Designing Buildings - User contributions [en]

The New Concept Of Urban Planning

2016-12-28T21:27:30Z

Nana1990:

New concept of Urban Planning (Strategic Planning Versus Master Planning)

Strategic and action planning is made up of several components. Firstly, the financial aspect of this approach makes it imperative. Thus, it links infrastructural investment, the capital needed to fund developmental projects. This is done through the allocation of budgets and prioritizing infrastructure investment. Moreover, the component which cannot be underestimated is the Institutional framework. This component defines responsibilities to various actors and stakeholders during the planning process. Commitment cannot be overlooked in the new approach of planning, different stakeholder participation are required to ensure healthy relationship among actors to build consensus during the decision making process.

Notwithstanding, the new urban planning is also associated with certain challenges. Davidson (1996, p.8) argues that: ‘’Problems in development then created a desire for the legal backing of plans to offset the powerful forces of the private sector. This was often embedded into law, giving statutory development plans’’; unlike statutory planning which has a strong legal basis, development opportunities are likely to favor the private sector, if the new urban planning approach is not underpinned by an efficient legal framework in making an inclusionary plan. It is crucial to combine the two approaches of performance oriented planning, in that, the two complement each other. This is clearly seen in the situation whereby a strategic plan requires strong legal framework to actualize its goals. Statutory planning requires minimal level of participation with low commitment; strategic planning exist to augment the level of participation during the process of decision making so as to ensure effectiveness in carrying out statutory plans. Moreover, the combination of the two approaches tend to delay the planning process, in that, the bureaucratic and rigid nature of statutory planning is likely to cause ‘‘divisions amongst planning departments and makes changes very difficult, even in non-critical areas’’ (Davidson, 1996, p.10).

Participation is one of the essential components in modern day planning. This is due to the fact that, it sets in motion inclusionary nature of the planning process. It improves the commitment level of various stakeholders. Participation stresses on ‘’the importance of changing the behavior of people and organizations, and the nature of policy design and development in social learning and transformation processes’’ (Healey, 2011, p.5). This also goes a long way to define, measure and manage various interest, influence in ensuring performance oriented results. On the contrary, participation should be linked to a tangible benefit and also it needs capacity on all stakeholders to make it work other than that the planning process is rendered ineffective.

Kumasi is the second largest city in Ghana next to Accra with, a population more than 2 million people (KMA, 2015). Strategic urban planning has enhanced the prioritization of infrastructural investment within the metropolitan area through the allocation of budget for funding projects of the city. The advent of strategic planning has enhanced stakeholder participation during the process of decision making, in that, it raises their level of commitment and awareness concerning the socio-economic development of the city.

Notwithstanding, there are challenges associated with the strategic planning in the city of Kumasi. One of them is the lack of strong legal framework within planning possess to help actualize urban goals. Since, this approach requires higher level of integration to manage scarce resources. A lower level of integration among various department leads to setbacks hindering the developmental projects of the city. Strategic planning is appropriate approach in the city, it considers a bottom up approach, though technical decision are made by officials, much attention is given to the local people who are actually the beneficiaries of the plans that are made.

Akwasi Acheampong

Reference List

Davidson, F., 1996, Planning for Performance: Requirements for sustainable Development, Habitat International 20(3):445-462.Available: [http://www.sciencedirect.com/science/article/B6V9H-3VVVNRO-C2/2/4348f5c8deed4cd792e30a6f1f7f11b8 http://www.sciencedirect.com/science/article/B6V9H-3VVVNRO-C2/2/4348f5c8deed4cd792e30a6f1f7f11b8] Healey, P.,2011. The universal and the contingent: Some reflections on the transnational flow of planning ideas and practices. Planning Theory, 11(2), pp.188-207. Available at: [http://plt.sagepub.com/cgi/content/long/11/2/188 http://plt.sagepub.com/cgi/content/long/11/2/188] [Accessed October 4, 2012]. Kumasi Metropolitan Assembly, working for cleaner city. Available: [http://www.kma.gov.gh/kma/?brief-on-kma&page=5143 http://www.kma.gov.gh/kma/?brief-on-kma&page=5143],[ Accessed on 24th December, 2015].

[[Category:Conservation]]

The New Concept Of Urban Planning

2016-12-28T21:26:37Z

Nana1990:

New concept of Urban Planning (Strategic Planning Versus Master Planning)

Strategic and action planning is made up of several components. Firstly, the financial aspect of this approach makes it imperative. Thus, it links infrastructural investment, the capital needed to fund developmental projects. This is done through the allocation of budgets and prioritizing infrastructure investment. Moreover, the component which cannot be underestimated is the Institutional framework. This component defines responsibilities to various actors and stakeholders during the planning process. Commitment cannot be overlooked in the new approach of planning, different stakeholder participation are required to ensure healthy relationship among actors to build consensus during the decision making process. Notwithstanding, the new urban planning is also associated with certain challenges. Davidson (1996, p.8) argues that: ‘’Problems in development then created a desire for the legal backing of plans to offset the powerful forces of the private sector. This was often embedded into law, giving statutory development plans’’; unlike statutory planning which has a strong legal basis, development opportunities are likely to favor the private sector, if the new urban planning approach is not underpinned by an efficient legal framework in making an inclusionary plan. It is crucial to combine the two approaches of performance oriented planning, in that, the two complement each other. This is clearly seen in the situation whereby a strategic plan requires strong legal framework to actualize its goals. Statutory planning requires minimal level of participation with low commitment; strategic planning exist to augment the level of participation during the process of decision making so as to ensure effectiveness in carrying out statutory plans. Moreover, the combination of the two approaches tend to delay the planning process, in that, the bureaucratic and rigid nature of statutory planning is likely to cause ‘‘divisions amongst planning departments and makes changes very difficult, even in non-critical areas’’ (Davidson, 1996, p.10).

Participation is one of the essential components in modern day planning. This is due to the fact that, it sets in motion inclusionary nature of the planning process. It improves the commitment level of various stakeholders. Participation stresses on ‘’the importance of changing the behavior of people and organizations, and the nature of policy design and development in social learning and transformation processes’’ (Healey, 2011, p.5). This also goes a long way to define, measure and manage various interest, influence in ensuring performance oriented results. On the contrary, participation should be linked to a tangible benefit and also it needs capacity on all stakeholders to make it work other than that the planning process is rendered ineffective.

Kumasi is the second largest city in Ghana next to Accra with, a population more than 2 million people (KMA, 2015). Strategic urban planning has enhanced the prioritization of infrastructural investment within the metropolitan area through the allocation of budget for funding projects of the city. The advent of strategic planning has enhanced stakeholder participation during the process of decision making, in that, it raises their level of commitment and awareness concerning the socio-economic development of the city.

Notwithstanding, there are challenges associated with the strategic planning in the city of Kumasi. One of them is the lack of strong legal framework within planning possess to help actualize urban goals. Since, this approach requires higher level of integration to manage scarce resources. A lower level of integration among various department leads to setbacks hindering the developmental projects of the city. Strategic planning is appropriate approach in the city, it considers a bottom up approach, though technical decision are made by officials, much attention is given to the local people who are actually the beneficiaries of the plans that are made.

Akwasi Acheampong

Reference List

Davidson, F., 1996, Planning for Performance: Requirements for sustainable Development, Habitat International 20(3):445-462.Available: [http://www.sciencedirect.com/science/article/B6V9H-3VVVNRO-C2/2/4348f5c8deed4cd792e30a6f1f7f11b8 http://www.sciencedirect.com/science/article/B6V9H-3VVVNRO-C2/2/4348f5c8deed4cd792e30a6f1f7f11b8] Healey, P.,2011. The universal and the contingent: Some reflections on the transnational flow of planning ideas and practices. Planning Theory, 11(2), pp.188-207. Available at: [http://plt.sagepub.com/cgi/content/long/11/2/188 http://plt.sagepub.com/cgi/content/long/11/2/188] [Accessed October 4, 2012]. Kumasi Metropolitan Assembly, working for cleaner city. Available: [http://www.kma.gov.gh/kma/?brief-on-kma&page=5143 http://www.kma.gov.gh/kma/?brief-on-kma&page=5143],[ Accessed on 24th December, 2015]. [[Category:Conservation]]

The New Concept Of Urban Planning

2016-12-28T21:25:16Z

Nana1990: Created page with "New concept of Urban Planning (Strategic Planning Versus Master Planning) Strategic and action planning is made up of several components. Firstly, the financial aspect of ..."

New concept of Urban Planning (Strategic Planning Versus Master Planning) 
Strategic and action planning is made up of several components. Firstly, the financial aspect of this approach makes it imperative. Thus, it links infrastructural investment, the capital needed to fund developmental projects. This is done through the allocation of budgets and prioritizing infrastructure investment. Moreover, the component which cannot be underestimated is the Institutional framework. This component defines responsibilities to various actors and stakeholders during the planning process. Commitment cannot be overlooked in the new approach of planning, different stakeholder participation are required to ensure healthy relationship among actors to build consensus during the decision making process. Notwithstanding, the new urban planning is also associated with certain challenges. Davidson (1996, p.8) argues that: ‘’Problems in development then created a desire for the legal backing of plans to offset the powerful forces of the private sector. This was often embedded into law, giving statutory development plans’’; unlike statutory planning which has a strong legal basis, development opportunities are likely to favor the private sector, if the new urban planning approach is not underpinned by an efficient legal framework in making an inclusionary plan. 
It is crucial to combine the two approaches of performance oriented planning, in that, the two complement each other. This is clearly seen in the situation whereby a strategic plan requires strong legal framework to actualize its goals. Statutory planning requires minimal level of participation with low commitment; strategic planning exist to augment the level of participation during the process of decision making so as to ensure effectiveness in carrying out statutory plans. Moreover, the combination of the two approaches tend to delay the planning process, in that, the bureaucratic and rigid nature of statutory planning is likely to cause ‘‘divisions amongst planning departments and makes changes very difficult, even in non-critical areas’’ (Davidson, 1996, p.10).

Participation is one of the essential components in modern day planning. This is due to the fact that, it sets in motion inclusionary nature of the planning process. It improves the commitment level of various stakeholders. Participation stresses on ‘’the importance of changing the behavior of people and organizations, and the nature of policy design and development in social learning and transformation processes’’ (Healey, 2011, p.5). This also goes a long way to define, measure and manage various interest, influence in ensuring performance oriented results. On the contrary, participation should be linked to a tangible benefit and also it needs capacity on all stakeholders to make it work other than that the planning process is rendered ineffective.

Kumasi is the second largest city in Ghana next to Accra with, a population more than 2 million people (KMA, 2015). Strategic urban planning has enhanced the prioritization of infrastructural investment within the metropolitan area through the allocation of budget for funding projects of the city. The advent of strategic planning has enhanced stakeholder participation during the process of decision making, in that, it raises their level of commitment and awareness concerning the socio-economic development of the city.

 
Notwithstanding, there are challenges associated with the strategic planning in the city of Kumasi. One of them is the lack of strong legal framework within planning possess to help actualize urban goals. Since, this approach requires higher level of integration to manage scarce resources. A lower level of integration among various department leads to setbacks hindering the developmental projects of the city. Strategic planning is appropriate approach in the city, it considers a bottom up approach, though technical decision are made by officials, much attention is given to the local people who are actually the beneficiaries of the plans that are made. (595 words)

Reference List 
Davidson, F., 1996, Planning for Performance: Requirements for sustainable Development, Habitat International 20(3):445-462.Available: 
http://www.sciencedirect.com/science/article/B6V9H-3VVVNRO-C2/2/4348f5c8deed4cd792e30a6f1f7f11b8 
Healey, P.,2011. The universal and the contingent: Some reflections on the transnational flow of planning ideas and practices. Planning Theory, 11(2), pp.188-207. Available at: 
http://plt.sagepub.com/cgi/content/long/11/2/188 [Accessed October 4, 2012]. 
Kumasi Metropolitan Assembly, working for cleaner city. Available: 
http://www.kma.gov.gh/kma/?brief-on-kma&page=5143,[ Accessed on 24th December, 2015].

[[Category:Conservation]]

Building and Development Procedure in Ghana

2016-12-17T21:36:48Z

Nana1990:

Building and Development permit Procedure and Value Capture in Kumasi, Ghana

1.1 Building and Development Procedure

A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the various Land agencies. If an individual decide to build, he/she may require the service of either an architect or a draftsman or an engineer, depending on the type of physical structure(number of storey) the developers wishes to undertake. Based on the design by the architect, draftsman or engineer a set of three drawings of the intended physical development is sent to the Kumasi Metropolitan Assembly, the Works Department (Building Inspectorate Division) where a building permit application may be filed. Also three set of drawings are also submitted to the Town and Country Planning Department and a Development Permit file is also opened for the applicant with payment of submission fee to the Development Control Unit of Town and Country Planning Department. This is done upon the recommendation letter issued by the Land Commission validating the developer as having title to the land.

Moreover, a set of copy of the building plans is kept by the Development Control Unit and 2 copies sent to the Building Inspectorate Unit. A surveyor and a Building inspector is tasked to go to the applicants’ plot of land for site analysis/inspection. This is done to assess whether the acquired land is a virgin land or there is an already existing physical development. If there is an already existing structure on the plot of land any defect or design flaws on the building would not be attributed to any action of the Kumasi Metropolitan Assembly, since development had already taken place before the issuance of a development/building permit. The client or applicant upon assessment made by the surveyor is then granted a permit to build upon the approval of building permit by the Metropolitan Engineer.

Afterwards, a fifteen member committee then sits to vet the building plans submitted by the applicant/developer. Out of the fifteen member committee a three member committee is selected representing the Technical Sub Committee made up of experts in the land and built environment departments to make recommendations on the 3 set of building drawings provided by the applicant/developer. Based the recommendation of the 3 member committee the developer’s building plans may be approved, rejected and or deferred. On an issue of deferment a developer may be required to correct the flaws in the building plans and later be considered for approval. Upon the recommendations made by the Technical Sub-Committee, the Statutory Planning Committee (Kumasi Planning Committee), chaired by the Mayor, make approval on the various development and building applications submitted for development/building permit within three month period of application process.

=== 1.2 Summary of acquiring a Submission fees in Kumasi Metropolitan Assembly ===

Requirements

* Proof of Ownership- Land title
* Site plans 3copies
* Building Plans 3 copies which is certified by a qualified architect or structural engineer
* Some developers or applicants may require a permit from statutory consultees such as Fire Service Division, Environmental Protection Agency, Urban Roads that is when a developer intends to construct a Gas filling station, a certificate from the above agencies subjected to fulfil certain conditionality.

Procedure

# Check out for the proof of land ownership- title deed or lease period/indenture
# Check out from the Town and Country Planning Department if the site conforms to the layout or planning scheme of the said area to be developed.
# After these steps, the developer is directed to the Kumasi Metropolitan Assembly revenue Unit to pick up an application form
# Before the approval of the Statutory Planning Committee(SPC) known as (Kumasi Planning Committee), a Technical Sub-Committee (TSC)meet to vet the building plans of the applicant based on technical merits, this committee is made up of the various Technical Departments in the Statutory Planning Committee (Town and Country Planning Department &Works Department).
# The recommendation of the TSC is then considered by the SPC, which is taken into consideration during approval process. At this stage some of the application may be rejected, deferred or accepted by the SPC. The Development and Building permit are approved concurrently.

2.1 Reasons why developers fail to acquire development/ building permit before actual construction on site

1. Inadequate of public education and awareness on the essence of acquiring development/building permit before actual construction can be done on site.

2. Deliberate violation of Acts, Statutes and Ordinances governing the acquisition of development/building permit, that is when building/development plans of developer is not in conformity to the actual building regulation or planning scheme. In an attempt to evade any sanction or penalty by the city government, the developer may resort to a politician who can influence the entire process of permit, hence the developer is compelled not to even seek for any approval or permit from Kumasi Planning Committee.

3. High cost involved in processing and acquisition of development/building permit, that is the levying of high statutory fees and submission on developers’ building plans is of much concern since it often discourages developers from seeking for development/building permit before actual construction on site can be executed.

4. High level of bureaucracy in processing development/building plan applications before planning permission can be granted is also one of the major factors that deter developers from acquiring development /building permit. This situation often compel even developers who have applied for permit while the application process for development/building permit is ongoing. The duration for granting a development or building permit is often 3 months, but with the current situation it can even take a year or two for it to be issued to a developer. This situation is practically due to the fact that Statutory Planning Committee meetings are not held regularly(quarterly) and in view of this over thousands of building plans cannot be vetted and approved within this limited period of time.

3.1 How building/development procedure influence on value capturing in Kumasi Metropolitan Assembly using statutory fees/--[[User:Nana1990|Nana1990]] 21:34, 17 Dec 2016 (BST)submission fees can be resolved

1.Raising of public awareness to ensure high level of participation on the essence or the benefits of acquiring land title, development and building permit before actual construction of any form of physical development can be undertaken on land. This could be done through inclusive public education and awareness creation, preparation of a comprehensive program and proper sensitization of the general public on the essence of acquiring development and building permit and the requirements that can merit a development and building permit.

2.Public announcement made to contract citizens in their various localities to expose developers who put up illegal or unauthorized development. Also, proper monitoring team or task force must be put in place to monitor the rate of physical development, a suggestion made by an officer in the Building Inspectorate Division of Works Department.

3.On the issue of probity and clarity with regards to the processing of development and building permit application. There should be a proper monitoring and supervision of building inspectors, technical officers and physical planners on their day to day activities with regards to vetting and assessing amount to be paid as statutory fees/submission fees.

4.The issue of affordability is of major concern, that is willingness and ability of developers to pay statutory fees and submission fees must be well considered by public body (Kumasi Metropolitan Assembly). The marginal reduction of statutory fee/submission fees rate at the Fee Fixing Resolution Committee may serve as an incentive to encourage potential or prospective developers feeling very reluctant to adhere to the legislation governing acquisition of building/development permit. The government can also decide to offer subsidy in the form of assimilating 10% discount of the statutory fees paid by the developer to the Kumasi Metropolitan Assembly, suggestion made by public official in Works Department.

5.High level of integration, collaboration and coordination between Works Department and other built environment department such as Town and Country Planning Department, Lands Commission, Asantehene Land Secretariat and other critical stakeholders (developers) must be encouraged. This will help manage and control the interest and influence each of the main actors have in every building project undertaken by a developer within the city of Kumasi.

6.Building of Institutional and Technical capacity of human resource, this would enhance professionals in the land and built environment industry to keep up with the current or modern trends in land use planning and urban development issues. Also this would empower proper monitoring team: planning officers, technical officers, building inspectors, are put in place to assess the rate of physical and economic development over time, since the city of Kumasi is fast urbanizing. Provision of the needed logistics such as computers and land information system so as to enhance updating of land record system, cadaster through the use of Geographic Information System software to track down rate of physical development in the City over time.

Akwasi Acheampong

[[Category:Articles_needing_more_work]]

Building and Development Procedure in Ghana

2016-12-17T21:34:45Z

Nana1990:

1.1 Building and Development Procedure

A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the various Land agencies. If an individual decide to build, he/she may require the service of either an architect or a draftsman or an engineer, depending on the type of physical structure(number of storey) the developers wishes to undertake. Based on the design by the architect, draftsman or engineer a set of three drawings of the intended physical development is sent to the Kumasi Metropolitan Assembly, the Works Department (Building Inspectorate Division) where a building permit application may be filed. Also three set of drawings are also submitted to the Town and Country Planning Department and a Development Permit file is also opened for the applicant with payment of submission fee to the Development Control Unit of Town and Country Planning Department. This is done upon the recommendation letter issued by the Land Commission validating the developer as having title to the land.

Moreover, a set of copy of the building plans is kept by the Development Control Unit and 2 copies sent to the Building Inspectorate Unit. A surveyor and a Building inspector is tasked to go to the applicants’ plot of land for site analysis/inspection. This is done to assess whether the acquired land is a virgin land or there is an already existing physical development. If there is an already existing structure on the plot of land any defect or design flaws on the building would not be attributed to any action of the Kumasi Metropolitan Assembly, since development had already taken place before the issuance of a development/building permit. The client or applicant upon assessment made by the surveyor is then granted a permit to build upon the approval of building permit by the Metropolitan Engineer.

Afterwards, a fifteen member committee then sits to vet the building plans submitted by the applicant/developer. Out of the fifteen member committee a three member committee is selected representing the Technical Sub Committee made up of experts in the land and built environment departments to make recommendations on the 3 set of building drawings provided by the applicant/developer. Based the recommendation of the 3 member committee the developer’s building plans may be approved, rejected and or deferred. On an issue of deferment a developer may be required to correct the flaws in the building plans and later be considered for approval. Upon the recommendations made by the Technical Sub-Committee, the Statutory Planning Committee (Kumasi Planning Committee), chaired by the Mayor, make approval on the various development and building applications submitted for development/building permit within three month period of application process.

=== 1.2 Summary of acquiring a Submission fees in Kumasi Metropolitan Assembly ===

Requirements

* Proof of Ownership- Land title
* Site plans 3copies
* Building Plans 3 copies which is certified by a qualified architect or structural engineer
* Some developers or applicants may require a permit from statutory consultees such as Fire Service Division, Environmental Protection Agency, Urban Roads that is when a developer intends to construct a Gas filling station, a certificate from the above agencies subjected to fulfil certain conditionality.

Procedure

# Check out for the proof of land ownership- title deed or lease period/indenture
# Check out from the Town and Country Planning Department if the site conforms to the layout or planning scheme of the said area to be developed.
# After these steps, the developer is directed to the Kumasi Metropolitan Assembly revenue Unit to pick up an application form
# Before the approval of the Statutory Planning Committee(SPC) known as (Kumasi Planning Committee), a Technical Sub-Committee (TSC)meet to vet the building plans of the applicant based on technical merits, this committee is made up of the various Technical Departments in the Statutory Planning Committee (Town and Country Planning Department &Works Department).
# The recommendation of the TSC is then considered by the SPC, which is taken into consideration during approval process. At this stage some of the application may be rejected, deferred or accepted by the SPC. The Development and Building permit are approved concurrently.

2.1 Reasons why developers fail to acquire development/ building permit before actual construction on site

1. Inadequate of public education and awareness on the essence of acquiring development/building permit before actual construction can be done on site.

2. Deliberate violation of Acts, Statutes and Ordinances governing the acquisition of development/building permit, that is when building/development plans of developer is not in conformity to the actual building regulation or planning scheme. In an attempt to evade any sanction or penalty by the city government, the developer may resort to a politician who can influence the entire process of permit, hence the developer is compelled not to even seek for any approval or permit from Kumasi Planning Committee.

3. High cost involved in processing and acquisition of development/building permit, that is the levying of high statutory fees and submission on developers’ building plans is of much concern since it often discourages developers from seeking for development/building permit before actual construction on site can be executed.

4. High level of bureaucracy in processing development/building plan applications before planning permission can be granted is also one of the major factors that deter developers from acquiring development /building permit. This situation often compel even developers who have applied for permit while the application process for development/building permit is ongoing. The duration for granting a development or building permit is often 3 months, but with the current situation it can even take a year or two for it to be issued to a developer. This situation is practically due to the fact that Statutory Planning Committee meetings are not held regularly(quarterly) and in view of this over thousands of building plans cannot be vetted and approved within this limited period of time.

3.1 How building/development procedure influence on value capturing in Kumasi Metropolitan Assembly using statutory fees/--[[User:Nana1990|Nana1990]] 21:34, 17 Dec 2016 (BST)submission fees can be resolved

1.Raising of public awareness to ensure high level of participation on the essence or the benefits of acquiring land title, development and building permit before actual construction of any form of physical development can be undertaken on land. This could be done through inclusive public education and awareness creation, preparation of a comprehensive program and proper sensitization of the general public on the essence of acquiring development and building permit and the requirements that can merit a development and building permit.

2.Public announcement made to contract citizens in their various localities to expose developers who put up illegal or unauthorized development. Also, proper monitoring team or task force must be put in place to monitor the rate of physical development, a suggestion made by an officer in the Building Inspectorate Division of Works Department.

3.On the issue of probity and clarity with regards to the processing of development and building permit application. There should be a proper monitoring and supervision of building inspectors, technical officers and physical planners on their day to day activities with regards to vetting and assessing amount to be paid as statutory fees/submission fees.

4.The issue of affordability is of major concern, that is willingness and ability of developers to pay statutory fees and submission fees must be well considered by public body (Kumasi Metropolitan Assembly). The marginal reduction of statutory fee/submission fees rate at the Fee Fixing Resolution Committee may serve as an incentive to encourage potential or prospective developers feeling very reluctant to adhere to the legislation governing acquisition of building/development permit. The government can also decide to offer subsidy in the form of assimilating 10% discount of the statutory fees paid by the developer to the Kumasi Metropolitan Assembly, suggestion made by public official in Works Department.

5.High level of integration, collaboration and coordination between Works Department and other built environment department such as Town and Country Planning Department, Lands Commission, Asantehene Land Secretariat and other critical stakeholders (developers) must be encouraged. This will help manage and control the interest and influence each of the main actors have in every building project undertaken by a developer within the city of Kumasi.

6.Building of Institutional and Technical capacity of human resource, this would enhance professionals in the land and built environment industry to keep up with the current or modern trends in land use planning and urban development issues. Also this would empower proper monitoring team: planning officers, technical officers, building inspectors, are put in place to assess the rate of physical and economic development over time, since the city of Kumasi is fast urbanizing. Provision of the needed logistics such as computers and land information system so as to enhance updating of land record system, cadaster through the use of Geographic Information System software to track down rate of physical development in the City over time.

Akwasi Acheampong

[[Category:Articles_needing_more_work]]

Building and Development Procedure in Ghana

2016-12-17T21:32:38Z

Nana1990:

1.1 Building and Development Procedure

A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the various Land agencies. If an individual decide to build, he/she may require the service of either an architect or a draftsman or an engineer, depending on the type of physical structure(number of storey) the developers wishes to undertake. Based on the design by the architect, draftsman or engineer a set of three drawings of the intended physical development is sent to the Kumasi Metropolitan Assembly, the Works Department (Building Inspectorate Division) where a building permit application may be filed. Also three set of drawings are also submitted to the Town and Country Planning Department and a Development Permit file is also opened for the applicant with payment of submission fee to the Development Control Unit of Town and Country Planning Department. This is done upon the recommendation letter issued by the Land Commission validating the developer as having title to the land.

Moreover, a set of copy of the building plans is kept by the Development Control Unit and 2 copies sent to the Building Inspectorate Unit. A surveyor and a Building inspector is tasked to go to the applicants’ plot of land for site analysis/inspection. This is done to assess whether the acquired land is a virgin land or there is an already existing physical development. If there is an already existing structure on the plot of land any defect or design flaws on the building would not be attributed to any action of the Kumasi Metropolitan Assembly, since development had already taken place before the issuance of a development/building permit. The client or applicant upon assessment made by the surveyor is then granted a permit to build upon the approval of building permit by the Metropolitan Engineer.

Afterwards, a fifteen member committee then sits to vet the building plans submitted by the applicant/developer. Out of the fifteen member committee a three member committee is selected representing the Technical Sub Committee made up of experts in the land and built environment departments to make recommendations on the 3 set of building drawings provided by the applicant/developer. Based the recommendation of the 3 member committee the developer’s building plans may be approved, rejected and or deferred. On an issue of deferment a developer may be required to correct the flaws in the building plans and later be considered for approval. Upon the recommendations made by the Technical Sub-Committee, the Statutory Planning Committee (Kumasi Planning Committee), chaired by the Mayor, make approval on the various development and building applications submitted for development/building permit within three month period of application process.

=== 1.2 Summary of acquiring a Submission fees in Kumasi Metropolitan Assembly ===

Requirements

* Proof of Ownership- Land title
* Site plans 3copies
* Building Plans 3 copies which is certified by a qualified architect or structural engineer
* Some developers or applicants may require a permit from statutory consultees such as Fire Service Division, Environmental Protection Agency, Urban Roads that is when a developer intends to construct a Gas filling station, a certificate from the above agencies subjected to fulfil certain conditionality.

Procedure

# Check out for the proof of land ownership- title deed or lease period/indenture
# Check out from the Town and Country Planning Department if the site conforms to the layout or planning scheme of the said area to be developed.
# After these steps, the developer is directed to the Kumasi Metropolitan Assembly revenue Unit to pick up an application form
# Before the approval of the Statutory Planning Committee(SPC) known as (Kumasi Planning Committee), a Technical Sub-Committee (TSC)meet to vet the building plans of the applicant based on technical merits, this committee is made up of the various Technical Departments in the Statutory Planning Committee (Town and Country Planning Department &Works Department).
# The recommendation of the TSC is then considered by the SPC, which is taken into consideration during approval process. At this stage some of the application may be rejected, deferred or accepted by the SPC. The Development and Building permit are approved concurrently.

2.1 Reasons why developers fail to acquire development/ building permit before actual construction on site

1. Inadequate of public education and awareness on the essence of acquiring development/building permit before actual construction can be done on site.

2. Deliberate violation of Acts, Statutes and Ordinances governing the acquisition of development/building permit, that is when building/development plans of developer is not in conformity to the actual building regulation or planning scheme. In an attempt to evade any sanction or penalty by the city government, the developer may resort to a politician who can influence the entire process of permit, hence the developer is compelled not to even seek for any approval or permit from Kumasi Planning Committee.

3. High cost involved in processing and acquisition of development/building permit, that is the levying of high statutory fees and submission on developers’ building plans is of much concern since it often discourages developers from seeking for development/building permit before actual construction on site can be executed.

4. High level of bureaucracy in processing development/building plan applications before planning permission can be granted is also one of the major factors that deter developers from acquiring development /building permit. This situation often compel even developers who have applied for permit while the application process for development/building permit is ongoing. The duration for granting a development or building permit is often 3 months, but with the current situation it can even take a year or two for it to be issued to a developer. This situation is practically due to the fact that Statutory Planning Committee meetings are not held regularly(quarterly) and in view of this over thousands of building plans cannot be vetted and approved within this limited period of time.

3.1 How building/development procedure influence value capturing in Kumasi Metropolitan Assembly using statutory fees/submission fees can be resolved

1.Raising of public awareness to ensure high level of participation on the essence or the benefits of acquiring land title, development and building permit before actual construction of any form of physical development can be undertaken on land. This could be done through inclusive public education and awareness creation, preparation of a comprehensive program and proper sensitization of the general public on the essence of acquiring development and building permit and the requirements that can merit a development and building permit.

2.Public announcement made to contract citizens in their various localities to expose developers who put up illegal or unauthorized development. Also, proper monitoring team or task force must be put in place to monitor the rate of physical development, a suggestion made by an officer in the Building Inspectorate Division of Works Department.

3.On the issue of probity and clarity with regards to the processing of development and building permit application. There should be a proper monitoring and supervision of building inspectors, technical officers and physical planners on their day to day activities with regards to vetting and assessing amount to be paid as statutory fees/submission fees.

4.The issue of affordability is of major concern, that is willingness and ability of developers to pay statutory fees and submission fees must be well considered by public body (Kumasi Metropolitan Assembly). The marginal reduction of statutory fee/submission fees rate at the Fee Fixing Resolution Committee may serve as an incentive to encourage potential or prospective developers feeling very reluctant to adhere to the legislation governing acquisition of building/development permit. The government can also decide to offer subsidy in the form of assimilating 10% discount of the statutory fees paid by the developer to the Kumasi Metropolitan Assembly, suggestion made by public official in Works Department.

5.High level of integration, collaboration and coordination between Works Department and other built environment department such as Town and Country Planning Department, Lands Commission, Asantehene Land Secretariat and other critical stakeholders (developers) must be encouraged. This will help manage and control the interest and influence each of the main actors have in every building project undertaken by a developer within the city of Kumasi.

6.Building of Institutional and Technical capacity of human resource, this would enhance professionals in the land and built environment industry to keep up with the current or modern trends in land use planning and urban development issues. Also this would empower proper monitoring team: planning officers, technical officers, building inspectors, are put in place to assess the rate of physical and economic development over time, since the city of Kumasi is fast urbanizing. Provision of the needed logistics such as computers and land information system so as to enhance updating of land record system, cadaster through the use of Geographic Information System software to track down rate of physical development in the City over time.

Akwasi Acheampong

[[Category:Articles_needing_more_work]]

Building and Development Procedure in Ghana

2016-12-13T15:28:12Z

Nana1990:

1.1 Building and Development Procedure

A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the various Land agencies. If an individual decide to build, he/she may require the service of either an architect or a draftsman or an engineer, depending on the type of physical structure(number of storey) the developers wishes to undertake. Based on the design by the architect, draftsman or engineer a set of three drawings of the intended physical development is sent to the Kumasi Metropolitan Assembly, the Works Department (Building Inspectorate Division) where a building permit application may be filed. Also three set of drawings are also submitted to the Town and Country Planning Department and a Development Permit file is also opened for the applicant with payment of submission fee to the Development Control Unit of Town and Country Planning Department. This is done upon the recommendation letter issued by the Land Commission validating the developer as having title to the land.

Moreover, a set of copy of the building plans is kept by the Development Control Unit and 2 copies sent to the Building Inspectorate Unit. A surveyor and a Building inspector is tasked to go to the applicants’ plot of land for site analysis/inspection. This is done to assess whether the acquired land is a virgin land or there is an already existing physical development. If there is an already existing structure on the plot of land any defect or design flaws on the building would not be attributed to any action of the Kumasi Metropolitan Assembly, since development had already taken place before the issuance of a development/building permit. The client or applicant upon assessment made by the surveyor is then granted a permit to build upon the approval of building permit by the Metropolitan Engineer.

Afterwards, a fifteen member committee then sits to vet the building plans submitted by the applicant/developer. Out of the fifteen member committee a three member committee is selected representing the Technical Sub Committee made up of experts in the land and built environment departments to make recommendations on the 3 set of building drawings provided by the applicant/developer. Based the recommendation of the 3 member committee the developer’s building plans may be approved, rejected and or deferred. On an issue of deferment a developer may be required to correct the flaws in the building plans and later be considered for approval. Upon the recommendations made by the Technical Sub-Committee, the Statutory Planning Committee (Kumasi Planning Committee), chaired by the Mayor, make approval on the various development and building applications submitted for development/building permit within three month period of application process.

=== 1.2 Summary of acquiring a Submission fees in Kumasi Metropolitan Assembly ===

Requirements

* Proof of Ownership- Land title
* Site plans 3copies
* Building Plans 3 copies which is certified by a qualified architect or structural engineer
* Some developers or applicants may require a permit from statutory consultees such as Fire Service Division, Environmental Protection Agency, Urban Roads that is when a developer intends to construct a Gas filling station, a certificate from the above agencies subjected to fulfil certain conditionality.

Procedure

# Check out for the proof of land ownership- title deed or lease period/indenture
# Check out from the Town and Country Planning Department if the site conforms to the layout or planning scheme of the said area to be developed.
# After these steps, the developer is directed to the Kumasi Metropolitan Assembly revenue Unit to pick up an application form
# Before the approval of the Statutory Planning Committee(SPC) known as (Kumasi Planning Committee), a Technical Sub-Committee (TSC)meet to vet the building plans of the applicant based on technical merits, this committee is made up of the various Technical Departments in the Statutory Planning Committee (Town and Country Planning Department &Works Department).
# The recommendation of the TSC is then considered by the SPC, which is taken into consideration during approval process. At this stage some of the application may be rejected, deferred or accepted by the SPC. The Development and Building permit are approved concurrently.

2.1 Reasons why developers fail to acquire development/ building permit before actual construction on site

1. Inadequate of public education and awareness on the essence of acquiring development/building permit before actual construction can be done on site.

2. Deliberate violation of Acts, Statutes and Ordinances governing the acquisition of development/building permit, that is when building/development plans of developer is not in conformity to the actual building regulation or planning scheme. In an attempt to evade any sanction or penalty by the city government, the developer may resort to a politician who can influence the entire process of permit, hence the developer is compelled not to even seek for any approval or permit from Kumasi Planning Committee.

3. High cost involved in processing and acquisition of development/building permit, that is the levying of high statutory fees and submission on developers’ building plans is of much concern since it often discourages developers from seeking for development/building permit before actual construction on site can be executed.

4. High level of bureaucracy in processing development/building plan applications before planning permission can be granted is also one of the major factors that deter developers from acquiring development /building permit. This situation often compel even developers who have applied for permit while the application process for development/building permit is ongoing. The duration for granting a development or building permit is often 3 months, but with the current situation it can even take a year or two for it to be issued to a developer. This situation is practically due to the fact that Statutory Planning Committee meetings are not held regularly(quarterly) and in view of this over thousands of building plans cannot be vetted and approved within this limited period of time.

3.1 How Challenges / Constraints of capturing value in Kumasi Metropolitan Assembly using statutory fees/submission fees can be resolved

1.Raising of public awareness to ensure high level of participation on the essence or the benefits of acquiring land title, development and building permit before actual construction of any form of physical development can be undertaken on land. This could be done through inclusive public education and awareness creation, preparation of a comprehensive program and proper sensitization of the general public on the essence of acquiring development and building permit and the requirements that can merit a development and building permit.

2.Public announcement made to contract citizens in their various localities to expose developers who put up illegal or unauthorized development. Also, proper monitoring team or task force must be put in place to monitor the rate of physical development, a suggestion made by an officer in the Building Inspectorate Division of Works Department.

3.On the issue of probity and clarity with regards to the processing of development and building permit application. There should be a proper monitoring and supervision of building inspectors, technical officers and physical planners on their day to day activities with regards to vetting and assessing amount to be paid as statutory fees/submission fees.

4.The issue of affordability is of major concern, that is willingness and ability of developers to pay statutory fees and submission fees must be well considered by public body (Kumasi Metropolitan Assembly). The marginal reduction of statutory fee/submission fees rate at the Fee Fixing Resolution Committee may serve as an incentive to encourage potential or prospective developers feeling very reluctant to adhere to the legislation governing acquisition of building/development permit. The government can also decide to offer subsidy in the form of assimilating 10% discount of the statutory fees paid by the developer to the Kumasi Metropolitan Assembly, suggestion made by public official in Works Department.

5.High level of integration, collaboration and coordination between Works Department and other built environment department such as Town and Country Planning Department, Lands Commission, Asantehene Land Secretariat and other critical stakeholders (developers) must be encouraged. This will help manage and control the interest and influence each of the main actors have in every building project undertaken by a developer within the city of Kumasi.

6.Building of Institutional and Technical capacity of human resource, this would enhance professionals in the land and built environment industry to keep up with the current or modern trends in land use planning and urban development issues. Also this would empower proper monitoring team: planning officers, technical officers, building inspectors, are put in place to assess the rate of physical and economic development over time, since the city of Kumasi is fast urbanizing. Provision of the needed logistics such as computers and land information system so as to enhance updating of land record system, cadaster through the use of Geographic Information System software to track down rate of physical development in the City over time.

Akwasi Acheampong

New Planning System

2016-12-13T14:39:13Z

Nana1990: Created page with "New concept of Urban Planning (Strategic Versus Master Planning) Strategic and action planning is made up of several components. Firstly, the financial aspect of this appr..."

New concept of Urban Planning (Strategic Versus Master Planning) 
Strategic and action planning is made up of several components. Firstly, the financial aspect of this approach makes it imperative. Thus, it links infrastructural investment, the capital needed to fund developmental projects. This is done through the allocation of budgets and prioritizing infrastructure investment. Moreover, the component which cannot be underestimated is the Institutional framework. This component defines responsibilities to various actors and stakeholders during the planning process. Commitment cannot be overlooked in the new approach of planning, different stakeholder participation are required to ensure healthy relationship among actors to build consensus during the decision making process. Notwithstanding, the new urban planning is also associated with certain challenges. Davidson (1996, p.8) argues that: ‘’Problems in development then created a desire for the legal backing of plans to offset the powerful forces of the private sector. This was often embedded into law, giving statutory development plans’’; unlike statutory planning which has a strong legal basis, development opportunities are likely to favor the private sector, if the new urban planning approach is not underpinned by an efficient legal framework in making an inclusionary plan. 
It is crucial to combine the two approaches of performance oriented planning, in that, the two complement each other. This is clearly seen in the situation whereby a strategic plan requires strong legal framework to actualize its goals. Statutory planning requires minimal level of participation with low commitment; strategic planning exist to augment the level of participation during the process of decision making so as to ensure effectiveness in carrying out statutory plans. Moreover, the combination of the two approaches tend to delay the planning process, in that, the bureaucratic and rigid nature of statutory planning is likely to cause ‘’divisions amongst planning departments and makes changes very difficult, even in non-critical areas’’ (Davidson, 1996, p.10).

Participation is one of the essential components in modern day planning. This is due to the fact that, it sets in motion inclusionary nature of the planning process. It improves the commitment level of various stakeholders. Participation stresses on ‘’the importance of changing the behavior of people and organizations, and the nature of policy design and development in social learning and transformation processes’’ (Healey, 2011, p.5). This also goes a long way to define, measure and manage various interest, influence in ensuring performance oriented results. On the contrary, participation should be linked to a tangible benefit and also it needs capacity on all stakeholders to make it work other than that the planning process is rendered ineffective.

Kumasi is the second largest city in Ghana next to Accra with, a population more than 2 million people (KMA, 2015). Strategic urban planning has enhanced the prioritization of infrastructural investment within the metropolitan area through the allocation of budget for funding projects of the city. The advent of strategic planning has enhanced stakeholder participation during the process of decision making, in that, it raises their level of commitment and awareness concerning the socio-economic development of the city.

 
Notwithstanding, there are challenges associated with the strategic planning in the city of Kumasi. One of them is the lack of strong legal framework within planning possess to help actualize urban goals. Since, this approach requires higher level of integration to manage scarce resources. A lower level of integration among various department leads to setbacks hindering the developmental projects of the city. Strategic planning is appropriate approach in the city, it considers a bottom up approach, though technical decision are made by officials, much attention is given to the local people who are actually the beneficiaries of the plans that are made. (595 words)

Reference List 
Davidson, F., 1996, Planning for Performance: Requirements for sustainable Development, Habitat International 20(3):445-462.Available: 
http://www.sciencedirect.com/science/article/B6V9H-3VVVNRO-C2/2/4348f5c8deed4cd792e30a6f1f7f11b8 
Healey, P.,2011. The universal and the contingent: Some reflections on the transnational flow of planning ideas and practices. Planning Theory, 11(2), pp.188-207. Available at: 
http://plt.sagepub.com/cgi/content/long/11/2/188 [Accessed October 4, 2012]. 
Kumasi Metropolitan Assembly, working for cleaner city. Available: 
http://www.kma.gov.gh/kma/?brief-on-kma&page=5143,[ Accessed on 24th December, 2015].

User:Nana1990

2016-12-13T14:37:40Z

Nana1990:

I am an Urban Planner with the vision of making cities work through understanding cities as a complex adaptive System.I have 3 years experience in human Settlement planning and research into the planning of three towns in Ghana: Fante New Town in Kumasi, Techiman in Brong Ahafo and Hemang Buoho also in Ashanti region .I have much interest in Urban Economics, Urban Management and Development, Land Strategies,Urban Informal Economies and Human Settlements. Vision of applying Urban Management and Development Interventions to reduce informality in a Participatory Approach(Collaborative Effort).

Building and Development Procedure in Ghana

2016-12-13T13:43:30Z

Nana1990:

1.1 Building and Development Procedure

A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the various Land agencies. If an individual decide to build, he/she may require the service of either an architect or a draftsman or an engineer, depending on the type of physical structure(number of storey) the developers wishes to undertake. Based on the design by the architect, draftsman or engineer a set of three drawings of the intended physical development is sent to the Kumasi Metropolitan Assembly, the Works Department (Building Inspectorate Division) where a building permit application may be filed. Also three set of drawings are also submitted to the Town and Country Planning Department and a Development Permit file is also opened for the applicant with payment of submission fee to the Development Control Unit of Town and Country Planning Department. This is done upon the recommendation letter issued by the Land Commission validating the developer as having title to the land.

Moreover, a set of copy of the building plans is kept by the Development Control Unit and 2 copies sent to the Building Inspectorate Unit. A surveyor and a Building inspector is tasked to go to the applicants’ plot of land for site analysis/inspection. This is done to assess whether the acquired land is a virgin land or there is an already existing physical development. If there is an already existing structure on the plot of land any defect or design flaws on the building would not be attributed to any action of the Kumasi Metropolitan Assembly, since development had already taken place before the issuance of a development/building permit. The client or applicant upon assessment made by the surveyor is then granted a permit to build upon the approval of building permit by the Metropolitan Engineer.

Afterwards, a fifteen member committee then sits to vet the building plans submitted by the applicant/developer. Out of the fifteen member committee a three member committee is selected representing the Technical Sub Committee made up of experts in the land and built environment departments to make recommendations on the 3 set of building drawings provided by the applicant/developer. Based the recommendation of the 3 member committee the developer’s building plans may be approved, rejected and or deferred. On an issue of deferment a developer may be required to correct the flaws in the building plans and later be considered for approval. Upon the recommendations made by the Technical Sub-Committee, the Statutory Planning Committee (Kumasi Planning Committee), chaired by the Mayor, make approval on the various development and building applications submitted for development/building permit within three month period of application process.

2.1 Reasons why developers fail to acquire development/ building permit before actual construction on site

1. Inadequate of public education and awareness on the essence of acquiring development/building permit before actual construction can be done on site.

2. Deliberate violation of Acts, Statutes and Ordinances governing the acquisition of development/building permit, that is when building/development plans of developer is not in conformity to the actual building regulation or planning scheme. In an attempt to evade any sanction or penalty by the city government, the developer may resort to a politician who can influence the entire process of permit, hence the developer is compelled not to even seek for any approval or permit from Kumasi Planning Committee.

3. High cost involved in processing and acquisition of development/building permit, that is the levying of high statutory fees and submission on developers’ building plans is of much concern since it often discourages developers from seeking for development/building permit before actual construction on site can be executed.

4. High level of bureaucracy in processing development/building plan applications before planning permission can be granted is also one of the major factors that deter developers from acquiring development /building permit. This situation often compel even developers who have applied for permit while the application process for development/building permit is ongoing. The duration for granting a development or building permit is often 3 months, but with the current situation it can even take a year or two for it to be issued to a developer. This situation is practically due to the fact that Statutory Planning Committee meetings are not held regularly(quarterly) and in view of this over thousands of building plans cannot be vetted and approved within this limited period of time.

3.1 How Challenges / Constraints of capturing value in Kumasi Metropolitan Assembly using statutory fees/submission fees can be resolved

1.Raising of public awareness to ensure high level of participation on the essence or the benefits of acquiring land title, development and building permit before actual construction of any form of physical development can be undertaken on land. This could be done through inclusive public education and awareness creation, preparation of a comprehensive program and proper sensitization of the general public on the essence of acquiring development and building permit and the requirements that can merit a development and building permit.

2.Public announcement made to contract citizens in their various localities to expose developers who put up illegal or unauthorized development. Also, proper monitoring team or task force must be put in place to monitor the rate of physical development, a suggestion made by an officer in the Building Inspectorate Division of Works Department.

3.On the issue of probity and clarity with regards to the processing of development and building permit application. There should be a proper monitoring and supervision of building inspectors, technical officers and physical planners on their day to day activities with regards to vetting and assessing amount to be paid as statutory fees/submission fees.

4.The issue of affordability is of major concern, that is willingness and ability of developers to pay statutory fees and submission fees must be well considered by public body (Kumasi Metropolitan Assembly). The marginal reduction of statutory fee/submission fees rate at the Fee Fixing Resolution Committee may serve as an incentive to encourage potential or prospective developers feeling very reluctant to adhere to the legislation governing acquisition of building/development permit. The government can also decide to offer subsidy in the form of assimilating 10% discount of the statutory fees paid by the developer to the Kumasi Metropolitan Assembly, suggestion made by public official in Works Department.

5.High level of integration, collaboration and coordination between Works Department and other built environment department such as Town and Country Planning Department, Lands Commission, Asantehene Land Secretariat and other critical stakeholders (developers) must be encouraged. This will help manage and control the interest and influence each of the main actors have in every building project undertaken by a developer within the city of Kumasi.

6.Building of Institutional and Technical capacity of human resource, this would enhance professionals in the land and built environment industry to keep up with the current or modern trends in land use planning and urban development issues. Also this would empower proper monitoring team: planning officers, technical officers, building inspectors, are put in place to assess the rate of physical and economic development over time, since the city of Kumasi is fast urbanizing. Provision of the needed logistics such as computers and land information system so as to enhance updating of land record system, cadaster through the use of Geographic Information System software to track down rate of physical development in the City over time.

Akwasi Acheampong

Building and Development Procedure in Ghana

2016-12-13T13:41:52Z

Nana1990: Created page with "1.1 Building and Development Procedure A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the vari..."

1.1 Building and Development Procedure

A land owner or developer may then proceed to apply for development/building permit after his land title deed has been granted by the various Land agencies. If an individual decide to build, he/she may require the service of either an architect or a draftsman or an engineer, depending on the type of physical structure(number of storey) the developers wishes to undertake. Based on the design by the architect, draftsman or engineer a set of three drawings of the intended physical development is sent to the Kumasi Metropolitan Assembly, the Works Department (Building Inspectorate Division) where a building permit application may be filed. Also three set of drawings are also submitted to the Town and Country Planning Department and a Development Permit file is also opened for the applicant with payment of submission fee to the Development Control Unit of Town and Country Planning Department. This is done upon the recommendation letter issued by the Land Commission validating the developer as having title to the land.

Moreover, a set of copy of the building plans is kept by the Development Control Unit and 2 copies sent to the Building Inspectorate Unit. A surveyor and a Building inspector is tasked to go to the applicants’ plot of land for site analysis/inspection. This is done to assess whether the acquired land is a virgin land or there is an already existing physical development. If there is an already existing structure on the plot of land any defect or design flaws on the building would not be attributed to any action of the Kumasi Metropolitan Assembly, since development had already taken place before the issuance of a development/building permit. The client or applicant upon assessment made by the surveyor is then granted a permit to build upon the approval of building permit by the Metropolitan Engineer.

Afterwards, a fifteen member committee then sits to vet the building plans submitted by the applicant/developer. Out of the fifteen member committee a three member committee is selected representing the Technical Sub Committee made up of experts in the land and built environment departments to make recommendations on the 3 set of building drawings provided by the applicant/developer. Based the recommendation of the 3 member committee the developer’s building plans may be approved, rejected and or deferred. On an issue of deferment a developer may be required to correct the flaws in the building plans and later be considered for approval. Upon the recommendations made by the Technical Sub-Committee, the Statutory Planning Committee (Kumasi Planning Committee), chaired by the Mayor, make approval on the various development and building applications submitted for development/building permit within three month period of application process.

2.1 Reasons why developers fail to acquire development/ building permit before actual construction on site

1. Inadequate of public education and awareness on the essence of acquiring development/building permit before actual construction can be done on site.

2. Deliberate violation of Acts, Statutes and Ordinances governing the acquisition of development/building permit, that is when building/development plans of developer is not in conformity to the actual building regulation or planning scheme. In an attempt to evade any sanction or penalty by the city government, the developer may resort to a politician who can influence the entire process of permit, hence the developer is compelled not to even seek for any approval or permit from Kumasi Planning Committee.

3. High cost involved in processing and acquisition of development/building permit, that is the levying of high statutory fees and submission on developers’ building plans is of much concern since it often discourages developers from seeking for development/building permit before actual construction on site can be executed.

4. High level of bureaucracy in processing development/building plan applications before planning permission can be granted is also one of the major factors that deter developers from acquiring development /building permit. This situation often compel even developers who have applied for permit while the application process for development/building permit is ongoing. The duration for granting a development or building permit is often 3 months, but with the current situation it can even take a year or two for it to be issued to a developer. This situation is practically due to the fact that Statutory Planning Committee meetings are not held regularly(quarterly) and in view of this over thousands of building plans cannot be vetted and approved within this limited period of time.

5.8.2 How Challenges / Constraints of capturing value in Kumasi Metropolitan Assembly using statutory fees/submission fees can be resolved

1.Raising of public awareness to ensure high level of participation on the essence or the benefits of acquiring land title, development and building permit before actual construction of any form of physical development can be undertaken on land. This could be done through inclusive public education and awareness creation, preparation of a comprehensive program and proper sensitization of the general public on the essence of acquiring development and building permit and the requirements that can merit a development and building permit.

2.Public announcement made to contract citizens in their various localities to expose developers who put up illegal or unauthorized development. Also, proper monitoring team or task force must be put in place to monitor the rate of physical development, a suggestion made by an officer in the Building Inspectorate Division of Works Department.

3.On the issue of probity and clarity with regards to the processing of development and building permit application. There should be a proper monitoring and supervision of building inspectors, technical officers and physical planners on their day to day activities with regards to vetting and assessing amount to be paid as statutory fees/submission fees.

4.The issue of affordability is of major concern, that is willingness and ability of developers to pay statutory fees and submission fees must be well considered by public body (Kumasi Metropolitan Assembly). The marginal reduction of statutory fee/submission fees rate at the Fee Fixing Resolution Committee may serve as an incentive to encourage potential or prospective developers feeling very reluctant to adhere to the legislation governing acquisition of building/development permit. The government can also decide to offer subsidy in the form of assimilating 10% discount of the statutory fees paid by the developer to the Kumasi Metropolitan Assembly, suggestion made by public official in Works Department.

5.High level of integration, collaboration and coordination between Works Department and other built environment department such as Town and Country Planning Department, Lands Commission, Asantehene Land Secretariat and other critical stakeholders (developers) must be encouraged. This will help manage and control the interest and influence each of the main actors have in every building project undertaken by a developer within the city of Kumasi.

6.Building of Institutional and Technical capacity of human resource, this would enhance professionals in the land and built environment industry to keep up with the current or modern trends in land use planning and urban development issues. Also this would empower proper monitoring team: planning officers, technical officers, building inspectors, are put in place to assess the rate of physical and economic development over time, since the city of Kumasi is fast urbanizing. Provision of the needed logistics such as computers and land information system so as to enhance updating of land record system, cadaster through the use of Geographic Information System software to track down rate of physical development in the City over time.

Akwasi Acheampong