REPUBLIC OF GHANA

Participatory Slum Upgrading Programme (PSUP)

Financed by the European Commission

PHASE II – OUTPUTS

PROJECT CONCEPT NOTE

1) Land titling for housing, youth employment, education, and alley pavement as well as toilet improvements

Table of Content A. Introduction 1 A.1 Site Selection 2 A. 2 Stakeholders Involved

2

B. Phase 2 Outputs 3 B 1. Situation Analysis 4 B 2. Policy and Regulatory Framework Review 34 B 3. City-wide Slum Upgrading and Prevention Strategy 54 B 4. Resource Mobilisation Strategy 72 B 5. Project Concept Notes 113

A. Introduction The PSUP seeks to contribute to the MDGs, particularly MDG 7, “to reduce by half the proportion of people without sustainable access to safe drinking water by 2015” and “achieving significant improvement in the lives of at least 100 million slum dwellers by 2020”. The PSUP, with the assistance from the European Commission (EC) and the African, Caribbean and Pacific (ACP) Secretariat, is one of UN-HABITAT’s key initiatives to mobilise partners and resources to commonly contribute to urban poverty reduction. In many cities in ACP countries, the urban poor live in slums. UN-HABITAT defines a slum household as a group of individuals living under the same roof in an urban area who lack one or more of the following UN-HABITAT (2010), State of the World's Cities 2010/2011 - Cities for All: Bridging the Urban Divide (available at http://www.unhabitat.org/pmss/pmss/electronic_books/2917_alt.pdf) 1) Durable housing (a permanent structure providing protection from extreme climatic conditions); 2) Sufficient living area (no more than three people sharing a room); 3) Access to improved water (water that is sufficient, affordable and can be obtained without extreme effort); 4) Access to improved sanitation facilities (a private or public toilet shared with a reasonable number of people); and 5) Secure tenure (de facto or de jure secure tenure status and protection against forced eviction)Since information on secure tenure is not available for most countries included in the UN-HABITAT database, only the first four indicators are used to define slum households and to estimate the proportion of the urban population living in slums.. Not all slums are homogeneous and not all slum dwellers suffer from the same degree of deprivation. The degree of deprivation depends on how many of the five conditions that define slums are prevalent within a slum household. The term ‘slum upgrading’ refers to the improvement of slum households’ living conditions which can be achieved through better water supply, sanitation and other basic urban services; housing improvements; and provision of tenure security. The PSUP promotes improvements of existing settlements (in-situ upgrading). This form of slum upgrading is not to be confused with slum ‘clearance’ or ‘eradication’, which is sometimes misinterpreted as a tool for achieving the objective of ‘cities without slums’. Slum clearance is based on the redevelopment of slums and requires the resettlement of its residents. Considering the high economic and social costs of resettlement, the PSUP recommends slum clearance/redevelopment only if in-situ upgrading is not possible and not wanted by the affected community (e.g. in cases of hazardous locations), and if the resettlement process leads to all affected households living in adequate housing, with no one being worse off than before. Generally, critical success factors for city-wide upgrading are the right policies, an effective institutional set-up with participation of all stakeholders, adequate regulatory frameworks, and allocation of sufficient resources.

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A 1.Site Selection In general, 78 slum settlements and pockets were identified by the PSUP survey, using aerial photography, with confirmation by census data (community population against number of houses, income levels by city classifications), the City’s Assembly members and slum dwellers. The indicators for identification were durable housing, easy access to safe water and sanitation and community overcrowding. Table 2 below shows the identified slum settlements in Accra classified according to tenure security or level of tenability and stage of formation.

A 2. Stakeholders Involved Stakeholders for the Participatory Slum Upgrading Program in Ghana include Ministries, Departments and Agencies (MDAs), the Accra Metropolitan Assembly (AMA) including the AshieduKeteke Sub-Metro and the Ga Mashie Development Agency (GAMADA), the Ga Mashie community, Community based Organizations including the Old Accra Conservation and Development Association (OACADA), NGOs including Housing the Masses and Peoples Dialogue on Human Settlements (PD), GACEED, Academia and research institutions including the University of Ghana, Kwame Nkrumah University of Science and Technology, the Earth Institute, University of Columbia, USA and external Development partners including the UN-Habitat, UNESCO, the European Union, the UNDP, DFID, AFD, Social Development Fund (SIF) and CHF International.

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B. Phase 2 Outputs

The Accra Citywide Slum Upgrading and Prevention Strategy is focused around three basic themes as in the situation analysis and policy and regulatory review; Land, Basic Services and Infrastructure and Housing and Housing Finance.

However, due to institutional arrangements for implementation, relevant stakeholders have also been considered to ensure the smooth implementation of the program. The strategy addresses issues on a citywide level with a focus on the project community, Ga Mashie.

1. Objectives: The overall objective is to upgrade slum communities in the city beginning with GaMashie, with the aim of providing employment opportunities and increasing their housing availability and affordability, through employment creation, land regularization, improvement in education and expansion of basic services and infrastructural facilities.

2. COMPONENTS OF THE STRATEGY: The strategy is divided into four sections made up of the priority intervention areas and action plans followed by activity, outputs and responsible stakeholders for priority action under the intervention areas. This is also followed by a monitoring and evaluation matrix of the outputs under the priority actions for the determination of the success of the strategy during implementation. The outputs are detailed in Annex 1, page 6.

The following outputs were realised;

• SLUM SITUATION ANALYSIS REPORT • POLICY AND REGULATORY FRAMEWORK REVIEW • PARTICIPATORY SLUM UPGRADING AND PREVENTION PROGRAM (PSUP)

CONCEPT NOTE FOR ACCRA METROPOLITAN ASSEMBLY

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B.1 Situation Analysis

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In general, 78 slum settlements and pockets were identified by the PSUP survey, using aerial photography, with confirmation by census data (community population against number of houses, income levels by city classi�cations), the City’s Assembly members and slum dwellers. The indicators for identi�cation were durable housing, easy access to safe water and sanitation and community overcrowding. Table 2 below shows the identified slum settlements in Accra classified according to tenure security or level of tenability and stage of formation.

2.1 CITYWIDE SLUM SITUATIONAL ANALYSIS 2.1.1 Slum Formation Tenure and Formation Stage Slums in the city have been grouped according to tenure security with stage of formation. Insecure slums are squatter settlements, those with secure tenure are slums with formally recognized ownership, however, most of these families may not have documentation for their lands due to the properties being handed over from generation to generation. The high tenability slums are those that have lived on the lands which were given to them mainly by the then traditional authorities who in Ghana own about 84% of land. They also mostly would not have documentation of their lands. This therefore makes land tenure documentation a priority under any development process especially for housing upgrading. Figure 12 shows the best and worst slums in the city for intervention development purposes.

Table 1: Identi�ed Slum pockets and their tenability and stage of formation

NO COMMUNITY LAND TENURE

SECURITY/ LEVEL OF

TENABILITY

STAGE OF FORMATION BY

LENGTH OF YEARS

1. Ministries Area (Babylon) Insecure Infancy

2. Ministries Area (Between MUSIGA and Independence Square Insecure Infancy

3. Osu Secure Mature 4. Ringway Estate None 5. North Ridge None 6. Asylum Down None 7. West Ridge None

8. Adabraka Odawna Secure Mature Adabraka Aditrom “ “

9. Tudu (Kimbu/ Kojo Thompson road area) Secure Mature Tudu (Location/ Agbogbloshie Roads) “ “

10. Accra Central Insecure Infancy 11. Ussher Town Secure Mature

12. Agbogbloshie (June 4th near Old Fadama) Insecure Mature/

Infancy Agbogbloshie (Timber Market) “ Mature Agbogbloshie (Adedenkpo/ Kofi Oki Streets) “ Mature

13. James Town Secure Mature 14. Cantonments None 15. Labone Insecure Mature

16. South La (Beach Area, near La Road/ Fourth Otwe Street) Secure Mature

South La (Near Kaa Djaanor) “ Mature 17. La Dadekotopon Secure Mature 18. Burma Camp None 19. Airport None 20. East Legon Secure Consolidation

CITYWIDE SLUM AND COMMUNITY SITUATION ANALYSIS

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NO COMMUNITY LAND TENURE

SECURITY/ LEVEL OF

TENABILITY

STAGE OF FORMATION BY

LENGTH OF YEARS

21.

East Legon Extension (Trinity Road/ Asoyi) Insecure Infancy East Legon Extension (Okponglo) Secure Mature East Legon Extension (Free Town Avenue/ Dakar Streets) Insecure Infancy

22. Legon None 23. Achimota College None 24. Kissieman Secure Mature 25. South Legon None 26. North Dzorwulu Insecure Infancy 27. Airport Residential None 28. Airport West Residential None 29. Dzorwulu None 30. Abelemkpe None 31. Old Tesano Insecure Mature 32. Alajo Secure Mature 33. Kotobabi Secure Mature 34. Roman Ridge None 35. Kanda None 36. Mamobi Secure Mature 37. Nima Secure Mature 38. New Town Secure Mature 39. Kokomlemle None

40. Avenor Secure Mature Avenor (Nsawam Road/Sawan Link) “ “

41. North Industrial Area None 42. North Kaneshie None 43. Awudome None 44. Kaneshie None

45.

Darkuman (Asaman Street/ Winneba Road) Secure Mature Darkuman (Darkuman Road/ Owusu Kofi Street) “ “ Darkuman (Darkuman Road/ Korlegon Street) “ “ Darkuman (Darkuman Road/ Justice Link) “ “ Darkuman (Ayawaso Road/ Essamuah Street) “ “

46. New Fadama Secure Mature 47. Abofu (Along Railway line/ Mount Horeb JSS) Secure Mature 48. Abofu (Drain/ Motorway Extension Boundary) “ Mature

49. Apenkwa Akweteyman High Tenability Mature

50. Nii Boi Town (Along Flower Street) Secure Mature Nii Boi Town (Under High Tension Lines) Insecure Mature Nii Boi Town (Abeka Steets and Nii Boi Link) Secure Mature

51. Kwashieman (Kwashieman High Street/ High Tension Line) Secure Mature

Kwashieman (Along High Tension Line) Insecure Consolidation 52. Abeka (Darkoman/ New Fadama Road Intersection) Secure Mature 53. Abeka (South of Kwame Nkrumah Motor Way) Secure Mature 54. Achimota Secure Mature

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NO COMMUNITY LAND TENURE

SECURITY/ LEVEL OF

TENABILITY

STAGE OF FORMATION BY

LENGTH OF YEARS

55. Kpehe Secure Mature 56. North Odorkor Secure Mature

57. South Odorkor (Along Winneba Road) Secure Mature

South Odorkor (Mallam Market Area) High Tenability Mature

58. Bubuashie (Nii Amontua Street/ Bubuashie Close) Secure Mature Bubuashie (Darkuman Road/ Koteischolar Street) Secure Mature Bubuashie (Kotey Street/ Darkuman Road) “ Mature

59. Russia Secure Mature 60. Mataheko Secure Mature 61. New Abossey Okai “ Mature 62. Abossey Okai Secure Mature

63. Sabon Zongo High Tenability Mature

64. Zoti None 65. Korle Bu None 66. Korle Gonno None 67. Chorkor Secure Mature 68. Mamprobi None

69.

Lartebiokorshie (Along Outer Ring Road/ Danso Street) Secure Mature

Lartebiokorshie (Eduado Mohdlana Road/ St. Francis Road) Secure Mature

Lartebiokorshie (Jonkobri Road/ Brigade Road) Secure Mature Lartebiokorshie (Chemu Road/ Outer Ring Road) Secure Mature

70. Sukura High Tenability Mature

71. Sempe (Chemu Stream/ 4th Guggisberg Link) Secure Mature Sempe (Chemu Stream/ Saka Lane) Secure Mature

73

Old Dansoman (Guggisberg Avenue/ Along Chemu River) Secure Mature

Old Dansoman (Along Old Winneba Road/ Chemu River) Secure Mature

74 Dansoman (Laud Bill Street/ 6th Danba Link) Secure Mature Dansoman (8th Danba Street/ 14th Danba Street) Secure Mature

72. Mpoase Secure Mature 73. Gbegbeyise Secure Mature 74. Mamponse Secure Mature

75. South Industrial Area (Abossey Okai Road/ Ring Road West) Secure Mature

76. Korle Dudor (Old Fadama) Insecure Mature

77. La Secure Mature La Dadekotopon (Burma Camp Road/ Sewerage Plant Road) None

78. Tesano None TOTAL NUMBER OF SLUMS 78 With 7.2% of slums being at the infant stage, 2.4 at consolidation stage and 90.2% at the mature stage by length of existence, it is important for the infant slums to be addressed to prevent them from growing since they are smaller in geographic size and have little or no access to basic social services. Slum prevention should be undertaken immediately upon the city‟s realization of human settlement on any land, especially

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when these infancy stage slums are normally squatter settlements, and the country‟s land law legitimizes a

squatter settlement if there is no protest by any owner, after 12 years of settlement on that land1. Mature slums usually have access to some basic services but typically have a high challenge of community and household levels of overcrowding. It can therefore be concluded that about 90.2% of slum communities have the challenge of overcrowding, making low-income housing a priority issue for Accra as a city.

From Table 1 above, most slums have tenure security in the city with 1,269,023 people (76.8% of slum population) having tenure security, 100,794.8 people (6.1%) having high tenability (together making 82.9% (1,551,579 people) without any fear of eviction as compared to 282,556 people (17.1%) of living in squatter settlements having no tenure security. This ensures the legitimacy of a comprehensive slum upgrading strategy for the city which if well implemented in an inclusive manner will result in significant improvement of quality of life and contributing to achieving targets 10 and 11 of the Millennium Development Goal (MDG) 7.

With slums with insecure tenure being squatter settlements, it can safely be concluded that the 282,556 people in the city need safe, secure and decent accommodation. This means the provision of 51,374 rooms (12 square meters) to meet the current average 5.5 persons per room of slum dwellers. To reduce it to 3 persons per room a total of 94,185 rooms will be needed to accommodate slum dwellers squatting on lands in the city. Provision of sleeping rooms rather than housing units are more critical due to the affordability related practice in Ghana where low-income families live in rooms in compound houses, with shared facilities for residents, either renting or ownership by extended families. (See Number 10 of Table 2 below).

2.1.2 City Level Information

Table 2 below gives key city level information for further analysis of slums in the city.

Table 2: City level Information

NO DATA REQUIRED INFORMATION 1. Total city population (including slums) 4,300,000 persons2 2. Total city population (disaggregated by sex) Female: 51.8% Male:348.2% 3. Total city land area (including slums) 17,320 hectares4 4. Population density 250.73 persons/ hectare 5. Total population in slums 1,652,373.9 (38.4%) 6. Total land area covered by slums 2,718.23 (15.69%) 7. Average population density in slum areas 607.8 persons/ hectare 8. Total number of slum settlements or pockets 82 9. Total number of houses in city (including slums) 164,4145 10. Households sharing dwellings 93.4%6 11. Slums with prevalent overcrowding 90.2% 12. Available vacant public land for housing and services 13. Available vacant private land for housing and services 14. Available vacant land for housing and services under

customary or other informal tenure 15. Proportion of permanent dwellings (cement block or burnt

brick walls, iron sheet or other permanent roof) 79.6%7 16. Proportion of semi-permanent dwellings (mud/pole walls;

iron sheet roofs) 17.8% 17. Proportion of temporary dwellings (mud/poles or other

temporary wall materials; thatched roof) 2.6% 18. Average household size at city level 4.75 persons8 19. Average residential plot size in formal areas 650 square meters 20. Average living area in dwellings in formal areas 325 square meters 11 Limitation Decree 1972 (NRCD 54), Section 10 (1) 2 Projected from 2000 census 3 Based on 2010 Provisional census sex ratios for Greater Accra Region 4 Calculated from Survey Department Map area (includes water bodies) 5 Projected from 2000 census using City Medium Term Development Plan information of 5350 annual housing provision for city 6 Urbanization and Land Markets, Seth Asiamah and Mahdu Rahgunath, June 2007 7 Based on 2000 Population and Housing Census 8 Ghana Housing Profile, 2010, UN-Habitat

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NO DATA REQUIRED INFORMATION 21. Average House Values in formal areas GHC 206,363 (USD137,575)9. 22. Average construction cost of house in formal areas GHC 71,280.00 (USD 44,273.29)10 23. Average monthly income per household at city level GHC 674.5 (USD 449.6) 24. HIV/AIDS prevalence 3.0% 11 25. Female headed households 40% 2.2 SLUM COMMUNITY INFORMATION Table 3: Key Information for Ga Mashie Community

NO DATA REQUIRED INFORMATION 26. Slum population 100,342 persons

Total slum population (disaggregated by sex) Female: 51.8% Male:1248.2% Land area covered by the slum 90.9 hectares

27. Number of dwellings 1794 28. Population density 1103 persons/ hectare 29. Average household size 5.5 persons 30. Room occupancy 10.6 persons per room 31. Average residential plot size 642.72 square meters

Average free space per plot 48.9 square meters 32. Average living area 199.5 square meters

Proportion of permanent dwellings (cement block or burnt brick walls, iron sheet or other permanent roof) 66.6%

33. Proportion of semi-permanent dwellings (mud/pole walls; iron sheet roofs) 32.3%

34. Proportion of temporary dwellings (mud/poles or other temporary wall materials; thatched roof) 1.1%

35. Average construction cost of permanent dwelling GHC 71,200 (USD 44,500) Average construction cost of semi permanent dwelling GHC 53,400 (USD 33,375)

36. Average construction cost of temporary dwelling GHC 26,700 (USD 16,687) 37. Availability of piped water on plot 27.4%13

Availability of piped water not on plot 70.4% 38. Distance to piped water (if not on plot) Max 50 meters 39. Proportion of households depending on sources other than

piped water (water vendors, rivers, wells) 2.2%

40. Availability of electricity connections in dwelling 100% 41. Availability of other electricity sources (if no formal

connection) 0%

42. Average monthly household income GHC 126.13 (USD 78.83)14 43. Households with permanent source of income (employed in

formal sector) 10%15

44. Households with main income or productive activity at home/ plot (small shop, dressmaker, shoemaker)

30%

45. Proportion of rental housing 10% 46. Average monthly rent per room GHC 15.00 - 20.00 (USD 9.40 –

12.50 47. HIV/ AIDS Prevalence 3.0% 48. Proportion of population receiving food assistance Not Available 49. Vulnerable groups 16.6% (sleep outside)16 50. Main environmental hazards (floods, landslides, pollution from Air pollution from abattoir, Water

9 Ghana Institute of Surveyors, 2010 10 Based on an average 4 bedroom basic finish house and construction cost in Ghana Housing Profile, 2010 11 Accra Metropolitan Health Directorate 12 Based on 2010 Provisional census sex ratios for Greater Accra Region 13 Information on piped water is based on CHF Ghana/ Housing the Masses Housing Feasibility Survey,2010 14 AMA Medium Term Development Plan Income Classification according to classes, 2010-2013 15 Information for 18 to 22 was gathered from community meeting on October 19, 2011 16 Based on CHF Ghana/ Housing the Masses Housing Feasibility Survey, 2010

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NO DATA REQUIRED INFORMATION surroundings, others) pollution by solid and liquid waste

disposal at Lavender Hill, direct human defecation at the beach front, Noise pollution from out-dooring, funeral ceremonies and entertainment centers.

Pictures 1, 2 and 3: Ga Mashie Community showing Overcrowding even during Day Time

The Ga Mashie community accommodates 6% of the slum population in Accra. The community is made up of James and Ussher Towns and is an indigenous Ga community with traditional family homes. From Table 3 above, though the community has an average household size of 5.5, the average room occupancy is 10.6 persons, explaining the presence of people who sleep outside in the open. Overcrowding is a physical characteristic at street, house and room levels and this started as a result of a 1939 earthquake which brought most of the double story buildings in the community down, leaving them to be restored to single storey and having to accommodate the same number of people in addition to future generations.

Slum households in Ghana usually occupy rooms in compound houses, instead of detached houses due to affordability issues. Thus, to address the current issue of overcrowding in Ga Mashie, the community will need 33,447 sleeping rooms (standard 12 square meters) to bring current room occupancy to three (3) persons. In the next eight (8) years, this should be seriously considered in any housing upgrading for the community. Any housing upgrading could make use of the free space in the houses as a result of their predominant compound style, however, only 66% of buildings are permanent structures due to their age and it will therefore be important for any new buildings to be of permanent nature. 2.3 TOPOGRAPHY AND SLUM VULNERABILITY Though Accra lies between 0 and 144 meters above sea level, Figure 2 shows its slum settlements and pockets lying between 0 and 48 meters above sea level some further located within close proximity to water bodies or major drains. It should be noted that there are slum settlements along almost the whole length of the Odaw River and drain in the City.

The combination of low lying topography, presence of rivers and their encroachment especially by slum populations, thus present a flood vulnerability to sections of the city especially in slum areas. Substantial parts of the Alajo, Kpehe, Kotobabi, Avenor, Kokomlemle and the whole of Korle Dudor (including Old Fadama) and Ussher and James Towns, Gbegbeyse and Mpoase are all within flood prone zones (by the NADMO).

At the community level, however, James and Ussher Towns are low lying coastal communities (less than five meters above mean sea level) placing them within the most vulnerable communities requiring good drainage systems to prevent flooding. In all, 366,823 (22.2% of slum population) slum dwellers in the city live in flood prone areas.

2.4 BASIC SERVICES AND INFRASTRUCTURE The city of Accra has access to all basic services including electricity, water, sanitation (toilet, drainage, refuse disposal), telecommunication etc; however, the level of accessibility is at often times inadequate, with slum areas having the lowest adequacy levels.

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2.4.1 Electricity

All communities in the city have access to electricity, including slums. Discussions with the Electricity Company of Ghana (ECG) indicate that some houses in squatter slums such as Old Fadama initially had legal access to electricity due to their policy of providing houses with electricity once they applied. However, when this policy changed for residents to submit building permits with their applications, incidence of illegal connections have become prevalent in slums.

Slum dwellers generally complain of high tariffs however, existing subsidy system only favors low-consumption households. Most slum dwellers tend to miss out because of the high number of households sharing single electricity meters. Subsidies in slum communities will therefore be a new issue for discussion. Figure 3 below shows access to electricity in Accra.

Figure 2: Boundary Map of Ga Mashie Community, Accra

Source: Google Earth, Retrieved October 20, 2011

At the community level, Ga Mashie has access to electricity, however, the usage of a single meter in houses have multiple families have led to some households opting to be without electricity to prevent disputes, due to inequities in the payment of electricity bills. It is therefore necessary for households to acquire their own meters, however, the cost of meters are unaffordable to most households.

2.4.2 Education

Slum communities have fewer education facilities with lower educational standards as typical of public primary and Junior high schools which are more prevalent in slum communities and pupils and students are sometimes compelled to travel to other communities to attend school via public transport. Though they have a few senior high schools, they are accessible to them within the acceptable planning standard of five (5) km. Currently, the city has 1,978 permanent and 522 temporary classrooms for primary to Junior High Schools, making a total of 2,500 classrooms for the current 160,000 pupils and a pupil to classroom ratio of 64 to 1. With a target maximum 45 pupils per classroom, the city needs 156 classrooms to accommodate all and future anticipated pupils, upon completion of the planned 1,496 classrooms which have been budgeted for with commencement of construction.

Ga Mashie is in the only sub-metro (Ashiedu Keteke) in the city with more male school enrolment than females, though the margin is small. Education level in the community is low with the majority of the population having a highest education level of senior high school or its equivalent. This is reflected in the high poverty levels in the community (average monthly income 126.13 (USD 78.83). The community has 13 primary schools, 8 Junior high schools, 13 kindergartens and 1 vocational Institute. However, there are

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surrounding schools including one senior high school, which is within vehicular travel distance of James Town thus a need for a senior high school in the community. There are more public schools than private schools in the community which could be attributed to the low income levels and affordability of private schools which are more expensive. It is therefore important that the AMA increase the number of classrooms in their citywide improvement of education to ensure that more children have, and access better quality education in the community. A recent community meeting revealed the youth contending education as one of their pressing needs and advocating for the establishment of remedial schools in the community.

Figure 3: Topography, Flood and Drainage Vulnerability

Source: Survey Department and NADMO

Height above Sea Level

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Figure 4: Access to Electricity for the City of Accra

Source: Survey Department

Figure 5: Health and Education for the City of Accra

Source: Metro Health Department, Metro Education Department and Survey Department Page 13 of 123

At the community level, all roads in Ga Mashie are tarred; however, not every house has direct access to a road (60%) resulting in difficulty in accessing some houses in the event of a fire outbreak which fortunately is a rare occurrence in the community. Roads are also encroached with household and commercial activities making most roads too narrow for double vehicular access, as they have been designed for. It is therefore necessary for more roads to be constructed in the community. This may calls for housing realignment and subsequent reconstruction to accommodate its occupants in the event of community redevelopment.

Due to inadequate access roads as a result of haphazard development, alleys have become an important means of accessibility in the community. With the CHF International‟s Alley pavement project, most alleys in

the James Town area have been paved with either cement or pavement blocks. Some community members have also paved their alleys. This has significantly reduced the incidence of flooding in the community. It is therefore important that any immediate improvement in the community expands alley pavement in the community to ensure accessibility in and from the community all year round especially by children.

Bicycle Lanes

There are very few bicycle lanes on major roads in the city though the presence of bicycles and motor bicycles are visible in the city presenting a safety issue for cyclists in the city. With the heavy traffic in the city, cycling could be a useful alternative transportation and needs to be better developed for improved transportation in the city.

Figure 7: Transportation Facilities in Accra

Source: Survey Department and Housing the Masses Slum Mapping

Pedestrian Access

Pedestrian access in the city is quite poor with many roads and streets with no demarcated or developed walkways forcing pedestrians especially in the central business district to compete with vehicles. Areas with pedestrian access include the ceremonial streets of the city and some upper income residential neighborhoods such as Airport Hills where development of pedestrian walkway is part of conditions for developing houses. Slum communities have the most pedestrian access due to inaccessibility; however, most of these pedestrian accesses which are usually alleys are not paved. Paving pedestrian accesses in

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slum areas contribute to adequate accessibility all year round and should be encouraged as part of upgrading slums.

Rail Transport

About 3% of the people in the city use rail transport though it is available. There are two rail lines in the city running from Accra towards Kumasi and Takoradi, and another to Tema meant for carrying passengers and goods. However, the services are now only carrying passengers with the service from Accra Central towards Tema and Nsawam. Though the rail service is cheaper, faster and a better system of transport for the city due to its ability to carry heavy traffic, its development is very minimal and should be urgently improved to reduce the high road transportation stress, ineffectiveness and inefficiency in the city to attract more business and tourists especially to the city center. The expected rail development project by the Government of Ghana and the mono-rail and tram development systems by the city authorities stand to affect slum communities dotted along the rail and tram corridors.

2.4.5 Waste Management

Waste management is a key area of concern for the city which is compounded by the over 1,000,000 population influx daily (who do not pay for generated waste). This is reflected in the city‟s use of over 60%

of their internally generated funds for solid waste management20. Figure 8 below shows a backlog of waste collection in all eleven sub-metros of the city. Whereas Ablekuma North generates the most refuse, it is Ablekuma South with less refuse generated which has the highest refuse backlog. This is against the backdrop of the present polluter pay principle. The waste management contractors; however are yet to complete the registration and supply of bins to households and lack all the requisite equipment for undertaking their activities. Notable is the high generation of waste in slum communities than in formal non-slum communities, due to high population densities in the slums.

Figure 8: Refuse Management in Accra

AMA Waste Management Department, 2010

20 Ghana Districts, 2007

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The community has a good waste collection system. Ashiedu Keteke has the best collection rates with only 20% of waste collection backlog. With AMA‟s introduction of the polluter pays principle (house to house) of waste management and waste recycling projects in the community, waste management has significantly improved. The waste management challenge in the community lies with the inadequacy of skips to receive waste generated from houses yet to be supplied with bins by private waste companies. Inadequate employment opportunities in the community make it difficult for some households to afford payment for waste collection.

House collection system should be expanded to all houses and a well established engineered land fill for receiving waste from the skip from the communities to ensure constant collection.

2.4.6 Drainage

Liquid waste management suffers from ambiguities in the responsibility for maintenance of storm drains. This has contributed to inadequate investment and ineffective service of storm drains in Accra. Though the Department of Urban Roads handed over the maintenance of street-side drains to Assemblies in 2002, the responsibility came without corresponding budget transfers. Pollution of water bodies in the city through dumping of refuse and human excreta and poor maintenance of drains lead to perennial flooding with any heavy rain, resulting in loss of life and property.

Though all roads have drains, the absence of access roads in more than half of the community has also led to bad drainage in the community and earth drains are used in areas where there are no roads. Drains along minor roads are not able to accommodate the liquid waste from houses and bathrooms due to the high population densities and the absence of soak-aways, which is also due to inadequate space for their construction and unaffordability by most residents. Some community members have also encroached on drains by filling them and building on them.

There should be a well coordinated drainage system in the community to significantly reduce flooding and cut down on diseases. Poor public attitude towards of dumping refuse in drains should also be discouraged through community sensitization and education. Waste recycling as an economic activity as piloted in the community by CHF International‟s Buy Back and Compost Plant projects in James Town should be encouraged.

Liquid waste:

The community disposes off liquid waste through drains within community and by roads and also in the open, which leads to standing water and sometimes resulting in the spread of diseases like malaria.

Toilets and Bathrooms:

Ga Mashie has 90%21 of its households using public toilets, with an adequate number of squat holes for the community. A recent community meeting revealed that poor management of the toilet facilities lead to a wait period of between 3 to 4 minutes during peak morning and evening hours when people have to wait to get a decent cubicle to use. Toilet facilities could also be upgraded to tiles and cleaned regularly and its management significantly improved. The AMA is building 42 toilets in the metropolis with one being constructed in Ga Mashie.

The community has adequate commercial and public bathroom facilities for its majority users. However, previous public bathrooms are now manned by private entities who charge a high fee of GHC0,25 per bath. Only 64% of individual houses, however, have bathrooms in the community.

There is the need for individual houses to have toilet and bath facilities as recommended by the city authorities. However, social issues like cleaning of these facilities in turns by family members and tenants become a challenge. Education and sensitization should be intensified in the community to ensure the policy of having toilets and bathrooms in homes is successful.

2.4.7 Water

The city has a daily estimated demand of 532,570 cubic meters of water, however only 401,800 cubic meters is provided, which constitutes 75.45%, leaving a daily supply shortfall of 130,000 cubic meters of 21 2010 CHF/Housing the Masses Survey in Ga Mashie

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water in the country. In slum areas, the situation is even worse, with most households not in a position to afford in-house pipe borne water. In addition to low incomes in slum areas, inadequate space has left most slum areas with very few water mains for connection into houses. They therefore rely on water vendors for their water needs at a much higher cost compared to the cost of in-house pipe-borne water.

2.5 INCOME LEVELS Table 4: Income Classification of Communities in AMA

Income Class Lower Range (GHC) Upper Range (GHC) 4th class 0.00 99.00 3rd class 99.12 137.38 2nd class 137.50 499.88 1st class 500.00 1250.00

Figure 9: Income Classifications of Accra22

Source: AMA Medium Term Development Plan, 2010-2013

Monthly income levels in the city range from GHC 99.00 to GHC 1250.00 with Figure 9 above showing slum areas in the city forming the 3rd class lower and 4th class settlements. However, some first class communities have some early stage slums formation within them, an issue that needs to be addressed urgently to avoid the obvious spread of the phenomenon in such settlements (See figure 9 above).

2.6. Housing The AMA estimates an annual 25,000 housing units need in the metropolis, only 5,350 units (21.4%) are provided. This has left an accumulated backlog of 300,000 units with many of the structures being sub-standard. 23 Private individuals dominate the delivery of housing with over 90% of the stock annually with the government, quasi-government organizations and private estate developers providing the remainder24.

22 AMA Medium Term Development Plan, 2010-2013 23 Accra Metropolitan Assembly, Medium Term Development Plan 2010-2013 24 Accra Metropolitan Assembly, Medium Term Development Plan 2010-2013

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However, 2000 census indicates 53.9% of housing in Accra being compound houses where they live families live in rooms and 15.6% being single room units.

Housing in Accra is characterized by a large number of households and groups of between 10 and 30 rooms with kitchen and toilet facilities shared among households. Whereas the mean household size of the city is 4.7525 persons per household that for slum areas in general for the city is 5.5 persons with the Ga Mashie community having an average of two household occupying a room, due to people sleeping outside of their houses due to inadequate number of rooms or room sizes being too small and uncomfortable to sleep in especially during hot weather.

With high house prices and non-existent housing finance especially for low-income earners, generally low incomes, scarce land availability and usually non-availability of documented land titles due to the cumbersome process of land title acquisition, the issue of housing needs to be addressed in a comprehensive manner to ensure sustainable availability of housing especially for slum dwellers.

2.6.1 HOUSING AFFORDABILITY GLSS 5157 shows that households in Accra spend only 4.5 per cent of their household expenditure on housing and urban households elsewhere spend only 2.2 per cent on housing, giving an urban total of 3.2 per cent. Under the itemization of expenditure per capita, GLSS 5158 gives only 1.1 per cent for “actual

rental for housing” and 1.8 per cent for “maintenance and repair of dwelling”.

Figure 10: Housing Affordability in Accra

Income (GHC)

Maximum Affordable (GHC)

Monthly affordable rent (GHC) % of households in Accra

4,000+ 180,000 500+ 5%

3,001-4,000 144,000 400 10%

2,001-3,000 108,000 300

50%

1,001-2,000 72,000 200

501-1,000 36,000 100

101-500 18,000 50

35% 51-100 12,000 10 Most of the housing needs of the city are within slum communities with a high level of overcrowding and population density in excess of 1000 persons per hectare. This can be attributed to the high cost of housing (both for rental housing due to minimum 1 year advance and ownership) in comparison to the low-incomes in the city. Whereas the highest cost of house affordable to low income earners including slum dwellers is GHC 24,000 (USD 15,000), the lowest cost of housing on the market currently is GHC 30,000 (USD 18,750). This makes housing very unaffordable to the low income in the city. Rental housing does not present any better alternative with the usual but illegal two year advance payment of rent required by most landlords instead of the statutory maximum of six months. It is expected that with the UN-Habitat Slum Upgrading Pilot Project in Ashaiman, coupled with the gradual interest of developers, manufacturers and NGOs in developing an affordable housing product, cost of housing will be reduced. Figure 10 above which is based on information from the UN-Habitat Ghana Housing Profile shows that 35% of the population cannot afford to own a house due to their income levels, which makes alternative building materials and technology a necessity to ensuring affordable, durable, safe and sustainable housing. Rent control laws also need to be enforced.

2.7 LAND FOR HOUSING With very few vacant lands in Accra and a complex system of land acquisition and administration land ownership is a legal minefield for the unsuspecting developer. About 84% of land in Ghana belongs to traditional authorities and Authorities and Accra is no exception. To acquire stool land in Accra, one would normally have to identify a vacant plot and convey this information to the occupant of the stool concerned. Alternatively, where a person has information that a stool has land to sell, he may approach the occupant of the stool with his request. Land in Ghana is usually sold at standard sizes of 918 square meters or 642 square meters, making it unaffordable to most slum dwellers and low-income earners in general. Thus, slum 25 Ghana Housing Profile, 2010, UN-HABITAT

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communities in formal areas with secure tenure have large compound houses, where households occupy rooms in these houses.

Most available lands especially in middle to high income areas are currently under-utilized and the city has planned intensive redevelopment into first class, high quality mixed residential and commercial uses on vacant lands in high income, low-density residential areas. This presents investment opportunities for estate, and land investors to transform the existing housing situation in Millennium City of Accra. However, housing on these lands are only affordable to upper income earners. Land in Accra appreciates faster than housing, making it a good investment and adding to its constantly rising cost and increasing house prices.

Land in Ghana is either owned through freehold (which has legally been discontinued, except as gifts by traditional authorities), or leasehold (usually 99yr term and renewable). However, under the freehold system, some lands in parts of the country including Accra, were given under freehold by traditional authorities to settlers, without any written documentation. Settlers on such lands are recognized owners and thus are described to have high tenability. Freehold landowners as in Ga Mashie may or may not have written documents but are highly recognized by the state. Any in-situ housing upgrading in slum areas will therefore need to determine owners with documented titles and implement a titling project if necessary; however, squatter settlements may need housing relocation.

Ga Mashie being an indigenous community has land owned by families which was given before the Public Lands Leasehold Ordinance in 1951. Each family property including land and house, belong to a number of people within each family; however, Ga Mashie has a family system of family heads who speak for each family and any redevelopment will have to be in-situ on the same family land as the community is over-crowded without any available land for housing. The only open spaces are the community durbar grounds, Mantse Agbonaa (Chiefs Compound) which also serves as a football field and the Bukom square which serves as a multi-purpose area for boxing, playing football and other public activities. Houses are also built to their plot lines with about 70% of buildings defining their land boundaries and very little space between houses with a large number of alleys instead of roads. About 99.4% of the land in Ga Mashie is held under informal customary tenure (handed down from generation to generation) with the remaining being public ownership. From a recent survey by CHF International, about 65.9% of the land is registered in community-based informal or customary land management system with 20.1% registered in public title register with 2.2% indicating having no title or deed. About 90% of households own their dwelling units with just 10% renting with room rental at averaging GHC 15-20 per month. Survey indicates near 100% ownership based on freehold and leasehold. Any land for housing will have to be achieved through innovative and comprehensive design through heavy community engagement at house level, with development of high rise buildings, to leave space for other community infrastructure and services.

2.8 HOUSING FINANCE Housing finance for Ga Mashie has been explored during the CHF/Housing the Masses Survey in 2010. In that survey, 82.4% of families preferred to partner with investors for financing the upgrading of their houses. Of these families 80.7% preferred a lease component for their partner investors in the new development. Subsequent to this survey, CHF International is partnering the Land Administration Project in the development of land titles for 109 families as a first step to formalizing them towards the financing of their housing upgrading. This if replicated to cover the entire community, makes them potential off takers for investors. Potential sources of housing finance include the national and local government in the form of material subsidy or city level low-income housing fund that could go to reduce interest rates and subsequently house cost.

The average construction cost of middle and high income housing for the city is GHC 71,200 (USD 44,500) with the average living area of 199.5 square meters. This could be attributed to the Ghanaian taste for large and grandiose buildings which is further fueled by our Architecture schools and practicing Architects; but this has high cost implications The current cost of housing the average family therefore is GHC 126,992.61 (USD 79,370). However, with slum households in Ghana usually occupying one to two rooms measuring 12square meters each, and a current average cost per square meter of GHC 480.00 (USD 300) a slum house of about 39 square meters will cost GHC18,720 (USD11,700. In view of this, with the average income of GHC 126.13 (USD 78.83), the community cannot afford any new housing upgrading on their own since their income can only get them a mortgage for a housing unit costing GHC 9120 (USD 5,700) over a 15 year loan period; using Ghana Home Loans Limited‟s mortgage calculator. A proposed housing finance strategy

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is to link families with developers with families using their lands as equity and the developers financing the construction of the houses in multi-storey densities to accommodate the current number of persons in decent room to person ratios, with additional rooms for rent by the families as an income generating activity and the remaining rooms to the investor to off-set his construction cost. This financing method has been used by some investors and families in Kumasi and other cities as well as in the Ga Mashie community, making it a well accepted option to families. Banks including Bank of Africa (Amalgamated Bank), Ghana Home Loans and Barclays are willing to support such housing projects, with some guarantee by a recognized entity or organization and availability of land free of environmental challenges and all encumbrances. The implication of this will include a density policy for the community and well engineered buildings since it is an earthquake prone area and the development of land titles for all families who participate in housing upgrading.

The challenge that needs to be addressed on housing finance is that on the supply side, interest rates on construction loans are high (22-24% annually), with the few incentives that come from the government given to real estate developers who only produce middle to high income houses. On the supply side, there is virtually no mortgage available to low income earners due to their informal financial nature. There is also no competition in the low-income housing construction sector due to its unattractive profit margins to real estate developers. These issues need to be factored in any low-income housing strategy to ensure sustainability.

2.9 GENDER AND SOCIO-ECONOMICS Like many communities, there are more females in Ga Mashie than males (51.8% to 48.2%). Table 6 below shows a decreasing of school completion rate for girls especially at the JHS level. This is reflected with the high teenage mothers seen in the community, which some have attributed to the culture of out-dooring and youngsters sleeping in neighbors compounds or outside their houses due to inadequate rooms in their houses. With 16.6% of the population sleeping outside of rooms, there is a high vulnerable group that needs to be provided for in terms of safe, secure and decent accommodation. This includes children and girls who are very vulnerable group of the society.

Table 5: School Completion Rate for Ga Mashie at JHS Level

Academic Year/ Sex 2007/2008 2008/2009 2009/2010 Boys 74.2% 74.5% 67.8% Girls 66.5% 65.1% 61.4%

The issue of education should be seriously planned for and implemented to stop the cycle of low level of education resulting in increased poverty.

Markets are important facilities, especially for slum communities and Ga Mashie has two main markets; London Market in James Town which is mainly a meat market and the Salaga Market (the famous colonial days slave market) in Ussher Town which is now closed for renovation and is operating from the street side. However, street-side vending and home employment are prevalent economic activities in the community. Other markets in the city mostly located near slum areas are planned for renovations by the city. Commercial activities are mainly supported by the community as they are focused on mostly household needs and food vending. The community also has many palaces located in all seven wards of the community. These serve as a good tourist attraction which if well organized could raise a healthy income for the community and employ a number of youth. The broad economic zones in the community are as below in Figure 11.

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Figure 11: Broad Economic Zones in Ga Mashie

Source: Google Earth, Retrieved October 20, 2011

A majority of male youth in the community are more interested in employment opportunities in the area of fishing harbor work and abattoir work as well as other low or semi skill employment, while the females are interested in the rehabilitation of the Salaga Market. This could be attributed to their low educational levels. The development of sports talent especially in boxing and football as an income generating activity was also encouraged at the last community meeting by the youth and this is reflected by the strong presence of professional and amateur boxers and footballers in the community.

2.10 PRO-POOR AND PARTICIPATORY PLANNING Participatory planning is a constitutional mandate for Metropolitan, Municipal and District Assemblies (MMDAs) in Ghana. Citizen participation in Accra is minimal with mostly neighborhood Associations being the main medium of participation in the main activities of the city, such as the development of the Medium Term Development Plan.

Planning in the community is facilitated by the Ga Mashie Development Agency (GAMADA), a unit under the Accra Metropolitan Assembly, in collaboration with the Assembly members for the community and the Ashiedu Keteke Sub Metro. Community associations including the groups are channels for community participation in the development of the community. Planning for Medium Term Development plans for the city by the community is undertaken in the form of a community meeting where infrastructural facilities lacking are enumerated and documented by city officials with their locations. However, the community does not get to participate in the comprehensive planning of the city; an area that needs significant improvement by the city.

Gradually, awareness creation of participatory planning since its inclusion in the Local Government Act, 462 of 1993 and project planning and implementation by external development partners, Ga Mashie has benefited from participating in projects and programs from its design stage. Such projects include the CHF survey and the current on-going PSUP, where community is participating in the information gathering process toward the development of project.

On the other hand information from the community to the AMA is channeled through their Assembly members and vice versa. A recent focus group discussion with Assembly members in September 2011 indicated that Assembly members usually have little or no knowledge on stakeholders involved in the implementation of physical projects, thus, preventing them from effectively monitoring them for evaluation.

It is therefore encouraged that communities are included in the overall planning of the city and also in the selection of implementing agencies for physical projects, to ensure adequate monitoring and project success.

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2.11 SUMMARY OF CITY LEVEL ANALYSIS AND PRIORITIES Responses from a workshop with Assembly members of the AMA 26summed up the level of inaccessibility to the UN-Habitat Slum characteristics as shown in Table 4 below. This also reflects adequacy of basic infrastructure and services in slum communities in the city, including Ga Mashie. Though most communities exhibit overcrowding, which is a housing issue, access to basic services including refuse collection, toilet facilities and drainage was the highest deprivation for most slum communities in a recent survey at a workshop. Table 6 below shows responses from a city consultation of Assembly members in the city using the UN-Definition of Slums. Sanitation included toilet facilities and refuse disposal, water was on accessibility to pipe-borne water, sufficient living space on room occupancy, durable housing on building material and secure tenure on whether they faced a threat of forced eviction.

Table 6: Level of Deprivation of UN-Definition Characteristics for Defining Slums for Accra

NO SLUM CHARACTERISTIC (BASED ON UN DEFINITIONS) LEVEL OF INACCESSIBILITY (%)

1 Access to improved sanitation facilities (a private or public toilet shared with a reasonable number of people) 62.7

2 Access to improved water (water that is sufficient, affordable and can obtained without extreme effort)

54.6

3 Sufficient living area (no more than three people sharing a room) 53.8

4 Durable housing (a permanent structure providing protection from extreme climatic conditions) 49.5

5 Secure tenure (de facto or de jure secure tenure status and protection against forced eviction) 38.9

It should however be noted that Ga Mashie, the selected community has sufficient living space (See table 4 above) as their highest level of inaccessibility at 95% due to overcrowding at both household and house level as shown in table 3. (Response was the less accessibility to the characteristic the higher the percentage)

Table 7 below is a list of the 10 worst and best slums in Accra with Figure 12 below also showing their geographic locations in the city. The worst slums include the Usher Town of Ga Mashie, Mpoase and Gbegbeyse, while the best slums include South and North Odorkor, Abossey Okai and Sabon Zongo. The slums were selected according to their total score for all five characteristics with the slum with the highest score being the worst and that with the lowest score being the best.

Worst Slums Best Slums

1 Usher Town South Odorkor 2 Mpoase North Odorkor 3 Gbegbeyse Abossey Okai 4 Agbogbloshie Sabon Zongo 5 Chorkor Mataheko 6 Old Fadama East Legon (Shiashie Village) 7 Nima South La (Beach Area, near La Road/

Fourth Otwe Street) 8 Kotobabi Russia 9 Adabraka Odawna Sukura 10 Ministries Area (MUSIGA and Independence Square) Mamponse

265 PSUP Citywide Workshop held in September 2011

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Figure 12: Best and Worse Slums in Accra

Source: Continuums of Vulnerability in the Slums of Accra, Ghana by Marta Jankowska, 2009

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STAKEHOLDER ANALYSIS

3.1 IDENTIFIED KEY STAKEHOLDERS FOR CITY AND COMMUNITY LEVEL PARTICIPATORY SLUM UPGRADING AND PREVENTION Six major stakeholders are identified in the city in the general city development and slum development in particular as described in Table 7 below.

Table 7: Stakeholder Analysis and Recommendations

Slum Community (land owners, tenants, family heads, family members, traditional council, CBOs

Analysis

- Multiple ownership of land and property and absence of title on their lands in the Ga Mashie community leads to hesitation by investors including financial institutions and increase in risk of community and subsequent interest rate on loans for housing improvement

- Late and discontinued communication with community on project will lead to a majority of residents losing interest in

Recommendations

- Continuation of community entry meeting to at least monthly community meetings to update them on progress of program

- Early education of the community on their responsibility and roles under the program and how they affect other stakeholders

- Education of community on the different steps of the program and the need for transparency - Involvement of community on decision making processes for the program - Establishment of a clear and legitimate representative for each family in the community on the

program City (AMA, GAMADA, Sub Metro and Assembly Members)

Analysis

- With their high level of interest and being the main implementation agency an unclear policy on slums without a strategic approach to addressing the different types of slums, coupled with the low collaboration with slum communities does not foster good development relationship with communities

- Inadequate collaboration with other key stakeholders like the Ministries and development partners including NGOs result in city missing out on opportunities for acquiring the necessary resources for addressing slum issues

Recommendation

- Demonstrate strong leadership and commitment - Develop a citywide policy and strategy on slum - oordinate all other stakeholders in the implementation of the policy and strategy - Ensure an annual budgetary allocation for implementing slum strategy - Demonstrate mutual respect for slum communities and include them in the city’s development

and decision making processes - The AMA in collaboration with the Ministries for Water Resources, Works and Housing and Local

Government and Rural Development should lead the establishment of a collaboration platform, develop and agree on clear roles and responsibilities for each stakeholder for the implementation of the PSUP and other similar programs

Ministries/ Department and Agencies (MLGRD, MWRW&H, MoLF, MoWAC, T&CPD, LAP)

Analysis

- With the incorporation of slum components in the reviewed Housing policy, the action plan of the

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new Urban Policy and the new land use planning bill, there are clear guidelines for addressing slum issues, and budgetary allocation can be made annually

- Current non-collaboration among geographic and numeric data collection agencies lead to difficult analysis of data which lengthen project time

- Long bureaucratic processes for data and information acquisition also lead to lengthened project time

- Inadequate funding for payment of compensation on land for housing and inadequate provision of basic infrastructure facilities lead to eventual higher cost of housing

Recommendations

- Collaborate with sector agencies especially Statistical Services to ensure easy availability of data and information on slum communities

- Make annual budgetary provisions to support slum upgrading programs in Accra and other cities - Collaborate with the necessary sector ministries and development partners to ensure the successful

implementation of slum upgrading programs - Facilitate the acquisition of low-cost land and housing for relocation and low-income housing

development both for rental and ownership - Facilitate the acquisition of housing finance both for supply and demand sides Academia (Universities, ISSER, BRRI, Earth Institute/ MCI)

Analysis

- Inadequate linkage of research to practice and non specialization of education curricular also results in limited necessary human resources needed for slum upgrading and prevention

Recommendations

- Educational institutions should provide specialization options in their curricular for slum upgrading and prevention

- Research institutions should collaborate with sector agencies, especially NGOs in developing research to ensure that necessary information is collected for practical development

- The Ghana Statistical Services should collaborate with practitioners and NGOs in the development of questionnaires to ensure the necessary information is collected and released at the needed level (e.g. information at enumeration area level) for meaningful analysis for development

Private Sector (Service providers, banking and non-banking financial institutions, real estate developers)

Analysis

- Presence of basic services, especially electricity in all slum communities either with secure or insecure tenure makes it easier for any improvements or extension of electricity

- Though willing to provide services, especially for electricity, high costs and insecure land tenure compel some slum dwellers to resort to illegal connections which are very difficult for the ECG to track

- There are inadequate health facilities in most slum areas, where there is no guaranteed tenure security

- Inadequate capacity of financial institutions and most private sector organizations including real estate developers have led to their low participation in slum development

- A pre-paid system of operations by the private sector as is practiced in the telecommunication industry could yield positive results in private sector participation in slum development

- Cooperation in the timely release of information for research purposes, especially for financial institutions

Development Partners (UN-Habitat, EU, Brazil Embassy, Municipality of Amsterdam, UNESCO, Local and International NGOs including CHF International, People’s Dialogue and Housing the Masses

Analysis

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- Few NGOs work in the physical slum upgrading and prevention sector with most of them working on the human development aspect

- Most NGOs who work in the slum areas work especially on sanitation and water - Inadequate funding for substantial upgrading work in slums especially for housing improvement - Little collaborative effort by NGOs and Development Partners thus resulting in duplication of efforts

and low impact in communities and to beneficiaries - Adequate visibility of especially successful projects of DPs lead to increased project and program

funding Recommendation

- More NGOs should be encouraged into the urban development, slum upgrading and prevention sector

- There should be visible advocacy and dissemination of information on successful projects - Slum residents should be assisted with facilitation of housing upgrading for the reduction of unsafe,

secure and inadequate housing in slums - Clear partnerships with roles and responsibilities should be defined and included in any citywide

slum upgrading and prevention strategy, between city, communities and Development Partners General For all Stakeholders

Analysis

Recommendation

- Each stakeholder both in the private and public sectors should provide policies and plans for slum upgrading and prevention in their various institutions and provide budgets accordingly for sustainable implementation and improvement of quality of life

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4.1 LAND FOR HOUSING Land is the primary medium for human settlement development and is needed for the many functions that towns and cities of various forms, shapes and sizes perform. The larger the urban centre the greater the demand for land and the more pronounced and complex the impacts of the various demands placed on land have on the environment.

There are identified under-utilized and vacant lands in high income, low-density residential areas for intensive redevelopment into first class, high quality mixed residential and commercial uses in Accra. There are also isolated run-down buildings which can be developed into mixed commercial and residential properties. There also exist public medium income housing estates that could also be converted into mixed use facilities.27

Population trends for Accra indicate an annual population increase of 4.4 percent. In 2000, the gross population density was 10.03/ha compared to 6.23/ha in 197028. Densities exceeding 250 persons/ha occurs in dominant immigrant and slum areas especially in the oldest parts of the city such as Accra New Town, Nima, James Town and Ussher Town. These communities exhibit intensive though ineffective usage of the land considering the central location.

Land management remains a key constraint for effective growth in urban areas:

� The dual system of land delivery by traditional and public, and the lack of systematic planning at the local level have created a complicated system of property rights;

� Existing revenue mechanisms like property tax rates add minimal value to the local government own-source revenues;

� The poor have very limited access to decent shelter and are often forced to live in slums or overcrowded settlements;

� The rapid demand for land has significantly increased land values in the central business districts, so that they now are comparable to some European cities;

� Lack of property rights is having an impact on business development in urban areas; and

� District Assemblies have little authority and resources to undertake land management activities.

The characteristic of land economy in Ghana is the duality of land ownership and management between the customary (informal) system and the state (formal) system. There does not exists a clear hierarchy of land ownership in Accra. Usually, an investor has to deal with only one individual or a single stool or family. This can pose serious threat to investment as to rightful ownership of a piece of land. To overcome this possible minefield the acquirer must identify a vacant plot and convey this information to the occupant of the stool concerned. Traditionally, a prospective grantee pays the shikpondaa – land drink, upon approaching an occupant of a stool for a piece of land for development. The common practice currently is for a landowner to prepare a layout of the area and a site plan extracted from the layout.

Land price in Accra is very high in comparison to that of other cities such as Kumasi, Tamale, and Sekondi Takoradi. Whereas the average land price in most formal communities as shown in Table 8 below is GHC 556,416.7 (USD 348,085.90), that for Ga Mashie (Ngleshie Amanfro) is low at GHC 18,759 (USD 11,718.75). However, the area along the high street is valued at a much higher price 27 AMA Medium Term Development Plan, 2010-2013 28 Development of Cities of Ghana, World Bank, 2008

KEY COMPONENTS OF SLUM UPGRADING

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due to its nearness to the banking zone of the central business district of the city. Families have a potential of contributing land as equity in any form of investor partnership for housing improvement. On the other hand, it is necessary for land to be allocated for transit development in any housing improvement project.

Table 8: Land Prices in Accra

Plot sizes and Housing Costs The average residential plot size in formal areas in Accra is 650.3 square meters and with buildings covering an average of 50% of plots, buildings sizes in these areas cover about 325 square meters whereas slum areas have between 80 to 100% of their plots covered with their buildings. It is therefore clear that on the average, most households in the city have much more space than needed, which should prompt the review of the acceptable standard plot size for residential uses by law.

The Ghana Institute of Surveyors puts the average cost of housing in formal

areas in Accra at GHC 206,363 (USD 137,575).

4.2 BASIC SERVICES AND INFRASTRUCTURE The city of Accra has access to all basic services including electricity, water, sanitation (toilet, drainage, refuse disposal), telecommunication etc; however, the level of accessibility is basically inadequate, with slum areas having the lowest adequacy levels.

Health

Whereas all communities have access to a health facility (Figure 13 below shows the access to health facilities in each community), some communities have very few health facilities in comparison to their population. James and Ussher Towns though having populations between 32190 and 54590 have only one health facility each, presenting huge stress on them and their health providers. Population figures for Kisseman, Burma Camp, La Dadekopon however were not available.

Education and Health

Slum communities have fewer education facilities and pupils and students have to travel to other communities to school. They also have very few Senior Secondary Schools. The Ga Mashie community has only one school complex in James Town which ends at the Junior Secondary level, putting pressure on them and resulting in the shift system. However, the abolishment of the shift system by the AMA will go a long way to ease pressure off educational facilities, with the development of more schools in these communities.

Electricity

All communities in the city including slums have access to electricity; however, new slums along the beach do not have electricity. Discussions with the Electricity Company of Ghana (ECG) indicate that some houses in squatter slums such as Old Fadama initially had legal access to electricity due to their policy of providing houses with electricity once they applied for them. However, when this policy changed electricity meters, which are handled by contractors, have led to illegal connections.

Though slum dwellers generally complain of high tariffs, the ECG only have subsidies for rural areas and not in urban areas. Subsidies in slum communities will therefore be a new issue for discussion.

LOCATION COST /ACRE (GHC )

USD EQUIVALENT

Independence Avenue 882,000 551250 East Cantonments 362000 226250 East Legon 162000 101250 Laterbiokoshie 93750 62500 Hatso/ Kissieman 80000 50000 Ngleshie Amanfro 18750 11718.75 Dansoman 32500 20312.5 New Achimota 25000 15625 Achimota 35000 21875 Labone 2415000 1509375 Cantonements 2415000 1509375 Osu 156000 97500

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Circulation (Roads)

Whereas the city in general has accessibility in terms of roads its slums have less accessibility, with secure slums like Ga Mashie (James and Ussher Towns) having main tarred roads and large blocks of residential areas with only pedestrian access. This is mainly due to the informal nature of development where individuals decide how to gain access to their dwellings and not the entire community. Figure 16 below shows circulation patterns of slums in AMA.

4.3 FINANCE FOR HOUSING AND SLUM UPGRADING Table 9: Mortgage Rates for Housing Finance in Ghana

Housing Finance in Ghana is generally high as shown in Table 9. With the high cost of housing, coupled with high rates on mortgage financing, housing is a high cost commodity, especially in the Accra, being the capital city. These high interest rates have led to a high 72.7%29 of urban housing finance being through personal savings and

resulting to slow provision of housing. However, rental cost at between GHC 15 and 20 a month, is very low in comparison to general rental costs in the city at GHC 160 (USD 100) per month from a rapid market survey.

29 Ghana Housing Profile, UN-HABITAT, 2010

Banks Mortgage Loan (APR) Agricultural Development Bank 32.27 Barclays Bank 37.47 Ecobank 33.89 Ghana Commercial Bank 34.97 HFC Bank 34.08 Standard Chartered Bank 29.2 Stanbic Bank 39.93

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KEY COMPONENT

RECOMMENDATION

Basic Infrastructure and Services

Vehicular and Pedestrian Circulation

� Development of access road with drains to at least a level that will allow access of fire trucks to each house

� Development of flyovers to ease vehicular congestion in the metropolis. � Implementation of the Bus Rapid Transit System (BRT) to encourage the

mass movement of people to ease vehicular congestion. � Implementation of the intelligent traffic management system. � Pavement of pedestrian access (alleys and walkways) that allow easy

flow of water � Development of tram and mono-rail system

Toilets � Facilitation of provision of toilet to ensure one squat hole per 50 persons in a community Facilitation and enforcement of toilet facility to service each house

� Ensure the availability of accessible toilet within a radius of 500 meters Refuse � Increase community education on refuse separation for recycling,

registration and payment of fees. � Increase door to door services of refuse collection � Establish buy-back centers and refuse compost centers in all areas � Complete the distribution of bins to all households and increase

collection times in areas with high refuse generation � Establish a land fill site for refuse disposal.

Bathrooms � Facilitation and enforcement of bathroom for each house Water � Extend water mains to all main roads for houses to tap into

� Sensitization of rain harvesting and boreholes. � Facilitate water points within a maximum 200 meters radius of houses

Electricity and Alternate Energy sources

� Negotiations with ECG to establish subsidy for slum communities for each family to have one meter

� Education of communities on efficient energy use � Facilitation to ensure streets and main pedestrian areas have street lights � Enforce lighting on the outside of houses � Application of green technologies including windmills, solar and bio-gas.

Education � Construction of schools to a standard classroom to pupils ratio of 1:40 � Ensure all schools in slums receive their fair share of the GET fund � Establish and implement program to sensitize youth on the importance of

education Housing Finance and Housing

� Assist slum communities with the development of layouts for upgrading to include greenery and open spaces

� Assist families with acquisition of land titles or documented land documents for the acquisition of loans for housing upgrading

� Educate slum communities on the importance of savings towards secure, safe and decent housing

� Mobilize communities around savings and education on processes of formal housing finance acquisition

RECOMMENDATIONS

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31

KEY COMPONENT

RECOMMENDATION

Facilitate the formalization of the informal sector of slum dwellers by financial institutions

Facilitate the development of a comprehensive low-income housing product. Enforce construction of safe and sustainable buildings Facilitate the development of rental housing Facilitate the enforcement of rent control for affordable housing to the low-

income Facilitate the establishment of a low-income housing market and register for

the city Facilitate extension of city component of the Ghana Housing Project to Ga

Mashie. Land Collaborate with sector ministries, agencies and other MMDAs to acquire

lands from their land banks and form city level land banks Encourage multi-storey redevelopment where necessary to make space for

additional housing and other support facilities

Gender and Socio-Economic

Ensure the development of a female youth program on the importance of education and how it is negatively affected by teenage pregnancy

Ensure persons with disability, living with AIDS and street children in slums have a safe haven for a reasonable period

Ensure housing and infrastructure constructed make provision for disabled persons and children

Facilitate and enforce the development of economic activities in houses in an organized manner

Educate community on taking advantage of ownership housing as an investment and economic venture

Collaborate with other agencies to provide business development services and skill training programs for school drop-outs, other vulnerable groups and SMEs in low-income communities.

Pro-Poor and Participatory Planning

Improve participatory planning to be more inclusive and comprehensive – full integration of physical and development planning.

Target policies, plans, programs and projects to improve the quality of life of the people, especially the poor, excluded and vulnerable.

Implementation of policies that will enhance the employment opportunities of the youth in slum areas

Establishment of programs in collaboration with relevant traditional authorities, NGOs, and agencies for the education of communities on dialoguing and participating at the City level

Page 32 of 123

32

REFERENCES

1. Accra Metropolitan Assembly – Medium Term Development Plan, 2010-2013

2. Accra Millennium City, Summary Profile: Policy Initiatives, Programmes and Projects: Achievements and Investment Opportunities, Accra Metropolitan Assembly, April 2011

3. Africa Region working Paper Series number 110, Farvacque and et al; Development of Cities of Ghana, Challenges, Priorities and Tools, January 2008

4. Continuums of Vulnerability in the Slums of Accra, Ghana, Marta Jankowska, 2009

5. Draft Ghana Housing Policy, 2010

6. Draft Ghana National Urban Policy, 2010

7. Draft Ghana Urban Housing Sector Profile, Tipple et Al, March 2011

8. From Profile to Action: Participatory Slum Upgrading and Prevention (PSUP) Work Plan for Implementing the Action Planning and programme Formulation for Accra Metropolitan Assembly (AMA), 2010

9. National Water Policy, 2007

10. Practical Guide for Implementing the UN-Habitat Participatory Slum Upgrading Program, Second Phase PSUP II, 2011

11. Urban Livelihoods and Foods and Nutritional Security in Greater Accra, Ghana, Research Report 112, Daniel Maxwell et Al, International Food Policy Research Institute, 2000

12. Urban Sector Assessment Report, European Union and WaterAid, August 2008,

13. Urbanization and Land Markets, Seth Asiamah and Mahdu Rahgunath, June 2007

14. World Bank Economic Sector Work, Ghana Urban Development and Economic Growth, 2007

15. Local Government (Departments of District Assemblies) (Commencement) Instrument, 2009 (L.I. 1961)

16. Environmental Sanitation Policy, September, 2010

17. Local Government Act, 1993, Act 462

18. Google Earth Downloads, September 2011

19. Ghana Third Poverty Reduction Strategy Credit, World Bank Report no.33096-H, July 2005

20. Core Welfare Indicators of the World, 2003

21. Rent Control Law, 1986 (PNDCL 138)

22. Local Government Bulletin, 1st September, 1995 (AMA Bye Laws)

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B.2 Policy and Regulatory Framework Review

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1.0 INTRODUCTION Ghana has national policies that affect the housing and urban development sector some of which are reflected in bye laws at the city level, which also affect housing and urban development issues including slum upgrading and prevention. Whereas some policies

B2: POLICY AND REGULARTORY FRAMEWORK REVIEW

Page 35 of 123

 

affect slum upgrading and prevention positively, others hinder activities either directly or indirectly. Policies and bye-laws that affect the implementation of Accra’s city-wide slum upgrading and prevention program and would apply for other cities in Ghana are outlined in Table 1 under section 2.0, with recommendations to ensure mitigation or inclusion of provisions that will ensure the effective and comprehensive implementation of a slum upgrading program in Accra and other cities of Ghana. The key policies reviewed include the Constitution of Ghana, the Ghana Shared Growth and Development Agenda, National Youth Policy, Draft Housing Policy, Draft Urban Policy, National Land Policy, Limitations Decree and Act 462; at the national level, the city level legal framework includes the Act 462, Legal Instrument 1961, the AMA bye-laws 1995 and the AMA Service Chatter. 2.0 POLICY AND REGULATORY FRAMEWORK REVIEW Table 1: Policy and Regulatory Framework Review – Participatory Slum Upgrading and Prevention Program (PSUP) Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

1992 constitution of the Republic of Ghana

Section 18, sub section 1, which states the right of all to own property either alone or with others

Provision is very weak and does not state directly, thus leaving the responsibility to no particular institution or agency

There is the gap of stating clearly that everyone has the right to decent housing and state clearly government agency responsible to ensure that occurs

Enactment of a housing law at the national level for a legal basis of providing housing especially for the low-income at city and community levels

Community and local economic development: poverty reduction, job creation and training/capacity-building

Ghana Shared Growth and Development

Reviving traditional technologies, developing local markets and gaining

None None Ministry and City programs should reflect this provision for the benefit of low-income

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

Agenda (GSGDA), 2010-2013 Volume 1: Policy

access to internal markets. (Tourism)

communities

Urban heritage: preservation, economic (tourism), and religious and cultural aspects.

Ghana Shared Growth and Development Agenda (GSGDA), 2010-2013 Volume 1: Policy

Licensing and classification of formal and informal tourism establishments; and human resource capacity of skilled and unskilled personnel in the hospitality industry will be enhanced. Preserve national heritage and create wealth in the communities; and develop domestic tourism infrastructure including

None Weak implementation of institutional framework for Creative arts industry Industries related-laws do not conform to the tenets of the copyright law and contract. Lack of access to long-term financing.

Set up appropriate legal and regulatory framework. Facilitation of access to finance and export market. Full implementation of the new National Tourism Law especially sections on stakeholder collaboration

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

tourist receptacles Developing sustainable ecotourism, culture and historical sites; and ensuring the elimination of incidences of sex abuse and the spread of sexually transmitted diseases via the tourism industry.

National Tourism Policy

1.3 Existing Policy Framework; specific objectives relating to need for upgrading and expanding the stock for tourist attractions, facilities and supporting infrastructure and services

None Has no specific provisions on old communities or slums

Provisions in respect to old communities and slums should be included

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

Rural-urban linkages: urban food security, economic aspects and remittances.

Ghana Shared Growth and Development Agenda (GSGDA), 2010-2013 Volume 1: Policy /Food and Agriculture Sector

Ensure an effective linkage between agriculture and industry. Modernized agriculture for economic transformation through job creation, increased export earnings, food security, and supply of raw materials for value addition. This will contribute to rural development and reduction in the incidence of poverty. 4.1.3 Increased Agric competitiveness and enhanced

No direct linkage to slums though most of rural food sales persons end up in slum areas to sell their wares.

Absence of up-to date and disaggregated data/statistics on the sector to inform policy making and programming. Lack of special programmes for training agricultural labour and low capacity Farmer Based Organisations (FBOs) and Community Based Organisation (CBOs) to access or Deliver services. Non availability

1. There should be provisions to raise productivity and increase production, agriculture mechanization and acceleration of best practices.2. Provisions to promote collaboration between public agencies, private companies, and consumers, and between local and foreign research institutions. 3. Provisions that will ensure decent and secure housing in cities for rural produce sellers when they come to sell their

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

integration into domestic and international markets; Accelerated development of feeder roads

of farm input maintenance.

produce to prevent slums

Development Policy (FASDEP II) /Medium-Term Agricultural Sector Investment Plan (METASIP)

Lack of Comparative advantage for food security.

Strengthening the Research Extension-Farmer Linkages (RELCs) through private public partnership.

Gender, youth and HIV/AIDS: recognition, participation, rights/equality (gender mainstreaming in all policies), regulations, and enforcement.

Ghana Shared Growth and Development Agenda (GSGDA), 2010-2013 Volume 1: Policy Framework

Promote healthy lifestyles to: 1. Ensure the reduction of new HIV and AIDS/STI/TB transmission; 2. Ensure reduction of the impact of HIV and AIDS-related

None None Enforcement of laws that give women land rights

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

morbidity and mortality; and mitigate the negative socio-cultural effect of HIV and AIDS, and enhance their proper management

National Youth Policy

Provisions are geared towards the welfare of the youth including the poor

Though the policy has been passed, implementation has not commenced

Implementation of the National Youth Policy at both national and city levels

Local Government Instrument, 2009 (L.I. 1961)

Social Welfare and Community Development (8) (1) and (2)

Facilitates the welfare of the disabled, children and socio-economic issues of families

None Effective implementation of the Section by Cities

Urban governance: decentralization, delegation of power and resources (urban

1992 Constitution of the Republic of Ghana

Section 240, (1) mandates governance at the local level in a decentralized manner Section 240

None Needs specific provisions on percentage of national budget for slum

Enactment on housing for the legal facilitation of provision of low-income housing by the ministry of

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

(c ) mandates the establishment of a sound financial base with adequate and reliable sources of revenue for each local government unit

upgrading and prevention

Water Resources, Works and Housing; and cities Implementation of Housing Policy, which has such provision

Draft Urban Policy

 

None apart from a scanty definition of slum, however, Action plan contains provision

No provision on slum upgrading thus slum policy needed

Policy needs direct provisions or proper linkage to the policy’s action plan

There should be clear policy guidelines from which actions should stem

finance including taxation) and institutional set- up

Act 462,1993,

Section 10, sub section 3 mandates District Assembly is responsible for the overall development of plans and budget for the approval of the district by the

The provisions are too general, thus leaving local and national levels only focusing on formal areas without any attention to slum areas Cities usually lack

There are no specific slum upgrading interventions except for overall development

The planning mandate of MMDAs is silent on housing, making it only implied and should be explicit to ensure they facilitation provision Education on policies, bye-

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

Ministry of Finance and RCC

the capacity to comprehensively address slum upgrading and prevention issues and liaise with slum dwellers

laws and permit processes Percentage of DACF 2% on capacity building should be instituted as a policy to be used for capacity building on slum upgrading and prevention

Legislative Instrument 1961

 

Decentralization of departments in the LI allows comprehensive planning and development Third Schedule, Regulation 4, Sections 2,3,4,5, 7 and 8 decentralizes Finance, Education, youth and

Directs the development of all settlements which includes slums, (both squatter and that with secure tenure)

Whereas provisions favor residents communities with secure tenure, no opportunities are available for squatter communities

That a clear and sustainable provisions are made for squatter slum dwellers to allow them to make sustainable housing decisions

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

sports, health, waste management, physical planning, social welfare and community development departments

AMA Bye-Laws 1995

Environmental sanitation day; Schedule paragraph 1, sub se

Solid and Liquid waste Management section 6

Whereas the city has banned the use of pan latrines, section 6 still permits it Bye-laws have good provisions but most of them are not enforced

Review of all obsolete provisions including section 6

Land tenure: city boundaries, land ownership, land management and administration (including plot size

1992 Constitution

 

Public Lands from the Constitution of Ghana Section 257, Sub section 1. All public lands in Ghana shall be vested in

Provisions on land subsidy for low-income housing should be made

There are no provisions to provide or subsidize land to the low income

There should be agreement between land owners and Authorities for the development of buildings for slum dwellers.

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

the president on behalf of and in trust for, the people of Ghana.

Stool and Skin Lands and Property from the Constitution of Ghana Section 267, Sub section 1. All stool lands in Ghana shall be vested in the appropriate stool on behalf of and in trust for the subjects of the stool in accordance with customary law and usage.

Though the stools and skins have the vested authority they are limited authority in its administration especially titling

Though the provision is being implemented, there is the need to ensure their adherence to planning laws

standards), security of tenure, forced eviction compensation, resettlement, rental systems and institutional set-up

National Land Policy, 1999.

3.1 Guiding Principles indicates “the principle

None No clear provisions on land banks

There should be clear provisions on land banks at

Page 45 of 123

 

Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

  of fair access to land and security of tenure”

 

both the national level and the city level

  4.3 Security of Tenure and Protection of Land Rights Makes provision for various ownership types to be recognized as having title to land (Sub section “c” and “d” of section 2.2)

None None Issues outlined under sub sections should be comprehensively addressed to ensure the effective implementation of sections 3.1 and 4.3

Draft National Housing Policy, 2010

Section 4.4 None None Effective and collaborative implementation among key ministries and cities particularly, Ministry of Local Government and Rural Development and Ministry of Water Resources,

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

Works and Housing

Limitations decree, 1972, Section 10

No action shall be brought to recover any land after the expiration of twelve years from the date on which the right of action accrued to the person bringing it or, if it first accrued to some person through whom he claims, to that person

None The law is controversial, due to the land ownership structure of Ghana and prolongs upgrading period and also could incite ethnic conflicts

Review of section 10 of the decree to ensure smooth implementation There should be the enforcement of the land utilization regulation policy at both the national and city level

Draft Planning Standards and Zoning Regulatio

Residential Zone C: Reduction of plot size to 110 square meters

None The regulations may take a long time to pass, thus prolonging

There should be expedited approval of the regulations and its

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

ns (2010) specially for housing development in low-income and informal settlements

implementation

implementation

AMA Bye-laws, 1995

 

Solid and Liquid Waste Management , Section 6

Though city has banned pan latrines the provision is still in its bye-laws

The AMA should review and update the provision on the basis of the new initiative

Basic Services and infrastructure: coverage, subsidy systems, institutional set-up of delivery systems, norms and fee structure

Act 462 of 1993

Section 10, sub section 3 (a): District Assemblies shall “ be responsible for the overall development of the district and shall ensure the preparation and submission through the regional co-ordinating council” Section 10, sub section 3

Section 55 Due to the general nature of the provisions the DA has the discretion of choosing areas to implement service and infrastructure projects and slums are usually the least priority areas Fees for permit and the long

Provisions should be clear on MMDA responsibility on housing provision apart from that for the Assembly to make them active facilitators in housing provision Building permit procedures should be reviewed by cities to

Page 48 of 123

Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

(b): DAs shall “formulate and execute plans, programs and strategies for the effective mobilization of the resources necessary for the overall development of the district”

and cumbersome permit process contribute to proliferation of slums

ensure a shorter and less cumbersome procedure and lower permit fees for organized development

Draft National Urban Policy, 2010

KEY URBAN GROWTH AND DEVELOPMENT CHALLENGES of the National Urban Policy 2010 2.2.2 Poor Spatial Planning: In the absence of proper settlement and spatial planning, and

None The Policy makes references to the Land Use Planning and Zoning Regulations in its action plan but not in the policy document itself

Effective discussions and agreement by the Ministry with cabinet for their rapid approval of the policy and its comprehensive implementation Strengthen collaboration between local governments, Traditional

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

enforcement of development regulation, there is rapid, uncontrolled, sprawl of residential development to the city fringes, with a gross lack of basic infrastructure and services.

authorities and service providers

Draft National Housing Policy, 2010

Section 4.8.2: Infrastructure Inventory

None There are no specific provisions in the policy on infrastructure inventory related to slum housing

Efficient and collaborative Implementation of policy by the Ministry of Water Resources, Works and Housing

Housing finance: Coverage, affordability, micro- finance, institutional set-up, oversight, and guarantees.

Ghana Housing Profile, 2010

CHAPTER 7. HOUSING FINANCE. Page 154 Ghana has little formal-sector Finance to offer to the majority of prospective

None There are no provisions on subsidies for low-income groups that prove a certain savings

Institution and establishment of city level low-income housing finance facilities for guarantees and also for cities to collaborate

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Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

home-owners. CHAPTER 7. HOUSING FINANCE. Page 154; in the cycle of decline, each financial institution had turned to the high-income market for a safe environment for its lending. Institutional, Legal and Regulatory Frameworks Governing Housing Finance Page 156. The fluctuating micro-economic environment with high interest rates and high yielding

capacity There are no provisions restricting interest rates on low-income housing either for demand or supply side

with NGOs and the UN-Habitat to negotiate with especially local banks to ensure low-income housing finance Promotion of use of suitable alternative building materials by national governments, manufacturers and NGOs in general to reduce the cost of housing Effective discussions with cabinet by the Ministry of Water Resources, Works and Housing for approval and comprehensive implementatio

Page 51 of 123

 

 

Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

treasury bills, had led many lenders to invest.

n of the policy

Draft National Housing Policy, 2010 

4.10 Building Materials and Construction Technology

None Though the city’s policy is to process building permits within 3 months, it is processed at a longer period than 3 months

Effective marketing of locally developed building materials by those who develop them and national government initiative of using pozollana should be effected and artisans trained to use materials and technology

Housing construction and delivery systems: production and commercialization of building materials, technologies, taxation/ subsides, building codes/ by- laws, building permits, housing cooperatives, public/private rental housing, self- help construction, institutional set-up

AMA Service Chatter

City policy of three (3 ) months for processing building permit

Provision allows squatters to acquire property legally and change their status to legal owners

Though the policy states three (3) months permits usually take much longer, discouraging builders from apply for permits

Provision on permit processing in city should be enforced to shorten the permit process Capacity building for Technical staff at city level on project

Page 52 of 123

 

Topics/ Issues

Names (with adoption year) of policies, laws and regulations

Provisions facilitating slum upgrading

Provisions hindering slum upgrading

Gaps and contradictions

Recommendations for improvements

management, GIS application in planning, permitting, development control , monitoring, project monitoring and evaluationAdditional technical support for the Planning unit and Town and Country Planning

3.0 CONCLUSION Policies at national and city level are the basis for development at the city and community levels and should therefore be pro slum upgrading to ensure the implementation of effective slum upgrading and prevention programs and projects. These policies and regulatory framework give the legal basis for both slum upgrading and prevention programs and mobilization of resources especially financial for their implementation. For such programs and projects to be developed and implemented, it is important to know what pertains in the city and their implications to slum upgrading and prevention and how to address that as well as which regulatory framework could be used for the development and implementation. Thus, recommendations from the citywide situation analysis and this policy review will inform the development of a citywide strategy for implementation. The citywide strategy should therefore include components that will address these recommendations both at the national and local government levels to facilitate the provision of the necessary legal, technical and financial resources. This will ensure effective implementation of the citywide strategy for the necessary impact in communities including Ga Mashie, the project community.

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B.3 City-wide Slum Upgrading and Prevention Strategy

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IDENTIFIED SOURCES OF RESOURCE MOBILIZATION FOR SLUM UPGRADING AND PREVENTION AND RECOMMENDATIONS FOR IMPROVEMENT Introduction Accra Metropolitan Assembly undertakes a substantial number of slum upgrading projects each year, though it does not have a slum upgrading strategy. The city spends 62.5% of its internally generated revenue in slum areas. However, there is high demand for basic infrastructure and services as well as creation of employment opportunities to alleviate poverty in these communities. Table 1 below shows the revenue sources of the Assembly for 2010 and 2012 with expected funds for slum upgrading and prevention for 2012. Information for 2011 is not yet available as the year has not ended. Resource Mobilization Strategy Table 1: Funding Sources, Expected Funds and Funds to be mobilized for Slum Upgrading for Accra Metropolitan Assembly

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Salaries Subvention

4,175,643 0 0

7,721,026 0 0 0

Central Government Grant

105,879,844

31,763,953

19,852,471 0

Government Grant to Accra Metro Roads Dept.

9,613,577

3,845,431

2,403,394 0

District Assemblies Common Fund (DACF)

2,792,919

1,117,167

698,230

5,500,000

1,650,000

1,031,250 0

Government Transfer

Urban Environmental

1,812,908

1,812,908

1,133,068

37,056,517

37,056,517

23,160,323

Increase more concrete slum upgrading and prevention programs into medium term plan and composite budget

0

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All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Sanitation Project II (UESP II) MPs Common Fund

1,100,000 880,000

550,000 0

Ghana School Feeding Program

6,370,000

6,370,000

3,981,250 0

AMA Education Endowment Fund 335,663 223,775

139,859 0 0 0 0

Municipality city revenues from city taxes and other sources IGF

11,543,463

1,154,346

721,466

27,598,922

5,519,784

3,449,865

Property mapping and revaluation for improved property rate collection Automation of revenue collection system Public education on need to pay taxes 1,250,000

Page 56 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Budget support from donors to central government budget allocated to slum upgrading 0 0 0 0 0 0 0

Capacity development for concrete pro-poor project development Further discussions and regular periodic briefing of donor community on project progress and impact

112,069,693

Cross-subsidy service charges contributing to slum upgrading None None None None 0 0 0

Implementation of existing Act 462 provision for 50% of revenue back from communities (e.g. Markets, property rates and projects) Increased property rate collection and revaluation Collaborate with relevant sector 125,000

Page 57 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

ministries and the ECG to subsidize services for slum upgrading with existing higher tariff increase for higher consumers

Loans for infrastructure provision None None None 0 0 0 0

Review Section 88 of Act 462, 1993 of GHC 2,000 maximum cap of borrowing by local governments without approval from central governments. This could be paid by ring fencing money from projects to pay back 0

Page 58 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Loans to communities

SIF (Micro credit for small and medium scale enterprises)

5,500,000

5,500,000

3,666,667 0 0 0

Technically support communities with necessary capacity to access existing Government Micro and Small Loans Center (MASLOC) loans and Urban Poverty Reduction Project Loans Facilitate housing loan acquisition through collaboration with private sector and cooperative formation as with the Ghana Slum Upgrading Facility (UN-Habitat) 4,062,500

Page 59 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Direct donor funding for projects

EU, AFD, AfDB, USAID, World Bank, Zoomlion, UN-Habitat (SUF), Intercontinental Bank, Chinese Government, Brazilian Government,

8,494,695

11,116,817

7,411,211

10,000,000

6,000,000

3,750,000

Development of Low-income housing and finance products, seed capital for city finance facility Development of integrated tourism, water and sanitation 5,625,000

Local Government Grant (FOAT)

5,147,642

2,059,057

1,286,911

5,147,642

2,059,057

1,286,911 1,286,911

SIDA (UMLIS) 300,000 120,000 75,000 0

District Development Fund/ Urban Grant

1,300,000 650,000

433,333

1,800,000 900,000

562,500

Capacity building for improved Municipality management and financial management to score higher and increase their 562,500

Page 60 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

funding allocation annually

UN projects and mobilization of funds PSUP 182,000 182,000

130,000

1,040,000

1,040,000

650,000

Detailed Studies for slum communities Citywide comprehensive plan Property mapping for rate collection Capacity building on developing low-income housing projects Resource Mobilization 3,312,500

Direct NGO contributions for projects.

CHF/HM/PD/ Habitat for Humanity 45,300 45,300 30,000 140,000 140,000 87,000

Community mobilization (50,000) Housing and Socio-economic studies and research (40,000) 87,500

Page 61 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Resource Mobilization (50,000) Technical Support (20,000)

Community contribution with cash/payments. None None None None 0 0 0

Community Savings through federations (25% on direct household contributions for housing projects) 125,000

Community in-kind contribution (‘sweat equity’). None None None None 0 0 0 None 0 Other (Private sector institutions and foundations)

Accra Sewerage Improvement Project

26,258,457

26,258,457

16,411,536

13,129,229

3,938,769

2,461,730

Private sector institutions (Public-Private Partnerships) and foundations

486,870,000

Page 62 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Total funds for slum upgrading at city level (in local currency and USD)

30,342,037

232,352,757

101,239,511

63,302,194

Total Additional Funding to be Mobilized (Over 10 years)

Slum Upgrading Funds agreed on for existing projects for 2012

58,902,194

615,381,604

Total Funding Expected (Expected for 2012+Funds to be Mobilized over 10

619,781,604

Page 63 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

years)

Note: Items in red are funds to be mobilized or expected Approved and Expected Funds for 2012 - Accra Metropolitan Assembly Table 2: Existing and Expected Funds with Additional Funds to be Mobilized for Slum Upgrading Funds for Existing Slum Upgrading Projects

Proposed Projects Funds to be Mobilized or Expected

Source

Amount (GHC)

Amount (USD) Source

Amount (GHC)

Amount (USD)

Central Gov Transfer

Grant 31,763,953

19,852,471 Direct Donor Funding

6,000,000

3,750,000

Grant to Accra Metro Roads Department3,845,431

2,403,394 Local Government Grant (DDF Expected)

2,059,056

1,286,911

District Assemblies Common Fund 1,650,000

1,031,250 Property rate increase through mapping

2,000,000

1,250,000

Urban Environmental Sanitation Program

37,056,517

23,160,323

Implementation of Revenue Back to communities

200,000

125,000

Page 64 of 123

 

Funds for Existing Slum Upgrading Projects

Proposed Projects Funds to be Mobilized or Expected

Source

Amount (GHC)

Amount (USD) Source

Amount (GHC)

Amount (USD)

MPs Common Fund 880,000

550,000 SIF Loans

6,500,000

4,062,500

Ghana School Feeding Program 6,370,000

3,981,250 Direct donor funding (Bi-laterals)

9,000,000

5,625,000

Metropolis Internally Generated Funds 5,519,784

3,449,865 District Development Fund/ Urban Grant

900,000

562,500

SIDA (UMLIS) 120,000 75,000 PSUP III

1,040,000

650,000

Accra Sewerage Improvement Program 2,461,730 UN Projects and Mobilization of funds

5,300,000

3,312,500

Direct contribution from NGOs 140,000 87,500

Community Savings 200,000

125,000

Private Sector Foundation 778,992,000

486,870,000

Budget support from donors to Central Government for slum upgrading over ten years to be mobilized

179,311,509

112,069,693

Total Funding from Government Transfers for Existing Projects in Slum Communities

87,205,685

56,965,284

Total Expected Funds and Funds to be Mobilized

991,550,566

619,781,604

Estimated Total Funding for Slum Upgrading from 2012-2020

1,082,795,021

676,746,888

Page 65 of 123

 

 

PROPOSALS AND PRIORITY ACTIONS FOR IMPROVING RESOURCE MOBILIZATION FOR SLUM UPGRADING AND PREVENTION Table 3: Roles and Responsibilities for Implementing Resource Mobilization Strategy

Proposal Rationale Actions in Order of Priority Responsible Party

A resolution by the General Assembly to prioritize the inclusion and implementation of slum upgrading and prevention projects included in medium term plan.

AMA (General Assembly)

Prioritize more concrete slum upgrading and prevention programs into medium term plan and composite budget

Funds are released for projects when captured in medium term plan, AAP and composite budget

Hold high level discussions with local and national government for inclusion and capturing in budget

AMA (MPCU)/Consultant

Mapping of all properties in AMA with creation of database register for automated identification and easy collection

AMA/Consultants

Automation of property rate collection

Consultants /AMA (MPCU)/ Private Sector

Property mapping including Street Naming and House Numbering for revaluation to improve revenue generation. Public education on need to pay levies, fees and licenses.

Most properties in high and low-income communities are not captured in Assembly's property tax collection data due to lack of updatable database and maps for identification of property (e.g. GIS, GPS, remote sensing, Google Earth etc) to eliminate leakages in revenue mobilization through automation

AMA to coordinate with service providers (ECG and GWC) to connect only authorized structures to utilities.

AMA (MPCU)/T&CP

Capacity development for concrete pro-

Medium term plans have inadequate pro-poor programs and

Training on development of concrete pro-poor project for Physical and Development

AMA (MPCU)/Consultants

Page 66 of 123

 

Proposal Rationale Actions in Order of Priority Responsible Party

Planning Departments of AMA

Development of briefing plan to donors

AMA (MPCU)/Consultants

poor project development. Further discussions and regular periodic briefing of stakeholders on project progress and impact

projects instead these are listed. Regular communication with stakeholders on project progress and impact will sustain their interest and keep them aware of their contribution Implementation of briefing plan AMA(MPCU)

Retention of 50% of collected revenue by Sub- Metros

Mandated by Local Government (Sub - Metros) (Establishment) Instrument, 1994 (LI 1589)

Capacitate local NGOs and CBOs and Assembly members to advocate for implementation

NGOs/CBOs/Assembly members

Negotiate for the amendment of this restriction at local, ministerial and parliamentary levels MLGRD Hold high level discussions at local and national government level for effecting amendment

MLGRD/AMA/Consultant

Review Section 88 of Act 462, 1993 of GHC 2,000 maximum cap of borrowing by local governments without approval from central governments. This could be paid by ring fencing money from projects to pay back

This borrowing restriction impedes Assembly from acquiring the necessary funds from private capital market to implement important projects such as property mapping and revaluation which are capital intensive

Develop petition to Ministries of Local Government and Rural Development, Ministry of Finance and Economic Planning and Parliamentary Select Committees on Local Government and Finance

AMA (Mayor)/Consultant

Page 67 of 123

 

Proposal Rationale Actions in Order of Priority Responsible Party

Identify slum community members who need loans

AMA (MPCU)/Consultant

Educate and train them on receiving and payment of loans and book keeping

AMA (MPCU)/ Consultant

Support communities with necessary capacity for accessing poverty alleviation loans (e.g. MASLOC and Urban Poverty Reduction Project Loan). Facilitate housing loan acquisition through collaboration with private sector and cooperative formation

Most residents in slum communities do not have the capacity to go through the paper work for accessing these loans and some training or support in this area could be very useful

Establish a support service center in communities for assisting potential beneficiaries in filling and submitting loan applications AMA (MPCU) Upgrade AMA's Department of Rural Housing to include urban housing with adequate capacity and logistics

AMA (MPCU)/UN-Habitat

Organize training programs for the housing department

AMA(MPCU)/Consultant

Low-income housing and housing finance, Development of integrated tourism, sanitation (in-house toilet and drains-

City's only housing department is for rural housing, with no housing scheme for the public, except for its workers

Collaborate with private sector to develop comprehensive low-income housing program for city to include financing for both demand and supply sides

AMA(MPCU)/Consultant/ Private Sector

Page 68 of 123

 

Proposal Rationale Actions in Order of Priority Responsible Party

Establish a low-income housing register and database for residents to access housing and keep records of city's performance

AMA (MPCU)/Consultant

Collaborate with private sector to implement low-income housing program

AMA (MPCU)/Consultant/ Private Sector

Identify slum communities to be studied AMA (MPCU)

Detailed Studies for 10 communities. Citywide comprehensive plan. Capacity building on developing low-income housing projects. Resource Mobilization.

There are no profiles on the all 78 currently identified slum communities and pockets for data based development that will significantly impact the right beneficiaries

Conduct Studies with recommendations

AMA (MPCU)/ Consultant

Mobilize and organize slum dwellers

NGOs/CBOs/AMA

Promote community mobilization for low-income housing through socio-economic studies, research, resource mobilization and

Most slum dwellers are not organized but there is the need for their organization and registration with adequate capacity building for recognition by the formal sector Register them as a federation or

cooperative NGOs/CBOs/Federations

Page 69 of 123

 

Proposal Rationale Actions in Order of Priority Responsible Party

technical support

Educate organized federations or cooperatives on savings

AMA/NGOs/CBOs

Register them into savings groups and train them to collect daily savings NGOs/CBOs

Community Savings through federations (50% on direct household beneficiaries for projects)

Most slum dwellers do not save but mobilizing them around savings would equip them in meeting the down-payment for housing borrowing and other house improvement needs

Train them on banking and support them to open bank accounts to deposit and invest their savings

AMA/NGOs/CBOs

Inform them about the developed citywide strategy with them AMA

Proposals to private sector foundations and other agencies

These are annual donors that contribute to development projects in the Metropolis in support of the AMA

Organize workshop for them to introduce and discuss citywide strategy with them and solicit for support from them

AMA/Consultant

Conclusion With the development of a slum upgrading strategy, there will be increased projects on slum upgrading and prevention to add up to the expected funding of 56,965,284 for already planned projects for 2012 as well as for subsequent years. It is also expected that additional projects shall increase required funding for slum upgrading projects. Activities under the AMA slum upgrading strategy shall be implemented from 2012 to 2020 with annual reviews. It is therefore expected that activities shall be drawn from the strategy bi-annually for implementation. It is expected that the internally generated funds of the Assembly shall be increased with the implementation of the resource mobilization strategy through property mapping, revaluation and increased rates collection, in collaboration with other development agencies and partners and other related projects as elaborated in Table 3 above. It should therefore be noted

Page 70 of 123

STAKEHOLDERS ACTIVITY PROGRAM AMA, Community Reps, NGOs, Ministry of Water Resources, Works and Housing, NGOs, Financial institutions and Real Estate developers

Establishment of citywide housing need based on income groups to include the low income and development of sustainable low-income housing product with eligibility criteria

Upgrading Element

ACADEMIA Universities, Policy Think Tanks, Research Institutions, Ministries, Municipalities, Agencies, NGOs, CBOs

Conducting national, municipal and community level research on slum upgrading and prevention to include low-income housing

Academic participation

3.0 CONCLUSION Costing from this strategy will inform the resource mobilization strategy. It is anticipated that activities under this strategy shall be implemented between 2012 and 2020, over a nine year period. Thus activities will be drawn from the strategy for implementation annually over the strategy period; however, the strategy will be reviewed annually for any necessary amendments due to socio-economic or political dynamics of the times.

Page 71 of 123

B.4 Resource Mobilisation Strategy

Page 72 of 123

A

 A

ACCRA: IDENTIFIED SOURCES OF RESOURCE MOBILIZATION FOR SLUM UPGRADING AND PREVENTION AND RECOMMENDATIONS FOR IMPROVEMENT Introduction Accra Metropolitan Assembly undertakes a substantial number of slum upgrading projects each year, though it does not have a slum upgrading strategy. The city spends 62.5% of its internally generated revenue in slum areas. However, there is high demand for basic infrastructure and services as well as creation of employment opportunities to alleviate poverty in these communities. Table 1 below shows the revenue sources of the Assembly for 2010 and 2012 with expected funds for slum upgrading and prevention for 2012. Information for 2011 is not yet available as the year has not ended. Resource Mobilization Strategy Table 1: Funding Sources, Expected Funds and Funds to be mobilized for Slum Upgrading for Accra Metropolitan Assembly

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Salaries Subvention

4,175,643 0 0

7,721,026 0 0 0

Central Government Grant

105,879,844

31,763,953

19,852,471 0

Government Grant to Accra Metro Roads Dept.

9,613,577

3,845,431

2,403,394 0

District Assemblies Common Fund (DACF)

2,792,919

1,117,167

698,230

5,500,000

1,650,000

1,031,250 0

Government Transfer

Urban Environmental

1,812,908

1,812,908

1,133,068

37,056,517

37,056,517

23,160,323

Increase more concrete slum upgrading and prevention programs into medium term plan and composite budget

0

Page 73 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Sanitation Project II (UESP II) MPs Common Fund

1,100,000 880,000

550,000 0

Ghana School Feeding Program

6,370,000

6,370,000

3,981,250 0

AMA Education Endowment Fund 335,663 223,775

139,859 0 0 0 0

Municipality city revenues from city taxes and other sources IGF

11,543,463

1,154,346

721,466

27,598,922

5,519,784

3,449,865

Property mapping and revaluation for improved property rate collection Automation of revenue collection system Public education on need to pay taxes 1,250,000

Page 74 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Budget support from donors to central government budget allocated to slum upgrading 0 0 0 0 0 0 0

Capacity development for concrete pro-poor project development Further discussions and regular periodic briefing of donor community on project progress and impact

112,069,693

Cross-subsidy service charges contributing to slum upgrading None None None None 0 0 0

Implementation of existing Act 462 provision for 50% of revenue back from communities (e.g. Markets, property rates and projects) Increased property rate collection and revaluation Collaborate with relevant sector 125,000

Page 75 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

ministries and the ECG to subsidize services for slum upgrading with existing higher tariff increase for higher consumers

Loans for infrastructure provision None None None 0 0 0 0

Review Section 88 of Act 462, 1993 of GHC 2,000 maximum cap of borrowing by local governments without approval from central governments. This could be paid by ring fencing money from projects to pay back 0

Page 76 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Loans to communities

SIF (Micro credit for small and medium scale enterprises)

5,500,000

5,500,000

3,666,667 0 0 0

Technically support communities with necessary capacity to access existing Government Micro and Small Loans Center (MASLOC) loans and Urban Poverty Reduction Project Loans Facilitate housing loan acquisition through collaboration with private sector and cooperative formation as with the Ghana Slum Upgrading Facility (UN-Habitat) 4,062,500

Page 77 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Direct donor funding for projects

EU, AFD, AfDB, USAID, World Bank, Zoomlion, UN-Habitat (SUF), Intercontinental Bank, Chinese Government, Brazilian Government,

8,494,695

11,116,817

7,411,211

10,000,000

6,000,000

3,750,000

Development of Low-income housing and finance products, seed capital for city finance facility Development of integrated tourism, water and sanitation 5,625,000

Local Government Grant (FOAT)

5,147,642

2,059,057

1,286,911

5,147,642

2,059,057

1,286,911 1,286,911

SIDA (UMLIS) 300,000 120,000 75,000 0

District Development Fund/ Urban Grant

1,300,000 650,000

433,333

1,800,000 900,000

562,500

Capacity building for improved Municipality management and financial management to score higher and increase their 562,500

Page 78 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

funding allocation annually

UN projects and mobilization of funds PSUP 182,000 182,000

130,000

1,040,000

1,040,000

650,000

Detailed Studies for slum communities Citywide comprehensive plan Property mapping for rate collection Capacity building on developing low-income housing projects Resource Mobilization 3,312,500

Direct NGO contributions for projects.

CHF/HM/PD/ Habitat for Humanity 45,300 45,300 30,000 140,000 140,000 87,000

Community mobilization (50,000) Housing and Socio-economic studies and research (40,000) 87,500

Page 79 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Resource Mobilization (50,000) Technical Support (20,000)

Community contribution with cash/payments. None None None None 0 0 0

Community Savings through federations (25% on direct household contributions for housing projects) 125,000

Community in-kind contribution (‘sweat equity’). None None None None 0 0 0 None 0 Other (Private sector institutions and foundations)

Accra Sewerage Improvement Project

26,258,457

26,258,457

16,411,536

13,129,229

3,938,769

2,461,730

Private sector institutions (Public-Private Partnerships) and foundations

486,870,000

Page 80 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

Total funds for slum upgrading at city level (in local currency and USD)

30,342,037

232,352,757

101,239,511

63,302,194

Total Additional Funding to be Mobilized (Over 10 years)

Slum Upgrading Funds agreed on for existing projects for 2012

58,902,194

615,381,604

Total Funding Expected (Expected for 2012+Funds to be Mobilized over 10

619,781,604

Page 81 of 123

 

All Sources

2010 Total City Level Funding

Funding Component for Slum Upgrading (GHC)

USD Equivalent

2012 Total City Level Funding

2012 Funding Component for Slum Upgrading (GHC)

USD Equivalent

Recommendations for Resource Mobilization

Total Additional Funding to be Mobilized (USD)

years)

Note: Items in red are funds to be mobilized or expected Approved and Expected Funds for 2012 - Accra Metropolitan Assembly Table 2: Existing and Expected Funds with Additional Funds to be Mobilized for Slum Upgrading Funds for Existing Slum Upgrading Projects

Proposed Projects Funds to be Mobilized or Expected

Source

Amount (GHC)

Amount (USD) Source

Amount (GHC)

Amount (USD)

Central Gov Transfer

Grant 31,763,953

19,852,471 Direct Donor Funding

6,000,000

3,750,000

Grant to Accra Metro Roads Department3,845,431

2,403,394 Local Government Grant (DDF Expected)

2,059,056

1,286,911

District Assemblies Common Fund 1,650,000

1,031,250 Property rate increase through mapping

2,000,000

1,250,000

Urban Environmental Sanitation Program

37,056,517

23,160,323

Implementation of Revenue Back to communities

200,000

125,000

Page 82 of 123

 

Funds for Existing Slum Upgrading Projects

Proposed Projects Funds to be Mobilized or Expected

Source

Amount (GHC)

Amount (USD) Source

Amount (GHC)

Amount (USD)

MPs Common Fund 880,000

550,000 SIF Loans

6,500,000

4,062,500

Ghana School Feeding Program 6,370,000

3,981,250 Direct donor funding (Bi-laterals)

9,000,000

5,625,000

Metropolis Internally Generated Funds 5,519,784

3,449,865 District Development Fund/ Urban Grant

900,000

562,500

SIDA (UMLIS) 120,000 75,000 PSUP III

1,040,000

650,000

Accra Sewerage Improvement Program 2,461,730 UN Projects and Mobilization of funds

5,300,000

3,312,500

Direct contribution from NGOs 140,000 87,500

Community Savings 200,000

125,000

Private Sector Foundation 778,992,000

486,870,000

Budget support from donors to Central Government for slum upgrading over ten years to be mobilized

179,311,509

112,069,693

Total Funding from Government Transfers for Existing Projects in Slum Communities

87,205,685

56,965,284

Total Expected Funds and Funds to be Mobilized

991,550,566

619,781,604

Estimated Total Funding for Slum Upgrading from 2012-2020

1,082,795,021

676,746,888

Page 83 of 123

0 

 

PROPOSALS AND PRIORITY ACTIONS FOR IMPROVING RESOURCE MOBILIZATION FOR SLUM UPGRADING AND PREVENTION Table 3: Roles and Responsibilities for Implementing Resource Mobilization Strategy

Proposal Rationale Actions in Order of Priority Responsible Party

A resolution by the General Assembly to prioritize the inclusion and implementation of slum upgrading and prevention projects included in medium term plan.

AMA (General Assembly)

Prioritize more concrete slum upgrading and prevention programs into medium term plan and composite budget

Funds are released for projects when captured in medium term plan, AAP and composite budget

Hold high level discussions with local and national government for inclusion and capturing in budget

AMA (MPCU)/Consultant

Mapping of all properties in AMA with creation of database register for automated identification and easy collection

AMA/Consultants

Automation of property rate collection

Consultants /AMA (MPCU)/ Private Sector

Property mapping including Street Naming and House Numbering for revaluation to improve revenue generation. Public education on need to pay levies, fees and licenses.

Most properties in high and low-income communities are not captured in Assembly's property tax collection data due to lack of updatable database and maps for identification of property (e.g. GIS, GPS, remote sensing, Google Earth etc) to eliminate leakages in revenue mobilization through automation

AMA to coordinate with service providers (ECG and GWC) to connect only authorized structures to utilities.

AMA (MPCU)/T&CP

Capacity development for concrete pro-

Medium term plans have inadequate pro-poor programs and

Training on development of concrete pro-poor project for Physical and Development

AMA (MPCU)/Consultants

Page 84 of 123

1 

 

Proposal Rationale Actions in Order of Priority Responsible Party

Planning Departments of AMA

Development of briefing plan to donors

AMA (MPCU)/Consultants

poor project development. Further discussions and regular periodic briefing of stakeholders on project progress and impact

projects instead these are listed. Regular communication with stakeholders on project progress and impact will sustain their interest and keep them aware of their contribution Implementation of briefing plan AMA(MPCU)

Retention of 50% of collected revenue by Sub- Metros

Mandated by Local Government (Sub - Metros) (Establishment) Instrument, 1994 (LI 1589)

Capacitate local NGOs and CBOs and Assembly members to advocate for implementation

NGOs/CBOs/Assembly members

Negotiate for the amendment of this restriction at local, ministerial and parliamentary levels MLGRD Hold high level discussions at local and national government level for effecting amendment

MLGRD/AMA/Consultant

Review Section 88 of Act 462, 1993 of GHC 2,000 maximum cap of borrowing by local governments without approval from central governments. This could be paid by ring fencing money from projects to pay back

This borrowing restriction impedes Assembly from acquiring the necessary funds from private capital market to implement important projects such as property mapping and revaluation which are capital intensive

Develop petition to Ministries of Local Government and Rural Development, Ministry of Finance and Economic Planning and Parliamentary Select Committees on Local Government and Finance

AMA (Mayor)/Consultant

Page 85 of 123

2 

 

Proposal Rationale Actions in Order of Priority Responsible Party

Identify slum community members who need loans

AMA (MPCU)/Consultant

Educate and train them on receiving and payment of loans and book keeping

AMA (MPCU)/ Consultant

Support communities with necessary capacity for accessing poverty alleviation loans (e.g. MASLOC and Urban Poverty Reduction Project Loan). Facilitate housing loan acquisition through collaboration with private sector and cooperative formation

Most residents in slum communities do not have the capacity to go through the paper work for accessing these loans and some training or support in this area could be very useful

Establish a support service center in communities for assisting potential beneficiaries in filling and submitting loan applications AMA (MPCU) Upgrade AMA's Department of Rural Housing to include urban housing with adequate capacity and logistics

AMA (MPCU)/UN-Habitat

Organize training programs for the housing department

AMA(MPCU)/Consultant

Low-income housing and housing finance, Development of integrated tourism, sanitation (in-house toilet and drains-

City's only housing department is for rural housing, with no housing scheme for the public, except for its workers

Collaborate with private sector to develop comprehensive low-income housing program for city to include financing for both demand and supply sides

AMA(MPCU)/Consultant/ Private Sector

Page 86 of 123

3 

 

Proposal Rationale Actions in Order of Priority Responsible Party

Establish a low-income housing register and database for residents to access housing and keep records of city's performance

AMA (MPCU)/Consultant

Collaborate with private sector to implement low-income housing program

AMA (MPCU)/Consultant/ Private Sector

Identify slum communities to be studied AMA (MPCU)

Detailed Studies for 10 communities. Citywide comprehensive plan. Capacity building on developing low-income housing projects. Resource Mobilization.

There are no profiles on the all 78 currently identified slum communities and pockets for data based development that will significantly impact the right beneficiaries

Conduct Studies with recommendations

AMA (MPCU)/ Consultant

Mobilize and organize slum dwellers

NGOs/CBOs/AMA

Promote community mobilization for low-income housing through socio-economic studies, research, resource mobilization and

Most slum dwellers are not organized but there is the need for their organization and registration with adequate capacity building for recognition by the formal sector Register them as a federation or

cooperative NGOs/CBOs/Federations

Page 87 of 123

 

Proposal Rationale Actions in Order of Priority Responsible Party

technical support

Educate organized federations or cooperatives on savings

AMA/NGOs/CBOs

Register them into savings groups and train them to collect daily savings NGOs/CBOs

Community Savings through federations (50% on direct household beneficiaries for projects)

Most slum dwellers do not save but mobilizing them around savings would equip them in meeting the down-payment for housing borrowing and other house improvement needs

Train them on banking and support them to open bank accounts to deposit and invest their savings

AMA/NGOs/CBOs

Inform them about the developed citywide strategy with them AMA

Proposals to private sector foundations and other agencies

These are annual donors that contribute to development projects in the Metropolis in support of the AMA

Organize workshop for them to introduce and discuss citywide strategy with them and solicit for support from them

AMA/Consultant

Conclusion With the development of a slum upgrading strategy, there will be increased projects on slum upgrading and prevention to add up to the expected funding of 56,965,284 for already planned projects for 2012 as well as for subsequent years. It is also expected that additional projects shall increase required funding for slum upgrading projects. Activities under the AMA slum upgrading strategy shall be implemented from 2012 to 2020 with annual reviews. It is therefore expected that activities shall be drawn from the strategy bi-annually for implementation. It is expected that the internally generated funds of the Assembly shall be increased with the implementation of the resource mobilization strategy through property mapping, revaluation and increased rates collection, in collaboration with other development agencies and partners and other related projects as elaborated in Table 3 above. It should therefore be noted

Page 88 of 123

STAKEHOLDERS ACTIVITY PROGRAM AMA, Community Reps, NGOs, Ministry of Water Resources, Works and Housing, NGOs, Financial institutions and Real Estate developers

Establishment of citywide housing need based on income groups to include the low income and development of sustainable low-income housing product with eligibility criteria

Upgrading Element

ACADEMIA Universities, Policy Think Tanks, Research Institutions, Ministries, Municipalities, Agencies, NGOs, CBOs

Conducting national, municipal and community level research on slum upgrading and prevention to include low-income housing

Academic participation

3.0 CONCLUSION Costing from this strategy will inform the resource mobilization strategy. It is anticipated that activities under this strategy shall be implemented between 2012 and 2020, over a nine year period. Thus activities will be drawn from the strategy for implementation annually over the strategy period; however, the strategy will be reviewed annually for any necessary amendments due to socio-economic or political dynamics of the times.

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Ga Mashie

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However, due to institutional arrangements for implementation, relevant stakeholders have also been considered to ensure the smooth implementation of the program. The strategy addresses issues on a citywide level with a focus on the project community, Ga Mashie. 1.1 Objectives The overall objective is to upgrade slum communities in the city beginning with Ga Mashie, with the aim of providing employment opportunities and increasing their housing availability and affordability, through employment creation, land regularization, improvement in education and expansion of basic services and infrastructural facilities. 2.0 COMPONENTS OF THE STRATEGY The strategy is divided into four sections made up of the priority intervention areas and action plans followed by activity, outputs and responsible stakeholders for priority action under the intervention areas. This is also followed by a monitoring and evaluation matrix of the outputs under the priority actions for the determination of the success of the strategy during implementation. 2.1 Priority Intervention Areas and Action Plans Table 1: Priority Intervention Areas of Upgrading Elements and Priority Actions for Implementation

Expected Accomplishments and Time Frame

Upgrading Element

Priority Intervention Area

Priority Action

Short Term 2012-2014

Medium Term 2015-2017

Long Term 2018-2020

Establish a land owner-planner–resident committee for the development of a citywide land use planning at city level

“

Facilitate the establishment of Customary Land Secretariat (CLS) and Strengthen the Accra Planning Committee for the facilitation of upgrading of land use and zoning documents to avoid the upspring of new slums

“

City/ Land Owner Land Planning Collaboration

Update and implement land use plan and zoning plan and update periodically, including slum area, to avoid the upspring of new slums

“ “

Establish a land owner-government negotiations committee “ “ “ Negotiate with land owners on prices for large tracts of land for low-income housing development

“

Land

Land Banking

Acquire land and develop register and map for allotments “ “

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Expected Accomplishments and Time Frame

Upgrading Element

Priority Intervention Area

Priority Action

Short Term 2012-2014

Medium Term 2015-2017

Long Term 2018-2020

with locations at city level Expand collaboration with the Land Administration Project (LAP) to assist slum residents starting with Ga Mashie to acquire land titles for their lands Detailed survey of communities to establish houses without titles

“ “

Establishment of a Secure Slum Community Land Titling program

“

Land Title Acquisition

Collaboration with Land Administration Program for the development of title for houses in secure tenure communities without titles

“ “ “

Implementation of the slum components of the National Housing Policy and National Urban Policy Action Plan

“

Advocate for the approval of the Land Use Planning and Zoning Regulations and implementation of Section 1.3 : Description of Development Zones, – Residential Zone C and Tourist

“

Review and enforcement of sections of the Maximum rent charged by landlords, under the Rent Control Act.

“ “

Policy Implementation on Development Densities

Establishment of Ministry of Housing and Urban Development as has been proposed by the current Ministry in charge of Housing

“ “

Basic Services and

Roads and Circulation

Re-alignment for development of roads with storm water drains, walkways and alleyways to allow access of fire trucks to houses from standard distance between 200ft and

“ “ “

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Expected Accomplishments and Time Frame

Upgrading Element

Priority Intervention Area

Priority Action

Short Term 2012-2014

Medium Term 2015-2017

Long Term 2018-2020

300ft fire hydrants and houses where necessary and development of flyovers Pavement of roads, walkways and alleyways “ “ “ Development and implementation maintenance plans for roads, walkways and alleyways

“ “

Elaborate School Expansion plan (including current situation, estimations for new school blocks/schools, identification of locations, identification of partners)

“ “ “

Mobilize additional funds for construction of schools and construct schools

“ “ “

Construction of Basic School Buildings

Equip schools with teachers and necessary teaching aid “ “ “ Construction/ Rehabilitationof Hospitals and Markets

Construction of 11 hospitals and 15 markets in or close to slum communities

“ “ “

Educate Ga Mashie community and others on refuse separation for recycling Expansion of house collection system to all households in Ga Mashie and other slum communities

“

Construct engineered landfill “ “

Infrastructure

Refuse management and Recycling

Improve on recycle system in Ga Mashie especially for compost and plastic bags in Ga Mashie and other slum areas, based on existing ones in Ga Mashie

“ “ “

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Expected Accomplishments and Time Frame

Upgrading Element

Priority Intervention Area

Priority Action

Short Term 2012-2014

Medium Term 2015-2017

Long Term 2018-2020

Facilitate the provision of water in areas with low water supply through water points to a minimum of 37 litres/day/person

“ “

Educate citizens on wise use of water and importance of maintenance and repairs through the design and implementation of an education program.

“ “ “

Increase of water supply

Develop water mains at all major roads with negotiations with Ghana Water Company on a one household per meter program

“ “ “

Educate communities on efficient energy use in collaboration with National Center for Civic Education

“ “ “

Negotiations through national and local government with Electricity Company of Ghana and communities for a one household pre meter program.

“ “

Household Electricity Expansion

Expansion of Streetlights Enforcement of outside lights on every house

“ “ “

Collaborate with existing housing based savings groups to organize slum communities into federations

“ “

Educate federations on savings and organize them into savings groups

“ “

Instilling Savings Culture in Communities Register savings groups and federations for their

continued collection of savings towards housing and other needs

“ “

Housing Finance

Development of Low-

Establishment of the city level housing need to include societal income groups and needs

“ “

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Expected Accomplishments and Time Frame

Upgrading Element

Priority Intervention Area

Priority Action

Short Term 2012-2014

Medium Term 2015-2017

Long Term 2018-2020

Establishment of sources of finance for demand and supply sides of housing finance

“

Establishment of City-level housing finance facility “ “ Provide financially sustainable housing models for new build low-cost housing and housing upgrading

“ “

Income Housing Finance Product

Collaborate with relevant academic and research institutions to achieve low-cost building designs, technology and materials for low-income housing

“ “

2.2 Activities, Outputs and Responsible Stakeholders for Priority Actions Table 2: Activities and Outputs under Priority Actions

Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

LAND Facilitate the establishment of Customary Land Secretariat (CLS) and Strengthen the Accra Planning Committee for the facilitation of upgrading of

Identify stakeholders and provide technical and logistic capacity to the CLS and the Accra Planning Committee;

Organize subsequent meetings for reviews and updates

Updating of land use and zoning maps and plans

465,000 310,000 Established AMA Land use planning stakeholder committee; A properly functionin

Accra AMA, MLGRD, MWRW&H, Ga Traditional Council, Lands Commission, Executives of Various Neighborhood Associations, Assembly men

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

land use and zoning documents to avoid the upspring of new slums

inaugurate them and development of terms of reference for operations

g Accra Planning Committee and operations document

Update AMA land use plan and zoning plan and update periodically

Identify Consultants, conduct public education and sensitization and draft land use and zoning maps and plans

Development and Updating of land use and zoning maps and plans

Updating of land use and zoning maps and plans

1,332,000 888,000 Initial and annually Updated citywide land use plan, map and zoning map and ordinance

Accra AMA, Consultants, Country Team, Citizen Representatives, NGO, Development Partners

Establish a land owner-government negotiations committee for land identification, investigation and negotiations

Identify and invite stakeholders to include ministers and mayors and negotiate for land in and around AMA and develop register of identified

Negotiate with land owners to establish an all stakeholder accepted land acquisition process for available lands

Creation of new land due to rezoning and redevelopment

295,000 184,375 Negotiations and Arbitration committee and Land bank for specific land uses

Accra Land owners, AMA, Lands Commission, MWRW&H, MLNR, MLGRD, Ga East, Ga West, Ledzor Kuku Krowo, Adentan Municipalities

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

lands Acquire land and develop register and map for allotments and locations

N/A Pay for compensation for land and register for specific land use

Pay for compensation for land and register for specific land use

14,250,000

9,156,250 Land bank for housing development with map and text register

Accra/ Outside Accra

AMA, Land Owners, Ministry of Lands, Ministry of Water Resources Works and Housing

Collaboration with Land Administration Program for the development of title for houses in secure tenure communities without titles

Conduct detailed survey on families without titles based on CHF/ Land Administration Program pilot project in Ga Mashie and develop program based on Ga Mashie pilot and expand Ga Mashie titling program to complete

Expand titling program to 10 other communities

N/A 8,250,000 5,156,250 Properties issued with title in readiness for acquisition of housing finance

Ga Mashie and 10 other slum communities in Accra

Ga Mashie and other beneficiary communities, AMA, Implementing partners of Ghana, Implementing partner, Land Administration Program,

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

community Sub Total 24,592,00

0 15,370,000

BASIC SERVICES AND INFRASTRUCTURE Housing re-alignment for development of roads with storm water drains, walkways and alleyways (access way improvement program) to allow fire truck access of 200ft-300ft between fire hydrants and houses

Community education and sensitization on housing realignment and identification of areas, assessment and construction of roads, drains, walkways and alleys in Ga Mashie with maintenance plans

Implementation of access way improvement program to other slum communities

Further expansion of program and implementation of maintenance plan, monitoring and evaluation

27,859,999

17,412,499

Paved roads, walkways and alleyways and constructed drains in Ga Mashie and other identified slum communities

Ga Mashie and five other slum communities

Entire Communities of Ga Mashie and five other slum communities, identified affected members of communities, AMA, contractor, Implementing Partner,

Elaborate school expansion plan (including current situation,

Conduct assessment in all slums and document,

Construct classrooms and equip with teachers

Monitor and evaluate annually for improvement

2,059,999 1,287,499 List of sub metros and number of classroom

Accra Implementing Partner/ Consultant

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

estimations for new school blocks/ school, identification of locations and partners

conduct procurement process and commence construction in Ga Mashie, identify more funding sources

and teaching aid

s needed for establishment

Construction/ Rehabilitation of 11 Hospitals and 15 markets in or close to slum communities

Identify project communities and conduct sensitization on projects for participation and bye-in

Develop maintenance plans for facilities and construct facilities

Implement maintenance plans and improve on construction for future projects if necessary

769,000,000

480,625,000

11 hospitals with workers and 15 markets with stall/ shop owners

Accra including Ga Mashie and Nima

AMA, Ministry of Health, Private Sector

Facilitate the provision of water in areas with low water supply through water points (commercial or boreholes)

Discuss findings and way forward with relevant water providing agencies, develop proposals for water improvement

Procure contractors for works and commence works in identified slum communities and monitor and

Continue works in identified slum communities, monitor and evaluate for improvement

5,600,000 3,500,000 Additional water points provided in to facilitate in-house water connection by families in

Accra including Ga Mashie

Ga Mashie and 9 other slum communities, AMA, Ghana Water Company, Implementing partner, Contractors

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

and develop and implement water education plan in communities

evaluate for improvement

10 slum communities

Sanitation improvement with employment generation

Land acquisition and social bye-in for recycle centers; development of recycle program including refuse separation program

Construct recycle centers and training of staff from community

Expand recycling program to top 5 sub-metro with most slum populations

830,000 518,750 Completely constructed engineered landfill

Accra Community members, AMA including relevant Assembly members, contractors, Implementing Partner and NGOs

Improve Electricity by negotiations and expansion of streetlight and implementing bye-laws on outside lights in houses, through

Facilitate negotiations between Electricity Company of Ghana and communities to develop and

Expand one household per meter program to other sub metros in city and development and

Monitor and evaluate program for necessary improvement and replication in other communities

11,337,866

7,086,166 One electricity meter installed per beneficiary households

Ga Mashie and 10 other slum communities in Accra

Ga Mashie and other beneficiary communities, AMA, Electricity Company of Ghana, Implementing partner,

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

national and local government between Electricity Company of Ghana and communities (Ga Mashie and 10 other communities in the remaining 10 sub metros) for a one household pre meter program.

implement one household per meter program commencing in Ga Mashie in collaboration with relevant sector ministries; and development of bye-laws on outside lights

implementation of streetlight improvement program and implement bye-laws on outside lights

Contractors

Sub Total 816,687,864

510,429,915

HOUSING/ HOUSING FINANCE Organize slum communities into savings federations in preparation for housing finance and register them

Educate federations on savings and register them as an entity

Continuous collection and acquisition of land or housing by

N/A 500,000 312,500 Federation attendance and savings registers and federation registratio

Ga Mashie and all identified slum communities in Accra

Ga Mashie and other beneficiary slum communities, AMA including cooperatives unit, NGOs, Implementing partner

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

federation

n certificates

Educate federations on savings and organize train them on savings and micro-finance in Ga Mashie and 10 other slums

Develop training and education programs and implement them

Assist organized economic groups to access existing Micro and Small Loans Center (MASLOC) loans in Ga Mashie and 3 communities

Evaluate savings and loans program and expand to 10 other sub-metros with any necessary changes based on evaluation

500,000 312,500 Increased savings and micro-finance loans given to community members

Ga Mashie and in 10 other communities in 10 sub metros

Ga Mashie and other communities, AMA, Implementing partner, NGOs/Micro-finance consultants

Establishment of city level finance facility

Identification and acquisition of sources of funds for facility and seed capital

Property mapping and revaluation and study of existing

Monitor and evaluate facility annually for improvement

12,000,000

7,500,000 Property register database and citywide property maps

Accra AMA, GoG (Ministry of Water Resources, Works and Housing, Other relevant sector

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

and map and revalue all property not mapped under the UMLIS project

facilities including UN-Habitat Slum Upgrading Facility for the establishment of facility

created and city housing finance facility established

Ministries), Implementing partner, UN-Habitat

Establishment of citywide housing need based on income groups to include low income and development of sustainable low-income housing product with eligibility criteria

Definition of target groups with eligibility criteria, and negotiations with sources of finance for demand and supply sides of housing finance

Undertake pilot project to evaluate and improve for replication in other slum areas

Facilitate investor-beneficiary meetings for expansion of program

500,000 312,500 Citywide housing stock database created and with electronic application process established

Accra AMA, Community Reps, NGOs, Ministry of Water Resources, Works and Housing, NGOs, Financial institutions and Real Estate developers

Collaborate with relevant academic and research institutions to achieve low-cost

Identify all relevant institutions in the building materials and technology

Implement research collaboration in partnersh

Evaluate program and improve based on evaluation for implementation

300,000 187,500 Documented established and implementable

Accra and other cities in the country

AMA, NGOs, Ministry of Water Resources, Works and Housing,

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

building designs, technology and materials for low-income housing

sector and design research collaboration programs with them

ip with practitioners

of development low-income housing products

research findings for use by practitioners

Building and Road Research Institutes

Sub Total 13,800,000

8,625,000

Implementation of recommendations on Policies and Legal and Regulatory Framework Approval and implementation of National Housing Policy and National Urban Policy, Review of relevant sections of Limitations Decree, Rent control Law and other relevant regulatory documents

Advocate at Cabinet level in collaboration with sector ministries for approval of policy, Review of sections of Rent Control and Limitations Decree Acts and source funding for implementation

Implementation of all necessary sections of Acts

N/A 360,000 225,000 Annual report on implementation

Accra and National

Ministry of Water Resources, Works and Housing; NGOs

Advocate approval and

Advocacy and

Education and

N/A 60,000 37,500 Land Use Law and

Accra Ministry of Environment,

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

implementation of Land Use Planning Bill and AMA land use plan and incorporation of slum upgrading component in AMA Medium Term Plan

negotiations for approval of Bill and implementation of AMA land use plan through enforcement

Role assignment for all involving stakeholders including sector Ministries and Departments

updated AMA land use map and plan

Ministry of Local Government and Rural Development, Town and Country Planning, AMA

Facilitation for the establishment of a Ministry of Housing and Urban Development

Advocacy and negotiations at cabinet level and public awareness creation on necessity for proposed ministry

Concept note and cabinet memo development, program and budget and approval by cabinet

Implementation of programs, resource mobilization and budget allocation

105,000 65,625 Established Ministry of Housing and Urban Development

National

Parliamentary Select Committees on Works and Housing, MWRW&H, MLGRD, MES, Town and Country Planning, NGOs, Development Partners, Cabinet

Sub Total 525,000 328,125 Institutional Strengthening and Stakeholder Collaboration Strengthen Identify Monitor N/A 500,000 312,500 Well Accra AMA Planning

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

capacity of AMA Planning Units, relevant Ministries Academia, communities and NGOs to work together on upgrading program and projects

capacity needs for institutions, develop program and implement

and evaluate program and improve if necessary

trained City Planning Units, ministries and universities on slum issues and partnership

Units, Ministry of Local Government and Rural Development, Ministry of Water Resources, Works and Housing, selected universities, NGOs

Community sensitization and education program on importance of education and employment generation

Develop programs and implement

Replicate program in other slum communities and evaluate for improvement

Replicate program in other slum communities and evaluate for improvement

300,000 187,500 Well informed community with higher employment opportunities

Ga Mashie and other slum communities in Accra

Implementing Partner, Beneficiary communities, AMA

Establish collaboration with universities and research institutions in providing and

Establish framework for collaboration and agree on program for implementati

Update research relevant to slum upgrading with

Conduct and update research relevant to slum upgrading with monitoring

1,000,000 625,000 Collaboration Framework and research document

Accra AMA, universities and research institutions, slum communities,

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Activity Priority Action Short Term 2012-2013

Medium Term 2014-2016

Long Term 2017-2020

Estimated Cost (GHC)

Estimated Cost (USD)

Output Location

Responsible Stakeholder

updating research information and develop their capacity to work with slum dwellers and NGOs

on of research activities

monitoring and evaluation for improvement

and evaluation for improvement

s NGOs

Sub Total 1,800,000 1,112,500 Total 857,404,8

64 535,878,040

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2.3 Monitoring and Evaluation Matrix OUTPUTS INDICATOR OF

ACHIEVEMENT MEANS OF VERIFICATION

ASSUMPTION AND RISKS

Land Established AMA Land use planning stakeholder committee; A properly functioning Accra Planning Committee and operations document

Properly functioning committees with completed operations documents

Attendance of meetings and inspection of operations document at the AMA

Assumption that all stakeholders will cooperate with transparency and the necessary funding for operations will be acquired Risk of some stakeholders such as the traditional authorities not willing

Initial and annually Updated citywide land use plan, map and zoning map and ordinance

Availability of AMA citywide land use plan and map with accompanying zoning map and ordinance

Inspection of land use and zoning maps, plan and ordinance

Assumption of availability of funding and all lands on belonging to rightful owners Risk of opening up some land litigations

Negotiations and Arbitration committee and Land bank for specific land uses

Committee operating with possible land for acquisition negotiated for and documented

Documentation of negotiations with signatures

That land owners will be willing to release land for such purposes at affordable prices Risk of multiple sales by land owners and

Land bank for housing development with map and text register

Compensations fully paid for on land acquired

Inspection of receipts and land documents including indenture and land title for land acquired

Assumption of funds being available for payment of compensation Risk of losing land or land price increasing if compensation is not fully paid for

Basic Services and Infrastructure Paved roads, walkways and alleyways and constructed drains in Ga Mashie and other identified slum communities

Identified roads with drains constructed, alleyways and walkways paved and maintained

Inspection for well maintained roads, walkways, alleys and drains

Assumption of acquisition all necessary funding for construction and maintenance Risk of construction delays due to rains

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OUTPUTS INDICATOR OF ACHIEVEMENT

MEANS OF VERIFICATION

ASSUMPTION AND RISKS

11 hospitals with workers and 15 markets with stall/ shop owners

11 completed and equipped hospitals and 15 occupied markets

Physical inspection of hospitals and markets

City will successfully get private sector partners to finance projects City may not be able to raise the necessary capital from the private sector through partnership

List of sub metros and number of classrooms needed for establishment

Documented report of classroom needs per sub metro and community for basic schools

Inspection of report

Assumption of availability of necessary funding for conducting needs per community Risk of funding not achieved

Additional water points provided to facilitate in-house water connection by families in 10 slum communities

More water points with water located in areas with low water supply in Ga Mashie and other slums

Physical check in communities

Assumption of water table to be reached in communities for boreholes Risk of not reaching water table for boreholes and vandalism by community members

One electricity meter installed per beneficiary households

Households without meter having meters

Physical check in households and with ECG

Assumption that all households can afford at least 50% of cost Risk of the ECG failing to collaborate

Housing/Housing Finance

Properties issued with title in readiness for acquisition of housing finance

Families completing land title process

Family Land title certificates

Assumption that all Families can afford the land title fee under the program Risk of families not participating

Federation attendance and savings registers and federation registration certificates

Regular recordings in attendance and savings book

Check from federation attendance and savings books

Assumption that members will join federation and save Risk of members not joining and politicizing the initiative

Property register Database created Check Assumption of the

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OUTPUTS INDICATOR OF ACHIEVEMENT

MEANS OF VERIFICATION

ASSUMPTION AND RISKS

database and citywide property maps created and city housing finance facility established

and facility established

database from city and visit to finance facility office

necessary seed capital to be raised Risk of funding not acquired

Citywide housing stock database created with electronic and online application process established

Database created within city

Inspection of database within city

Assumption of funding for database to be acquired Risk of project being politicized

Implementation of recommendations on Policies and Legal and Regulatory Framework Annual report on implementation

Implementation reports completed by relevant agencies

Review progress report

Assumption of funding to be acquired for processes

Land Use Law and updated AMA land use map and plan

Land Use Bill passed and land use Maps and plans developed

Contact relevant agencies for copies

Assumption that law will be passed Risk of law not passing due to political reasons

Reviewed Limitations Decree

Sections of Decree reviewed

Verify from latest version

Assumption that Decree will be reviewed Risk of not being reviewed for political reasons

Established Ministry of Housing and Urban Development

A new Ministry of Housing and Urban Development established

Visit to Ministry Assumption of proposal being accepted and approved by Parliament Risk of non approval by Parliament due to political reason

Reviewed Rent Control Act

Act reviewed Reviewed and approved Act

That department and cabinet will accept proposal Department and Cabinet may not accept proposal for review

2.4 Stakeholder Activity Matrix STAKEHOLDERS ACTIVITY PROGRAM LAND

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STAKEHOLDERS ACTIVITY PROGRAM AMA, MLGRD, MWRW&H, Ga Traditional Council, Lands Commission, Executives of Various Neighborhood Associations, Assembly men

Facilitate establishment of Customary Land Secretariat (CLS) for the development of citywide land use plan and the Accra Planning Committee for land use planning

Institutional Strengthening

AMA, Consultants, Country Team, Citizen Representatives, NGO, Development Partners

Update AMA land use and zoning plans periodically

Policy and Regulatory Framework Review

Land owners, AMA, Lands Commission, MWRW&H, MLNR, MLGRD, Ga East, Ga West, Ledzor Kuku Krowo, Adentan Municipalities

Establish a land owner-government negotiations committee for negotiations on the creation of land banks

Institutional Strengthening

Land owners, AMA, Lands Commission, MWRW&H, MLNR, MLGRD, Ga East, Ga West, Ledzor Kuku Krowo, Adentan Municipalities

Negotiate with land owners for land for housing and infrastructure

Upgrading Elements

AMA, Land Owners, Ministry of Lands, Ministry of Water Resources Works and Housing

Acquire land and develop register and map for allotments and locations

Upgrading Elements

IMPLEMENTATION OF RECOMMENDATIONS ON POLICIES AND LEGAL AND REGULATORY FRAMEWORK Ministry of Water Resources, Works and Housing; NGOs

Approval and implementation of National Housing Policy and National Urban Policy

Policy and Regulatory Framework Review

Ministry of Environment, Ministry of Local Government and Rural Development, Town and Country Planning, AMA

Approval and implementation of Land Use Plan Bill and review of AMA land use plan

Policy and Regulatory Framework Review

Ministry of Lands and Natural Resources, Ministry of Water Resources Works and Housing, Ministry of Local Government, NGOs

Review and enforcement of section 10 of the Limitations Decree of 1972

Policy and Regulatory Framework Review

Cabinet, Parliamentary Select Committees on Works and Housing, Ministry of Water Resources Works and Housing, Ministry of Local Government and Rural Development, Ministry of Environment, Town and Country Planning, NGOs, Development Partners

Facilitation for the establishment of a Ministry of Housing and Urban Development

Institutional Strengthening

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STAKEHOLDERS ACTIVITY PROGRAM Ministry of Water Resources, Works and Housing; Rent Control Department; NGOs

Review and enforcement of Rent Control Act

Policy and Regulatory Framework Review

BASIC SERVICES AND INFRASTRUCTURE Entire Communities of Ga Mashie and five other slum communities, identified affected members of communities, AMA, Implementing Partner,

Realignment for development of roads with storm water drains, walkways and alleyways

Upgrading Elements

Community members, AMA including relevant Assembly members, contractors

Pavement and maintenance of roads, walkways and alleyways

Upgrading Elements

Implementing Partner/ Consultant Determine sub-metros and number of classrooms to be established in them

Upgrading Elements

AMA including relevant Assembly members, Communities, Implementing partners, NGOs, Contractors

Improve sanitation through job creation

Upgrading Elements

Ga Mashie and 9 other slum communities, AMA, Ghana Water Company, Implementing partner, Contractors

Facilitate the provision of water in areas with low water supply through water points (commercial or boreholes)

Upgrading Elements

Ga Mashie and other beneficiary communities, AMA, Electricity Company of Ghana, Implementing partner, Contractors

Improve electricity supply in Ga Mashie and 10 other slum communities to be selected from 10 remaining sub metros in city

Upgrading Elements

HOUSING AND HOUSING FINANCE Ga Mashie and other beneficiary communities, AMA, Implementing partners of Ghana, Implementing partner, Land Administration Program,

Establishment and implementation of a Secure Slum Community Land Titling program

Upgrading Elements/ Land regularization

Ga Mashie and other beneficiary slum communities, AMA including cooperatives unit, NGOs, Implementing partner

Organize slum communities into savings federations in preparation for housing finance

Several stakeholders (Local Economic Development)

AMA, GoG (Ministry of Water Resources, Works and Housing, Other relevant sector Ministries), Implementing partner, UN-Habitat

Establishment of city level finance facility

Finance for housing and services

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B.5 Project Concept Notes

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1.1. SUMMARY OF THE ACTION

Title of the action: Land Titling for Housing, youth employment, education, alley pavement and Toilet improvements in Ga Mashie; with relevant Policy and Regulatory Support

Location(s) of the action: - specify country(ies), region(s) that will benefit from the action

Ghana, Greater Accra Region, Accra

Total duration of the action (months):

24

Amount (in EUR) of requested EU contribution

5,236,559

Objectives of the action

Overall Objectives: To significantly improve housing conditions in Ga Mashie in a sustainable manner, while improving local economic development in the community and establishing the necessary systems and operationalization of necessary regulatory frameworks the overall improvement of housing conditions in slum communities in Accra. Specific Objectives: To support the operationalization of necessary policy provisions that support slum upgrading and prevention To provide basic data and information on 10 slum communities for purposes of upgrading and general development To establish the necessary systems through partnering Ga Mashie residents and private sector for significant and sustainable improvement in housing overcrowding To provide housing infrastructure, education, alley pavements and toilets To improve employment opportunities for the youth through refuse recycling

Target group(s) Ministries of Local Government and Rural Development and Water Resources, Works and Housing; City Planning Department and Ga Mashie Community, especially the youth and girls

Final beneficiaries Residents of 10 Slum communities in AMA, 100,342 Ga Mashie residents, AMA Planning and Works Departments and Ministries of Local Government, Water Resources, Works and Housing, Environment and Science and Women and Children

Estimated results National Level: National Technical Committee established on Slums at the ministerial level between the two ministries with co-

CONCEPT NOTE

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opted members from other relevant ministries, departments and agencies. City Level: AMA bye-laws reviewed for pro-slum upgrading and prevention provisions; education programs established for academic improvement, expansion of basic schools; and human and logistics capacity building for Planning Departments conducted. Community Level: Pavement of alleys executed; waste management program including recycling and waste to energy program for employment generation established; skill training program including book keeping conducted; land titles provided to at least 558 families; physical community upgrading layout and model developed; housing and savings federations established; schools, roads, drains and walkway constructed

Main activities Establishment of Cross-Sector National Oversight Committee Establishment of Technical Committees at City Level Amendment and implementation of relevant sections of bye-laws and Policies Rapid Studies and property mapping in 10 slum communities Implementation of physical demonstrative projects at community level Community education for improved education levels Youth training for improved employment opportunities

1.2.

1.3. RELEVANCE OF THE ACTION

1.3.1. Relevance to the objectives/sectors/themes/specific priorities of the call for proposals

Ghana has crossed the 50% urban population mark (51%, census 2010); however, this increase has not been matched with the requisite provision of housing and supporting infrastructure. Accra, with its estimated one million daily migrant population influx suffers consequential housing overcrowding, especially in older and less affluent parts of the city such as Ga Mashie which are falling into decay, as well as occupation of open lands by migrants who gradually develop slums. This has resulted in a high level overcrowding, inadequate municipal services including efficient waste management, circulation employment opportunities and road access are major challenge in most slums in the city. With increasing urban population in Ghana especially in Accra, the urban population is expected to reach 58 percent by 2030. Thus, key issues of housing overcrowding, waste management, water, electricity, education and health will continue to engage the attention of city authorities. This makes slum upgrading and prevention a high priority issue on the city agenda. Strategies must be developed for feasible and implementable programs to overcome the challenges of slums.

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The draft Ghana National Housing Policy prioritizes slum upgrading and prevention, thus making the Participatory Slum Upgrading and Prevention Program (PSUP) II in line with the Policy. However, the necessary technical and logistic capacity at both country and city levels in inadequate to ensure the efficient implementation of the Housing and other sector policies relevant to slum upgrading and prevention, and to ensure the sustainable successful implementation of the PSUP in Ghana. In view of this, the Country Team under the PSUP, with initial training by the UN-Habitat could be strengthened to form a National Technical Committee on Slum Upgrading and Prevention. This Team would be capacitated to develop policies, programs and projects on slum upgrading and prevention. At the local level it is also important to capacitate the Accra Metropolitan Assembly and its key departments including the Metropolitan Planning Coordinating Unit (MPCU), Town and Country Planning Unit and the Works Department to provide the necessary functions including reviewing and updating its bye-laws and providing the needed personnel and resources to meet the challenges of slum upgrading and prevention. Housing overcrowding, inadequate sanitary facilities, low education levels and under-employment are deficiencies in the Ga Mashie community and most slum communities. Of the 100342 residents of Ga mashie, only 10342 residents have access to in-house toilet facilities. Due to overcrowding of buildings in the community, alleyways are an important means of access, however they are not paved, thus making. This has resulted in water stagnation and difficult navigation through the community especially by children, during rainy seasons. A high 53.5% of residents have education levels of up to Junior High School presenting a low employability of the community, as strongly indicated by the youth in the community during community meetings under the second phase of the PSUP. Successful development and implementation of slum upgrading and prevention policies, programs and projects stands to bring great benefits to slum dwellers, the city and country as a whole. The key issues to be considered under the program will include the establishment of Cross-Sector National Oversight Committee at the national level; strengthen the key departments of the Assembly (Metropolitan Planning and Coordinating Unit and Works Department) backed by competent technical committees; develop, review and amend relevant sections of bye-laws and policies at the sub-national level as indicated in the City’s PSUP policy review document; assisting slum communities with secure tenure to acquire land title documents for housing improvement purposes; conduct rapid studies in 10 slum communities; undertaking education programs to increase levels of education and employment opportunities and implement physical projects to address the needs of slum dwellers in Accra. This proposal seeks to equip the national and local government as well as slum communities in Accra especially Ga Mashie, with the necessary capacity to implement policies, projects and bye-laws that will facilitate upgrading and prevention of slums at the community level, while ensuring that implementation of physical and educational projects have the necessary resources for implementation and are being implemented successfully. Activities in this proposal have been deduced from the first and second

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year activities under the Citywide Slum Upgrading and Prevention Strategy under the PSUP. 1.3.2. Relevance to the particular needs and constraints of the target country/countries, region(s) and/or relevant sectors (including synergy with other EU initiatives and avoidance of duplication)

All six (6) Metropolitan Assemblies in Ghana have slums with Accra being the capital city having the highest slum population of 1,652,374 (38.4%); however, they live on only 15.7% of the city’s land. This significantly contributes to the high housing deficit in the city, resulting in overcrowding, which is reflected in the average room occupancy of 3 persons at city level and higher in slum communities such as Ga Mashie the project community, which has average room occupancy of 10.6 persons. This means that with an average household size of 5.5, most houses have more than one household in a room. This therefore presents a high need of a comprehensive project with sustainable components that will address the above situation to reduce overcrowding to a room occupancy of about 5 persons in the community, pave alleyways, roads and walkways, educate the community to increase their education level and create jobs especially for the youth. With experience from the UN-Habitat Slum Upgrading Facility pilot project, residents in Ga Mashie through the development of a savings scheme, employment creation and support with linkage to private sector funding, can upgrade their housing into multi-storeys, thus, accommodating more people to reduce their room occupancy, while reducing overcrowding of houses and ensuring a better planned community. To achieve this, families in Ga Mashie will be assisted in collaboration with the Land Administrated Project (LAP) as is on-going for some families in the community under a CHF/LAP project, to acquire documented titles for purposes of housing finance. Housing overcrowding has led to minimum roads in Ga Mashie making creation and paving of alleyways a best option for circulation. Overcrowding has also resulted in youth sleeping outside of their homes and consequently leading to high teenage parenthood, which in turn has resulted in high school dropout and low education levels, especially for girls; bringing about under employment and resultant poverty. Addressing the challenge of low educational level will increase the chances of residents in obtaining better paying jobs and equipping them in making positive changes in their quality of life to include housing and basic services. With the assistance of facilitation on land title acquisitions, families would have access to housing finance to upgrade their housing and provide more rooms to decrease their room occupancy levels, which will in turn reduce the teenage parenthood and increase income opportunities. 1.3.3. Describe and define the target groups and final beneficiaries, their needs and constraints and how the action will address these needs

There are three (3) levels of target groups which include at the national level the Urban Development Unit of the Ministry of Local Government and Rural Development, the Housing directorate of the Ministry of Water Resources, Works and Housing supported by other ministries, departments and agencies. The next level is the city which is the departments of the Accra Metropolitan Assembly’s Planning and Coordinating Unit, the

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MPCU and Works Department as the focal unit. At the community level is the 103,342 residents of Ga Mashie and residents of 10 other slum communities in the city. These targets have been selected because the sector ministries indicated are in charge of urban development, housing and slum upgrading. Other ministries involved have oversight responsibility for specific aspects with immense relevance to the program. The city departments selected are technically under capacitated in issues of slum upgrading, and Ga Mashie is also the oldest part of the city and an indigenous community which has deteriorated into a slum. Further, the community is densely population, lies adjacent to the financial district of the city and boasts of rich cultural and traditional heritage sites (UNESCO declared) in the form of palaces. However, it exhibits all four other characteristics of slums as defined by the UN-Habitat. The community also has the potential for a high tourist attraction with a potential for generating income from their palaces. The formation of a national inter-sectoral technical committee is important to the coordinated and successful implementation of the PSUP program and its replication in other cities. Strengthening the technical capacity of the described units of the city and community, while maintaining strong linkage between the development and physical planning units and other departments of the Assembly and the review of relevant sections of the city’s bye-laws as in the PSUP policy and regulatory document, to update obsolete ones and implement densities in development will also facilitate the smooth implementation activities as under this proposal. Likewise, support to Ga Mashie families to document their land ownership will facilitate housing finance acquisition and subsequently housing upgrading for reduction in overcrowding, while improvement of vehicular and pedestrian circulation, sanitation and employment opportunities will significantly improve their quality of life and reduce poverty. In a participatory manner, all key stakeholders at both national and local government levels and community levels have been consulted with consultations including traditional authority, Assembly members of all slum communities in the AMA, CBOs, NGOs and identified stakeholders including private sector (service providers) and the academia. The various documents including this proposal have been developed with these stakeholders especially the representatives of the Ga Mashie community. Implementation of physical projects in the community will also have community members as part of the working team employed to execute projects. 1.3.4. Particular added-value elements

Whereas issues of the poor will be brought to the fore front of the national and city development agenda with the outlined project activities, that at the community level will address the seasonal non-navigable situation around the community due to unpaved alleys. Sensitization, especially of female youth on importance of education as well as construction of additional classrooms in the community will also increase educational levels in the community which would translate into improved quality of life while reducing the number of vulnerable people. Facilitation of land title documentation for families will also increase their opportunity of accessing financing for housing improvement. Further the locational advantages, including the beachfront, tourist attractions; rich cultural and traditional practices, of the community will be harnessed to

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enhance the employability of the people in tourism. Property mapping will also increase property rate collection and consequently increase the city’s revenue for development.

1.4. DESCRIPTION OF THE ACTION

Establishment of Cross-Sector National Oversight Committee: To amend the undefined roles and responsibilities for developing, implementing and financing slum upgrading and prevention program at the national level, a National Technical Committee on Slums would be developed. This committee will advocate for the development of a national slum upgrading policy or strategy, especially at the parliamentary/ cabinet level, develop a program to guide cities in the development and implementation of their slum upgrading strategies and also negotiate for budgetary allocation both at the national and local levels for program implementation. This committee will however, need to be trained to be technically equipped to undertake these activities. Establishment of Technical Committees at City Level: This activity will develop a program that brings the existing Planning Unit and Works Department together to form a technical committee and strengthen them technically through training to implement the City’s Slum Upgrading and Prevention Strategy under the PSUP as well as collaborate with the relevant sector ministries for the implementation of the policy level recommendations under the PSUP. Amendment and implementation of relevant sections of bye-laws and Policies: These are key activities that need to undertaken to ensure the effective implementation of the City’s Strategy and also the development and implementation of slum upgrading and prevention strategies for other cities. The advance payment sections of the rent control act if reviewed could increase housing affordability and translate into more decent housing with lower room occupancies in slum areas. Rapid Studies and Mapping in 10 slum communities: Very few of the 78 identified slum settlements and pockets in city have available information and data for development. The 10 worst slums identified and without documented information will be studied with recommendations for development and rate collection for revenue increase. This will be undertaken in collaboration with communities, academia, NGOs and other research organizations. Implementation of physical demonstrative projects at community level: Implementation of these projects will be in Ga Mashie. This will include an indirect program of linking families to financing institutions for housing finance and also collaborating with the Land Administration Program to assist them with the development of land title documents, commencing with 558 families. Physical projects will include training of youth in the construction of alley pavements, developing a maintenance program for existing toilet facilities in Ga Mashie and also for an in-house toilet facility; development of fire hydrants to ensure that each house falls within the 200 ft standard from a hydrant and construct additional classroom units under the City’s educational component of the Millennium City’s Initiative. Under this component, palaces will be encouraged to be rehabilitated to be conserved as increase their tourism potential. A maintenance plan for all physical projects will be developed and implemented as part of this component.

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Community education for improved education levels: This will include the development and implementation of an education program that will educate residents, especially females on the importance of education, to increase the school retention rate of girls as indicated in the slum situation analysis. Another component of the education program will be on recycling of waste for the youth which will feed into an employment generation program. Education will start from houses in the form of waste sorting for recycle as well as importance of waste management, energy efficiency and water preservation. Community members will also be sensitized on planning and slum issues. Youth training for improved employment opportunities: This component will train the youth in the making of pavement blocks and pavement for alleys, recycling processes as under the existing CHF plastic waste buy-back and compost plant program to expand the program in the community to employ more youth as well as train residents from other slums in the city. Training programs will consciously consider the disabled and women to improve their employment opportunities. Key Stakeholder Groups, Attitudes towards the Action and Consultation Undertaken with them Key stakeholders under this proposal include the central government represented by the Ministry of Local Government and Rural Development, Ministry of Water Resources, Works and Housing and other ministries, department and agencies. The Accra Metropolitan Assembly represented by the Mayor, Assembly Members, the MPCU and Works Department other units including Ashiedu Keteke Sub Metropolitan District Council and GAMADA were key stakeholders. The Ga Mashie community, private sector players, the academia, traditional authorities, NGOs and CBOs were key stakeholders. The national and local government stakeholders are poised for the implementation of this project, which is demonstrated by their constant involvement in the processes under the second phase of the PSUP and the development of this proposal. The Ga Mashie community, especially the youth have very keen interest, which they demonstrated during their consultative meetings for input into the development of project document and proposal. Foreseen Activities, Related Outputs and Results Foreseen Activities Related Outputs/ Results Linkages/ Relationships

Between Activity clusters Establishment of Cross-Sector National Oversight Committee

National Technical Committee on Slums/ Approval of National Housing Policy, National Urban Policy and Land Use Planning and Zoning Regulations and implementation of their respective slum components; allocation of budget for slum upgrading and prevention programs and activities

Establishment and operationalization of this National Committee will ensure that issues the implementation of the necessary regulations for effective implementation of slum upgrading and prevention at the city and community levels; with proper monitoring and scaling up of program to other communities

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Establishment of Technical Committees at City Level

Strengthened city Planning and Works Departments, working together with the Accra Planning Committee to form an operational City Technical committee/ Effective implementation of AMA PSUP slum upgrading strategy and improvements at the community level in slums of Ga Mashie and others in Accra

An operational city level technical committee will ensure the effective implementation of projects, monitoring and scaling up of project to other communities for the improvement of quality of life in slum communities to include employment generation

Amendment and implementation of relevant sections of bye-laws and Policies

Sanitation section of the AMA bye-laws and discussions for amendment of sections on advance rent charges by landlords of the national rent control laws

Will facilitate the implementation of slum upgrading and prevention strategy and other pro-poor programs in Accra and other cities

Rapid Studies and Mapping in 10 slum communities

Document profiles with property maps for 10 slums on housing and socio-economic situations

Provide basis for suitable interventions for effective strategy and project implementation and revenue increase

Implementation of physical demonstrative projects at community level and development of maintenance plans for physical projects

Documented report/ Reduced classroom sizes to 45 students per classroom, well operating recycle centers, paved alleys and walkways, additional fire hydrants, documented land titles, upgraded houses; implementation of maintenance plans

Significantly improve the quality of life and will assist the technical committees in monitoring the effectiveness of policies and bye-laws as well as determining the impact of project interventions on the quality of life of slum communities.

Community education for improved education levels and better sanitation and services

Documented project completion report/ improved awareness on importance of education and higher school completion rate by girls in Ga Mashie; better sanitary conditions especially in toilets and higher conservation of energy and water

Effective implementation of education program will result in higher education levels and employability in community; better sanitary situations and reduced health risks and adequate water and energy for families

Youth training for improved employment opportunities

Training completion report and constructed recycle facilities/ more youth will be trained and employed in alley pavement construction and waste recycling for sustainable source income

A well trained youth will ensure a successful implementation of physical projects and the sustainability of the PSUP in Ga Mashie and other slum communities in the city

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Action Time Frame Specific Factor(s) Establishment of Cross-Sector National Oversight Committee

January 2012 – April 2012

Needs response and participation from all relevant stakeholders

Establishment of Technical Committees at City Level

January 2012 – April 2012

Amendment and implementation of relevant sections of bye-laws and Policies

January 2012 – January 2013

Elections usually slows down national level activities

Rapid Studies in 10 slum communities

March 2012 – September 2012

Procurement and selection of communities

Implementation of physical demonstrative projects at community level and development of maintenance plans for physical projects

June 2012 – December 2013

Procurement at different levels, community consultations and sensitization

Community education for improved education levels and better sanitation and services

June 2012 – December 2013

Development of education programs and manuals

Youth training for improved employment opportunities

April 2012 – July 2012

Development of training programs and facilitation manuals

1.5. SUSTAINABILITY OF ACTION

For program sustainability the following risks in the table below have been identified with possible mitigations where applicable. Risk Type Risk Mitigation Physical N/A N/A Environmental N/A N/A Political Elections may slow

down government operations thus affecting project time period (2012, 2016, 2020)

Consultant technical facilitation of entire program would help ensure faster processes

Economic Project budget may not be obtained

Aggressive implementation of resource mobilization strategy to increase city’s internally generated funds

Social Community not participating

Good community and technical facilitation and inclusion of community in all stages especially implementation of physical projects

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With the development of the 9 year resource mobilization strategy, the AMA is committed to liaising with the necessary development partners and increasing their internally generated funds to ensure expansion of activities into the other identified slum communities for upgrading. Also implementation of a maintenance plan for physical projects will ensure sustained provision of basic services such as roads, pavements and alleys. The constant involvement and information of stakeholders and community will also ensure ownership and protection as well as willingness to contribute to the sustained success of upgrading in communities. Collaborations with academia and research institutions NGOs and other development partners such as the UN-Habitat as well as private sector will contribute to the city’s acquisition of the necessary technical capacity needed for the successful implementation of the city’s program for the improvement of quality of life especially for slum dwellers and to contribute to the Millennium Development Goals.

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