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KWASI GYAU BAFFOUR AWUAH, Bsc (Hons), MA, Mghis, MFIG, MGHACMA

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KWASI GYAU BAFFOUR AWUAH, Bsc (Hons), MA, Mghis, MFIG, MGHACMA A QUANTITATIVE ANALYSIS OF THE ECONOMIC INCENTIVES OF SUB-SAHARAN AFRICA URBAN LAND USE PLANNING SYSTEMS: CASE STUDY OF ACCRA, GHANA KWASI GYAU BAFFOUR AWUAH, BSc (Hons), MA, MGhIS, MFIG, MGHACMA A Thesis submitted to the School of Technology University of Wolverhampton in partial fulfilment of the requirements for the Degree of Doctor of Philosophy April, 2013 Declaration This work or any part thereof has not been previously presented in any form to the University or to any other body for the purposes of assessment, publication or any other purpose. Except for any express acknowledgement, references and/or bibliographies cited in the work, I confirm that the intellectual content of the work is the result of my efforts and no other person. The right of Kwasi Gyau Baffour Awuah to be identified as author of this work is asserted in accordance with sections 77 and 78 of the Copyright, Design and Patents Act (1988). At the date specified beneath copyright is owned by the author: Signature: ……………………………………………………. Date: ……………………………………………………. Prelude 2012 Dedication This work is dedicated to the memory of my late father and mother, Kwame Amoah and Adwoa Akwei, who trained me to work hard, persevere and never give up even when the going gets tough. Prelude Page ii Prelude 2012 Acknowledgements To whom honour is due, honour must be given. Therefore, it would be out of place not to acknowledge and thank the people and institutions whose diverse assistance, contribution and support, has made this work a reality. My foremost thanks go to God Almighty for bringing me this far. Indeed, without him nothing could have been achieved. As such, I give him all the glory. I would also want to acknowledge University of Wolverhampton and Ghana’s Lands Commission for funding my pursuing of this PhD programme and making the execution of this research, a reality. Additionally, I wish to express my sincere gratitude to members of my supervisory team. This research would not have been possible without the guidance of Dr Felix N. Hammond, who directed this work. Thank you, Felix, for your excellent academic, expert and spiritual guidance as well as your support for me and my family throughout this “PhD Journey”. To the remaining members of the team; Professor David Proverbs, Dr Colin Booth, Dr Jessica Lamond and Dr Robin Bloch, I am grateful to you for accepting to be on the team and your advice, suggestions and encouragement which helped to sustain my commitment to this PhD research and also shaped the outcome of this work. I thank Alhaji Sulemana Mahama of Ghana’s Lands Commission who consistently urged and encouraged me to pursue higher academic laurels engendering my pursuit of this PhD Degree. Alhaji, I am grateful for your advice and support, most of all during my actual PhD training, which happens to be one of the most trying moments of my life. Similarly, I thank Madam Elsie Asare (Mama Akos) for her prayers and invaluable pieces of advice right from my conception of the idea to pursue a PhD programme to date. To colleagues at the University of Wolverhampton and friends across the UK who urged, encouraged and supported me to carry on when I felt like “throwing in the towel”, I am indebted to you. My next thanks go to my research assistants, respondents, informants and all those who provided me with the necessary information to undertake this research. I am particularly grateful to staff of the Lands Commission, messers Ayivie and Lawrence Dakura of the Department of Town and Country Planning (T&CPD), Accra, staff of T&CPD, Works and Development Control Departments at the Ga East Municipal Assembly and Mr Peter Deveer (Regional Manager) and his team at Ghana Water Company Limited. The Prelude Page iii Prelude 2012 rest are: Mr Kissi of Electricity Company of Ghana; Mrs Regina Vander-Pallen of Department of Urban Roads; Mr Ebenezer Awidi of Department of Parks and Gardens; and Mawuli Amoah and Sylvester of Vodafone Ghana Limited. Furthermore, I thank my wife, and my brother and sisters (Kwasi Awuah, Ama Serwaa, Yaa Sakyiwaa and Nana Ama Kyeremaa) whose support has brought me this far. To my wife, Alice, I am particularly grateful to you for your patience, encouragement and above all the enormous sacrifices you made to enable me attain this height. I wish to also pay special tribute to my late mother, Adwoa Akwei (Hannah Dorothy Appiah) who always prayed fervently for my successful completion of this programme. Unfortunately, as fate and destiny would have it, did not live to witness this blissful day. Mama, I know you are happy for this occasion. Thank you for all your efforts, which have not been in vain. Finally, I thank my colleagues and friends in Ghana for their support and contribution during my data collection exercise, which coincided with the burial and final funeral rites of my late mother. To Felix Kwabena Danso, especially, I owe you a lot of gratitude for your sense of responsibility. Prelude Page iv Prelude 2012 List of Abbreviations BOG Bank of Ghana CBD Central Business District CVM Contingent Valuation Method DPG Department of Parks and Gardens DUR Department of Urban Roads ECG Electricity Company of Ghana GAMA Greater Accra Metropolitan Area GAR Greater Accra Region GDP Gross Domestic Product GEMA Ga East Municipal Assembly GhIS Ghana Institution of Surveyors GSS Ghana Statistical Service GWCL Ghana Water Company Limited KVA Kilo Volts Ampere LAP Land Administration Project LC Lands Commission LI Legislative Instrument LTR Land Title Registry LRD Land Registration Division LUMP Land Use Planning and Management Project LVB Land Valuation Board LVD Land Valuation Division NDPC National Development Planning Commission OECD Organisation for Economic Co-operation and Development PNDCL Provisional National Defence Council Law PVLMD Public and Vested Lands Management Division SD Survey Department SMD Survey and Mapping Division SSA sub Saharan Africa SSA ULUP sub Saharan Africa Urban Land Use Planning SSA ULUPS sub Saharan Africa Urban Land Use Planning Systems TCPD Department of Town and Country Planning UK United Kingdom ULUP Urban Land Use Planning ULUPS Urban Land Use Planning Systems USA United States of America UN United Nations UNFPA United Nations Population Fund UN-Habitat The United Nations Human Settlements Programme VGL Vodafone Ghana Limited Prelude Page v Prelude 2012 Contents Dedication ........................................................................................................................................... ii Acknowledgements ............................................................................................................................ iii List of Abbreviations ............................................................................................................................ v Contents ............................................................................................................................................... vi List of Tables ......................................................................................................................................xii List of Figures ..................................................................................................................................... xv Glossary ............................................................................................................................................. xvi Abstract ............................................................................................................................................. xvii Chapter One ........................................................................................................................................ 1 General Introduction .......................................................................................................................... 1 1.1 Introduction ........................................................................................................................ 1 1.2 Economic Development and the ULUP Question in SSA .............................................. 5 1.3 Statement of Research Problem ......................................................................................... 9 1.4 Statement of Research Objectives .................................................................................... 10 1.5 Approach to Research ...................................................................................................... 10 1.6 Scope of the Research ...................................................................................................... 11 1.7 Significance of the Research ............................................................................................. 14 1.8 Organisation of Thesis ..................................................................................................... 15 1.9 Chapter Summary ............................................................................................................. 16 Chapter Two ...................................................................................................................................... 17 Conceptual Framework ..................................................................................................................... 17 2.1 Introduction ...................................................................................................................... 17 2.2 The ULUP Concept ........................................................................................................
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