UNIVERSITY FOR DEVELOPMENT STUDIES
FACULTY OF PLANNING AND LAND MANAGEMENT
DEPARTMENT OF PLANNING
AN ASSESSMENT OF THE EFFECTIVENESS OF DEVELOPMENT CONTROL IN
REGULATING URRBAN HOUSING IN THE WA MUNICIPALITY
A Dissertation Presented to the Department of Planning, University for Development
Studies, in partial fulfillment of the requirements for the award of Bachelor of Science
Degree in Planning
BY
ANDREW ZUMUBAKOROH BATONG
&
KONDI DUNSTAN
September, 2021
DECLARATION
We hereby declare that this long essay is our own work towards the award of a Bachelor of
Science Degree in Planning and it has not beforehand been submitted or previously published by
another person nor material which have been accepted for the award of any other degree of the
University, except where due acknowledgement has been made in the text. Aside any expression,
affirmations, reference and/or book references referred to in the work, we affirm that the
scholarly substance of this work is the aftereffect of our own endeavors.
STUDENTS NAME
ID
SIGNATURE
DATE
ANDREW ZUMUBAKOROH BATONG
(PLG/0067/18)
……………
………...
KONDI
(PLG/ 0054/17)
……………
………...
DUNSTAN
CERTIFIED BY:
Dr. Yorgri Eunice
(SUPERVISOR)
....................................
SIGNATURE
ii
……………………
DATE
ACKNOWLEDGEMENT
Our utmost gratitude goes to the Almighty God for the strength, wisdom, knowledge and
understanding that was bestowed on us to accomplish this task. The Lord has been our provider
during this study. We forever remain grateful to Him.
We are also very grateful to our supervisor, Dr. Yorgri Eunice and her teaching assistant Ms.
Boampong Akosua Kesewah for their time and meticulous supervision of this work and
providing valuable insights and directions to shape the work. To you, we say God abundantly
bless you.
We will also like to thank all lecturers in the Department of Planning, the HOD, Exams Officer
and the Research Coordinator of the department. Our appreciation goes to you all for your
encouragement, input, valuable discussions and availability whenever we needed them.
We are very grateful to the Physical Planning Department, the Building Inspectorate Unit of Wa
Municipal Assembly for providing us with very valuable information to make this work a
success.
Finally, many scholarly works and information that were consulted during this study are also
acknowledged. Our apologies for any errors made in quoting and acknowledging other sources.
iii
ABSTRACT
Development control is one of the measures applied by the Physical Planning Department and
the Wa Municipal Assembly (WMA) to ensure that developers do not deviate from building
plans approved for them in the course of implementation (development) on the plot earmarked
for such. Development control aims at enhancing environmental quality, efficient delivery of
utility services, beautiful layout and access, optimum land use, improved housing conditions,
privacy among residents and proper ventilation, among others. In spite of the significance of
development control measures in creating sustainable environment, a series of factors still hinder
their effectiveness. This study sought to examine the effectiveness of development controls to
development activities in the Wa municipality both administratively and operationally, and
recommended practicable solutions. The study was carried out through the administration of
structured and semi structured questionnaires to some selected homeowners, and development
control agencies of physical development activities in Wa municipality. We also conducted some
interviews with the development control agencies (Physical Planning Department, Building
Inspectorate Unit and the Wa Municipal Assembly). The responses revealed such hindrances as
lack of logistics, inadequate personnel, undue political influence, inadequate supervision of ongoing developments, delay in the issuance of permits for development, lack of organized public
education, and above all, lack of coordination between the stakeholders in the built environment.
All these have resulted in the springing up of series of unauthorized structures in the Wa
Municipality.
Having identified the problems, the study made a number of recommendations. They include
ensuring co-ordination and co-operation between development control enforcement agencies as
well as utility service providers, undertaking planning education, enforcement of sanctions,
increase logistics to development control agencies, effective public education, periodic review of
the development control system and involvement of traditional leaders. These will enhance the
effectiveness of the development control mechanism and eventually create a conducive living,
working and recreational environment.
iv
TABLE OF CONTENTS
DECLARATION........................................................................................................................... ii
ACKNOWLEDGEMENT .......................................................................................................... iii
ABSTRACT ................................................................................................................................. iii
TABLE OF CONTENT…………………………………………………………………………v
LIST OF TABLES ..................................................................................................................... viii
LIST OF FIGURES ...................................................................................................................... x
LIST OF PLATES ........................................................................................................................ x
LIST OF ACRONYMS ............................................................................................................... xi
CHAPTER 1 .................................................................................................................................. 1
Introduction ................................................................................................................................. 1
1.1 General Background Of Study .......................................................................................... 1
1.2 Problem Statement ............................................................................................................. 2
1.3 Research Objectives .......................................................................................................... 4
1.4 Research Questions............................................................................................................ 4
1.5 Significance Of The Study ................................................................................................ 4
1.6 Scope Of The Study........................................................................................................... 5
1.7 Organization Of The Study................................................................................................ 6
1.8 Limitations ......................................................................................................................... 6
CHAPTER 2 .................................................................................................................................. 8
THEORETICAL PERSPECTIVE OF DEVELOPMENT CONTROL IN MANAGING
URBAN HOUSING .................................................................................................................... 8
2.1 Introduction ....................................................................................................................... 8
2.2 Land Tenure System In Ghana .......................................................................................... 8
2.2.1 Public Lands ................................................................................................................. 10
v
2.2.2 Customary Lands .......................................................................................................... 11
2.3 Definition Of Development ............................................................................................. 11
2.4 Land Use Planning........................................................................................................... 12
2.5 Overview Of Development Control ................................................................................ 13
2.6 History Of Development Control In Ghana .................................................................... 14
2.7 The Legal And Institutional Framework Backing Development Control In Ghana ....... 15
2.7.1 The Local Governance Act 2016, (Act 936) ................................................................ 16
2.7.2 The Town And Country Planning Ordinance Of 1947 (Cap 84) ................................. 16
2.7.3 The National Building Regulation, L.I. 1630 ............................................................... 17
2.7.4 Land Use And Spatial Planning Act 2016, (Act 925) .................................................. 19
2.8 Institutional Arrangement For Physical Development In Ghana .................................... 20
2.9 Appendages To Residential Buildings ............................................................................ 21
2.10 Urban Housing Development And Management In Ghana ........................................... 22
2.10.1 The Effectiveness Of Physical Development Planning And Development Control
Mechanisms - The Perspective Of Planners .......................................................................... 22
CHAPTER 3 ................................................................................................................................ 25
PROFILE OF STUDY AREA AND RESEARCH METHODOLOGY ................................... 25
3.1 Introduction ..................................................................................................................... 25
3.2 Study area ........................................................................................................................ 25
3.2.1 Population ..................................................................................................................... 26
3.2.2 Land Ownership ........................................................................................................... 27
3.2.3 Local Economy ............................................................................................................. 27
3.2.4 Architectural Designs of the Buildings ........................................................................ 27
3.3 Research Methodology .................................................................................................... 28
3.3.1 Research Design ........................................................................................................... 28
vi
3.3.2 Population of the Study ................................................................................................ 28
3.3.3 Sampling and Sampling Technique .............................................................................. 29
3.3.4 Sampling Size ............................................................................................................... 29
3.3.5 Data Collected, Sources and Techniques ..................................................................... 31
3.3.6 Data Analysis ................................................................................................................ 33
CHAPTER 4 ................................................................................................................................ 35
DATA PRESENTATION, ANALYSIS AND DISCUSSION ................................................. 35
4.0 Introduction ..................................................................................................................... 35
4.1 Characteristics of Respondents ........................................................................................ 35
4.1.1 Age Distribution of Respondents ................................................................................. 35
4.1.2 Level of Education of Respondents .............................................................................. 36
4.1.3: Gender of Respondents................................................................................................ 36
4.1.4 Religious Background of Respondents......................................................................... 37
4.1.5 Land Ownership Status of Respondents ....................................................................... 38
4.2 Development Control Compliance in the Wa Municipality ............................................ 40
4.2.1 Development control mechanism in Wa Municipality ................................................. 40
4.2.2 The Role of Institutions Involved in Development Controls in the Wa Municipality . 41
4.2.3 Land Titles of Homeowners ......................................................................................... 42
4.2.4 Permit Acquisition by Developers ................................................................................ 43
4.2.5 Duration for Permit Approval....................................................................................... 44
4.2.6 Inspection and Occupancy Permit ................................................................................ 45
4.2.7 Alteration Control in the Municipality ......................................................................... 47
4.2.8 Materials used in Building in the Municipality ............................................................ 48
4.2.9 Maintenance of Housing Structures of Respondents .................................................... 49
4.2.10 Enforcement of Development Controls in the Wa Municipality ................................ 49
vii
4.3 Awareness of Developers on Development Control ....................................................... 50
4.3.1 Knowledge on Principles of Development Control ...................................................... 51
4.4 Challenges of Institutions Responsible for the Implementation and Enforcement
Processes in the Wa Municipality ......................................................................................... 52
4.4.1 Human Resource Capacity ........................................................................................... 52
4.4.2 Inadequate Logistical Capacity .................................................................................... 53
4.4.3 Insufficient Legal Capacity of the Institutions ............................................................. 53
4.4.4 Lack of Coordination .................................................................................................... 54
4.4.5 Lack of Political Will ................................................................................................... 55
4.4.6 Effects of Uncontrolled Development in the Wa Municipality .................................... 55
CHAPTER 5 ................................................................................................................................ 58
MAJOR FINDINGS, RECOMMENDATIONS AND CONCLUSIONS ................................ 58
5.1 Introduction ..................................................................................................................... 58
5.2 Summary of Major findings ............................................................................................ 58
5.2.1 Compliance to Development Control Regulations in the Wa municipality ................. 58
5.2.2 Awareness of Development Control laws .................................................................... 59
5.2.3 Challenges faced by the institutions responsible for the implementation and
enforcement processes in the Wa municipality ..................................................................... 59
5.3 Recommendations ........................................................................................................... 60
5.4 Conclusion ....................................................................................................................... 62
REFERENCES......................................................................................................................63
APPENDICES.......................................................................................................................68
viii
LIST OF TABLES
Table
Page
3.1 Distribution of sample size among neighborhoods………………………………………….30
3.2 Data type, sources and collection techniques………………………………………………..32
4.1 Age distribution of respondents……………………………………………………..............35
4.2 Religious background of respondents……………………………………………………….38
4.3 Land ownership status of respondents……………………………………………................39
4.4 Institutions and their roles in development control………………………………………….41
4.5 Land titles of homeowners………………………………………………………………….43
4.6 Respondents with development permits…………………………………………………… 43
4.7 The duration of permit approval…………………………………………………………… 45
4.8 Building materials used by respondents…………………………………………………… 49
ix
LIST OF FIGURES
Figure
Page
4.1 Level of education of respondents……………………………………………………….......36
4.2 Gender of respondents……………………………………………………………………….37
4.3 Inspection of housing development………………………………………………………….46
4.4 Compliance to alteration regulations………………………………………………………...48
4.5 Awareness levels of developers on development control laws……………………………...52
LIST OF PLATES
Plate
Page
3.1 Map of Wa municipality…………………………………………………………………..…26
4.1 Stop work notice by WMA on a building……………………………………………………51
4.2 High tension lines directly over residential buildings in Jujedeyiri……………………….....57
x
LIST OF ACRONYMS
CLS
GIS
Customary Land Secretariat
Geographic Information System
GSS
Ghana Statistical Service
NDPC
National Development Planning Commission
PVLDM
Public and Vested Land Management Division
SPC
Statutory Planning Committee
TCPD
Town and Country Planning Department
PPD
Physical Planning Department
TCPR
Town and Country Planning Regulations
WMA
Wa Municipal Assembly
xi
CHAPTER ONE
INTRODUCTION
1.1 General Background of Study
The increasing trend of urban sprawl around most cities has been established to be the
corresponding result of the continuous increase in human population. People in their quest to
shelter themselves and their families begin to put up structures without consulting any local
controls. Ghana is experiencing rapid urbanization and this is as a result a of rapid urban growth
fueled by population growth (both natural and rural-urban migration) and intensified by
economic liberalization and globalization (Owusu, 2011). Projections indicate that by 2025, 63
percent of the total population of Ghana will live in urban areas (GSS 2005; ISSER 2007;
UNFPA 2007). This phenomenon comes along with distressing problems especially with regard
to the management of space in urban areas. Rapid and unplanned urban growth threatens
efficient development when the necessary infrastructure is not guided to ensure that the benefits
of urban environment are equitably shared (UN-Habitat, 2011).
Development control facilitates appropriate development, recognizing its significance in building
and protecting a healthy economy and a sustainable environment. It also examines the potential
impact of the proposed development, protects the public interest from inappropriate development
and also involves compliance of all procedures, building codes, standards to ensure that physical
plans conform to the approved plans. The implementation of development control is to ensure
that all developments conform to the use to which an area has been earmarked and to make an
area beautiful and habitable.
In the Wa municipality, issues of urban settlement growth and control of development are areas
of interest. The population of Wa increased from 29,804 in 1970 to 60,113 in 1984. It further
increased to 98,675 in 2000 and subsequently to 107,214 in 2010 (Ghana Statistical Service
2002b, 2013a). The 2010 population and housing census report reveals that the municipality
recorded the highest concentration (66.3 %) of urban dwellers as against the regional and
national figures of 16.3% and 50.9 %, respectively (Ghana Statistical Service 2013a,2013c).
Another concern is the springing up of many off-campus student residential facilities serving the
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students of the S.D Dombo University of Business and Integrated Development Studies (UBIDS)
formerly known as the University for Development Studies and the Wa Polytechnic.
These factors, coupled with the municipality serving as an economic growth pole in the region
have attracted many tertiary students, civil and public servants into the municipality. Moreover,
the conversion of open spaces and pavement for commercial activities has resulted in haphazard
development, leading to congestion and overcrowding of the urban space (Ahmed & Dinye,
2011). Ahmed and Dinye (2011) have noted that, the growing demand for structures to satisfy
the housing needs of students and exorbitant nature of rent has led to buildings and related
structures being put-up without due regard to planning schemes and building regulations leading
to uncontrolled and uncoordinated housing development in our urban areas. The growth in the
Wa municipality is influenced by various educational institutions, the municipality serving as an
economic growth pole and the conversion of open spaces and pavement for commercial activities
leading to the haphazard springing up of housing facilities will be examined. This study therefore
used development in Wa municipality to assess various issues related to development control.
The study assessed the various dimensions of development control in the municipality as a way
of determining the effectiveness of development control in regulating housing development in
the Wa municipality.
1.2 Problem Statement
A noticeable feature in recent literature that is gaining growing recognition in human settlements
transformation is urbanization. As such, management of this growth in urban areas is critical for
individuals, communities, social activists and government. This is because of its impacts on the
provision of social services and spatial organization. The centripetal nature of the growth of
cities creates intense pressure on the economic and spatial structure of urban system which
includes service facilities comprising hospitals, educational institutions, housing, transport,
telecommunication systems and energy supply. Since the provision of these facilities tend to be
at rate slower than that of the growth of the urban population in developing countries, a wide
margin between the demand and supply of urban infrastructural facilities and services is created
(Olayiwola et al 2006). Rapid urbanization and urban growth have made housing one of the
critical challenges facing urbanite Ghanaians. People in their quest for shelter in the urban areas
tends to put structures for themselves and this has resulted in spontaneous and uncontrolled
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physical developments in the built environment with its associated problems such as land
encroachment and slum development in most of our urban areas (Issahaque, 2011). With the
intention of having a uniform application of set standards and specifications for all manner of
buildings that were being put up as part of the planning scheme, the National Building
Regulations 1996, (LI 1630) was introduced. Meanwhile the pace of development coupled with
non-compliance on the part of developers created devastating environmental problems.
Section 162 of Ghana’s local government act 462(1993) explained physical development to
mean carrying out of building, engineering, mining or any other operations, existing use of land
or building and the subdivision of land, the disposal of waste on land including the discharge of
effluent into the body of still or running water and the erection of advertisement or other forms
of hording development. This indicates that, any development activity undertaken in space has to
be controlled to achieve satisfactory urban environment. Providing housing in Ghana like any
other country requires some form of controls like development and building permitting. In many
Ghanaian cities, developers do not seek these permits before putting up their buildings. This has
led to haphazard developments especially in the housing sector which have been a major issue to
urban policy makers and managers in the country (Poku-Boansi, 2010).
Providing housing in Ghana like any other country requires some form of controls like
development and building permitting. Permit allows a developer, a statutory authority to
construct buildings in an approved area, within a period of time with guiding local or national
building regulation.
It is noteworthy that public land use areas in the Wa municipality are encroached upon, land
litigation is not uncommon, and houses are constructed in some areas within the municipality
without regard for building regulations. The situation in the Wa municipality was examined to
understand various dimensions of development control in the municipality in the face of various
noted issues. The study is therefore undertaken to assess the effectiveness of development
control in regulating urban housing development in the Wa municipality in the Upper West
Region of Ghana.
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1.3 Research Objectives
The primary aim of the study is to assess the effectiveness of development control in regulating
urban housing development in the Wa municipality of the Upper West Region of Ghana.
The specific objectives of the research will seek to achieve the following:
1. To assess the compliance of housing developers to development regulations in the district.
2. Assess the awareness of housing developers on laws concerning development control.
3. To find the challenges faced by the institutions responsible in the implementation and
enforcement processes.
4. To make recommendations towards urban policy planning and management in housing
development.
1.4 Research Questions
The study aims to answer the following research questions:
1. Are the necessary development regulations procedures followed in carrying out housing
development?
2. Are housing developers aware of housing development regulation in the country?
3. What are the challenges faced by the institutions responsible in the implementation and
enforcement processes?
1.5 Significance of the Study
According to Rabe et al., 2011 (cited in Tasantab, 2015) development control always refers to
physical land use planning for cities, towns or countries. it is the process that enables the local
authorities to assess proposed development in relation to national and local planning policies and
other relevant factors such as the impacts of the proposed development on the environment. The
role of development control in management of urban areas cannot be underestimated. The crucial
role of development control makes studies about it relevant to national development. This study
aims at assessing the effectiveness of development control in regulating urban housing in the Wa
municipality. The study is particularly important as it contributes to existing works on
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development control in Ghana. This will contribute to knowledge by discovering new challenges
stakeholders faces in controlling and housing development in urban centers in growing cities and
also serves as a reference material for future research.
The findings of this study will help contribute to good management practice in the public
institutions charged with the responsibility of controlling housing developments in the country.
This is because the study attempts to explore the problems associated with housing development
control and recommends actions to be taken for its effectiveness.
Furthermore, the findings will create awareness of stakeholders on the current state of housing
developments and their effect on the urban environment and people. This will aid and ensure that
adequate measures are put in place to prevent further developments of the situations where
buildings in urban areas are uncontrolled. The implementation of findings of this research will
also lead to improvement in urban housing development and management as well as related
issues in Ghana as a whole.
The findings and recommendations of the study will serve as a base point for development
agencies to appreciate issues related to controlling housing development. Relevant NonGovernmental Organizations (NGOs) will benefit from the study as it will help in their efforts in
promoting safe environments in urban areas. This will be made possible by the assessment of the
effectiveness of development control practices of urban areas of the municipal.
The study will extend literature and broaden the frontiers of knowledge in development control
and serve as input into related works in future. The findings could contribute to tabling issues for
consideration in the study municipal as well as national policies on ensuring effective
developments in the urban areas and beyond.
1.6 Scope of the Study
The study is focused on the Wa municipality of the Upper West Region of Ghana, it is one of the
eleven District/Municipalities that make up the Upper West Region (UWR) of Ghana (however,
at the 2010 Population and Housing Census period, there were nine District/Municipalities in the
region). Wa District was upgraded to now Wa Municipality in 2004 with Legislative Instrument
(LI) 1800 in pursuant of the policy of decentralization which started in 1988. Under section 10 of
the Local Government Act 1993 (Act 426), the Assembly exercises deliberative, legislative and
5|Page
executive functions in the Municipality. The Wa Municipality shares administrative boundaries
with Nadowli District to the north, Wa East District to the east and to the west and the south WaWest District. It lies within latitudes 1°40’N to 2°45’N and longitudes 9°32’W to 10°20’W.
Wa Municipality has its capital as Wa, which also serves as the Regional capital of Upper West
Region. It has a land area of approximately 579.86 square kilometres, which is about 6.4% of the
Region. The Assembly is empowered as the highest political and administrative body charged
with the responsibility of facilitating the implementation of national policies. The research
looked at how effective the development control mechanism is being used in regulating the
housing development at the Wa municipality. It further looked at problems associated with
housing development control and its effect in the municipal and in the end, suggest
recommendations towards urban policy planning and management in the housing sector
development. The study also made use of the relevant institutions such as Town and Country
Planning Department and authorities within the Wa municipality that have to do with controlling
the development of housing. Relevant legislative instruments governing development control in
the study area were also examined as well.
1.7 Organization of the Study
The research work is presented in five chapters. Chapter one provides a general introduction to
the research. It examines the nature of development control and housing development in Ghana
and in the Wa municipality and addresses the significance of the study. Chapter Two examines
the existing literature and as well explains concepts related to development control and the
regulation of housing development. Theories underpinning the study as well as other related
studies done by other researchers are discussed. Chapter Three describes the methodology
employed in gathering data from the field. The two main methods used include institutional
questionnaires survey and guided interviews. It also provides a brief description of the location
of the Wa municipality, the history, population and housing characteristics as well as cultural
values and their relationship with housing development. Chapter Four deals with the analysis of
data gathered from the field in order to bring out the facts of the research. Chapter Five contains
the summary of key findings of the study, recommendations and conclusion.
1.8 Limitations
There were several challenges faced during the study. A number of these were;
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1. Some private and governmental institutions were not co-operative in releasing data
relevant to the study.
2. Since the residents of Wa had suffered from demolition exercises in the past, they
thought releasing information will cause them to suffer the same doom again. This made
them skeptical in answering some of the questions.
3. Accessing the community was difficult also since the residents are notable for felonious
activities.
Despite the fact that these limitations were encountered during the research, the research can be
relied on.
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CHAPTER TWO
THEORETICAL PERSPECTIVE OF DEVELOPMENT CONTROL IN MANAGING
URBAN HOUSING
2.1 Introduction
This chapter reviews relevant literature on development control in managing urban housing. The
chapter also analyzes development control in relation to issues of housing in urban areas. The
history of development control in Ghana is also outlined in this chapter. This chapter provides
insight on the concept of development control and how it is practiced in Ghana as a whole. The
chapter also outlines various regulations, objectives and tools used for controlling development.
This chapter discusses and reviews available literature related to the topic under study. It further
discusses the processes and stages involved in acquiring building permit as well as the
institutions and regulations governing the process. To conclude, it reveals lessons from other
researchers that could be adopted for the study area if the scope of research is similar in both
context and content and helps to identify the gap in knowledge.
2.2 Land Tenure System in Ghana
Land tenure denotes the system of landholding, which has evolved from the peculiar political
and economic circumstances, cultural norms and religious practices of a people regarding land as
a natural resource, its use and development (Water Aid, 2009). The system contains rules,
regulations and institutional framework both traditional and modern; as well as legislations
which influence the use and appropriation of land and its resources.
Although, the 1992 Constitution of Ghana (Article 257(1) and 267(1)) recognizes two (2) land
tenure systems that is public and customary, land tenure generally in Ghana is communal in
nature. This has determined the land administration over the years (Water Aid, 2009).
Vested Land is a special situation brought about by legal intervention where the landowner
retains the customary land ownership but the management of the land is taken over by the state
in trust for the owners. The management responsibilities entails legal (e.g. prosecution), financial
(e.g. rent assessment, collection, disbursement) and estate management (e.g. physical planning
8|Page
and its enforcement and administration of the property). Vested lands are administered under the
Administration of Stool Lands Act, 1962 (Act 123) and the Lands Commission Act, 2008 (Act
767) (Water Aid, 2009).
Customary lands on the other hand, are owned by stools, skins, families and clans usually held in
trust by the chief, head of family and clan or fetish priests for the benefit of members of that
group. Private ownership of customary land can be acquired by way of a sale, lease, grant, gift or
marriage. Ownership of land under customary lands is by way of complete purchase from
customary land owners or private individuals (Kunbour, 2010). Mends (2006) in her research
defined customary land ownership as a system of land relation in which the ownership of the
land is vested in a collective group being it a family, clan or a lineage while the individual or
members of the group enjoy the right to use such lands without restrictions. The idea derived
from the various definitions points the fact that, customary lands are not owned by an individual
but a group with the head of the clan responsible for the managements of such lands.
It is interesting to note that the head of the clan cannot sell or give portions of land out without
the consent of the entire family or clan. However, Stool and skin lands also refers to communal
lands belonging to a group of people made up of clans and families descending from a common
lineage and having the same way of life which reflects their customs. The leadership of the group
consists of a chief and his council of elders and they have the responsibility to administer the
communal lands on behalf of the whole group. The chief is however the custodian of the land in
him is vested the paramount interest in the land (Kasanga & Kottey, 2007).
Family lands are communal lands collectively owned by a family through a common ancestor
who might have acquired the land through purchase, long settlement and conquest or as a gift.
Here each member of the family has a right to the land through the family lineage and the family
head is the leader of the group who administers the land with a council of elders.
The paramount interest in the land like the stool land is vested in the family head. Family lands
are similarly administered and controlled like the stool lands but usually cover a smaller area
(Kasanga, 2008).
Research by Yeboah and Obeng-Odoom (2001) shows that, in Ghana, In spite of efforts by the
state agencies such as the Lands Commission and the Office of the Administrator of Stool Lands
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to ensure effective land management, there is a recurrent problem of ineffective coordination and
harmonization between customary land holders and planning institutions.
Some customary landholders sell land for purposes which are different from the uses for which
planners zone them. Kasanga (2008) argues that, the traditional land sector supply the bulk of
developable lands in most developing countries specifically in Ghana hence such institutions
control over 90% of the total land area which is usually sold without the consent of planning
authorities. However, Antwi (2002) and Larbi (1994) shares the view that, poor mechanisms for
allocating land especially traditional informal land transactions is what contributes to housing
and sanitation problems and environmental decay in most Ghanaian urban centres.
On the hand, Boamah (2010) also draws the attention to the fact that, acquisition of land from the
customary land sector is associated with problems such as multiple land sales, conflicting
ownership claims, boundary disputes, and cumbersome procedures making it difficult to meet
some of the requirements for permits. Since traditional authorities have the sole responsibility in
land transactions, land keep passing hands from one individual to another without the consent
and involvement of planning authorities, there will continue to be problems associated with
enforcing development controls effectively in developing countries especially in Africa.
Therefore, regardless of how planning authorities reduce the length and procedure involved in
acquiring permit, if land title certificate continue to be mandatory in acquiring permits for
development, it will still take time for permits to be approved especially in Ghana.
2.2.1 Public Lands
Public lands are vested in the President, on behalf of, and in trust for the people of Ghana based
on the relevant provisions of the Administration of Lands Act, 1962, (Act 123). Public lands also
include any other land acquired through the State Lands Act, 1962, (Act 125) or through any
other statutes, in the public interest. Public lands are administered by the Lands Commission and
its secretariats, as provided in the Lands Commission Act, 1994, (Act 483).
Public lands can be grouped into two categories –state lands and vested lands. State lands are
compulsorily acquired for a specified public purpose or in the general public interest as spelled
out in Article 20 of the 1992 Constitution. Vested Lands on the other hand are brought about by
10 | P a g e
statutory intervention where the landowner retains the customary land ownership but the
management of the land is taken over by the state in trust for the owner. Vested lands are
administered under the Administration of Stool Lands Act, 1962 (Act 123)
2.2.2 Customary Lands
Customary lands are lands owned by stools, skins, families, Tendaamba and clans usually held in
trust by the chief, head of family and clan or fetish priests for the benefit of members of that
group. The customary land sector controls roughly 80% of the land holdings in Ghana
(Fiadzigbey, 2006). Article 267 of the 1992 Republican Constitution of Ghana recognizes
customary ownership of land. Private ownership of customary land can be acquired by way of a
grant, lease, gift or marriage. The customary land tenure system gives majority of people access
to land in the country without much formalities. Individuals belonging to the community can
request access to land from the appropriate authorities to either build, farm or for any other
purpose.
Yeboah and Obeng-Odoom (2010) argued that in spite of efforts by the state agencies such as the
Lands Commission and the Office of the Administrator of Stool Lands to ensure effective land
management, there is a recurrent problem of ineffective coordination and harmonization between
customary land holders and planning institutions. Some customary landholders lease out land for
purposes which are different from the uses for which planners zone them. Clearly, the system of
land ownership and management in Ghana has over the years influence the use to which a
particular lot is put. Compared to the state lands where orderly documentation and use are
ensured, the customary system seems informal; communal and private land owners develop
lands without the necessary documentation.
2.3 Definition of Development
In section 5(2) of the Town and Country Planning Act, 1958, the expression “development”
means the carrying out of building, engineering, mining or other operations in, on, over or under,
or the making of any material change in the use of any building or other land. The word
“building” as used in the definition, in section 1 of the same act includes any structure or erection
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and any part of a building as so defined, but does not include plant or other machinery comprised
in a building.
The connotation of development as spelt out in these acts (i.e. Town and Country Planning Act,
1958 and The British Town and Country Planning Act 1963) exempts certain developments.
Keeble (1969), and Tasantab (2015), list these developments as follows:
 Works of maintenance or alteration to a building which does not materially affect its external
appearance. For instance, the painting of a building does not require development permission as
it does not affect the physical appearance of the building;
 Road maintenance or improvement carried out by a highway authority within the boundaries
of the road;
 Work on sewers, mains and cables by the appropriate authority;
 The use of any land for agriculture or forestry and of any building occupied together
with land used;
 The use of buildings or land within the cartilage of a dwelling house for any purpose
incidental to the enjoyment of the house; and
 The change of use of buildings or land from one use to another if both uses are within
the same class.
The definitions of the Town and Country Planning Acts 1958 of Ghana and 1963 of Britain
provide a clear framework for defining physical development. These definitions imply that
building, engineering, mining and industrial works constitute development (Tasantab, 2015).
2.4 Land Use Planning
Land Use Planning, according to the Canadian Institute of Planning (2011), is “the scientific,
aesthetic and orderly disposition of land resources, facilities and services with the view to
securing the physical, economic, social efficiency, health and well-being of urban and rural
communities.” Land Use Planning is a term used for a branch of public policy which
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encompasses various disciplines which seeks to order and regulate land use in efficient and
ethical way (Degaul, 2014).
Land use planning seeks to regulate physical development, ensure efficient use of space, improve
public participation in decision making, prevent land use conflict, set development standards and
ensure efficient navigation of the built environment. Physical development is a major component
of urban growth and expansion. The planning of land uses is necessary because a community is a
pool of individuals with diverse needs, interests and lifestyles. Some of these needs are common,
such as sanitation, fresh air, clean water, and open space for recreation. The nature of
development of a city or town can impact negatively or positively on these needs and therefore
the quality of life of its citizens Ngetich et. al (2014), as cited in Tasantab (2015).
The problem of land use planning in Ghana emanates from lack of coordinated policy and
planning, which is broadly interpreted to include policy formulation, planning, implementation,
monitoring and feedback for resurvey and re-planning (Gyasi, 2006). According to Yeboah and
Obeng-Odoom, (2010), users of land are therefore hardly ever directed as to the environmental,
social and economic consequences of their actions. The issues of poor sanitation, inadequate
essential infrastructure, unauthorized development, health hazards, crime and squatter
settlements have become the features of the urban areas.
The modern planning practice has evolved as a particular set of administrative arrangements, and
procedures for the control of development and use of land Yuen (2007), as cited in Tasantab
(2015). The land use planning process consists of two main functions of Land Use Planning and
Development Control (Thomas, 2001).
2.5 Overview of Development Control
Development control is the process that regulates the development and use of land. This includes
the construction of new buildings, the extension of existing ones and the change of use of
buildings or land to another use (L.I. 1630). Developments such as new houses, industrial
buildings and shops are important for sustaining the economic success of a district, but it is also
important that we protect and improve the quality of the environment, not only in our cities, but
also in our towns and villages.
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Development control seeks to manage and regulate physical development (development in or on
land) to ensure that all development takes place at an appropriate time and place and in such a
manner that it conforms to a predetermined set of policies or standards (Kiambi, 2014).
Development control has been used as a tool to ensure the orderly growth of settlements.
Landlords or leaseholders wishing to develop are typically required to apply to a local authority
(depending on the proposal) for permission prior to commencing any development work. Such
development control as in regulating and managing what is built where and when, allows
authorities to manage land across a large area. Development is mostly controlled by town
planning regulations. There are some requirements of national regulation, but most of
development control is by locally-based zoning and development provisions, in the form of town
planning schemes. These schemes set out development provisions specific to land within
designated areas. Failure to follow these regulations causes such problems as developments
taking place at unapproved locations and the gradual encroachments of residential units by
commercial developments (Adarkwa and Akyaw, 2001; Issahaque,2011). This destroys the
beauty of the built environment in the long run. Hence, the need for an effective and sustainable
development control mechanism to prevent these haphazard physical developments.
Most urban areas have undergone various levels of developments to reach their present states.
They have been planned, however, controlling and managing their development has been a
problem partly because of the weak development control mechanism and also due to the lack or
little co-ordination between the various development stakeholders Adarkwa and Akyaw (2001),
as cited in Issahaque (2011). However, the success of development control mechanism has
proven to be instrumental in managing the built environment in developed countries like Britain,
United States and Germany.
2.6 History of Development Control in Ghana
As noted in Ahmed and Dinye (2011), the genesis of development control can be associated with
the Municipal Ordinance of 1859 in the coastal towns of Ghana. According to these writers, the
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ordinance was promulgated to regulate spatial development in these Municipalities. It was to
place all lands under the realm and jurisdiction of the governor who had the power to regulate
the uses of land. This was
misunderstood by the locals as an attempt to take away their land from them so they resisted the
implementation of this attempt and it failed. Similar attempts followed between the periods of
1894-1897 but failed for the same reasons. From this experience, the Town & Country Planning
Ordinance was promulgated which declared the Town & Country Planning Authority as the sole
authority of land use management and made all Municipalities Statutory Planning Areas.
In 1925, the Town & Country Planning Ordinance was put in place with the focus on promoting
a well planned human settlement that conformed to heath regulations. This gave birth to the
establishment of Health Boards, some of which were the Central Health Board and the Kumasi
Public Health Board (CAP 13, 1925) as well as the Mining Health Areas (CAP 106, 1926) to
deal with sanitary works, water supply, drainage, town planning and housing. A more
comprehensive Ordinance thus the Town & Country Planning Ordinance (CAP 84) was
promulgated in 1945. This sought to remedy some of the defects of previous legislations by
creating appropriate institutions with the powers to deal with the problems of towns and villages
in Ghana. “Orderly and progressive development of land, towns and other areas, whether urban
or rural and to preserve and improve the amenities thereof and for other matters connected
therewith” (CAP 84). In 1958, CAP 84 was amended with the appointment of a Town Planning
Minister. This amendment made the Town & Country Planning Department responsible and
accountable to the minister designated to it.
2.7 The Legal and Institutional Framework Backing Development Control in Ghana
Legally, there are enactments which provide support and regulatory powers to planning
authorities to enable these institutions carry out their functions without restrain (Avogo, 2015).
In Ghana, the Local Government Act, Act 936 of 2016, National Building Regulations (L.I.
1630), Town & Country Planning Ordinance of 1945, (Cap 84), National Development Planning
Commission Act 479 and National Development Planning System Act 480 are among the
legislative instruments provided to support planning authorities to manage growth in the built
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environment (Yeboah and Obeng-Odoom, 2010). The recent act that deals with development
control is the Land Use and Spatial Planning Act 2016, (Act 925).
2.7.1 The Local Governance Act 2016, (Act 936)
This act also makes development permit a mandatory requirement for physical development in
Ghana. Section 49 states 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.
Permission which is given orally does not confer to the developer the right to development. Prior
to the adoption of the approved development plan for a district, the District Development
Authority may grant permit for physical development. The District Planning Authority may grant
conditional, unconditional or refuse any applications for development permit and any
development permit granted may be revoked or additional conditions may also be imposed.
Section 94(2) provides that, ‘Any development carried out without permit or without following
the conditions incorporated in the permit and 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 from the owner of the land.’ Furthermore, subsection 3
states that ‘Nothing shall prevent a District Planning Authority from issuing an enforcement
notice (popularly phrased as “Stop Work” demanding the immediate stoppage of the execution
of any work carried out contrary to this Act or to the terms of an approved development plan.’
2.7.2 The Town and Country Planning Ordinance of 1947 (Cap 84)
The Ordinance establishes a Town and Country Planning Board, charged with “securing the
orderly and progressive development of land” (CAP 84). The Board has power to declare any
area, which in its opinion should be declared as a statutory planning area. Following this
declaration, the Minister responsible for the Town and Country Planning is empowered by
Section 6 (subsection 1) of the Ordinance to appoint a planning committee for the area
concerned. The committee strictly applies CAP 84 of the Ordinance by ensuring that no
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development of land, no new construction, demolition, alteration, extension, removal and repair
of any building takes place until the final scheme is approved. The rationale for this is to control
development in the planning area concerned.
Furthermore, The Planning Systems Act (1994) for instance, requires that settlement structure
plans be prepared in addition to district development plans. Boamah et al (2012) indicates that,
development plans and proposals require approval by planning and local authorities before their
implementation according to planning regulations. This has been reported to take unnecessary
long period of time thus delaying developments in most of the local authorities in Ghana. In
Ghana, even though in theory a permit is needed from the appropriate authorities before one can
acquire land for a particular development, in practice the allocation of most land is done without
sufficient reference to planning requirements, hence, making it difficult for developers to apply
for permits (Yeboah and Obeng 2001). In most cases, developers have had to go ahead with their
developments with no regard for submitted plans and many of such developments (petrol filling
stations for instances) have health and environmental consequences on the life of the society
(UNCHS, 2008).
2.7.3 The National Building Regulation, L.I. 1630
The L.I 1630 spells out in details the building permit application requirements, building
densities, permissible land uses and site and spatial standards. Major issues covered in this
regulation include, plot development, materials for building, building plan, landscape, structural
fire protection, structural stability, etc. Section 1 of the instrument applies to the erection,
alteration or extension of buildings in the country and grants the right of approval over all
development activities to local authorities and imposes compliance requirements on all
prospective developer. Section 2 provides that, an application for development must accurately
describe where the building, structure, or work is and the purpose of the structure. The
application must be submitted in duplicate and should be presented with the relevant building
documents. These documents may include good title to the land whose plan is being presented
for approval.
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For the purpose of this instrument, good title should have a certificate issued by the Chief
Registrar of Land Titles or any other agent authorized to do so as spelled out in Section 3.
Section 4 of the regulation also requires that, an applicant must also submit to the District
Planning Authority a certificate signed by a Licensed Surveyor to the effect that the corners of
the plot on which the building or work is to be carried out have been demarcated on the ground
in a permanent manner in accordance with the site plan.
Section 5 (1) of the act provides that the plans submitted with an application shall indicate
sections, elevations calculations and drawings, specifications of materials and other particulars as
the District Planning Authority may consider necessary to show whether the proposed building
or work complies with regulations.
The District Planning Authority to which plans are submitted, may, in the exercise of its power
under the Local Government Act of 2016 (Act 936), grant a building permit and may attach to it
any conditions (with reference to the proposed development) that are not consistent with the
building regulations. A District Planning Authority may refuse to issue a building permit if the
applicant fails to complete any building or work authorized in the building permit, or other
approval previously granted to him/her.
Section 8 reveals that the District Planning Authority shall notify the applicant within 7 days of
the receipt of the application and shall within a period of 3 months thereafter notify the applicant
whether the application is granted or refused. Subsection 2 states that, in situations where the
local authority fails to respond to an application for a building permit for 3 months, prospective
developers gain the automatic right to initiate or continue with the construction activities without
the official approval from the office of the District Planning Authority.
Furthermore, Section 10 of the regulation requires a notice of commencement and completion of
certain stages of development. The developer as required by the regulation is supposed to present
to the District Planning Authority at least forty-eight hours in writing indicating the date on
which it is intending to begin and of the dates on which the following stages of construction will
be ready for inspection by the Building Inspector of the District Planning Authority office. The
various stages necessary for inspection as spelled out by the regulation are as follow;
 Demarcation of site of the plot and sitting of the building;
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 Foundations excavated and level pegs for concreting;
 Foundation concrete;
 Foundation of building set out;
 Trenches for drainage work excavated to levels and gradients;
 Drains laid and joined and ready for testing;
 Reinforcing steel fixed in position before concreting;
 Walls completed to wall-plate level and
 Roofing frame-work completed before covering.
Subsection 2 also provides that the construction shall not be covered until it has been inspected
and approved by the District Planning Authority. This regulation is therefore necessary to ensure
that all developments are structurally strong, safe and healthy for occupants of such structures to
avoid any damages.
2.7.4 Land Use and Spatial Planning Act 2016, (Act 925)
This act provides for sustainable development of land and human settlements through a
decentralized planning system, ensure judicious use of land in order to improve quality of life,
promote health and safety in respect of human settlement. Section 113 (1) provides that, a person
shall not undertake any physical development of land within a district unless that person has
been issued with a permit by the District Assembly within the jurisdiction in which the land is
situated.
Section 114 (1) states that, the District Assembly may require the design or plan of specific types
of buildings to be prepared or certified by a registered architect or engineer or an architectural
draughtsman licensed under an enactment and layout of the design or plan to be certified by an
appropriate planning officer or planner. Subsection 2 restrict no persons in relation to the design
or signing of the plan of a single storey traditional building with a total floor area not more than
100 square metres.
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Section 115 (1) provides that, where a developer does not comply with a development permit or
where the development does not comply with the conditions of the permit, a planning authority
may revoke the development permit or may impose additional conditions to that permit.
Subsection 2 reveals that such revocation or imposition of additional conditions on the permit
may be subject to the payment of a penalty.
Section 116 (1) also provides that, a person shall not carry out physical development within this
country unless the development is carried out in accordance with a permit issued under the act. A
person who carries out any physical development without a permit commits an offence and is
liable on summary conviction to a fine not less than five hundred penalty units and not more than
thousand penalty units or to a term of imprisonment of not less than two years and not more than
four years or both. These regulations have been spelled out to control and set standards for
physical development in our societies. Developers’ abidance to these regulations will ensure
health and safety within the built environment.
2.8 Institutional Arrangement for Physical Development in Ghana
Development control as an enforcement arm of land use planning in Ghana comes under the
direct control of the Town and Country Planning Department (the Town and Country Planning
Department and other allied institutions). Ghana is still struggling to meet its town planning
vision of creating livable communities (Avogo, 2015). Physical planning is sensitive within the
institutional frameworks it operates. It is therefore, necessary to identify some of the institutions
involved in physical planning in Ghana, (Yeboah and Obeng-Odoom, 2010). The mandate of the
department is derived from five (5) legal instruments namely: Local Government Act, 2016 (Act
936), National Development Planning Commission Act, 1994 (Act 479), National Development
Planning (Systems) Act, 1994 (Act 480), National Building Regulation, 1996 (LI 1630) and
Town and Country Planning Ordinance, 1945 (Cap 84). The Town and Country Planning
Department, which is currently one of the decentralized departments under the Metropolitan,
Municipal and District Assemblies, is charged with the preparation of planning schemes and
setting of planning standards and regulations in Ghana (Water Aid, 2009). Avogo (2015)
asserted that, though the structures are in place to carry out development, certain institutional
factors hamper their efforts to perform effectively in Ghana.
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2.9 Appendages to Residential Buildings
According to Adinyira and Anokye (2013), an appendage in the broadest sense is an additional
or subsidiary part existing on, or added to, something which can generally still function if the
appendage has never existed or is later provided or grown, or will still perform a primary
function if the appendage is removed. Inferring from this definition, an appendage to a building
could be any after construction additions that extend a main building. They said, these extensions
working together with the main building forms the building envelope. The incorporation of
appendages to apartment buildings is a matter of necessity, correction, and convenience. They
can be authorized or not and could be safe or otherwise depending on how structurally safe they
are or how adequately they are constructed.
In general housing literature, appendages that stems from necessity and convenience are mostly
alterations and extensions (Adinyira and Anokye, 2013). An after-construction addition that
results in internal changes to the layout of the structure without increasing the overall net floor
area except for the inclusion of the balcony, repositioning of doors or removal of internal wall is
referred to as an alteration. Extensions on the other hand involve the built addition that adds at
least a room or more to the number of rooms thus increasing the net floor area. They argued that
since most of these changes occur after the building plans have been vetted and approval granted
for construction in line with established health and safety considerations, such changes might not
conform to these standards. Any failure or collapse of building structures (authorized or
otherwise) due to illegal alteration or addition may lead to fatal accidents. Such illegal structures
may not be visually consistent with the original design and appearance of the building.
According to them, the existence of obsolete, duplicative and contradictory provisions in
planning laws have themselves made it very difficult for individuals who flout planning
regulations to be sanctioned. But must we continuously blame the law for its contradictions or
flaws? Clearly, the L.I. 1630 and Act 925 provides that developers who wish to do extensions or
alterations to buildings must reapply for permit before carrying out such activity.
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2.10 Urban Housing Development and Management in Ghana
Melnikas(1998) defined housing as a specific and relatively limited, physically, biologically,
socially close place where people and groups of people can live their bio-social life by receiving
services, performing house chores and bio-social activities. Housing goes beyond just the
physical structure but to include the facilities and services like portable water, bathroom, kitchen
and more. Management in the built up areas are concerned with the process of erecting and
maintaining an environment in which individuals live and make a living together to accomplish
stated objectives. Housing is one of the fundamental social conditions which affect the quality of
life of people and its adequate provision remains a great concern (UN-Habitat, 2012). The rapid
growth of the world’s population and urbanization has placed significant constraint in housing
provision globally (UN-Habitat, 2009). According to the UN-Habitat (2014), it is estimated that
approximately three billion people (40% of the world’s population) will require proper housing
infrastructure by 2030. This implies that 96,150 housing units will be required per day till 2030
(UN-Habitat, 2014). Given the increasing demand of housing due to the rapidly changing and
urbanization of the world, it is worth noting that, the ever-growing population in Ghana has led
to an increase in housing quantity demand and consequently created pressure on our human
settlements in quest to housing provision.
In Ghana, the growth of the housing sector is extremely rapid, and involves a variety of
institutions (Yirenkyi,2014). Despite the growth in the quantity and quality of the Ghanaian
housing, issues of housing quality have raised more concern as the private housing provision has
expanded, official enquiries into the quality of housing have identified serious shortcomings and
government has actively intervened through direct housing provision (affordable) and advice to
try to raise the quality of construction and design. It has also intervened to set standards in
relation to management.
2.10.1 The Effectiveness of Physical Development Planning and Development Control
Mechanisms - The Perspective of Planners
Avogo (2015) in her study in the Wa Municipality unearthed that home builders were mostly
frustrated with the different stages involved in obtaining legal land documentations and acquiring
building permit in the physical development process. She further realized in her study that there
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is a flaw in the planning process involved in preparing local plans due to the fact that, all the
public stakeholder consultation stages in preparing a local plan officially were ignored in the
process used in Wa. It was found that nearly all open spaces proposed by local plans are being
converted for residential purpose in the municipality. She attributed these poor practices to the
weak institutional and legal framework in the area. Her interview with one planning official
revealed that land ownership system in the Municipality plays a major role in influencing the
nature of haphazard development in the region. One of the major challenges confronted by
planning mechanisms is the fragmentation of land ownership in the region (where a small portion
of land is owned by many families). Furthermore, Avogo (2015) revealed that, contrary to the
building regulations applied in the region, most developers initiate construction in the area before
applying for building permit.
But the question is, why would a developer commence development without permit? What will
prompt such malpractice? The study further revealed that inadequate human resource, logistics
and financial capacity are the major institutional problems coupled with the planning mechanism
which has resulted in their ineffectiveness.
In reviewing the relevant literature on the effectiveness development control in regulating urban
housing developments in Ghana, it was realized that the Physical Planning Department is the
main institution responsible for physical development control and supported other land sector
agencies. It was also noticed that the Metropolitan, Municipal and District Assemblies are
responsible for overall development of an area. Literature has it that, the urban planning and land
use regulations when effectively operated could results in a more functional spatial organization
of town. If the objective of orderly physical development is to be achieved, regulations need to
be audited and amended from time to time to make them function effectively. Regulations and
processes that facilitate land availability and uses for physical development at affordable costs
need to be continued and those that lead to contrary results need to be eliminated or modified.
But to what extent is the effectiveness of development controls in regulating urban housing in the
Wa municipality? Answers to these questions are what this study seeks to unearth. These works
reviewed have provided an in-depth knowledge on the state of spatial planning and challenges
hampering effective control of developments across the country. The adherence to development
controls in various localities has shown to be challenging as the various studies suggest. To
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achieve the aim of this research, literature from researchers of varied area of study have been
reviewed which has provided much information on the procedure, mechanisms, challenges and
state of development control in the country and the Wa municipality.
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CHAPTER 3
PROFILE OF STUDY AREA AND RESEARCH METHODOLOGY
3.1 Introduction
This chapter discusses details of the study area. It outlines the location and size, climate,
vegetation, relief drainage and other descriptions of the study area and also outlines the processes
used in the collection of primary and secondary data. It establishes the outline for the collection,
measurement and analysis of data. The chapter therefore looks at the techniques used in
determining, obtaining and analyzing both secondary and primary data. Primarily, the chapter
discusses details of the study area, the research design, determination of sample size and sample
techniques, as well as data analysis techniques used for the study.
3.2 Study area
Wa Municipality is one of the eleven District/Municipal Assemblies that make up the Upper
West Region (UWR) of Ghana. Wa District was upgraded to now Wa Municipality in 2004 with
Legislative Instrument (LI) 1800 in pursuant of the policy of decentralization which started in
1988. The Wa Municipality shares administrative boundaries with Nadowli District to the north,
Wa East District to the east and Wa-West District to the west and the south. It lies within
latitudes 1º40’N to 2º45’N and longitudes 9º32’W to 10º20’W (GSS, 2010). The Assembly is
empowered as the highest political and administrative body charged with the responsibility of
facilitating the implementation of national policies.
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Plate 3.1 Map of Wa Municipality
Source: Physical Planning Department, 2021
3.2.1 Population
The population of the municipality according to the 2010 Population and Housing Census is
107,214 representing 15.3% of the region’s total population.
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3.2.2 Land Ownership
According to Avogo (2015), and Kuusaana and Eledi (2015), Land ownership in the Wa
Municipality is vested in the ‘Tindaamba’ or families who are the first settlers of the place. They
allocate land, serve as land priest and settle land disputes among members of the family. Each
member of a land holding unit is permitted to occupy and exploit any portion of this land. Private
individuals outside the family who wish to acquire land for development purposes must go
through the customary protocol (Kuusaana and Eledi, 2015) and make the necessary payments.
Besides the customary lands, there are state lands which are managed and controlled by the
Regional Lands Commission.
3.2.3 Local Economy
The local economy is made of the service sector (employing about 51.3 percent of the working
population), agriculture (30.2 percent) and industry (18.4 percent) (GSS, 2010). Under the
agriculture sector, most of the farmers are engaged in peasant farming and the main crops grown
include millet, sorghum, maize, rice and cowpea cultivated on subsistence basis. However, soya
beans, groundnuts and bambara beans are produced as cash crops. Economic trees within the
municipality include sheanuts, dawadawa, mango, baobab, and teak among others.
3.2.4 Architectural Designs of the Buildings
Houses in the area are mostly constructed and owned by individuals, families as well as
government. The pattern of settlement is largely nucleated. Statistics indicate that these
dwellings are often built with cement blocks or mud/brick/ earth, which dominates the
municipality with 59.9% and 35.7% respectively (Ghana Statistical Service, 2012). However,
there are others which have been constructed with burnt brick, slates, wood and thatch (Avogo,
2015).
Most prominent residential zones in the Municipality include Dobile, Kunta, Bamahu, Danko,
Mangu, Kambali, SSNIT, Kpaguri, Limanyiri, Tindaamba, Kabanye, Zongo, and Tagrayir.
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3.3 Research Methodology
The research methodology used in the study covers the research design, the study population,
data required, collection and instruments used, among others.
3.3.1 Research Design
The case study approach was adopted in this study. The case study was adopted to draw on its
strengths as a qualitative methodology. Soy (1997) explained the case study approach as a
research method that excels at bringing an understanding of a complex issue or object and can
extend experience or add strength to what is already known through previous research. This
approach to research involves an observation of a single group or event at a single point in time,
normally subsequent to some phenomenon that allegedly produced change (Nachmias, 1992). In
the case of the Wa Municipality, it has been observed that, urbanization which is rapidly ongoing has a direct influence on the development of housing. This case study is therefore
employed in assessing the effectiveness of development control in managing housing
development of the Municipal. Sarah (2011) is also of the view that, the case study approach
allows in-depth, multifaceted explorations of complex issues in their real-life settings. The
unique strength of case study is its ability to deal with a full variety of evidence- thus documents,
artifacts, interviews and observations beyond what might be available in a conventional
historical study (Yin, 2008). The distinctive need for case study and for which reason it has been
used in this study is therefore to critically understand the complex phenomenon of development
control in managing the housing development in Wa Municipal. The case study method allows a
retain of holistic and meaningful characteristics of real-life events and not mere abstractions.
3.3.2 Population of the Study
Polit and Hungler (1999) refer to population as an aggregate or totality of all the objects, subjects
or members that conform to a set of specifications. It can also be described as a set of all cases
from which a sample is selected. Thus, population constitutes the target of the study and must be
clearly defined and identified. In this research, homeowners and institutions involved in the
control of housing development constituted the study population. These included all homeowners
within the study Municipality. It also includes the various institutions like the Municipal
Assembly, Works Department, Building Inspectorate Unit and other relevant organizations in the
Municipality.
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The study population, which comprise of homeowners, developers and institutional officials in
the municipality were interviewed, to solicit for information with regards to the issues of
development control and housing. They helped us to achieve the objectives of the study by way
of responding to the questions that were administered.
3.3.3 Sampling and Sampling Technique
The Random, Purposive and Convenience sampling techniques were employed in carrying out
the study. The random sampling technique was employed in selecting the communities for which
the respondents were interviewed. This helped ensure the sample or respondents represented
equal characteristics of the whole municipal. The neighborhoods selected through random
sampling included Kabanye Residential Area, Degu Residential Area, Konta/Napogbakole,
kpaguri Residential Area, Chorkor Residential Area, Sombo Residential Area, Fongo Residential
Area and Airport Residential Area. The eight neighborhoods had a combined estimated
population of 659 houses (GSS, 2017). On the part of the institutions selection, Physical
Planning Department and the Building Inspectorate Unit of the municipal assembly were chosen
purposively based on their role in controlling development in the area. The heads of the
institutions gave out information for each department. In the case of respondents
(Homeowner/landlords), the convenience sampling technique was used. This method was used
because of the ease it affords in selecting respondents to be interviewed.
3.3.4 Sampling Size
The sample size constitutes the number of homeowners/ landlords to be studied. The
determination aimed at selecting part of the population from which information was drawn to
form conclusions that reflects the characteristics of the entire population. A sample frame of 659
houses acquired from the Municipal Assembly was used. The following formula was used to
select the sample size for the study Yamane (1967) cited in Avogo (2015) provided a simplified
formula to calculate sample size which was given as,
𝐍
𝐧 = 𝟏+𝐍(𝛂)𝟐
Where α is the level of significance or margin of error,
29 | P a g e
n is the sample size
N is the sample frame.
Applying the formula
𝟔𝟓𝟗
𝐧 = 𝟏+𝟔𝟓𝟗(𝟎.𝟎𝟓)𝟐
𝑛 = 249
In order to have a fair representative sample size, the sample size was determined at a 95%
confidence level (At a 0.05) significance level). The sample size is approximately 249 houses
Table 3.1: Distribution of sample size among neighborhoods
Neighbourhood
Number of Houses
Sample Size
Nakpogbakoli/Konta
137
52
Degu
36
14
Airport residential
60
23
Chorkor
112
42
Kabanye
78
29
Kpaguri
107
40
Sombo
32
12
Fongo
97
37
Total
659
249
Source: Author’s Construct, April, 2021
The houses in which the questionnaires were administered were chosen based on convenience
sampling as well as the landlords. Due to the fact that the study required information of houses,
that is, information on building permits and titles; only the Landlords and Caretakers could
provide such information. Therefore, the study purposively targeted the Landlords and
Caretakers.
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3.3.5 Data Collected, Sources and Techniques
Several categories of data were required to assess the effectiveness of development control in
housing development in the Wa Municipality. These included data on development control
practices in the Municipality and the legal and institutional capacity of the Wa Municipality in
controlling development. Attempts or efforts being made by the authorities in controlling
housing development, the strategies employed as well as the primary causes and effects of
development control problems in the area was also needed.
Primary and secondary data sources were both used for the study. From the field survey of
developers in the communities and interviews with officials of relevant departments and
agencies, primary data was obtained. The study also relied on secondary sources of data such as
existing literature and materials related to the subject matter. Others were also obtained from
journals, unpublished thesis, articles, and the internet. Several data collection techniques were
employed for this study.
Questionnaires were designed with both open and closed ended questions to ensure coverage of
issues from different dimensions. This was employed at the institutional level to solicit
information on the state of development control in the Municipality. This was employed for this
purpose because of its easiness to use when dealing with literates who can provide information
with little or no guidance.
Structured interview guides were used to collect data from homeowners involved in the study.
This was used to collect data from homeowners to get a deeper understanding of the issues under
study. This was employed at homeowners or individual level data collection since some of the
respondents were not be able to complete questionnaires on their own. This helped ensure
effective interaction with respondents without wasting too much time or deviating from the
focus.
Direct observation was employed as a data collection technique and it accorded an opportunity to
see directly some of the activities carried out by individuals, households and corporate
institutions that have bearing on development control in the municipality. It also contributed in
appreciating the capacity of the various institutions concerned in the areas of logistical support,
staffing and recognition by the general public as far as their operations are concerned.
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Desk study was also employed to gather and analyze existing secondary data. These techniques
helped in providing an avenue for the researcher to seek for all information relevant to the issues
investigated into. Secondary data used for this study was taken from scholarly journals and
books. This was based on a protocol of purposive sampling with strict quality, inclusion and
exclusion for selecting relevant articles for the study.
Traditional literature review approach was also employed to ensure deeper understanding of the
study issues. The secondary data will be collected from a variety of documented sources,
including District Medium Term Development Plans (MTDPs), Physical Planning Department
documents, legal documents, census reports and many others from both libraries and internet
sources. The secondary data, coupled with the primary data assisted in understanding issues on
development control in Ghana and beyond, getting a description of the study areas and
approaches used in undertaking this study. Table 3.2 below outlines the methods employed in
achieving objectives of the study
Table 3.2: Data Type, Sources and Collection Techniques
Study Objectives
Type of Data Required
Data Source
Mode of Collection
the Adherence to regulation
Developers,
questionnaires for
compliance of housing governing housing
Physical
developers and
developers
Planning
Institutional
Department and
Questionnaire
To
assess
to development.
development
regulations
in
the
Building
district.
Inspectorate
Unit
of
Wa
Municipal
Assess the awareness of Knowledge of homeowners about Physical
Institutional
housing developers on statutory laws regulating Housing Planning
Questionnaire,
laws
institutions, Department,
observation and
questionnaires for
concerning development,
development control
principles
and
developers Building
perceptions
of
development Inspectorate
control.
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Unit
of
developers
Wa
Municipality
and developers
To find the challenges Problems hindering the control
Physical
Institutional
faced by the institutions of housing development and its
Planning
Questionnaire,
responsible
Department
observation and
in
the effects in the district.
implementation
and
questionnaires for
enforcement processes.
To
developers
make Current state of development
Physical
Institutional
control in the District,
Planning
Questionnaire,
towards urban policy challenges of development
Department,
observation and
planning
Building
questionnaires for
management in housing literature
Inspectorate
developers
development.
Unit
recommendations
and control, and lessons from
of
Wa
Municipality
and developers
Source: Author’s Construct, March, 2021
3.3.6 Data Analysis
The data obtained during the survey was analysed using both qualitative and quantitative
techniques. The data collected from the field was cross checked and edited to ensure that there
was no mistake in the responses and the information given were relevant. The data was then
coded into a computer. The Statistical Package for Social Science (SPSS version 16.0) was
employed to process and analyse the questionnaire. The interviews were manually analysed.
Frequency tables, pie charts and bar chart are presented to give visual impression of the
responses by the use of Microsoft Excel. The quantitative method was used in deriving
percentages, averages, means and presenting data in numerical terms where appropriate.
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Qualitative data gathered from the field through interviews and key informants are summarized
into statements and used to clarify some of the results obtained in the study.
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CHAPTER FOUR
DATA PRESENTATION, ANALYSIS AND DISCUSSION
4.0 Introduction
This chapter covers the presentation, analysis and discussion of the data that answer the research
questions and objectives presented in chapter one.
4.1 Characteristics of Respondents
Home owners and institutions in the Wa municipal were interviewed on issues concerning
development control and housing management. The activities of these selected respondents are
closely related to and affected by development control and housing development in the
municipality.
During the survey, 137 homeowners were interviewed out of the 249, this was as a result of the
fact that some homeowners were absent during the survey.
4.1.1 Age Distribution of Respondents
Age distribution is an important element in data analysis especially in dealing with dwellers of
settlement. The UN Habitat (1987) found that majority of people living in unauthorized
structures are young adults who are in their active working age. From the table below, the age
group between 30 to 60 years form majority of the respondents. See table 4.1 below.
Table 4.1: Age distribution of respondents
Age Group
Frequency
Percentage (%)
Under 30 years
6
4
30 – 60 years
100
73
60 +
31
23
Total
137
100
Source: Field Survey, 2021
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4.1.2 Level of Education of Respondents
Education is one of the major factors that could influence adherence or non-adherence to
regulations as found by Nawagamawa and Viking (2003), as cited in Degaul (2014). From figure
4.1, majority of the respondents (40%) had tertiary education. However, (26%) of the
respondents had no formal education. Generally, the level of education among the respondents
was low. Thus, just about a third of the respondents had tertiary education. See figure 4.1 below.
Figure 4.1 Level of Education of Respondents
Level of Education Of
Respondents
24%
26%
Basic
Secondary
10%
Tertiary
No formal education
40%
Source: Author’s construct, 2021
4.1.3: Gender of Respondents
Out of the 137 respondents, from figure 4.2 below, males contributed 78% while 22% were
females. The observed high percentage of male respondents in Wa Municipality was due to the
cultural systems in the area, where males are considered as the heads of households. In view of
this, males are expected to cater for their respective households in terms of provision of shelter
and other necessities.
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Figure 4.2 Shows the Gender of Respondents
Gender of Respondents
90
78%
80
70
60
50
40
30
22%
20
10
0
Males
Females
Source: Author’s construct, 2021
4.1.4 Religious Background of Respondents
Respondents were also asked of their religious and cultural backgrounds. This was necessary to
get a view of the religious and ethnic background of the respondents as it influences the family
system which can influence the nature of housing in the area. See Table 4.2 below
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Table 4.2 Religious Background of Respondents
Religion
Frequency
Percentage (%)
Christians
25
18
Muslims
112
82
Total
137
100
Source: Field Survey, 2021
From Table 4.2, 82% of the respondents were Muslims while 18% were Christians. This was due
to the general characteristics of the study area where approximately 89 % of the people within
the municipality are Muslims. The dominance of Islam explains why compound houses were the
commonest in the municipality. The religious and ethnic background of the people is associated
with large family sizes which are best catered for by compound houses in the municipality.
4.1.5 Land Ownership Status of Respondents
Land cannot be overlooked in issues of development control since it is the major element in
housing production. Land is extremely essential for housing provision, infrastructural delivery
and agricultural activities (Agbola, et al., 2002). Knowledge of land ownership helps in knowing
whom to contact in acquiring land. This help to reduce litigation and its associated problems.
Understanding the mode of land acquisition in the Municipality was therefore important in
knowing the land ownership pattern in the area. See table 4.3 below.
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Table 4.3 Land ownership status of respondents
Land owners
Frequency
Percentage (%)
Government
6
5
Tendaamba
95
69
Family
26
19
Individual
10
7
Total
137
100
Source: Field Survey, 2021
Table 4.3 shows the Tendaamba are the main land owners (69%) from which housing developers
acquire land. The other mode of land acquisition included; family inheritance (19%), government
(5%) and buying from private individuals (7%). This analysis implies that, the role of the
Tendaamba in land allocation in the municipality is still paramount which contradicts the
findings of Avogo (2015) claiming the role of the Tendaamba is becoming extinct in land
transactions. Further, the dominance of the customary land transactions in the municipality
suggests that, customary landholders may sell land for purposes which may be different from the
uses for which planners zone them. The consequence of this phenomenon is that haphazard
developments will increase in the municipality. The lands in the Municipality are leased for
building purposes hence encouraging high supply of housing. However, land leasing by the
Tendaamba could result in high level of insecurity of tenure which can be attributed to several
chieftaincy disputes, boundary disputes among others (Anyidoho, 2011). Undertaking land
acquisitions and documentations with the Customary Land Secretariat could however help
reduce insecurity of tenure in the municipality.
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4.2 Development Control Compliance in the Wa Municipality
The mere knowledge of developers on development control regulations is not efficient to assess
how effective these regulations are being carried out in the Municipality. This section examines
developer’s compliance with the development control regulations in the Wa municipality. This
was assessed from both the institutional and developers point of view.
4.2.1 Development Control Mechanism in Wa Municipality
Physical development control basically involves regulating and directing physical development
into desired locations, form, direction and nature (Tasantab, 2015). The processes involve in
physical development controls as revealed during an interview with the Physical Planning
Department are in two stages. The first stage involves the declaration of an area as a planning
area. Base maps are then prepared by the Survey and Mapping Division (SMD) of the Lands
Commission for use by the Physical Planning Department to prepare planning schemes or
layouts. The second stage involves the publication of the planning schemes. These schemes are
then plotted on the ground and the land is subdivided into lots. This sets the bases for permit
applications and, the vetting and assessment in accordance with the Land Use and Spatial
Planning Act, 2016 (Act 925), L.I. 1630 and the planning scheme. As mentioned in chapter two,
the Physical Planning Department in Ghana has the legal mandate to ensure orderly and
sustainable human settlement development.
The institutions involved in development controls in the municipality are, the Physical Planning
Department, the Environmental Protection Agency (EPA), the National Fire Service and the
Lands Commission (these institutions constitute the statutory committee responsible for
assessing development permit depending on the structure) and the Works and Housing (Building
Inspectorate Department). It was revealed during the interview that, in situations where a
developer intends to build multiple uses and multi-levels like hotels and fuel stations, it is
required of the individual to acquire safety and health permit from Environmental Protection
Agency (EPA) and National Fire Service (NFS).
The Building Inspectorate Unit of Works and Housing is another institution responsible for
inspection of all development during the construction process. The unit has the responsibility to
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ensure that development specifics conforms to standards for which permit was given. The
Building Inspectorate Unit is to ensure that home builders adhere to regulations in physical
development as spelled out in the L.I. 1630. These institutions collaborate to guide the structure
and direction of growth of towns to ensure orderly development as well as efficient
environmental sanitation and safety in the municipality
4.2.2 The Role of Institutions Involved in Development Controls in the Wa Municipality
The land sector institutions involved in the process of permit acquisition are, Physical Planning
Department, Survey and Mapping Division, the Public and Vested Lands Division of the Lands
Commission and the Customary Land Secretariat. The table below shows the institutions and
their roles in development control in the Municipality.
Table 4.4 Institutions and their roles in development control
Institution
Role
Survey and Mapping Division
 Prepare Base maps to e use y the
TCPD to prepare planning schemes
 Preparation of site plan
Public and Vested Land Management
Registration of Lease
 Sensitizing the general public on the
relevance of land registration
Customary Land Secretariat
 Recording of interest in land
Physical Planning Department
 Preparing development schemes
 notify applicants of receipt of their
application
 convey and facilitate both the
technical sub-committee and the
statutory committee to vet the permit
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application
 Presentation and
approval of
application for development
Building Inspectorate Unit of the
 Enforcement of development control
Municipal Assembly
 Inspection of developments during
and after construction
Source: Field Survey, 2021
4.2.3 Land Titles of Homeowners
With reference to the National Building Regulations, 1996, LI630 section 2(2) which clearly
states that “No approval shall be granted to any applicant who does not have a good title to land,
and for the purpose of this regulation, a good title shall be in accordance with a certificate issued
by the Chief Registrar of Land Titles or any other agency so authorized”. Therefore, it was
necessary to establish the rights house owners hold on lands used for housing in the areas. Table
4.5 shows responses of house owners with regard to rights on land.
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Table 4.5 Land titles of homeowners
Lease
Number of respondent
Percentages
Have title to land
100
73
No title to land
14
10
Not Sure of having title to 23
17
land
Total
137
100
Source: Field Survey, 2021
4.2.4 Permit Acquisition by Developers
The issue of permits acquisition in terms of management and control of housing development is
very crucial. Developers are mandated to register their land and obtain a development and
building permits before construction. This was ascertained through the questionnaires
administered. Home owners were asked whether they acquired permits for their housing
development or otherwise. See table 4.6 below.
Table 4.6: Respondents with Development Permit
Response
Number of developers
Percentage (%)
Yes
120
88
No
10
7
Not sure
7
5
Total
137
100
Source: Field Survey, 2021
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The study revealed that, 88% of the developers interviewed applied and received building permit
for their housing development. Seven (7%) did not adhere to the building development
processes. These people attested to building without permit while 5% were not sure of having
permits. This was as a result of the home owners buying or inheriting the houses they are
currently inhabiting. Despite the high awareness level on housing development regulations
governing physical development, development controls were not adhered to by 7% of developers
in the Wa municipality. Developers who violated the regulations were conscious of their actions
and the consequences of it. Additional inquiries revealed that, the developers who had not
bothered to obtain permits before putting up structures did so for fear of refusal as their plots fell
within areas not zoned for residential purposes.
Though 120 of the total population had permit, however, 15 respondents representing 13% of the
total number of respondents had not received their permit at the time of the study. The
implication of this phenomenon is that, developers are indirectly given the go ahead to
commence development without receiving the permit.
4.2.5 Duration for Permit Approval
The L.I 1630 and the Act 925, sections 8 and 113 respectively provides that the District Planning
Authority shall notify the applicant within 7 days of the receipt of the application and shall
within a period of 3 months thereafter notify the applicant whether the application is granted or
refused. In practice, however, evidence suggests that this time span differs. Results from the field
survey as shown in table 4.8 that many developers (84%) did not receive approved permits
within the stipulated three-month duration. This confirms Tasantabs’ (2015) findings that
majority of developers received their permit beyond 3 months. See table 4.7 below.
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Table 4.7 The Duration for Permit Approval
Duration
Frequency
Percentage (%)
Less than 3 months
20
16
Within 6 months
45
38
Within 12 months
33
28
More than 12 months
22
18
Total
120
100
Source: Field Survey, 2021
The implication is that potential developers who wish to start their project on time may be
delayed. As attested by majority (84%) of developers in the study area, delays in construction
also result in cost overruns for the developer due to inflation and other market forces.
4.2.6 Inspection and Occupancy Permit
Enforcement and inspection are central to the exercise of development control measures. The L.I
1630 would not be adhered to by the developers if effective supervision and strict enforcement
mechanisms are not adopted. In Ghana, building inspectors from the Works Department of
MMDAs have been tasked through the National Building Regulations (Section 11) to perform
daily inspection of activities of developers to certify that their developments follow the
specifications in the drawings presented to the development approval authority. In addition,
building inspectors are charged to make sure that builders do not build structures without prior
acquisition of permits from the department.
As enshrined in the National Building Regulation, after permit has been granted, a developer
must give the District Planning Authority at least forty-eight hours of notice in writing indicating
the date on which work will begin and dates on which the various stages of construction will be
ready for inspection by the District Planning Authority. In the course of the construction, it is
required that officials of the Building Inspectorate Division conduct frequent visit to the site at
various stages of the construction to ensure that quality and standard structures are raised and for
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conformity to the approved permit. An occupancy certificate is therefore obtained upon the
inspection of the completed housing project by the building inspectorate and a joint committee
on the request of the developer. Assessing the inspection of houses and ownership of occupancy
certificate is therefore necessary in understanding the level of compliance to development control
in the Wa Municipality. See Figure 4.3 below.
Figure 4.3 Shows the Inspection of Housing Development
100
90
80
Percentage
70
60
50
40
30
20
10
0
Houses supervised
Houses not supervised
Source: Author’s construct, 2021
Considering the acquisition of occupancy permit by developers in Wa Municipality, the study
revealed that large number of developers (95%) did not have their houses inspected nor obtained
occupancy permits before habitation. Developers did not know of this requirement and asked of
the essence of the inspection and obtaining this permit after development permit had been
obtained.
In Ghana, most developers build in incremental bases as to when the finances come. This lead to
instances where it takes a long period for houses to be completed, making it difficult for
authorities to follow to ensure adherence. The situation is also compounded by the institutional
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weakness in the Municipality. The lack of inspection has resulted in the spread of sub-standard
housing and site of buildings at inappropriate places such as on waterways in the Wa
Municipality.
4.2.7 Alteration Control in the Municipality
As provided for in the National Building Regulation (NBR), every developer who wants to make
any alteration either in the form of extension, conversion or both is required to apply to the
District Planning Authority for permit. This is done to ensure land-use suitability and the
structural soundness of buildings. The phenomenon of building alterations was therefore
assessed in the Municipality to ascertain the level of compliance to the provision. See figure 4.4
below.
Figure 4.4 Compliance to Alteration Regulations
Compliance to Alteration Regulations
40%
Made alteration
60%
No alteration made
Source: Author’s construct, 2021
From the study, 60% of homeowners had altered and extended their houses. Extensions were
mostly in the core areas where majority of houses were extended. The extensions were attributed
to increase in family sizes which compelled homeowners to extend their housing structures to
meet the growing demand. Further enquiries revealed that, none of these had taken permit for
such purposes. This was because respondents did not deem it necessary to seek permission
before extending their own houses.
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4.2.8 Materials used in Building in the Municipality
Section 32 (1) of the NBR provide for the type of materials acceptable for building in Ghana.
Some of the materials provided for by the law include but not limited to the following; mud or
swish used in plastic state to erect an earthen wall or atakpame, Wattle and Daub, burnt bricks or
blocks sandcrete, concrete or reinforcement” and more. The types of materials used by
developers were therefore assessed under the level of compliance with L.I. See Table 4.8 below.
Table 4.8 Building Material used by Respondents
Walling Materials
Materials
Frequency
Percentage
Sancrete
137
100
Lancrete
0
-
Total
137
100
Aluminum Sheets
137
100
Thatch
0
-
Total
137
100
Roofing Materials
Source: Field Survey, 2021
From Table 4.8, sandcrete and aluminium sheets were the materials used by developers for
walling and roofing houses respectively. This finding serves as a guide in determining the most
preferred building materials in the District. Per provisions in Section 32 (1) of the NBR, this
shows high level of compliance with the development control regulations. Generally, the
materials used for the construction of building in the case study area were good. Though the
nature of housing materials showed high compliance, the question still remains as to whether
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these materials were mixed in the required ratios. This is due to the fact that, 95% of
developments were not supervised, giving the indication that there might have been some level
of non-compliance with regard to how materials were mixed for construction. This was however
not established at the time of the study.
4.2.9 Maintenance of Housing Structures of Respondents
Apart from the construction materials, developers were also asked regarding maintenance and
condition of their buildings. From the field survey, housing maintenance assessment centered on
cracked walls (39%) and leaking roofs (44%). Observations of the houses revealed that, 12%,
61%, 19%, and 8% of the houses selected had their roofs being very good, good, fair and poor
respectively. The state of walls and floors were also generally good as 83% of the houses had
their walls in good condition. Housing structures were in generally stable conditions without
significant deterioration. This conforms to section 12(1) of the NBR which mandates District
Planning Authority to ensure houses are in good state by serving a notice in writing to a building
owner whose building structure has fallen into a state of disrepair, neglect or poses a safety
hazard to the public to carry out reasonable repairs. However, there are still houses in poor states
which authorities need to check to ensure safe housing in the Municipality.
4.2.10 Enforcement of Development Controls in the Wa Municipality
The Wa Municipal Assembly planning authority issues enforcement notices as a means of
ensuring development control. Although section 52(4) of Act 462 spells out sanction against
developers who contravene enforcement notices, no concrete attempts had been made by the
authorities against people who ignored notices. Majority of notices issued had not been enforced
at the time of the survey. Enforcement notices issued by relevant authorities in the Municipal are
therefore treated with no seriousness. Due to the non-functional nature of this component of
development control, 84% of homeowners still continued with development. The inability of the
authority to enforce its planning scheme was due to the attitude of developers and the weak
nature of the enforcement laws.
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Plate 4.1: Stop work notice written by the WMA planning authority on this building.
Source: Field survey, 2021
4.3 Awareness of Developers on Development Control
One fundamental way of assessing development control in an area is to obtain the awareness
level of developers in development control regulations. This is due to the fact that, awareness of
an issue has a tendency of positively influencing compliance with regulations. Homeowners in
the Municipality were therefore asked of their awareness of the existence of statutory laws
governing housing development in Ghana and the Municipal to be specific. See figure 4.5 below
Figure 4.5: Awareness levels of developers on development control laws
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Awareness levels of developers on
development control laws
100
95%
90
80
70
60
50
40
30
20
10
5%
0
Aware
Not aware
Source: Field survey, 2021
The degree of awareness of developers on the existent laws regulating housing development in
the Municipality was very high. Majority (95%) of respondents were aware of the fact that there
are statutory laws controlling housing development in the country. This implies a high tendency
for development regulations to be complied with and adequately enforced in the Municipality
since it is not new to the developers however compliance to development control is low
4.3.1 Knowledge on Principles of Development Control
Development control takes into consideration certain structural and spatial principles.
Knowledge of developers on the existence and significance or otherwise of these principles is
key to assessing their awareness of development controls and regulations. Out of the various
principles of development control, these three were considered for the study: Continuity of green
space, accessibility to houses and architectural design of buildings.
About 95% developers were only aware of the existence of mechanisms as well as the need to
create accessibility to their houses. There were however no mechanisms with regards to
enforcement of development controls that seek to:
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i)
Improve continuity of movement
ii)
Improve continuity of public space
iii)
Minimize concentration along routes
iv)
Continuity of flexibility in accommodating future demand and
v)
Minimize or maximize the land use intensity
4.4 Challenges of Institutions Responsible for the Implementation and Enforcement
Processes in the Wa Municipality
The importance of controlling land use is to ensure that it is used efficiently and effectively to
promote health and safety in the built environment. Development control is a vital job routine of
planners especially in the local planning authority because prior to all developments there is a
requirement for approval of plan.
Controlling housing development in the Wa municipality is faced with diverse challenges which
hindered the effective control of physical development. These challenges emanated from
institutional and non-institutional sources.
4.4.1 Human Resource Capacity
The study revealed that the Physical Planning Department and supporting agencies responsible
for development control are bedeviled with inadequate human resources which militated against
their effectiveness in undertaking their mandate of development control. Interactions with the
officials of different departments (Physical Planning Department and Building Inspectorate)
revealed that all relevant departments were under-resourced in terms of human resource
capacities.
The few officials are always overburdened due to the rapid growth of physical development in
the municipality. This therefore made it difficult for the department to keep pace with housing
development.
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This phenomenon seems to be a general problem in the country as Tasantab (2015), and Yeboah
and Obeng Odoom (2010) also discovered in their various studies.
The available human resource is often incapacitated in terms of skills to effectively undertake
day to day activities in controlling development. Relevant skills such as knowledge in the
application of Geographic Information Systems (GIS) was lacking among officials. This made it
impossible to adequately map and monitor physical development in the study area.
Consequently, development took place haphazardly and in an uncontrolled manner leading to
poor physical development and conflicting land uses.
4.4.2 Inadequate Logistical Capacity
Studies by Avogo (2015), Yeboah and Obeng-Odoom (2012), Tasantab (2015) and Isaahaque
(2011), report similar findings, that the issue of inadequate logistics has been a general problem
of the majority of district planning authorities in the country. The departments are challenged
with inadequate logistical capacity which hinders on its activities.
The Physical Planning Department had inadequate vehicles and computers to facilitate their
processes of development control.
Development schemes were drawn manually which had limited efficiency and effectiveness of
development management. This manual approach to mapping and scheme designing for physical
development lead to incomplete schematic representation of physical development of the area.
Consequently, there are difficulties in schemes implementation and enforcement of regulations.
In-appropriate and unapproved developments were left to continue due to the fact that such areas
are left out in schemes design.
Coupled with lack of computers and appropriate software systems was lack of vehicles for site
inspection and bulldozers for demolition of unauthorized structures. This rendered development
control agents inactive since they were not able to perform demolition exercises to deter
developers who acted contrary to development schemes and building regulations.
4.4.3 Insufficient Legal Capacity of the Institutions
With regards to the legal capacity of the Physical Planning Department and Building
Inspectorate Unit, it was realized they lack the power to prosecute developers who intentionally
53 | P a g e
breach their rules. Therefore, institutions, agencies and individuals continuously break the rules
and regulations without punishment. Part five (5), section twenty-five (25) of the Town and
Country Planning Ordinance (cap 84) states that, “Any person who willfully obstructs or
interferes with any person in the lawful exercise of any power conferred by this ordinance shall
be liable, on summary conviction, to a fine of twenty-five pounds”. Section twenty-six (26) of
part five of the same ordinance categorically states that, “any person who willfully does any act
(whether of commission or omission) which is a contravention of a provision contained in a
scheme shall be liable on summary conviction, to a fine of twenty-five pounds and in the case of
continuing offense, to a further fine of five pounds for every day during which the offense
continues”.
The Local Government Act (Act 462) of 1993 confers the authority of development control on
the District Assembly as a Statutory Planning authority. Due to this mandate, when the rules
regarding development are breached, all that the Physical Planning Department can do is usually
to write “stop work”, produce permit by a specified date. However, these phrases have lost their
original effectiveness from overuse. Offenders are not prosecuted and even if they do, the fine as
stipulated in the Town and Country Planning Ordinance (cap 84) is meager an amount to
discourage developers from breaching the rules. As such, it does not stop developers from
building without permits. It means that the obsolescence of the Town and Country Planning
Ordinance (cap 84) has rendered it a bit ineffective as far as development control is concerned,
because the processes of prosecuting offenders are rather too lenient.
Also, it was found out that the statute establishing this department (CAP 84), passed in 1945, has
become outmoded. It is outmoded in the sense that, with the passage of time, several issues and
challenges have occurred which needed to be incorporated into the Act in order to enable the
department to be more useful to the country. For example, with the CAP 84, the functions of the
TCPD are limited to the preparation of layout plans and the determination of land use. The
ordinance does not give the department powers to monitor or to cause demolition of unapproved
structures or to control development. This situation has encouraged many distortions in layout
plans prepared and approved.
4.4.4 Lack of Coordination
Development control falls within the domain of more than one agency and needs effective coordination between these agencies before development can be controlled and managed
54 | P a g e
effectively. These agencies are the Physical Planning Department, the Survey and Mapping
Division, Lands Title Registry, Stool and Skins Lands Division and other utility service
providers. However, apart from the District Statutory Planning Committee that occasionally
brings representatives of these agencies together, each of the departments work independently,
each doing what it considers right within the context of their mandate and resource capacity. The
study found that, development permit applications had to be sent round various offices of
members of the Statutory Planning Committee to append their signatures for the approval of the
application before it could be granted. This could, instead, be done through the normal practice
of all members meeting to discuss it before appending their signatures. The implications are that,
it causes delay to the issuance of development permits which will prompt developers to develop
without recourse to development control.
4.4.5 Lack of Political Will
Finally, the lack of political will to enforce planning layout was also identified as a problem
which militated against development control in the Wa Municipal. In certain instances, the
Municipal Assembly which is the highest political and administrative authority in the
Municipality failed to demolish unauthorized structures even where it was permitted by law to do
so. This situation stern from the fear of public reactions and criticisms associated with
demolition exercises and its implications for the political career of mainly the chairman of the
Statutory Planning Committee and the Municipal Chief Executive. This makes the relevant
agencies feel reluctant in enforcement of regulations since there is little support from higher
authorities.
4.4.6 Effects of Uncontrolled Development in the Wa Municipality
The effect of uncontrolled development cannot be overemphasized because of the negative
implication it is likely to pose to dwellers and the environment.
First, unauthorized developments for residential purposes in the areas outside of the inner ring
road have had dire consequences on other land uses, the worst of these is open spaces and
government lands. Open spaces are the first to be encroached on. This is especially true with
55 | P a g e
open spaces designated for future use. This was partly attributed to greed of some chiefs or
Tendaamba who knowing very well the land is to be used as open spaces still give it out to
developers. The Physical Planning Department under this circumstance is forced to regularize
the use.
Furthermore, the lack of enforcement of development control has resulted in the flouting of
building requirements with regard to the site of buildings and the permit processes. This has
resulted in developers building in water ways, high tension lines etc. See Plate 4.2 below.
Plate 4.2: High tension line directly over residential buildings in the Wa Municipality
(Jujedeiyiri Area)
Source: Field survey, 2021
From the foregoing analysis, it is very evident that these non-conforming uses will impact
negatively on sector layouts thus will derail the overall plan implementation programme as well
as physical development. This is because the Physical Planning Department will find it difficult
to monitor the pace of physical development, make projections and subsequently advice the
Assembly on matters relating to that. There are three instruments of development control,
namely; legislation, planning and approval process and monitoring and evaluation. (PPD,
2021)The legislation seeks to explain the statutory framework within which powers of
development control are to be exercised. It spells out the rules, regulations and laws within
56 | P a g e
which development control can take place and legal backing. It bridges the gap of what ought to
be done and what ought not to be done in planning. Also, planning and approval processes deals
with acquisition of land title, development permits, design of planning schemes and surveying.
Monitoring and evaluation describes site and building inspection, enforcement notices and stop
work notice. (PPD,2021).
The rapid growth in the Wa Municipality without a corresponding increase in infrastructure is a
major threat to economic development. If rapid growth and expansion of the Municipality is not
guided and controlled, it may result in situations of congestion leading to conditions of poor
health, poor sanitation and haphazard development. The desire for an orderly and harmonious
development of the Wa Municipality is not only for the aesthetic values but also to make for the
social and economic development of the Municipality. In a situation where all factors remain
constant, an area or community where development is properly controlled and harmonized, basic
social infrastructure amenities like access roads, schools, hospitals, markets and utilities like
pipe- borne water, electricity and telecommunication facilities could be easily distributed at a
very low cost. This makes for easy physical access to these facilities enhancing the living
standards of the people.
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CHAPTER FIVE
MAJOR FINDINGS, RECOMMENDATIONS AND CONCLUSIONS
5.1 Introduction
The study sought to assess the effectiveness of development control in regulating urban housing
in the Wa Municipality. The key findings are summarized below.
5.2 Summary of Major findings
The findings that were made in this study were guided by the 3 major objectives of the study,
namely:

To assess the compliance of housing developers to development regulations in the
district.

Assess the awareness of housing developers on laws concerning development control.

To find the challenges faced by the institutions responsible for the implementation and
enforcement processes.
5.2.1 Compliance to Development Control Regulations in the Wa municipality
Development control adherence is high among developers in the District as 83.3 percent adhered
to various regulations. Generally, compliance by developers centers on obtaining building
permits. However, there is no complete compliance as 16.7 percent of developers did not comply
despite the high awareness of regulations governing housing development. Also, 60 percent of
homeowners altered and extended their houses with none of them obtaining a permit for such
purpose. Some developers do not bother to obtain permits before putting up structures because of
fear of refusal. Also, ignorance of the developers results in their inability to effectively comply
with these regulations.
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5.2.2 Awareness of Development Control laws
In the Wa Municipal, there is high (95 percent) awareness of laws controlling housing
development. Developers in the Municipality also know the institutions regulating housing
development as about a significant proportion made mentions of the Physical Planning
Department, the Survey Department, and Lands Commission as responsible agencies. However,
developers in the Municipality do not appreciate some of the principles of development control
in the areas of continuity of green space, minimizing or maximizing land-use intensity among
others. Also, the majority of developers are ignorant about the detailed components of
development and building permits such as the inspection of the construction process, the required
mixing ratios of building material among others. In the aspect of permitting, developers are
aware of the need to acquire a permit but what the permit entails and why it is important is
something they are ignorant about.
5.2.3 Challenges faced by the institutions responsible for the implementation and
enforcement processes in the Wa municipality
The human resource base of departments responsible for development control is incapacitated in
terms of number and skills to effectively undertake day-to-day activities in controlling
development. There is also inadequate logistics for effective development control. There are
inadequate computers and appropriate software systems, vehicles for site inspection, and
bulldozers for demolition of unauthorized structures.
The use of outmoded laws for the governance of development also hinders effective
development control. CAP 84, passed in 1945, has become outmoded as offenders do not feel the
punishments outlined by the statute due to its meagerness. It is outmoded in the sense that, with
time, several issues and challenges have occurred which needed to be incorporated into the Act
to enable the department to be more useful to the country.
Also, inadequate coordination among relevant agencies responsible for development control as
well as lack of political will to enforce planning layout militates against development control in
the Wa municipality.
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Some of the effects of the ineffectiveness of development control in the Municipality included
developers building in waterways, high tension lines, and others.
5.3 Recommendations
This study examined the effectiveness of development control in regulating urban housing in Wa
Municipality. It is hereby recommended that the following measures be undertaken by the
relevant stakeholders to ensure effective and efficient adherence and enforcement of
development controls in the Municipality.

Enforcement of Sanctions: Development control sanctions such as demolitions and
fines against developers who failed to meet the requirements of the regulations should be
carried in accordance with the planning regulations. These sanctions should be
adequately carried out without any challenges as in political interventions. With the fines,
in particular, the statutes should be amended to make the fine reflect existing economic
situations to deter developers. Delay should be also be avoided when sanctioning a
developer who is at fault. This calls for the review of major planning legislation and the
adoption of human settlement and housing policy.

Increase logistics to the institutions: The Physical Planning Department and the
Building Inspectorate Unit need to be adequately resourced to perform their mandate of
controlling physical development in Wa Municipality. The departments should be
provided with vehicles for field inspections and monitoring.

Effective public education: The planning authority should organize seminars,
symposiums to educate the general public on issues pertaining to physical development
and also educate them on the principles and relevance of seeking permits prior to
undertaking development. Developers should also be educated on the need for acquiring
60 | P a g e
permits before and after development and emphasizes the fact that it is a legal
requirement since it is a fundamental approach to development control. This will enable
the general public to recognize the need to contribute to effective development control
and management of housing development. Some developers hold on to perceptions of
permit processes to be lengthy, cumbersome, and costly. Therefore, it is necessary to
strengthen education by the Municipal Assembly liaising with the radio stations in the
Municipality. This can be done on monthly basis whereas all the necessary planning and
land sector agencies take turns in educating the public on new measures that the
Municipal Assembly has put in place to reduce the waiting period for permit decisions.

Periodic Review of the Development Control System: There is the need to regularly
review the urban management procedures to suit the current upsurge nature of housing
development. This will ensure it reflects the current realities on the ground. This should
involve periodic performance assessment of the institutional structure, laws and
regulations, attitudes, and procedures towards urban development and management. In
light of this, appropriate legislative and institutional changes should be made to ensure
that the chain of command is softened to enhance local adoption.

Involvement of the Traditional leaders: To prevent haphazard urban development, the
Traditional Leaders should be actively involved in the plan preparation and
implementation since they are the landowners in the Municipality. They should be
educated on the need for a scheme to be prepared for their areas before leasing parcels of
land out to developers.
Ensuring co-ordination and co-operation between development control enforcement
agencies as well as utility service providers: Development control agencies and utilities service
providers must appreciate and understand how each complements the other in the pursuit of
development control objectives. Hence, there is the need for the personnel to work together to in
61 | P a g e
order to improve co-ordination. This will not only enhance efficiency in information
dissemination, but also ensure adequate monitoring of developments. Furthermore, it is
suggested that, the development plans of utility companies be harmonized with planning
schemes of the area. This will assist the utility companies to appropriately install their facilities
and services in the neighborhoods. Copies of planning schemes should also be made available to
the utility services providers for their comments and inputs
5.4 Conclusion
Development control is a mechanism for ensuring orderly and coordinated implementation of
land use plans. Development control aims to ensure that the pattern and nature of proposed
development on the land falls within policies set out in the development plan and follows
legislation and guidance as set out in planning policy guidance statements. The desire is to allow
for an orderly environment that will meet the requirements for ideal living. Urban planning
standards in Ghana have a historical evolution on the use and adaptability regarding master plans
and land regularization planning approaches for effective urban land management in human
settlements. According to Magigi and Majani (2005), the evolution and adaptability of planning
standards observed are influenced by changes in socio-economic and investment aspirations in
urban settlements. These standards also seem to influence the upgrading of infrastructure
facilities and utility given design, supply, demand, and management in informal settlements. The
enforcement of these standards has been short-lived. Development controls are now described as
weak or inappropriate.
It is hoped that due concerns raised should be given optimum attention both at the Central and
Local Government levels, it will go a long way to greatly improve urban management capacities
and ultimately result in the improvement of the urban physical environment to make way for
aesthetics, safety, efficiency, economy, harmony and as well sustainability of the environment or
settlements and ultimately, the well being of their inhabitants. To achieve the greatest form of
effective development control in the Wa Municipality, the study recommends restructuring the
development application process, enforcement of sanctions, increase logistics to the institutions,
effective public education, periodic review of the development control system, and involvement
of the traditional leaders.
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67 | P a g e
APPENDIX 1
DEPARTMENT OF PLANNING
UNIVERSITY FOR DEVELOPMENT STUDIES
QUESTIONNAIRE FOR HOME BUILDERS (OWNERS / LANDLORDS)
Project Topic: An assessment of the effectiveness of development control in regulating
urban housing. A case study of Wa municipality.
HOUSEHOLD QUESTIONNAIRE
1. i) Type of Housing? (Tick) a) Detached b) Semi-detached c) Compound
ii) a) Single Storey b) Two Storey c) Multi Storey d) Flat
2. Which of the following materials were used in building your house?
walling Materials
Sand Crete
Land Crete
Wood
Burnt Bricks
Wattle and Daub
Others(Specify)
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Tick
Roofing Materials
Aluminium Sheet
Concrete
Iron Sheet
Wood
Tiles
Thatch
3. Who did you acquire the land from? (Tick) (a) Government (b) Chief (c) Individual (d)
Family (e) Others specify...................................................................................................
4. What is the size of your plot?...........................................................................................
5. How many houses are built on this plot?.........................................................................
6. i) Were you issued with the lease document covering the land? Yes [ ]
No [ ] ii)If No
why?
Give
reasons................................................................................................................................................
.........................................................................................................................................
7. i) When did you start building your house?...................................................................................
ii) when did you finish constructing your house? .............................................................................
8. i) Are you aware there are statutory laws governing the development of houses in Ghana?
Yes [ ] No [ ]
ii)Did you obtain development/ building permit? Yes [ ] No [ ]
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iii) If yes, which institution granted you the permit? ......................................................................
iv) If yes, when was it obtained ....................................................................................................
v) Was the processing fee affordable? Yes [ ]
No [ ]
vi) If no why? Give reasons...............................................................................................................
............................................................................................................................................................
............................................................................................................................................................
9.
What
were
the
problems
that
you
faced
when
obtaining
the
permits?
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
..................................................................................... ……………………………………
10. What are your suggested solutions to the problems that you faced in obtaining the permits?
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
11. i) Did you have an architectural building design before obtaining the building permit?
Yes [ ] No [ ]
(ii) If no, why? Give reasons........................................................................
12. i) Was the house completed before you moved in? Yes [ ] No [ ]
ii) If no, why? Give reasons........................................................................
iii) Were you issued any legal document from the Assembly to officially move into your house?
Yes [ ] No [ ]
iv) If No, why? Give reasons
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.....................................................................................................................
.....................................................................................................................
13. Which of the following facilities do you have in your house? (Please tick the ones available)
(a) Toilet [ ] (b) Bathroom [ ] (c) Kitchen [ ]
14. Did you make any alteration later? (a) Yes (b) No
If yes, did you send them for approval? (a) Yes (b) No,
If No Why? .....................................................................................................................
15. i) Do you have tenants in your house? Yes [ ] No [ ]
(ii) If yes, how many tenants? ..........................................................................................
(iii) How much do you charge for a room per month? ..........................................................
16. Do you have vehicular access to the house in case of emergency? Yes [ ] No [ ]
17. Have you made any effort to continue greenery with your development? Yes [ ] No [ ]
18. i) Do you maintain your house and facilities? Yes [ ] No [ ]
(ii) If yes, How often? a) Once a year [ ] b) Occasionally [ ] c) When the need arises [ ]
19. What type of maintenance do you usually do under the following?
i) Wall.......................................................................................................................................
ii) Roof........................................................................................................................................
if none, why .............................................................................................................................
20. State of Housing Structure
(a) Roofs:
(i) Very good [ ] (ii) Good [ ] (iii) Fair [ ] (iv) Poor [ ]
(b) Walls:
(i) Very good [ ] (ii) Good [ ] (iii) Fair [ ] (iv) Poor [ ]
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(c) Floors:
(i) Very good [ ] (ii) Good [ ] (iii) Fair [ ] (iv) Poor [ ]
(d) Fenestration (i) Very good [ ] (ii) Good [ ] (iii) Fair [ ] (iv) Poor [ ]
APPENDIX II
DEPARTMENT OF PLANNING
UNIVERSITY FOR DEVELOPMENT STUDIES
INSTITUTIONAL QUESTIONNAIRE
Project Topic: An assessment of the effectiveness of development control in regulating
urban housing. A case study of wa municipality.
Name of institution....................................................................................................
Year of establishment in Wa municipal.......................................................................
Year of establishment in Ghana................................................................................
How long have you been in operation .....................................................................?
1. Why was it established? ...............................................................................................................
............................................................................................................................................................
............................................................................................................................................................
i) Do you involve any other institutions in your activities? Yes[ ] No [ ]
ii) If yes what are they?
Institutions
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Role
iii) If no,
why?
………………………………………………………………………………………………………
……………………………………………………………................................................................
2. i) Do you monitor the activities of the various sections of the department?
Yes [ ] No [ ]
ii) If yes how do you do that? ..........................................................................................................
............................................................................................................................................................
iii) If no, why? Give reason (s)
............................................................................................................................................................
............................................................................................................................................................
3. How do you monitor the construction of houses your department have granted development
permit?...............................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
4. i) What are the causes of unauthorized development in the Wa Municipality?
............................................................................................................................................................
............................................................................................................................................................
...........................................................................................................................................................
ii) What are the effects of unauthorized?
..................................................................................................................................
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iii)
What
solution
(s)
do
you
suggest
to
these
identified
problems?
...........................................................................................................................................
5. What are the roles of Town and Country Planning Department in the management of the
building environment? .....................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
6. How do you perform these building management functions?
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
7. What enforcement effort have been made with regard to the following?
i) Improve continuity of movement:
..........................................................................................................................................................
ii) Improve continuity of public space
..............................................................................................................................................
iii) Minimize concentration along routes
.......................................................................................................................................
iv) Continuity of flexibility in accommodating future demand
..........................................................................................................................................
v) Minimize or maximize the land use intensity
...........................................................................................................................................
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8. Assessment of Department Capacity
HUMAN RESOURCE
Personnel
No. available
No. required
Backlog/ Surplus
Planners
Tech. staff
Logistics
Vehicles
Computers
9. What are the major problems that you face in carrying out your activities in the town of Wa
Municipality?
.....................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
10. In your opinion, how can these problems be solved?
……………………………………………………………………………………………………
11.
What
are
your
institution’s
roles
in
issuing
development
permits?
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
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12. What are the major things that you look for in the plan before you approve a building permit?
...............................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
Number
Year
of Applications Granted
Applications Received Number
Percentage
Rejected Applications
Number
Percentage
2019
2020
2021
13. Permits Issuance
14. What is the relationship between the electricity company and your establishment as far as
development control is concerned
............................................................................................................................................................
............................................................................................................................................................
............................................................................................................................................................
APPENDIX III
FIELD PICTURES SHOWING HIGH TENSION LINES DIRECTLY OVER
BUILDINGS AND STOP WORK NOTICE
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APPENDIX IV - SAMPLE SIZE CALCULATION
Yamane (1967) cited in Avogo (2015) provided a simplified formula to calculate sample size
which was given as,
Where ‘n’ is the sample size, ‘N’ is the population and ‘e’ represent the margin of error.
𝟔𝟓𝟗
Applying the formula, 𝐧 = 𝟏+𝟔𝟓𝟗(𝟎.𝟎𝟓)𝟐
𝑛 = 249
In order to have a fair representative sample size, the sample size was determined at a 95%
confidence level (At a 0.05) significance level). The sample size is approximately 249 houses
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