P R E S E N T A T IO N O U T L IN EP A R T O N E

C o n c e p t u a l I s s u e s : P r o p e r t y R ig h t s , L a n d O w n e r s h ip , D e v e lo p m e n t , a n d D e v e lo p m e n t P la n n in g .A b s t r a c tP r o f i le o f t h e s t u d y a r e aS t a t e m e n t o f t h e R e s e a r c h P r o b le m , O b j e c t iv e s a n d M e t h o d o lo g y

P A R T T W OS e c t io n A :T h e s y s t e m s o f L a n d O w n e r s h ip in T e m a : A c q u is i t io n Z o n e a n d N o n -A c q u is i t io n Z o n eL a n d A c q u is i t io n a n d D e v e lo p m e n t P la n n in g in T e m aS e c t io n B : I S S U E SH a p h a z a r d D e v e lo p m e n t o f S t r u c t u r e sD e m o li t io n a n d C o s t o f D e m o li t io nT h e U s e o f P u b l ic L a n d sI l le g i t im a t e E x p a n s io n s in e x is t in g B u i ld in g s : V e r t ic a l a n d H o r iz o n t a l E x p a n s io n sT r a d in g o n P a v e m e n t sW a s t e a n d W a s t e M a n a g e m e n tK e y C o n c lu s io n s a n d R e c o m m e n d a t io n s

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GROUP MEMBERS

MR. PHILEMON KWAME ABAYATEYE MR. EMMANUEL S. AGBONU MS. NORNOR-QUADJIE E. MARGARET MS. ANOLIEFO ADAANA CHIOMA

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PART ONE: CONCEPTUAL ISSUES PROPERTY RIGHTS (PR)-a bundle of decision rights and actions; enables one to enjoy profit from the

use of assets while restraining others from using that asset (Seagal & Whinston, 2010)

- According to the Wikipedia, the characteristics of an efficient PR system are: E n f o r c e a b i l i t y , U n iv e r s a l i t y , E x c lu s iv i t y and T r a n s f e r a b i l i t y .

- Important issues of PR are n e g a t iv e a n d p o s i t iv e E X T E R N A L IT IE S

- There are also distinctions between P U B L IC and P R IV A T E goods Generally, PR refers to the legal rights of a person to decide the use of

resources or transfer such resources to other users.

LAND OWNERSHIP AND LAND TENUREGenerally, Land Ownership implies the incidence of land possession which

allows the owner to exercise natural powers over that land within the limits of national policy and law. L a n d t e n u r e refers to the ways in which rights to land is obtained and distributed amongst people (Kuntu-Mensah, 2003).

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Conceptual issues (cont’d) DEVELOPMENT-Development is defined as a c h a n g e . It is a multidimensional process

involving major changes in the social structures, popular attitudes and national institutions as well as the acceleration of economic growth, reduction of inequality and the eradication of poverty (Todaro & Smith, 2009)

It implies an improvement in the conditions of life and in the ways of doing things. For CHANGE to be meaningful, there must be PLANNING

DEVELOPMENT PLANNINGIt implies anticipating future challenges and preparing for them.

D E V E L O P M E N T P L A N N IN G therefore, is the process of articulating and putting into practice identified sets of measures with the basic aim of improving the existing socio-economic condition of an area or region.

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ABSTRACT It has been identified that the major cause of

unauthorized structures and settlements springing up in Tema (a planned metropolis) is the lack of clearly defined property rights system. The increasing migrant population and resultant accommodation crises resulted in negative externalities for both residents of Tema and the city authorities. The study was pro-qualitative involving both formal and informal interactions with residents, TDC and TMA officials as well as traditional leaders of Tema. The study concluded that migrants to Tema should consider alternative accommodation spaces in the outskirts of the metropolis while city authorities step up their monitoring and supervisory responsibilities10/28/11 5

PRIFILE OF THE STUDY AREA One of 170 Assemblies in Ghana established by LI 1927 (2007) Land Mass is 396 square km and is put under ACQUISITION ZONE

and NON-ACQUISITION ZONE Bounded by AMA (west), DWDA (east), AshMA and Adentan MA

(North) and Gulf of Guinea (South) Population: Estimated at 348, 815 and is expected to reach 418,

444 by 2013 with an annual population growth rate of 2.6 % (GPRS II, 2006)

Economy: Has both urban and peri-urban settlements and activities (agric-20% of total land, 4.1% covered by commercial activities and 19% of population in fishing). Agric, industry and commerce/services are the backbone of the local economy (industry and commerce employs most)

Education: Generally better with total of 671 educational institutions and pupil-teacher ratio of 43:1 and 20:1 for public and private schools respectively

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A map showing the boundaries of TMA. (Source: TMA, 2009)

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Research Problem, Objectives & Methodology PR O BLE M: T h e s y s t e m o f la n d o w n e r s h ip a n d

u t i l i z a t io n in T e m a h a s c h a l le n g e s f o r d e v e lo p m e n t p la n n in g . T D C m a n a g e s t h e A c q u is i t io n Z o n e a n d t h e t r a d i t io n a l a u t h o r i t ie s m a n a g e t h e N o n -A c q u is i t io n Z o n e s . T h e s e t w o b o d ie s r e q u ir e p e r m it s f r o m T M A t o u s e la n d s . P o w e r p la y a n d d e la y s in a c q u ir in g p e r m it s le a d t o u n a u t h o r iz e d e r e c t io n o f s t r u c t u r e s in T e m a . T h is p o s e s c h a l le n g e s t o t h e d e v e lo p m e n t o f T e m a .

O B J E C T IV E S : T o d e t e r m in e /u n d e r s t a n d h o w t h e c o n c e p t o f P R o v e r la n d s a n d s p a c e in f lu e n c e d e v e lo p m e n t p la n n in g in T e m a a n d t o m a k e p o l ic y r e c o m m e n d a t io n s .

M E T H O D O L O G Y: L i t e r a t u r e R e v ie w ; b o t h f o r m a l a n d in f o r m a l in t e r a c t io n s w it h r e s id e n t s o f T e m a , o f f ic ia ls o f T M A a n d T D C a n d t h e T e m a M a n t s e - In t e r v ie w g u id e s w e r e u s e d . R e s e a r c h i s la r g e ly q u a l i t a t iv e

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PART TWO, Section A LAND OWNERSHIP IN TEMAAcquisition Zone: Majority of lands in Africa are managed under

“customary law” (M e n d s a n d d e M e i je r e , 2 0 0 6 ). This was the case in Tema before 1952 when the government acquired 166 square km to develop a “New Tema”.

PR were clearly defined within this zone and individuals had very little chances to make changes to the already-build designs. There are however, deviations to the plans today

Non-Acquisition Zone: Sale and maintenance of lands in these zones are managed by chiefs and individual heads of extended families. Little attempt is made to ensure that lands are developed according to plan. The is the main cause of slum development and massive erected unauthorized structures in the metropolis10/28/11 9

ORIGINAL DESIGN FOR TEMA HOUSES

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Actual Representation of the Design

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Land Ownership and Development Planning in Tema A n e f f e c t iv e s y s t e m o f la n d

o w n e r s h ip i s a p a n a c e a f o r d e v e lo p m e n t p la n n in g . A n e f f ic ie n t L a n d A d m in is t r a t io n s y s t e m is e q u a l ly im p o r t a n t ( t h is in v o lv e s t h e d e t e r m in a t io n o f r ig h t s o v e r t h e u s e a n d a l lo c a t io n o f r ig h t s ) . L a n d R e g is t r a t io n is t h e b e s t m e a n s f o r a s s ig n in g r ig h t s o v e r la n d s

W h e r e t h e in t e r p la y b e t w e e n t h e c o n c e p t s o f P R a n d la n d o w n e r s h ip a r e h a r m o n iz e d w it h in a n e f f ic ie n t L a n d A d m in is t r a t io n S y s t e m , n e g a t iv e e x t e r n a l i t ie s a r e m in im iz e d

T h e p a r t ic u la r c h a l le n g e in T e m a is t h e la c k o f c le a r ly d e f in e d P R o v e r la n d . T h e n e x t s e c t io n d is c u s e s t h e n e g a t iv e e x t e r n a l i t ie s r e s u lt in g f r o m t h is s i t u a t io n

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Negative Externalities at a Glance: (1)Public Spaces as Private Parks

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(2) Unauthorized Metal Containers: “remove by order”

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(3) Unauthorized Wooden Expansions: “redefining the beauty”

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(4) Closing Up Spaces Between Homes

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(5) “Factories”--- Our Way

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(6) Trading on Road Pavements

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(7) Sanitation: “Let’s Collect the garbage”

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(8)Indiscriminate Waste Disposal on Open Spaces

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SECTION B: THE ISSUES (NEGATIVE EXTERNALITIES IN DISCUSSION) Haphazard Development of structuresHomes and structures are developed without due

recourse to zoning plansNew land owners build anywhere irrespective of

whether such areas were designated for the purpose to which they intended to put them (flood, cost of demolition)

Delays in granting permits inhibits following due process.

Leads to distortions in physical development plans

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Haphazard Development of Structures

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DEMOLITION AND COST OF DEMOLITION TMA has to demolish structures which do not

follow laid down zoning plans This results in constant conflicts between

demolition officials and owners of these unauthorized structures

Demolition poses great social and economic cost to both TMA and the owners

The Assembly spent GH 8,210.00 on ₵“Demolition Support” in the 2010 fiscal year. (TMA, 2010)

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Use of Public Lands Generally, no one claims ownership over public

lands. They include school parks, pavements, lorry parks and markets. They are the most abused

They are used as refuse dumps, football fields, and also for social events (with very little maintenance)

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VERTICAL AND HORIZONTAL EXTENTIONS OF BUILDINGS

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TRADING ON PAVEMENTS Aside hawkers, many trading containers have

been put on pavements of roads. For some roads, there are no pavements.

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WASTE MANAGEMENT Waste management is a thorny issue in the

entire country But Tema has a peculiar challenge as it hosts a

very large informal distribution trade and Ghana’s major industries

Many residents dump their domestic waste as well on public lands (esp. when waste contractors delay) and state officials are expected to manage them

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WASTE…

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CONCLUSIONS AND RECOMMENDATIONS Land is very important in development planning

because almost all activities revolve around it. TMA should therefore be interested in how it is owned and used

There is inadequate monitoring and supervision over physical developments in Tema. This partly explains the numerous unauthorized structures. TMA should step up its monitoring and supervisory roles

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Conclusions & Recommendations (cont’d) TDC has not matched provision of affordable

houses with the increasing immigrant population. Many have decided to extend their buildings and build at unauthorized sites to accommodate the population growth. TDC should adopt flat buildings (many storey)

There is need for education to sensitize people on building rightly and the need to follow laid down plans

There definitions of PR over lands in Tema should be more clearly done

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THANK YOU!!!

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