Conversion of Residential Units to Commercial Spaces in Accra, Ghana: A Policy Dilemma

Abstract

Over the past three decades, Ghana's economy has been subjected to tremendous macroeconomic reform programmes. The reforms in the national economic system were reflected almost immediately on the urban landscape. One such change is widespread land-use conversion, mainly from residential to commercial spaces. This study examines the major forces driving conversion, processes involved in conversion, conflicts with existing land uses, and their impact on the urban-built environment and the livelihood of actors involved. The study involves 39 indepth interviews with key informants, with strategic reports and documents used to contextualize interview results. The findings indicate that the conversion of residential to commercial units is widespread, and that it is the result of several factors, including the desire to improve economic opportunities in light of growing uncertainty, the mismatch between demand and supply for retail spaces, infrastructural development and redevelopment, and interest in expanding population and entrepreneurial activities. The conversion process is occurring informally, and many businesses that operate in the converted properties are small scale. Findings indicate planning implications associated with the conversion process and offer suggestions to address them.

Non-compliance with building permit regulations in Accra-Tema city-region, Ghana: exploring the reasons from the perspective of multiple stakeholders

“…Attempts to plan and regulate urban development in Africa are fraught with many failures (Goodfellow, 2013;Mabogunje, 1990;Okpala, 2008;Silva, 2012). Scholars point to massive unauthorized housing structures (Kamete, 2006;Kombe, 2005;Pugh, 2002;rakodi, 2001;Sliuzas, 2004), expansion of old residential structures without authorized permits (Tipple, 2000), unauthorized conversion of housing spaces to alternative uses (Gough & Kellett, 2001;Oosterbaan, Arku & Asiedu, 2012), sprawling urban development (Antwi, 2002;Arku, 2009a), slum formation, overcrowding and congestion (Aribigbola, 2008), and absence of natural environmental elements such as green spaces and urban Downloaded by [University of California Santa Barbara] at 04:16 27 June 2016 parks (Arku, Yeboah, & Nyantakyi-Frimpong, in press) as evidence of such failures. The challenge of managing urban areas in Africa tends to generate debate, with some scholars questioning whether "planning is the solution to Africa's urban challenge or part of the problem" (Goodfellow, 2013, p. 84).…”

“…Since the start of the economic reform, the Accra-Tema city-region has attracted foreign residents and businesses (Grant, 2009) and migrants from various parts of the country in search of economic opportunities (Obeng-Odoom, 2009;Oosterbaan, Arku, & Asiedu, 2012;Yeboah, Codjoe, & Maingi, 2013). This creates intense demand for use, unauthorized housing structures, and widespread illegal urban development activities, while compliance with planning standards as a whole has become a major challenge for planning authorities.…”

Life within the Wall and Implications for Those Outside It: Gated Communities in Malaysia and Ghana

“…At the current building rate, UN-HABITAT (2011) estimates that it will take the construction of about four rooms per minute of the working day over the next 10 years to meet the housing deficit. What is even more disturbing is that the existing units are being converted to other uses (Oosterbaan et al, 2012). So, the housing deficit is not likely to improve anytime soon.…”

Land-use change and quality of life in residential neighbourhoods: Evidence from Tehran, Iran

“…These conversions can proceed, both as a planned process and without official consent, largely in a haphazard manner without following a coherent strategy (Jones & Comfort 2019;Ping Wang & Murie 1996). In this respect, one of the most important challenges to planning more intense community development is the protection of the quality of life in adjacent neighbourhoods, because the success of new developments is economically and physically dependent on the support of the residents of adjacent neighbourhoods (Oosterbaan et al 2012;Verburg et al 2004;Wan et al 2018). In the case of Tehran Metropolis, over the past decades, the city experienced a significant population boom which led to the fast growth of urbanization.…”