Ghana’s housing deficit is estimated to be around 1.7 million, with over 50% of Ghanaians living in sub-standard houses, which lack basic amenities. Also, 2.7 million Ghanaians live in single rooms (Coffie, 2018). UN-HABITAT (2011) revealed that only 25% of households own a house, the remainder either rents or live rent-free in a family house. Again, 90% of housing in urban Ghana can be classified as informal in that they were built without local authority control. Hence, the highly unregulated nature of Ghana’s housing sector which has left room for homeowners and landlords to operate no established framework and set prices as they deem fit, thereby contributing to the widening housing deficit in the country. In Ghana, private estate developers prefer to cater to the housing needs of the middle and high-income earners with no consideration to low-income earners (Danso-wiredu and Loopmans, 2013). Government’s interventions to reduce housing deficit through affordable housing programmes have proven futile because they fail to pay attention to the informal housing sector, which has produced approximately 80% of the housing units in Ghana. There has not been any practical policy initiative to enhance the builders in the informal sector. This research aims to develop solutions that will help tackle the problem of low-income-earners’ inability to access houses, ensuring sustainability in the housing provided while promoting social equality. In accomplishing the aim of the research, a comparative analysis is conducted on two countries in Europe (the Netherlands and Italy) and Ghana, similarities or otherwise, are identified. Subsequently, successful affordable housing interventions in the Netherlands and Italy are selected and analysed to determine their critical success factors (CSFs) and where possible, the CSFs are adapted to suit the Ghanaian housing context. Dome, a community in Ghana, was selected as a proxy for Ghana within which the CSFs are applied. Stakeholder analysis is carried out in the proxy community to highlight expectations, needs and interest of the populace regarding the design and provision of affordable housing in the community. Findings revealed issues of, litigations associated with lands and the need for continual returns to be recouped by customary landowners; the need for sustainable funding for the provision of affordable housing; and the social disintegration in communities. It is recommended that Active land-use planning, complemented with leasing be adopted. An integrated system fund should be set up to finance affordable housing. Community master planning must include affordable rental housing and areas for self-built housing, which adheres to specific building codes. Finally, communities must be designed to include communal areas to promote social mix.
Il deficit abitativo del Ghana è stimato a circa 1,7 milioni, con oltre il 50% dei ghanesi che vivono in case al di sotto dello standard e mancano di servizi di base. Inoltre, 2,7 milioni di ghanesi vivono in stanze singole (Coffie, 2018). UN-HABITAT (2011) ha rivelato che solo il 25% delle famiglie possiede una casa, il resto affitta o vive senza affitto nella casa di famiglia. Ancora, il 90% delle abitazioni nelle aree urbane del Ghana può essere considerato abusivo, in quanto sono state costruite senza l'autorizzazione delle autorità locali. Per cui, la natura altamente non regolamentata del settore immobiliare in Ghana, che ha lasciato spazio a proprietari di case di operare senza un quadro normativo e fissare i prezzi come essi ritengono idonei, contribuisce all'allargamento del deficit abitativo nel paese. In Ghana, i agenti immobiliari privati preferiscono sod disfare le esigenze abitative dei lavoratori a medio-alto reddito senza considerare chi ha un reddito basso (Danso-wiredu e Loopmans, 2013). Gli interventi del governo per ridurre il deficit abitativo attraverso programmi abitativi accessibili si sono rivelati inutili perché non tengono in considerazione il settore abitativo abusivo , che ha prodotto circa l'80% delle unità abitative in Ghana. Non c'è stata alcuna iniziativa politica pratica volto a migliorare i costruttori nel settore abusivo. Questa ricerca si propone di sviluppare soluzioni che contribuiranno a risolvere il problema dell'incapacità dei lavoratori a basso reddito di accedere alle case, garantendo la sostenibilità degli alloggi pur promuovendo l'uguaglianza sociale. Nel raggiungere tale obiettivo, in questa tesi viene condotta un'analisi comparativa su due paesi in Europa (Paesi Bassi e Italia) e Ghana, identificando similitudini o altro. Successivamente, vengono selezionati e analizzati interventi abitativi accessibili che hanno avuto successo nei Paesi Bassi e in Italia, per determinare i loro fattori critici di successo (CSF) e, laddove possibile, adattarli al contesto abitativo del Ghana. Dome, una comunità in Ghana, è stata scelta come campione per il Ghana all'interno del quale vengono applicati i CSF. L'analisi degli stakeholder viene effettuata nella comunità campione per evidenziare le aspettative, i bisogni e l'interesse della popolazione riguardo alla progettazione e alla fornitura di alloggi a prezzi accessibili nella comunità. I risultati hanno rivelato problemi di controversie associate alle terre e la necessità costante per i proprietari di recuperare i ritorni; la necessità di finanziamenti sostenibili per la fornitura di alloggi a prezzi accessibili; e la disintegrazione sociale nelle comunità. Si raccomanda di adottare una pianificazione attiva del territorio, integrata dal leasing. Dovrebbe essere istituito un fondo di sistema integrato per finanziare alloggi a prezzi accessibili. La pianificazione generale della comunità deve includere alloggi in affitto a prezzi accessibili e aree per abitazioni auto-costruite, che aderiscono a specifici codici di costruzione. Infine, le comunità devono essere progettate per includere aree comuni per promuovere il social mix.
Sustainable and socially managed affordable housing delivery in Ghana
AGYEI, YAW OSEI SAMPANEY;AMOAKO-OSAE, RICHARD
2018/2019
Abstract
Ghana’s housing deficit is estimated to be around 1.7 million, with over 50% of Ghanaians living in sub-standard houses, which lack basic amenities. Also, 2.7 million Ghanaians live in single rooms (Coffie, 2018). UN-HABITAT (2011) revealed that only 25% of households own a house, the remainder either rents or live rent-free in a family house. Again, 90% of housing in urban Ghana can be classified as informal in that they were built without local authority control. Hence, the highly unregulated nature of Ghana’s housing sector which has left room for homeowners and landlords to operate no established framework and set prices as they deem fit, thereby contributing to the widening housing deficit in the country. In Ghana, private estate developers prefer to cater to the housing needs of the middle and high-income earners with no consideration to low-income earners (Danso-wiredu and Loopmans, 2013). Government’s interventions to reduce housing deficit through affordable housing programmes have proven futile because they fail to pay attention to the informal housing sector, which has produced approximately 80% of the housing units in Ghana. There has not been any practical policy initiative to enhance the builders in the informal sector. This research aims to develop solutions that will help tackle the problem of low-income-earners’ inability to access houses, ensuring sustainability in the housing provided while promoting social equality. In accomplishing the aim of the research, a comparative analysis is conducted on two countries in Europe (the Netherlands and Italy) and Ghana, similarities or otherwise, are identified. Subsequently, successful affordable housing interventions in the Netherlands and Italy are selected and analysed to determine their critical success factors (CSFs) and where possible, the CSFs are adapted to suit the Ghanaian housing context. Dome, a community in Ghana, was selected as a proxy for Ghana within which the CSFs are applied. Stakeholder analysis is carried out in the proxy community to highlight expectations, needs and interest of the populace regarding the design and provision of affordable housing in the community. Findings revealed issues of, litigations associated with lands and the need for continual returns to be recouped by customary landowners; the need for sustainable funding for the provision of affordable housing; and the social disintegration in communities. It is recommended that Active land-use planning, complemented with leasing be adopted. An integrated system fund should be set up to finance affordable housing. Community master planning must include affordable rental housing and areas for self-built housing, which adheres to specific building codes. Finally, communities must be designed to include communal areas to promote social mix.File | Dimensione | Formato | |
---|---|---|---|
2019_07_Agyei_Amoako-Osae.pdf
non accessibile
Descrizione: Socially Managed Affordable Housing
Dimensione
14.63 MB
Formato
Adobe PDF
|
14.63 MB | Adobe PDF | Visualizza/Apri |
I documenti in POLITesi sono protetti da copyright e tutti i diritti sono riservati, salvo diversa indicazione.
https://hdl.handle.net/10589/148469