1Henry K. Boafo, 2Ansaa Y. Twum-Bobie, 3Irene N. Dinye, 4Romanus D. Dinye
1,2Department of Land Economy, Kwame Nkrumah University of Science and Technology, Kumasi, Ghana.
3,4Centre for Settlements Studies, Kwame Nkrumah University of Science and Technology, Kumasi, Ghana.
DOI : https://doi.org/10.47191/ijmra/v6-i9-44Google Scholar Download Pdf
ABSTRACT:
Urban land acquisition and development in Ghana is a difficult process, involving the navigation of complex land tenure systems, dealing with inadequate documentation, high costs, and resolving disputes over land ownership. These challenges make the process extremely time-consuming. This study aims to analyse existing practices in urban land acquisition and development procedures, and establish the strengths and weaknesses of urban land acquisition in Kumasi. The essence is to improve urban land acquisition and development in Kumasi and the rest of the country. The study employed the use of semistructured interviews with experts on the subject matter who were purposively selected for primary data collection. The study also depended on scholarly articles, policy documents, and research papers for its secondary data. The findings indicate that some of the challenges in urban land acquisition and development included expensive procedures, improper record keeping, overlapping bureaucracies, unqualified or untrained middlemen, lack of transparency and accountability, and delays in permit approvals among others. It revealed some strengths, which included spelt-out procedures, the availability of governing laws for land acquisition and development, and established agencies for the management of land issues. It is recommended that strict enforcement of laws, proper record keeping, merger of some functions, provision of adequate resources for field officials, and an online tracking system should be in place
REFERENCES1) Abdulai, R. T., & Ndekugri, I. E. (2007). Customary landholding institutions and housing development in urban centres of Ghana: Case Studies of Kumasi and Wa. Habitat International, 31(2), 257–267. https://doi.org/10.1016/j.habitatint.2007.02.004
2) Agarwal, B., Locke, J., Smith, A., & Spencer, H. (1996). Land Tenure 1. 20(5).
3) Agyeman, S., Herbert, A., & Sampson, A. (2016). Are the Challenges in the Processing of Building Permits a Precursor for Development of Illegal Structures in Ghana? US-China Law Review, 13(4). https://doi.org/10.17265/1548-6605/2016.04.003
4) Amanor, S. K. (2010). AGRICULTURAL COMMODIFICATION IN SOUTH-EASTERN GHANA FAMILY VALUES , LAND SALES AND. 80(1), 104–125. https://doi.org/10.3366/E000
5) Ameyaw, P. D., & de Vries, W. T. (2021). Toward smart land management: Land acquisition and the associated challenges in Ghana. a look into a blockchain digital land registry for prospects. Land, 10(3), 1–22. https://doi.org/10.3390/land10030239
6) Ameyaw, P. D., & Vries, W. T. De. (2020). Land Perspective.
7) Ansah, R. O. (2022). ASSESSMENT OF LAND INFORMATION SYSTEM FOR LAND ADMINISTRATION: A Case Study of Ghana.
8) Appau, W. M. (2018). Land Registration Process Modelling for Complex Land Tenure System in Ghana. 84. https://library.itc.utwente.nl/papers_2018/msc/la/miller.pdf
9) Arko-adjei, A. (2011). Adapting landadministration to theinstitutional frameworkof customary tenure (PhD Thesis):Faculty of Geo-information Science and Earth Observation-University of Twente.
10) Atilola, O. (2013). Systematic Land Titling and Registration in Nigeria: Geoinformation Challenges. Systematic Land Titling and Registration in Nigeria: Geoinformation Challenges, May 2013, 13. https://www.oicrf.org/documents/40950/43224/Systematic+land+titling+and+registr ation+in+Nigeria+geoinformation+challenges.pdf/bf574c75-0ad2-6d27-4357-2ed67a0b5010
11) Awaworyi Churchill, S. (2020). Moving from the millennium to the sustainable development goals: Lessons and recommendations. Moving from the Millennium to the Sustainable Development Goals: Lessons and Recommendations, April, 1–366. https://doi.org/10.1007/978-981-15-1556-9
12) Bansah, D. K. (2019). Governance Challenges in Sub-Saharan Africa: The case of land guards and land protection in Ghana.
13) Boamah, N. A., Gyimah, C., & Bediako Nelson, J. K. (2012). Challenges to the enforcement of development controls in the Wa municipality. Habitat International, 36(1), 136–142. https://doi.org/10.1016/j.habitatint.2011.06.010
14) Botchway, E. A., Afram, S. O., & Ankrah, J. (2014). Building Permit Acquisition in Ghana: The Situation in Kumasi. Developing Country Studies, 4(20), 11–22.
15) Bruce, J. . (2014). The Variety of Reform: A Reviewof Recent Experience with Land Reform and the Reform of Land Tenure, with Particular Reference to the African Experience (pp. 13–56).
16) Bunkus, R., & Theesfeld, I. (2018). Land grabbing in Europe? Socio-cultural externalities of large-scale land acquisitions in East Germany. Land, 7(3). https://doi.org/10.3390/land7030098
17) Chakravorty, S. (2016). Land acquisition in India: The political-economy of changing the law. Area Development and Policy, 1(1), 48–62. https://doi.org/10.1080/23792949.2016.1160325
18) Christophers, B., & Christophers, B. (2023). For real: land as capital and commodity Published by: Wiley on behalf of The Royal Geographical Society ( with the Institute of For real : land as capital and commodity. 41(2), 134–148.
19) Crook, R. C. (2004). Access to justice and land disputes in ghana’s state courts: The litigants’ perspective. Journal of Legal Pluralism and Unofficial Law, 36(50), 1–28. https://doi.org/10.1080/07329113.2004.10756576
20) Danso, H., & Manu, D. (2013). High Cost of Materials and Land Acquisition Problems in the Construction Industry in Ghana. IJREAS International Journal of Research in Engineering & Applied Sciences International Journal of Research in Engineering & Applied Sciences, 3(19).
21) Dwyer, M. B. (2015). The formalization fix? Land titling, land concessions and the politics of spatial transparency in Cambodia. Journal of Peasant Studies, 42(5), 903–928. https://doi.org/10.1080/03066150.2014.994510
22) Fiadzigbey, M. E. (2006). Customary Land Administrator in Ghana – Challenges and Prospects Customary. Shaping the Change, 1–11.
23) Gardebroek, C.1 and Hernandez, M. . (n.d.). This document is discoverable and free to researchers across the globe due to the work of AgEcon Search . Help ensure our sustainability . Modelling Outcomes and Assessing Market.
24) Gavu, E., & Sarfo-Kantanka, N. (2014). Records Management Practice in Land Sector Agencies, Evidence From the Land Registration Division of the Lands Commission in Accra - Ghana. 91(2006). https://doi.org/10.15396/afres2014_128
25) Gómez, S. (2014). The land market in Latin America and the Caribbean: concentration and foreignization. In The land market in Latin America and the Caribbean: concentration and foreignization (Issue November 2019). http://www.fao.org/3/ai4172e.pdf#page=27
26) Gyamera, E. A., Duncan, E. E. . K., & Arko-Adjei, J. S. Y. (2016). Land Acquisition in Ghana; Dealing With the Challenges and the Way Forward. Journal of Agricultural Economics, Extension and Rural Development, January, 664–672.
27) Hull, S., Babalola, K., & Whittal, J. (2019). Theories of land reform and their impact on land reform success in Southern Africa. Land, 8(11). https://doi.org/10.3390/land8110172
28) Ibbotson, R. G., & Siegel, L. B. (1984). Real Estate Returns: A Comparison with Other Investments. Real Estate Economics, 12(3), 219–242. https://doi.org/10.1111/1540-6229.00320
29) IFAD. (2008). Improving access to land and tenure security. Palombi e Lanci, Rome, 44.
30) Kasanga, K. (2001). Administration Reforms and Social Differentiation A Case Study of. IDS Bulletin, 32(1), 57–64.
31) Kasanga, K., & Kotey, N. A. (2001). Land Management in Ghana: Building on Tradition and Modernity. Russell The Journal Of The Bertrand Russell Archives, February, 1–42. http://www.eldis.org/vfile/upload/1/document/0708/DOC5021.pdf
32) King, R., & Sumbo, D. (2015). Implications of compulsory land acquisition and compensation in Ghana: a case study of land acquisition for the Suame-Buoho road reconstruction in Kumasi. Journal of Science and Technology (Ghana), 35(2), 100. https://doi.org/10.4314/just.v35i2.10
33) Kuntu-Mensah, P. (2006). On the Implementation of Land Title Registration in Ghana. Promoting Land Administration and Good Governance 5th FIG Regional Conference Accra-Ghana, 1–9.
34) Lagopoulos, A. (2018). Clarifying Theoretical and Applied Land-Use Planning Concepts. Urban Science, 2(1), 17. https://doi.org/10.3390/urbansci2010017
35) Larbi, W. O., Antwi, A., & Olomolaiye, P. (2004). Compulsory land acquisition in Ghana-policy and praxis. Land Use Policy, 21(2), 115–127. https://doi.org/10.1016/j.landusepol.2003.09.004
36) Matthews, A. (2021). The contribution of research to agricultural policy in Europe. Bio-Based and Applied Economics, 10(3), 185–205. https://doi.org/10.36253/bae-12322
37) Metternicht, G. (2017). Global Outlook Working Paper on land use planning. Global Land Outlook Working Paper, 1–67.
38) Ministry of Lands and Forestry. (1999). National Land Policy. Ministry of Lands and Forestry. Ghana, June.
39) Mintah, K., Baako, K. T., Kavaarpuo, G., & Otchere, G. K. (2020). Skin lands in Ghana and application of blockchain technology for acquisition and title registration. Journal of Property, Planning and Environmental Law, 12(2), 147–169. https://doi.org/10.1108/JPPEL-12-2019-0062
40) Mintah, K., Boateng, F. G., Baako, K. T., Gaisie, E., & Otchere, G. K. (2021). Blockchain on stool land acquisition: Lessons from Ghana for strengthening land tenure security other than titling. Land Use Policy, 109(June), 105635. https://doi.org/10.1016/j.landusepol.2021.105635
41) Mukrimaa, S. S., Nurdyansyah, Fahyuni, E. F., YULIA CITRA, A., Schulz, N. D., غسان, د., Taniredja, T., Faridli, E. M., & Harmianto, S. (2016). Land Grabbing in Europe. Jurnal Penelitian Pendidikan Guru Sekolah Dasar, 6(August), 128.
42) Ndersen, P. E. R. P. I. (2005). E Thics and E Conomic P Olicy for the F Ood S Ystem. Agricultural Economics, 87(5), 1097–1112.
43) NettZero. (2023). Land Use and land use sustainability. https://www.nettzero.co.za/landuse-sustainability/
44) Obeng-Odoom, F. (2014). Urban Land Policies in Ghana: A Case of the Emperor’s New Clothes? Review of Black Political Economy, 41(2), 119–143. https://doi.org/10.1007/s12114-013-9175-5
45) Obeng-Odoom, F. (2016). Understanding Land Reform in Ghana: A Critical Postcolonial Institutional Approach. Review of Radical Political Economics, 48(4), 661–680. https://doi.org/10.1177/0486613415603161
46) Ofori, A. S. (2020). The Land of the Chiefs and the Land of the State – What happens after an acquisition in Ghana?
47) Olutayo Oluwadare, C., & Kufoniyi, O. (2019). Space-Enhanced Systematic Land Titling and Registration: A Stride at Resuscitating Nigeria’s “Dead Capital.” O. / SpaceEnhanced Systematic Land Titling and Registration African Journal of Land Policy and Geospatial Sciences, 2(2), 2657–2664.
48) Owusu-Ansah, J. K., & Braimah, I. (2013). The dual land management systems as an influence on physical development outcomes around Kumasi, Ghana. Journal of Housing and the Built Environment, 28(4), 689–703. https://doi.org/10.1007/s10901-012-9330-5
49) Peters, P. E. (2009). Challenges in Land Tenure and Land Reform in Africa: Anthropological Contributions. World Development, 37(8), 1317–1325. https://doi.org/10.1016/j.worlddev.2008.08.021
50) Poku-Boansi, M., Amoako, C., Owusu-Ansah, J. K., & Cobbinah, P. B. (2020). What the state does but fails: Exploring smart options for urban flood risk management in informal Accra, Ghana. City and Environment Interactions, 5, 100038. https://doi.org/10.1016/j.cacint.2020.100038
51) Project, C. C. (2013). Estonia ’ s Constitution of 1992 with Amendments through. June 1992, 1–39.
52) Qadeer, M. . (2016). The Nature of Urban Land: The American Journal of Economics and Sociology. The American Journal of Economics and Sociology, 40(2), 165–182. Quaye, B. A. (2014). Formal and Informal Land Institutions, Land Information Deficiencies, and the Development of Urban Land Markets in Ghana. December, 1–372. https://ourarchive.otago.ac.nz/handle/10523/4903
53) Regulations, A. O. F., & Plans, B. (1996). National Building Regulations 1996 , ( Li 1630). Li 1630.
54) Sabatini, F., & Jordán, R. (1986). Public Land Acquisition in Latin America.
55) Singh, S. (2016). Land Acquisition in India. Journal of Land and Rural Studies, 4(1), 66–78. https://doi.org/10.1177/2321024915616673
56) Toulmin, C., Hesse, C., & Cotula, L. (2004). Pastoral commons sense: Lessons from recent developments in policy, law and practice for the management of grazing lands. Forests Trees and Livelihoods, 14(2–4), 243–262. https://doi.org/10.1080/14728028.2004.9752496
57) Ubink, J. M. (2008). In the Land of the Chiefs. 1–136.
58) UN Habitat. (2009). Global Report on Human Settlements 2009 .Planning Sustainable Cities.
59) UNCTAD, FAO, IFAD, & World Bank Group. (2010). Principles for Responsible Agricultural Investment that Respects Rights, Livelihoods and Resources. 21.
60) UNECE. (1996). Land Administration Guidelines. In United Nations. http://www.unece.org/fileadmin/DAM/hlm/documents/Publications/land.administration.guidelines.e.pdf
61) World Bank. (2013). Ghana_Land_Administration_PROJECT PERFORMANCE ASSESSMENT REPORT. 3817.
62) Yiri li, K. (2006). Customary Lands Administration and Good Governance – The State and the Traditional Rulers Interface Customary Lands Administration and Good Governance. Promoting Land Administration and Good Governance- 5th FIG Regional Conference, 1–19.
Volume 06 Issue 09 September 2023
There is an Open Access article, distributed under the term of the Creative Commons Attribution – Non Commercial 4.0 International (CC BY-NC 4.0) (https://creativecommons.org/licenses/by-nc/4.0/), which permits remixing, adapting and building upon the work for non-commercial use, provided the original work is properly cited.
Our Services and Policies
Authors should prepare their manuscripts according to the instructions given in the authors' guidelines. Manuscripts which do not conform to the format and style of the Journal may be returned to the authors for revision or rejected.
The Journal reserves the right to make any further formal changes and language corrections necessary in a manuscript accepted for publication so that it conforms to the formatting requirements of the Journal.
International Journal of Multidisciplinary Research and Analysis will publish 12 monthly online issues per year,IJMRA publishes articles as soon as the final copy-edited version is approved. IJMRA publishes articles and review papers of all subjects area.
Open access is a mechanism by which research outputs are distributed online, Hybrid open access journals, contain a mixture of open access articles and closed access articles.
International Journal of Multidisciplinary Research and Analysis initiate a call for research paper for Volume 07 Issue 12 (December 2024).
PUBLICATION DATES:
1) Last Date of Submission : 26 December 2024 .
2) Article published within a week.
3) Submit Article : editor@ijmra.in or Online
Why with us
1 : IJMRA only accepts original and high quality research and technical papers.
2 : Paper will publish immediately in current issue after registration.
3 : Authors can download their full papers at any time with digital certificate.
The Editors reserve the right to reject papers without sending them out for review.
Authors should prepare their manuscripts according to the instructions given in the authors' guidelines. Manuscripts which do not conform to the format and style of the Journal may be returned to the authors for revision or rejected. The Journal reserves the right to make any further formal changes and language corrections necessary in a manuscript accepted for publication so that it conforms to the formatting requirements of the Journal.