occupant of the Unauthorised Structures
DEMOGRAPHIC INFORMATION
Sex: (Male/Female) ...
Occupation: ...
Marital status:
Please, provide a written answer when necessary and tick as appropriate
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?

74

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
d. If other, please specify

75

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
e. If other, please specify
18. What will you suggest that the KMA do to give Adum-Nsuase a different look?

76

19. Apart from the responses above, do you have any other comment?

77

KUMASI POLYTECHNIC
DEPARTMENT OF ESTATE MANAGEMENT
Project Topic: Unauthorised 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 Landlords of Adum-Nsuase
DEMOGRAPHIC INFORMATION
Sex: (Male/Female) ...
Occupation: ...
Marital status:
Please, provide a written answer when necessary and tick as appropriate
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?

5. If no, do you work in Adum-Nsuase?

a. Yes
b. No
78

6. Why did you choose to build in Adum-Nsuase?

7. What constructional material is your structure made of?

8. Do you have a building permit for your structure?

a. Yes
b. No
9. If yes, when and where did you obtain your permit?

10. If no, why?

a. Rigidity of the laws
b. Time spent in acquiring a permit
c. Cost of acquiring a permit
d. If other, please specify
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.

79

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
e. If other, please specify
16. Will you be willing to move if KMA decides to reconstruct the structures in
Adum-Nsuase?
a. Yes
b. No
17. Please give a reason for your answer in Question 16?

18. Has the KMA ever been to Adum-Nsuase to tell people to move?
a. Yes
b. No
19. If yes, how many times can you recollect?
a. Once
b. Twice
c. Several
d. None
e. If other, please specify
80

20. What will you suggest that the KMA do to give Adum-Nsuase a different look?

21. Apart from the responses above, do you have any other comment?

81

KUMASI POLYTECHNIC
DEPARTMENT OF ESTATE MANAGEMENT
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 Landlords of the Unauthorised Structures
DEMOGRAPHIC INFORMATION
Sex: (Male/Female) ...
Occupation: ...
Marital status:
Please, provide a written answer when necessary and tick as appropriate
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?

5. If no, do you work in Adum-Nsuase?

a. Yes
b. No
82

6. Why did you build in Adum-Nsuase?

7. What constructional material is your structure made of?

8. Do you have a building permit for your structure?

a. Yes
b. No
9. If yes, when and where did you obtain your permit?

10. If no, why?

a. Rigidity of the laws
b. Time spent in acquiring a permit
c. Cost of acquiring a permit
d. If other, please specify
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.

83

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
e. If other, please specify
16. Will you be willing to move if the KMA decides to reconstruct the structures in
Adum-Nsuase?
a. Yes
b. No
17. Please give a reason for your answer in Question 16?

18. Has the KMA ever been to Adum-Nsuase to tell people to move?
a. Yes
b. No
19. If yes, how many times can you recollect?
a. Once
b. Twice
c. Several
d. None
e. If other, please specify
84

20. What will you suggest that the KMA do to give Adum-Nsuase a different look?

21. Apart from the responses above, do you have any other comment?

85