CHAPTER ONE

INTRODUCTION 1.1 Background Most institutions in the world have the number of students increasing, which has posed an immense problem to the institution on how to house the students. This is one of the major problems, which higher institutions in the world have not been able to solve. The problem of student accommodation would have remained if private developers had not intervened by developing hostel accommodation facility (Badu and Amevor, 2006). For the past decades, the university in its quest to admit more students into the university has been of great help to the society. The number of people, who had to stay at home without education, did have the opportunity to be in the university. This in-take caused a tremendous change in the student population, without a corresponding provision of hall facilities. In effect the accommodation facility provided was not sufficient to cater for the increased in-take, because the in-take has doubled up (The Planning Unit, 2009). In the early stages of the university, there was no accommodation problem, since the in-take was not that much. It was one person per a room, but with time, there began to be a change in the accommodation situation. A room made for one person now accommodates more than its capacity creating inconvenience for occupants (students). This called for houses around the university to be converted to hostel accommodation facility. Private individuals and some organizations upon considering the opportunity began to build hostels in and around the university, to accommodate students. The hostel market increased, whereby hostel development also increased. Any time there is development in an area, there is a need to first consider certain planning regulations,

examine the kind of development and its effect on the environment, the need for planning an area (Chapin, 1972). In recent years, planning has become a key means of delivering a number of the government's objectives relating to climate change, reducing carbon emissions, access to housing and improving the supply of housing, enhancing biodiversity and a number of other emerging priorities (Chapin, 1972). Planning is a process of determining appropriate future actions through a sequence of choices. Since appropriate action implies criteria of making judgments concerning a preferred state, it is necessary to know all the resources available to achieve the desired goals. Planning per se is not decision making, it is a tool for decision making, because planning involves the determination of the distribution of resources to different needs in society. The main purpose of planning is to distribute resources efficiently to the various land uses. This brought about the establishment of planning authority in all the regions, which see to it that any individual activity in terms of development conforms to the plans of the area. With planning, when an area is declared to be under statutory planning by the Minister in consultation with the appropriate authority, it causes any activity at that area to cease. All activities cease, in order to create a planning scheme for that area. The planning scheme, together with the development planning is used to determine which kind of development is supposed to be at the same area, that is to say whether they are compatible or not (Chapin, 1972). During planning, there is a need for location requirement to be considered. This is a guiding principle and standards for the placement of land use, to obtain a maximum use

of land resources. This is the interaction between the various land uses, which brought about the need for development control in an area. Development control is the measures taken into consideration in order to know whether a development to be undertaken conforms to the standards of that area. If not, then there are restrictions. Meaning any development that is to take place requires planning permission. Before one can develop, abiding by the rules of the area, there are certain requirements that a developer needs to certify. Such requirement are, land use zoning, height zoning, encroachment, density etc. The planning of an area, led to the establishment of certain laws to control the level of development in an area, such laws are Town and Country Planning Ordinance 1945 (Cap 84), the Local Government Act, 1993, (Act 462) and the National Building Regulations (L.I 1630) of 1996. Every development for which ever use has standards. The reason for development control in an area is to see to it that all developments conform to the use to which such areas have being earmarked for, to determine the right place of some uses, and to see to uniformity in an area making an area beautiful and habitable.

1.2

Problem Statement

Though there is a need for building to give shelter; there are laws that regulate development in all areas, these are the National Building Regulation, 1996, LI 1630, the 1992 Constitution of the Republic of Ghana and the Local Government Act, 1993, (Act 462). Section 49 of the Local Government Act states that no physical development shall be carried out in any district without prior approval in the form of written permit granted for or connected with the implementation of the plans. This means that, before an

individual can put up a building, there must be a building permit acquired from the authority responsible. Before a permit is approved, the development must conform to the zoning scheme for that area made by the planning authority. If it does not conform, then such development will not be allowed or there will be restrictions attached to the development to be undertaken. The rapid increase in student in-take in the University for the past decades, without a corresponding development in hall facilities has resulted in private hostel developments. The rapid growth has resulted in quick hostels development to meet the expected demand for accommodation facilities in and around the university. This has caused some hostels to have some defects; in their location and design which are perceived to be a threat to the safety of users (students). Non conformity to planning standards has made most hostels not qualified for development with respect to design and location. This is a major problem to the planning authorities. Also since development control is meant to promote safety and public welfare, non conformity to standards, means that occupants of such developments are at risk. It is also perceived that planning authorities have inadequate provisions in place for ensuring conformity with standards, in relation to hostel development. The study will investigate how development control measures are undertaken with regards to hostel development.

1.3

Objectives of the Study

The objectives of the study are: To examine the type of students hostel in Ayeduase and Bomso. To find out whether the hostels have building permits. To find out the mechanism put in place for controlling the development of hostels. To make recommendations on how best to improve the orderliness of the development of hostels in an area.

1.4

Scope of Study

The study is based on the issue of development control and hostel development around KNUST (Ayeduase and Bomso), to know whether the hostel developers conform to the required standard of development. Ayeduase and Bomso were chosen as the area under study, because it has seen a rapid increase in hostel development. 1.5 Methodology adopted involved literature review, documentary analysis, and

The methodology

interview with some officials of Kumasi Metropolitan Assembly (City Engineers Department), the Town and Country Planning Department, Hostel Owners or Operators and Students.

1.5.1

Data sources

The data for the study was mainly from two sources; primary source and secondary source. Primary data was acquired through administration of questionnaire to students in the hostels. There were also interviews with officials of Town and Country Planning and 5

the City Engineers Department of Kumasi Metropolitan Assembly and hostel developers or operators students. Secondary data were from available literature from text books, journals, article and the internet.

1.5.2

Sampling

Communities such as Kotei, Ayeduase, Bomso, Ahinsan etc. have hostel developments, but the areas considered for this study are Bomso and Ayeduase. The hostels considered in these areas are both two and three storey buildings. With the exception of JITA hostel, all the rest of the hostels namely Eden, West End, P-3, Royal Gate and Evandy are three storey buildings. The following are sampling techniques used in the research; Purposive, accidental and simple random sampling techniques. The officers of Town and Country Planning Department, the City Engineers Department of Kumasi Metropolitan Assembly, hostel developers and students were sampled. Purposive sampling was used in selecting the institutions because they are responsible for development control, hostels were selected by the use of simple random sampling technique and the selection of students from each hostel was by the use of accidental sampling technique. In all 60 students were selected for the study.

1.5.3

Analysis of Data

Regarding the nature of the study, both qualitative and quantitative approaches of data analysis were employed. This involved the use of tables and percentages. Method of data analysis was done by the use of SPSS analyzer.

1.6

Significance of the Study

Most hostels developed in both areas under study seem not to conform to the planning regulation of the area. This may prevent land being used to achieve its optimum use to the society or area. The study seeks to: Raise the attention of planning authorities concerning hostel development. Serve guide to university as how they regulate the development of hostels. Stress the awareness to dangers involve when development control measures are not adhered to. Stress the need for development controls strict enforcement of development control measures.

1.7 1.7.1

Limitations Limitations

It is important to be clear about the limitations of this study. These may include the following: Financial constraints There may be the difficulty of obtaining related literature to enhance the study. There was the problem of uncooperativeness on the part of students and the hostel managers personnel. Time constraints was a problem since the deadline for submission of final report is limited. These limited the quantum of data which was collected. In effect, the scope of the study was limited and also absolutely precise generalizations may be distorted. However, 7

the data which were collected and reported would be considered to be trustworthy, on the grounds that care was taken on the part of the researcher to cross-check the information which was obtained among diverse informants and research methods.

1.8

Organization of Work

The write-up has been set out into five chapters. The first chapter has been designed to introduce the subject of the research, giving a background and stating clearly the problem definition, research objectives, and the case study institutions, scope of the study, adopted methodology, justification for, as well as the limitations and delimitations of the study. The second chapter reviews the literature related to the subject of study. In chapter three, the case study institutions are looked at from general to specifics. Concise background information is given about Kumasi, and also the location of the case study institutions. Specific information about the institutions, the Town and Country Planning Department and the City Engineers Department, is provided here. Data is presented, analyzed, and interpreted in chapter four; whiles chapter five summarizes the findings, presents recommendations and conclusion geared towards development control and hostel development in Ayeduase and Bomso.

CHAPTER TWO
LITERATURE REVIEW 2.1 Introduction

This chapter reviews available literature relevant to the study. It discusses development generally. It outlines the processes and objectives of development control. It discussed the legal framework for development control in Ghana. The chapter concludes with discussions on the emergent proliferation of hostel accommodation for Ghanaian university campuses with special emphasis on KNUST.

2.2 The

Development Town and Country Planning Ordinance, 1945 ( CAP 84) of Ghana, defined

development in relation to land as any land to include building ,or rebuilding operations or any use of land or any building there on for the purpose which is different from the purpose for which the land or the building was last being used. According to Aidoo cited in Balchin (1988) defined development simply as the process of carrying out works involving a change in the physical use of the land and building Development in United Kingdom planning law is defined as the carrying out of any building, engineering, mining or other operations in, on, over or under land, or the making of any material change in the use of any buildings or other land (Wikipedia, 2008).

The above definitions provide a broad context within which development can be viewed. The definitions bring out key points by which every development must or should entail. 2.3 Development Control

According to Walsall Council University (2008), development control is the process, laid down in legislation, which regulates the development and use of land buildings. Dale and McLaughlin (2000) defined development control or land use controls as legal and administrative measures to protect human health and environment from risk by restricting use, activity and access. To fully understand the term development control requires a separation of the two words that make up the term. Having in mind what development means therefore it is necessary to consider what would involve control. Control has been defined as that which provides direction in conformance to the plan or in other words the maintenance of variations from systems objectives within allowable limits (Mchoughline, 1973). Development control therefore involves the use of legislation to regulate how land resources can be used in order to ensure the realization planning objectives such as the protection of human health and the environment, safety, convenience and beauty. Legislation therefore forms a necessary bedrock of development control generally.

2.4

Development and building permits

The legal right that an individual has to develop or put any piece of land entitled to him to appropriate use as zoned in the planning scheme. The development permit is to allow a

10

developer to proceed with the approved type of development at a particular location (Town and Country Planning Department, Kumasi, 2007). The main purpose for the development permit before any development is to protect the development from hazardous conditions, to protect the environment, to revitalize a commercial area, to protect farmland, to establish conditions for intensive residential development, or out form and character objectives for commercial, industrial or multi-family developments (Bartram, 2003). A building permit on the other hand is a key statutory or legal document required to enable an effect built environment. It simply means, being given the license to build. (Akoto, Daily graphic, Friday, November 4, 2005 p.17). To ensure safe buildings in an orderly manner across any human settlement, there is a need for these requirements to be well considered.

2.5

History of Development Control in Ghana

In Ghana, development control practices started in the colonial era, in the late 1890s and 1900s. However the promulgation of the legislations for development control was started in the early part of the 20th century. The Town Police and Public Health Ordinance was the first Ordinance regulating development control in the Gold Coast, was passed in 1878. The Ordinance sought generally to ensure public health by restricting permission on construction in open spaces within the limits of the town to which the Ordinance applied except with express written permission of the then Governor. It also sought to ensure community cleanliness by requiring frequent weeding around homes. The burying of the dead in homes and keeping

11

of livestock in certain areas within the town boundaries were also prohibited under the Ordinance. This Ordinance did not have nationwide application. Several towns in coastal Ghana with others in the interior were affected by the Ordinance. The governor was empowered by the Town Ordinance, introduced in 1892, to acquire land for public works including the collection of revenue and undertaking of health and sanitary measures in the towns. The Town Council Ordinance passed in 1984 created municipal councils in larger towns. The municipal councils so created were empowered to do some form of development control within their towns of jurisdiction. The Town Ordinance of 1892 was still used in areas without the municipal councils. Due to the failures of the previous Ordinances, the Town and Country Planning Ordinance was passed in 1897, to remedy the situation. It declared the Town and Country Planning Department as the final decision maker on issues pertaining to land matters and municipalities were declared as statutory planning areas. The Town and Country Planning Department was given the power to prohibit any development not in conformity with the designed layout and which had not received prior approval. In 1925, another ordinance was passed, with the aim of ensuring proper development, proper drainage in these areas and proper street layout to make the town to be well planned and designed. The main aim of the Ordinance was to ensure that human settlement were in conformity with the health regulation. The Ordinance aimed at ensuring proper health in the environment in all activities that will be undertaken in the area. There was an establishment of a health boards by the Ordinance. These included the Kumasi Public Board (CAP 13, 1925), Central Health Board and the Mining Health Boards charged with overseeing sanitary works, water supply, drainage, town planning

12

and housing. The composition of these boards was however largely made up of engineers and health officers who lacked the technical expertise to do effective planning and development control. A new introduction into the Gold Coasts attempt at ensuring good planning by passing of yet another Town and Country Ordinance of 1945 (CAP 84) amended in 1947. The Ordinance of 1945 by it subsequent amendment appointed a minister charged solely with the responsibility of Town and Country Planning. The Ordinance aimed at ensuring organized and orderly development of towns and villages, while also achieving good sanitary conditions. Certain areas were declared under the Ordinance as statutory planning areas, all developments have to cease. When an area was so declared, no person was allowed within the planning area to carry out any development of land or any construction, demolition, alteration, extension etc of any building until a final scheme had been approved by the Minister responsible for planning (Badu and Amevor, 2006). There are other regulations that guide physical development in Ghana. These include the National Building Regulations, 1996 (L.I.1630), the Local Government Act 1993 (Act 462) and the Town and Country Planning Ordinance, 1945, (cap 84).

2.6

Requirements of Development Control

Every development, whether private or public, must comply with defined criteria that satisfy the approved development planning scheme drawn by the Metropolitan, Municipal or District planning authority. Building regulations form an integral part of development control. This means that desired objectives of development control cannot be attained without the technical

13

support of building regulation. The granting of permit through building regulation is a very important issue that must be considered since this can have an effect on the general welfare in relation to the development, protecting public health, buildings and structures, safety and occupancy of land ( objectives of building regulation). A developer is granted permit to develop, if the development complies with the planning scheme of the area. There are certain requirements that a said development must be able to attain, these are the objectives of development control, such as health and safety, convenience, beauty, land use zoning, density etc.

2.7

Objectives of Development Control

This section explains the broad objectives of development within: Land Use Zoning, Convenience, Density, Health and Safety, Height Zoning and Environment. 2.7.1 Land Use Zoning

Demarcations have been made for the various land uses and each use is placed where it is deem fit by the planning authority of that area. Meaning any development to be undertaken must be at the actual place where the planning authorities have demarcated. Any change of use means there is contradiction to the regulation. An area demarcated for dumping of refuse must not be replaced by a residential dwelling. 2.7.2 Convenience

This considers the ease to which an individual can access the available facilities or utilities in the environment; that is to say, it considers the time and distance involved. Convenient driving range, easy walking distance, accessibility to road, utilities are some

14

of the things considered when dealing with convenience in an area. They are locally established to suit local conditions with respect to terrain, residential densities, local transportation systems, school and recreation policies, and other considerations. For instance, from the neighborhood to a primary school, should take about 20- 30 minutes, and a play grounds and local park should be mile. 2.7.3 Density

The number of units of anything to a unit area is termed density. To know the intensity of use and the load impose on the existing features then the use of density is required, meaning density is used as a measurement. The planning authority has specified the number of people who are supposed to be in a room and the number of facilities each household is suppose to have in relation their number. When these instructions are not well adhered to the can be easy spread of any epidemic disease among family members in a particular household and this can spread also to the community as a whole. On the other hand, when the number of people to a particular facility or utility is over the expected number, then there will be pressure on the facilities and the expected life span of the facility will be limited since it is working more than how it was designed. There is a need to comply with this regulation in order create a disease free environment and long life span of facilities or utilities. 2.7.4 Health and Safety

The protection of the environment and it surroundings is a matter of the land being divided into zones. These zones portray the various use of the area, making the environment very safe and free from harm. The development to be undertaken must be in

15

conformity with the zoned area and elsewhere. When the use for a zone is changed it might cause harm and danger to the inhabitant of the environment or it might not be compatible with the use to which such area is demarcated. To curtail this danger in the environment, every development must be within the framework provided by the local authority and must be in conformity to the standards so provided in the provision. To ensure health and safety, there is a need to take a considerable consideration about the orientation of the building; materials to be used must be tested at the laboratory to know its physical strength in relation to the load to be imposed. Development control see to it that the use to which land is putted does not have an adverse effect on the land, but to rather improve the environment making the best use of land. 2.7.5 Height Zoning

When an area is declared a planning area, all development is suppose to cease, and the local authority will define what kind of development is suppose to be at a place. With the authority given, the local authority can define the specify height to which a development is expected to reach in an area. This is to ensure uniformity and aesthetics in a newly developing area. When the height for an area is specified, there is a need for all developments to comply. Any development that does not comply must complain of loss of privacy, loss of ventilation and sunlight which is to be enjoyed. 2.7.6 Environment

Maintaining the natural appearance and beauty of an environment is the means of protecting the environment and this can only be achieved through development control. Since nature needs to be protected for a better place to live, then there is need for the

16

natural things such as: wildlife, water courses etc. therefore any development that will cause harm to the environment will not be permitted due to the effect it may impose on the environment and its natural surroundings.

2.8

Legal Framework of Development Control in Ghana

In Ghana, development control legal framework depends on the definition of physical development. Any development or change of use involves the acquisition of planning permission, but when there is no change of use then there is no need for planning permit (Agyarko, undated). The legal framework includes: The Town and Country Planning Ordinance 1945, cap. 84 The Local Government Act 1993, Act 462 and The National Building Regulations 1996 L.I. 1630

2.8.1

The Town and Country Planning Ordinance 1945, (CAP 84)

The need for orderly and progressive development of lands, towns and other areas whether urban or rural areas, to preserve and improve the amenities thereof and for passing of the Town and Country Planning Ordinance of 1945, cap 84 The ordinance was amended in 1947 with the appointment of a Town Planning Minister. The Town and Country Planning Department was made responsible and accountable to the minister designated to it, when the ordinance was amended. Section 9 (1) of the Act, provides the declaration of planning area. Section 10 of the Act, provides that all development must cease immediately when an area is so declared as a statutory planning area, until the final scheme is approved by the Minister responsible. 17

2.8.2

The Local Government Act, 1993, Act 462

Simply, it is any work done on, in, under or over the land including earthwork, excavation, and any substantial change of use can be referred to as physical development. Part 11 of the Act, talks about the functions of the district assembly, Section 46(1) states that, for the purposes of National Development Planning, each district assembly is by this Act established as the planning authority. Subsection (2) states that, the district shall perform any planning functions conferred on it by than enactments for the time being in force. Section 49(1) of the Act provides that no physical development shall be carried out in a district without prior approval in the form of written permit granted by the district planning authority. Though section 49 requires that permission must be obtained before any development, section 51 (3) provides that any action, project plan, or unless the proposal activity obstructs or interferes with community right of space, the following activities shall not require prior permit from a district planning authority- farming and other activities carried on in any settlement of a population of not more than 5,000 and small-scale vegetable and flower gardening. Section 52 (1) of this Act, make provisions for, enforcement of unauthorized development. It states that, where physical development has or is being carried out without a permit contrary to the express provision of the Act or conditions incorporated in a permit are not complied with, a district planning authority may write to the owner of the land requiring him on or before a date specified in the notice to show cause in writing addressed to the District Planning Authority why the unauthorized development should

18

not be prohibited, altered, removed or demolished. Sub-section (2) says that if the owner of the land fails to show sufficient cause why the development should not be prohibited, abated, altered, removed or demolished, the District Assembly may carry out the prohibition, abatement, alteration, removal or demolition and recover any expenses incurred from the owner of land as if it were a debt due to the District Planning Authority. Section 63 of the Act, states that, the Minister responsible for works and housing may in consultation with the Minister for Local Government by legislative instrument prescribe national building regulations shall comply with by District Assemblies in making bye-laws for the districts. This called for the passing of the National Building Regulations.

2.8.3

The National Building Regulations 1996, L.I 1630

The National Building Regulation is a building code, which is a legal document which sets the requirement to protect public health, safety and general welfare as they relate to development and occupation of lands, building and structures. To achieve this, there is a need to estimate the minimum acceptable conditions for matters found to be in need for regulation. Major issues covered in the national building regulations include; plot development, materials for building, building plan, landscape, structural fire protection, structural stability and access accommodation etc. Section 1 states that, the regulation shall apply to the erection, alteration or extension of a building. Section 2 provides that, any person who intends to erect any

19

building, make structural alterations to any building or execute any works or install any fittings in connection with any building shall apply to the District Authority of the district where the building, structure of works is or is intended to be and shall submit in duplicate the relevant plans with the form. This section is in express provision of section 49 of the Local Government Act 1993, Act462. Section 3 subsection 2 of the regulation says that before the development and building permit are issued to an applicant or developer, he must provide that he has good title to the land and for the purpose of the Regulation, good title shall be in accordance with a certificate issued by the chief registrar of land title or any other agencies so authorized. Section 5 (1) of the act provides that the plans submitted with an application shall indicate sections , elevations, calculations and drawings, specifications of materials and such other particulars as the District authority may consider necessary to show whether the proposed building or work complies with these Regulation. Regulation 8, talks about failure of the district planning authority to process application. It states where a person submits an application for building permit, the District Authority shall notify him within 7days of the receipt of the application and shall within a period of 3 months thereafter notify the applicant whether the application is granted or refused. Sub-section 2 states that, where the planning authority refuses to inform the applicant about the approval or refusal after the expiry of 3 months the application can start development on the basis that the application is acceptable to the District Planning Authority.

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Further, regulation 10 requires that a notice of commencement and completion of certain stages of work. the developer as required by the regulation is suppose to present to the District Planning Authority at least forty-eight hours in writing indicating the date on which it is intended to begin, and of the dates on which the following stages of construction will be ready for inspection by the District planning authority: Demarcation of site of the plot and sitting of the buildings: Foundations excavated and level pegs for concreting; Foundations concreted Foundations of building set out Trenches for drainage work excavated to levels and gradients; Drains laid and joined and ready for testing; Reinforcing steel fixed in position before concreting; Walls completed to wall-plate level; and Roof frame-work completed before covering For easy inspection, Regulation 10(2) provides that the construction shall not be covered until it has been inspected and approved by the district Planning Authority. The basic purpose of the national building regulation is to ensure that no buildings neither fall down or burn out or at least do so at least damaging to the society or their occupants. This is to protect persons who have no choice in the manner of construction or in the arrangement of the building. The regulations are therefore necessary for health, safety and efficiency.

2.9

Inherent Defects within Existing Legislation in Development Control 21

Laws affecting town planning are scattered in many acts and bye-laws. Penalties are very soft and thus fail to serve as an impediment to violators. It does not provide a machinery to carry out integrated planning. That is, control becomes very cumbersome and the result is uncoordinated development.

There is conflict between the Town and Country Planning Ordinance of 1945, Cap 84 and the Local Government Act of 1993, act 462.

Assemblies are not capable of providing roads and utilities as they do not know how to generate funds to implement the plans which in the long run raise the property values and hence increase property rates, according to Arthur, 2007.

2.10

Procedure for Acquisition of Building Permits in Kumasi

There are stages that any development in Kumasi must go through in relation to development control when the development application is submitted to the time of approval or whether the development application will be rejected. The form for the permit application is sold by the Kumasi Metropolitan Assembly. It is required of the prospective developer to attach some vital documents when presenting the completed application form. There are three forms that need to be attached and these are working drawings, the site plan is one of the drawings. The layout for the area is used as a check for the presented site plan; this is to verify whether it conforms to the zoning regulations. To verify for to the applicants title to land, the application is sent to the lands commission secretariat. The developer must consult the following departments before developing; these are the Public Works Department, the Works of the assembly and the Ministry of Health. 22

Visit to the site is conducted after which the application is sent to the District planning Committee meeting for approval or rejection. If an applicant is rejected, the applicant can appeal to the Regional Minister to take a final decision on the matters presented. When an applicant is given approval, it is with effect for two years after which it expires. When the applicants permit is rejected, the law requires that the reason for the rejection must be made known to the applicant, by the Town and Country Planning Department. When the development permit is approved, two copies set of each of the documents provided are sent to the works department of assembly to check whether the building plan conforms to the requirements of the byelaws of the district assembly. The health implication of the structural design is examined by the Ministry of Health. The Survey Department checks to ensure that the demarcated pillars conform to the plan. When the building plan is in order, they are sent to the Joint Technical Sub-Committee meeting for approval. The plans are to the Metropolitan Chief Executive for his signature. When all these are certified, then development can commence.

2.11

Hostels Development

Hostels have been in existence long ago, when institutions started developing, with increasing number of students. The increased in-take of students, have lead to a studenthousing problem to most institutions worldwide. The intervention of private developers, have helped solve the problem of student-housing would. Most institutions had the problem of housing students. Hostel development in most countries started based on

23

certain reasons, such as providing accommodation to meet the increasing housing problems. The need for residential experience can vary immensely, since many people have their own reasons for acquiring a residential housing unit. For some campuses, housing is designed to create a strong sense of community, while on others; it is created to give students private and quite spaces. Most student housing facilities have dinning spaces, study rooms and self contained communities, this encourages the students to visit and host neighbors (Badu and Amevor, 2006).

2.11.1

Definition and Purpose of Hostels

A hostel can be defined based on the purpose for which it has been built, such as; it is defined as a building owned by an organization or a council or persons where people with no homes can stay for instance the homeless children. It can also be defined as a large house where people can stay free or pay something for it at a relatively lower price. Meaning a person can stay in a hostel for a reasonable consideration in monetary terms or due to their relationship with the landlord stay in buildings without paying. The design and facilities provided in a hostel is an indication of the class which is likely to occupy the property. Student hostels is defined as a student housing facility built by private investors in partnership with the university or private individuals to accommodate and cater for the needs of students. The purpose for building a student hostel is to accommodate students; created in a way to give the student both learning and living environment. Tertiary institutions mostly

24

include student housing , but this has not been able to accommodate all the students, due to the rapid expansion of higher education to the point that where a higher percentage of secondary school leavers go on to some form of higher education. Mostly, it is the tertiary institutions that have increased pressure on the institutions facilities including residential accommodation. Due to this most of the tertiary institutions are unable to accommodate all the students enrolled yearly, in effect creating the need for alternative accommodation or housing, resulting in the need for hostels. The government most of the time subsidize education at the tertiary level in most countries in the world. This funds received from the government are not sufficient to run the administrative part of the institution, how much more to undertake development projects such as, more halls of residence. For this problem to be solved there is a need for the institutions to collaborate with private investors to build hostels on their campuses to accommodate non-residential students (Badu and Amevor, 2006).

2.11.2

Hostel Development in Ghana There has been a rapid growth in hostel development in Ghana this recent times

and this is as a result of the following: The recent realization by investors that hostel development provides huge returns on investments. The over population of tertiary institutions and the existence of non-residential students. The flamboyant lifestyle of some students who do not wish to encourage the hall experience 25

The students need for privacy and independence. The kwame Nkrumah University of Science and Technology is a typical situation

that can be considered as the starting point of private hostels (Badu and Amevor, 2006) 2.11.3 History of Student Accommodation KNUST

The university, KNUST, was established in the year 1961 with six halls of residence with about 1874 rooms. The school could accommodate 1874 student when it was

established, where one student occupied each room. The student number had increase by the year 1970, the occupancy per room increased to two students. The occupancy per room further increased from two to three. The university could accommodate approximately 5,622 students as against 1874 rooms. The total number of students in the school exceeded this number by 699 in the academic year 1996/1997. It was at this point that the need for private hostel arose. By the early 2000s, the occupancy per room again increased from three to four, the school could then accommodate about 7,496 students. The number of students enrolled in the academic year of 1998/1999 was about 8,573, exceeding that hall capacity by 1077. In 2005, the number of student enrolled was about 16316- the university could now accommodate about 52% of this number. In attempt to provide sufficient accommodation, the university has invited private investors to develop hostels on its campus. Private hostels started mainly in the form of converted boys-quarters and rooms in houses. They developed further to the conversion of an entire household property into a hostel. These were not treated as a serious investment venture but rather as a means of

26

helping accommodate a student for a token fee. Student in this situation are treated as tenant, whereby they are required to pay for their utility bills and rent. Private hostels off-campus are not controlled by the university; they belong to the private hostel association, which comprise of most of the hostel owners who meet in order to decide on the quality and price of the hostel. Mostly hostel prices are based on the quality of facilities provided, the more the facilities available the higher the price. The university has an appeal body that represents the students during meetings when there is a need for a change in the price (Badu and Amevor, 2006).

Various Hostel Arrangement and Partnership Hostels built on and off- campus can be categorized under two main headings: Private hostels Public and private hostels The type of partnership entered into by a private developer depends on the type of hostel, the type of land tenure system under which land was acquired and the form of funding.

2.11.4

Private Hostels

These are hostel built off campus and on private land under no partnership agreement between the hostel owners and the university. They are operated as private business and are generally not affiliated in any way to the university. The owners manage their own affairs and strive to make profits. 2.11.5 Public and Private Hostel 27

These are hostels established with a partnership between the university and the private investor. Conditions in this agreement vary from one institution to the other. The partnership agreement obliges the developer to transfer a percentage share of the development to the school (Badu and Amevor, 2006).

2.11.6

Development Control and Hostels Development

There has been an incredible increase of hostels development in recent times due to high return that investors expect to receive from their investment. This has caused many investors to invest in this business, hence investors try their possible best to acquire building permit in order to develop. This might push investors not to wait for the approval of their development before building, but rather build and wait for the permit. This will affect the development undertaken, since the investor is not much interested in anything apart from the returns, they do not consider the proper and efficient way of constructing. That is, making sure the development meets the requirement of the local authority of the area and falls within the land use of such area not causing any negative effect to the environment. This will create a uniform and orderly development of an area since the building regulation of that area will be well adhered. There is a need to implement development control practices in all areas where there are rapid development, this will control development and prevent unauthorized building. The need for development control will help solve most of the problems associated with development (Badu and Amevor, 2006).

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CHAPTER THREE
STUDY AREA 3.0 Introduction

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Areas to be considered consist of Ayeduase and Bomso. Information contained in this chapter is very essential in relation to the towns to be considered or the study area. This information contains the general characteristics, historical background and their geographical location. 3.1 Location of Ayeduase and Bomso Ayeduase Ayeduase being a satellite town can be located at the south-east of Kumasi, which is about 18.4km away from the centre of Kumasi. The town is located in the Asokwa submetropolitan district. It is bounded to the north and west by KNUST, to the east by Boadi Town using the Akwago River as its boundary line and river Twitwiwa at the southward boundary.

Bomso In the Asokwa sub-metropolitan district is a town located known as Bomso. From the central business district, Bomso can be located in the ease-south-east of Kumasi about 16.4 km. it is bounded to the north by Ayigya, to the east by KNUST, to the south by Ahinsan and the west by Sisanso.

3.2 Historical background and characteristics of Ayeduase and Bomso The Conquering of the Denkyira state by the Asante resulted in the migration of the Dako Clan from Denkyira to settle near the Asantehene. The Asantehene at that time gave them to the chief of Amakom to be settled. The leader of the migrants being Nana Bekye Frammo had the Amakom stool land given them to settle. The land was a thick forest

30

which Yaw Agyin used as a hunting zone for nana Amakomhene. Due to the nature of the land being a forest, the hunter Yaw Agyin, set many animal traps. In Akan language, traps are known as Adwaa.when Nana Bekye Frammo and his people got to the land, they named the area Yaw adwaa ase, meaning Yaw Agyin, the hunters trap. This brought about the Adwaase. Ayeduase is how it is written, but pronounced by the local people as Adwaase according to Aidoo cited in Issah et al, 2004. During the early settlement at the area, the population was a handful of people who farmed on the land. Natural increase through procreation and migration of people from their towns and villages has caused a tremendous growth in the population. This increase in the population is due to it nearness to the Kumasi town and KNUST. Agriculture was the dominant economic activity in Ayeduase when the population was a handful. Ayeduase is divided into two parts, one side being the old site and a new site. The old site is the area where the natives first settled, while the new site is the extension of the old site. The residents of the old site were mainly farmers who engage in the cultivation of crops such as plantain, cassava, maize, tomatoes and other stuffs. Due to the spatial growth in Kumasi, the town has automatically become part of Kumasi and all farm lands converted into housing. The economic activity has changed from mere farming to trading because the town is now part of Kumasi. People who moved to Kumasi to trade now have the opportunity to stay and trade in the town. The new site comprises people such as self employed persons, civil and public servants and businessmen. A market which is about 50sq meters, folks in the old site and the new site undertake certain activities such as selling of frozen foods, provision, building material, foodstuffs and services such as hair- dressing, tailoring, shoe making etc.

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3.3 Public services and infrastructure development Road network

The road network in the old site is narrow and tarred. Its layout was not well planned, there are two main roads, one is at the back of the town, known as mango road, and whiles the one in front is the main Ayeduase road. The new site has its roads wider and tarred to some extent, with the other areas about to be tarred. The roads in the new site link houses and other towns.

Water supply

The main source of water is bore holes, wells etc. There is however pipe born water which does not flow frequently, hence the need for both sources of water.

Electricity

Electricity is available in all parts of the town, with poles transferring electrical energy from one area to another.

Sanitation

There are two refuse dumping sits where refuse trucks come round at regular intervals within the week to pick up refuse.

Infrastructure Development

Buildings in the old site were constructed with traditional material, whiles the buildings in new site are constructed with sandcrete blocks in a single, two storeys or multiple 32

storey buildings. Due to the early settlement, the buildings in the old site were not well planned and arranged to ensure uniformity and good aesthetics. The old sites buildings are somehow clustered, whiles the new site are well planned and arranged creating uniformity in the area.

Socio-economic activities in Ayeduase

The main socio-economic activity in Ayeduase was agriculture, but due to the presence of the university and increase in population, the farming has now changed to trading activities. The increase in the population due to the presence of KNUST; has resulted in the demand for residential accommodation by both students and staff of the university. The provision of hostels for students and flats for the staff are now being pursued by business men.

Bomso According to Aidoo cited in Issah et al, 2004, Bomso is divided traditionally into two main parts; namely: Bomso pinyin (number 1) and Bomso Ketewa (number 2). The inhabitants of Bomso number one belong to the Ekona clan. The stool was brought by nana Adona and her people from Denkyira. Nana Adoma was the wife of the then Asantehene Otumfuo Osei Tutu, the son of the then Amakomhene, nana kwame Atta. When nana Adoma and her people arrived from Denkyira, the husband, Otumfuo Osei Tutu introduced her to Amakomhene and requested for a place to settle his long bearded wife. Nana Adoma and family first settled at Kyinkrom. Afterwards, the father-in-law,

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Amakomhene told them to go to bom no agya that is, beyond the valley to settle, hence the name Bomso. On the other hand, Bomso number two is under a stool, the name of the stool was Asona Stool. This stool was brought from Denkyira by nana Owusu Diako and his people from the Asona family in later years. The Asantehene asked them to go and stay at a place where there was bom hence the name Bomso. Bomso number one and number two is considered as one town in terms of geographical and administrative purposes.

Socio-economic activities in Bomso The main economic activity in Bomso is commercial. The commercial activities take place at the central area. Some residents however prefer their trading at the central business district of Kumasi. Bomso enjoys social facilities such as clinics, churches, hotels, schools, mosque and cemeteries. Public services are also available, such as electricity, water and telephone; that are tapped from the public mains. Bomso is a planned town; therefore it has a planning scheme. Most buildings in the area are constructed from sandcrete block, in one or more storeys, with a few swish single storey residential units. Drainage and sanitation systems previously were not good, but due to modernization there is improvement. Due to the presence of KNUST, most residential properties (private homes) have now become a place for student accommodation (Issah et al, 2004).

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3.1

Development of Hostels in Ayeduase and Bomso

Ayeduase and Bomso during the past years have experienced rapid development of hostels due to their proximity to KNUST campus. The universitys policy of accommodation is In-Out-Out-In; this policy does not favor students, since right after first years accommodation by the university, the students get their own accommodation for the preceding academic years on campus. This has resulted in the rampant developments of hostels in these areas. Though there are many hostel developments in these areas, most of the operators have not acquired a permit. This is the first thing every developer must obtain before proper development takes place. When development control measures (acquiring permit and ensuring orderly developments) are not considered, then no uniformity and conformity to development control standards will be achieved. Though developments of hostels by private developers have helped solved the problem of accommodation for the institution, there must be restrictions to developments in these areas to ensure orderly development and the importance of development control is achieved. When this is not achieved, students will not be satisfied with the facilities provided in the hostels. Should the university continue to increase their in-take, this will result in more demand for hostel accommodation and this will result in a corresponding increase in hostel developments in Ayeduase and Bomso.

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CHAPTER FOUR
DATA ANALYSIS 4.0 Introduction

Data collected were as a result of questionnaires administered by the researcher to four groups of respondents namely students, the hostel developers or operators, and officials from the Town and Country Planning Department and the City Engineers Department of Kumasi Metropolitan Assembly (building inspectorate). This chapter reveals the results of the research conducted and their future implications. This analysis was done using SPSS data analyzer.

4.1

Students characteristics

The respondents considered were male and females in the various hostels; 30 males and 30 females. Hostels consider under the study area are two hostels from Bomso and four hostels from Ayeduase. The hostels considered comprise of two-storey and three storey building. Specifically hostel such as JITA is a two-storey building, while the rest are three storey buildings. These include West End hostel, Eden hostel, Royal Gate hostel, P3 hostel and Evandy hostel.

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4.2 Intensity of use of facilities Table 4.1 Availability of facilities Hostels Number of rooms per facility Bath Evandy Royal Gate P-3 JITA West End Eden 1 1 3 4 1 3 Water closet 1 1 3 4 1 3 Kitchen 6 4 5 10 1 1 Number of persons per facility Bath 4 4 12 16 4 12 Water closet 4 4 12 16 4 12 kitchen 24 16 20 40 4 1

Source: Field survey, (2009) From the table above, Evandy, West End and Royal Gate hostels has a room to the bath, that is four persons using the bath, room is self contained, unlike P-3, JITA and Eden hostels; the number of rooms using the bath is more, this puts pressure on the bath. For instance using JITA hostel as an example, the number of persons using the bath is 16, if 10 students out of the 16 have lectures in the morning, then there is going to be a delay. The number of persons using the bath is not in conformity with the provision in development control requirements in the National Building Regulation. Hostels such as, P-3, JITA and Eden have great number of persons using the water closet, while Evandy, West End and Royal Gate hostels have one room to a water closet. When a great number of persons do share a facility, then there will be pressure on the facility. Under the National Building Regulation requirements, the number of persons to a facility is stated as a family size of 4-5 persons (6 persons is with extreme cases), so if 12-16 persons are sharing one water closet, the load on the water closet is about 4 times (thus 16 persons ) its normal load. This makes it highly contagious and users can be

37

easily affected if one person gets an infection or is sick. Such a facility should be used by limited persons of at most five (5). There is concentrated pressure on the facility. This causes the facility to wear out easily. See the plate below Plate 4.1. Water closet of P-3

Source: Field survey (2009) From the plate above, it is evident that the number of persons sharing the water closet is so much that the water closet and the facilities provided has began to deteriorate. This makes it use very uncomfortable and not safe for use. West End hostel and Eden hostel have balconies used as kitchen, unlike Evandy, Royal Gate, P-3 and JITA hostels who have their kitchen separated from the balcony. It is evident that at least 5-rooms do share one kitchen, which is, 20 persons use one kitchen. This puts pressure on the facility since at every point in time there will be a person using the kitchen. The heat in the kitchen will be immense; this affects rooms that share a wall with the kitchen. This problem affects hostels such as, JITA and Evandy, unlike P-3 hostel whose kitchen does not share a wall with a room. As shown in the plate below.

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Plate 4.2: Kitchen of P-3 hostel

Source: Field survey, (2009).

The plate above shows the kitchen of P-3 hostel, which does not share a wall with other rooms.

4.3

Weather conditions and ventilation

Table 4.2 Problem with sunlight, rain and ventilation

Sunlight Rain Ventilation

16 26 14

Yes 26.7% 43.3% 23.3%

No 44 34 46 73.3% 56.7% 76.7%

Source: Researchers field survey (2009)

Most of the respondents did not have problem with sunlight. Some rooms in JITA hostel are experiencing excessive lighting (glare). Due to non provision of shading devices to prevent excessive direct sunlight, unlike P-3 hostel, where the inner rooms has a problem with space allocation, such that some of the rooms do not have access to direct sunlight

39

or adequate natural ventilation; as a result rooms get dark. Particular to P-3 hostel, there are not enough windows for access of sunlight. This prevents conformity with the National Building Regulation requirements, since it is required that every development enjoys sunlight, ventilation and right of way (easement). Hostels such as Eden, has provided a shading device to prevent direct impact of sunlight. The orientation of the building if well considered can prevent this problem. From the table above, a greater number of the respondents said that they have no problem when it rains. Problems experienced by some of the hostels during rainy days include wet balconies and corridors, and at times slightly flooded rooms. Some rooms in P-3 hostel, for instance, are usually faced with room-wetting whenever it rains, and thus, damaging some valuables of the students. This problem is actually due to the absence of shading devices that may be able to shelter from windy rain. Despite the presence of gutters at the frontages of these hostels, they still experience flooded hostel frontages making access very difficult. Eden Hostel, however, has no frontage gutters for channeling rain water. This accounts for its massive frontage flooding. As a result, students get their shoes wet before they are able to access the hostel on rainy days, and at times few days after heavy rains. Particular to West End hostel is the usual wetting of its stair cases. West End and JITA hostels, by virtue of their downhill locations, are usually faced with the accumulation of solid waste carried by rain water at their respective frontages. It is evident that majority of the respondents have no problem with ventilation. Problems experienced are; non spacious room or size enough; that is to say the number of persons in the room is not in conformity with the room size. This makes the rooms become crowed; in effect poor air circulation, while with P-3 hostel, the inner rooms has

40

a problem with space allocation, such that some of the rooms do not have access to adequate natural ventilation. This is due to not enough windows, to encourage cross ventilation. Eden hostel is opposite to a public KVIP toilet, it has some of it rooms with window opened in the direction of the KVIP which gives an awful smell. The air is always not fresh in the rooms and cross circulation or ventilation becomes poor. When the windows are well positioned, there will be a proper cross ventilation and constant freshness of air circulation in the room. There is a need to consider orientation during the early stage of construction, to prevent wrong positioning of windows.

4.4

Design and space allocation Table 4.3 Comfort with facilities

Room size Balcony Stair cases

46 31 40

Yes 76.7% 51.7% 66.7%

No 14 29 20 23.3% 48.3% 33.3%

Source: Field survey (2009) From the table above, it is evident that majority have comfort with the room size. Most of the hostels have for each room 4-persons, except for some rooms having only one person. There is comfort in using the room, because the number of persons corresponds to the size of the room. The respondents, who are not comfortable, have the following problems; particular to some rooms in West End, JITA, and P-3 the room gets hot, caused by either heat from the kitchen or the room is too small for the number of persons occupying it or the number of persons exceeds or ventilation is poor. Eden,

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Royal Gate and Evandy hostels, on the other hand, have their rooms very spacious enough to accommodate the number of persons. Balcony had a high percentage of respondents, who have problems with the balcony. Problems encountered with the use of the balcony are as follows; some of the balconies are too small for two or more individuals to use at the same time as in the case of JITA hostel, and the use of balcony as kitchen and washing as in the case of West End. P-3 also has no balcony at all. Majority of the respondents are comfortable with the design of the stair case, those that are not comfortable have the following reasons, that the stairs are too steep and others said that they are not comfortable with the design of the stair case. In West End, most of the stairs are too steep and its width does not allow two persons to use it at the same time (when one is descending, while the other is ascending). For instance the stairs to the study room is too steep and small in width or size. On the other hand, Eden hostel has all it stairs not well design to required standards. The stairs are not uniform in shape and size. The construction of the stairs is too poor; as they are without any accurate measurement and construction. See plate 4.3.

Plate 4.3 Stairs of Eden hostel

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Diagram A Source: Field survey (2009)

Diagram B

This is a stair case in Eden hostel; this stairs is not uniform in its construction and has a problem with the riser and tread. Diagram A, shows a steep stairs which is not constructed well; that is, it becomes narrow in size when climbing up, but broader at the base. Diagram B, has a problem with it landing; that is, it is not uniform and can cause accidents to users (students) when climbing and descending. Unlike the other hostels who have their stair well constructed and designed to suit it users.

4.5

Permit Acquisition and Knowledge about Permit

All the hostels considered are located in a residential area, whereby permit acquisition will not be a problem to be acquired from the Town and Country Planning Department. Most of the hostel operators in Ayeduase have not acquired a building permit; all the hostel owners have knowledge about the need to acquire a permit, but all have not acquired a permit. All the hostels have been in operation for quite some time now, except with Royal Gate hostel who started operation just last year. The acquisition of permit has been a major problem both to the hostel owners and the officials responsible, since developers response to acquiring permit is very low. 43

West End hostel does not have a permit, because during the time of construction the layout of the area (Ayeduase) had not been approved. Though the location of the hostel is in residential area, and permit would be granted, there is no formal permit granted from the Metropolitan Assembly. JITA hostel located in Ayeduase; close to West End hostel will be granted a building permit because it is in a residential area, but does not have a permit. Eden hostel has not a building permit though it would have been granted permit, due to it being in a residential area. Royal Gate hostel is located at Bomso, a residential area, but there was no response to the questionnaire administered. The owner wanted the manager to answer the questionnaire which was about permit acquisition, meanwhile the manager have no idea whether a permit was acquired before construction. The owner has knowledge about the need to acquire a permit, but as to whether he acquired a permit before construction can only be determined by the institutions responsible for development control. Bomso has its layout already approved and there is no way which the owner could develop without a permit. This is not the same in the case of West End hostel, whose development took place the time the layout of the area had not been approved. Evandy hostel (Bomso) manager was not able to provide any information about building permit, because he had no knowledge about building permit or the procedure to acquire a permit. In simple terms, no permit acquired. P-3 hostel is located in Ayeduase, in a residential area. It is located in a marshy or water logged area but it has been granted permit. Apart from its location, the space allocation within the building is not good. That is, there are some rooms that do not have access to sunlight, hence if the city engineer (building inspectorate) had inspected properly, that effect would have been corrected before the

44

completion of the building. This reveals that, the owner is not conforming to the plan and detailed drawings approved for development. Instead, during construction, part of the plan was changed. P-3 hostel has not acquired a permit, the operator said due to the cumbersome nature of acquiring the permit and the delay in getting this permit signed did not encourage him to acquire a permit before building. He has knowledge about the importance to acquire a permit, but due to these constraints he has not yet acquired a permit. Though there has been rampant development of hostels in these areas, none of the hostel operators seem not to have permit.

Table 4.4 Permit and Knowledge about Permit Hostel Yes Evandy West End JITA P-3 Royal Gate Eden Permit No No No No No No No Knowledge about Permit Yes No Yes Yes Yes Yes Yes Yes

Source : Field survey (2009) From he table above, it is evident that all the hostels have not acquired a permit, but they all have knowledge about the need to acquire a permit.

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CHAPTER FIVE

FINDINGS, RECOMMENDATIONS AND CONCLUUSION 46

5.0

Introduction

This chapter deals with the presentation of the findings, recommendations and conclusion in three sections. The first section presents the findings; the second presents the recommendations and the third presents the conclusion.

5.1

Findings

A number of findings in the light of students are below

Satisfaction with the facilities available

Higher percentage of the respondents said that they are satisfied with the facilities available, that is 35 representing 58.3% of the respondents.

Intensity of Use of facilities

A greater number of the respondents (32 respondents, representing 53.3%) said, they do share the water closet with other rooms. A greater percentage of the respondents (34 respondents, representing 56.7%) said, they do share the bathroom with other rooms. Majority of the respondents (44 representing 73.3%) said they do share the kitchen with other rooms.

Average number of rooms to a facility

Respondents (22 respondents, representing 36.7%) have their own facility within the room. 47

Pressure on the facility

Although most of the rooms do share facilities with other rooms, respondents (32 respondents, representing 53.3%) said that, there is no pressure on the facility.

Convenience of users

High percentage of the respondents (45 respondents, representing 75%) are comfortable with the room size. Majority of the respondents (30 respondents, representing 50%) said they are comfortable with the balcony. Also, a higher percentage of the respondents (39 respondents, representing 65%) are comfortable with the design of the stair cases.

Rooms spacious

Most of the respondents are of the view that, their rooms are spacious; 46 respondents, representing 76.7%.

Weather conditions and ventilation

Majority of the respondents (44 respondents, representing 73.3 %.) have problem with the sun light. Some of the respondents (34 respondents, representing 56.7%) said that, there is excessive sunlight as a result of the absence of shading devices; while others said there is no sunlight in the room as a result of no window for sunlight access. Most of the respondents said that, they have no problem when it rains. Majority of the respondents (46 respondents, representing 76.7%) said that, they have no problem with ventilation.

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Findings in the light of hostel operators or owners

Permit acquisition and Procedure

Most hostel operators have not acquired a building permit, meanwhile developments have taken place. This is contrary to what the regulation requires that is a developer cannot develop unless he has acquired a permit which allows him or her to develop. West End, P-3, Eden, JITA, Royal Gate and Evandy hostels do not have building permit. The operators of hostels aforementioned complained that, the cumbersome nature of acquiring a permit is what deters them. The City Engineer, during an interview gave the same answer. This indicates that, the main hindrance to permit acquisition is the procedure for acquiring permit. The City Engineer said that, the reason for refusal of permit acquisition by developers is the cumbersome nature of acquiring a permit and the payment of the statutory fee. The statutory fee is 2% of the building cost, but seems not to be the problem of the developers; its rather the procedure for permit acquisition. The hostel operator of P-3 said that the reason for him not acquiring a permit before development is, he is an investor wanting to maximize profit, and the high demand for accommodation by students is an opportunity. Considering the delay in acquiring permit and competitors involved in hostel developments, it will be prudent to develop first before opting to acquire permit. If development does not take place quickly, he might lose to his able competitors. P-3 hostel operator complained of the time it takes for the whole document to be signed, this is as a result of meeting held for the approval and the signing of the documents. Getting the officers responsible to sign is difficult; this causes the delay in the permit approval. The main problem for none acquisition of building

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permit is as a result of the delay in the permit acquisition; that is the cumbersome procedure involved.

Supervision by KMA

All the hostels had supervision from the institution responsible. West End, P-3, Eden, Evandy, JITA and Royal Gate hostel said that, there was inspection by the City Engineer (building inspectorate) during construction and after completion.

5.2

Recommendations

From a comprehensive research into development control and hostel development in Ayeduase and Bomso, the following are recommended;

Improvement of facilities

Hostel developers must provide necessary facilities for the users (students). Important facilities such as a study room and a TV room for entertainment must be provided in hostels. Hostels such as JITA and Eden, who do not have study rooms can convert some of it rooms into a study room.

Provision of more facilities

Hostels with 3 or more rooms sharing facilities must have extra facilities provided. The management of P-3, JITA hostels can construct some facilities to support the other

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facilities being used or there should be constant maintenance. Facilities such as water closet and the bath can be provided. Every room must have it own facility to reduce the pressure on the facility. There should be regular maintenance activity undertaken at regular intervals, to enhance the use of the facility; that is, change broken down facilities. If possible every room must be a self contained, where by those in that room will be the only persons to use the facility. Facilities such as the water closet must have constant flow of water, to help in the use of the facility.

Reduce the in-take

To reduce the pressure on the facilities, there is a need to reduce the number of persons in a room. Some rooms in P-3 hostels are too small for 4-persons in a room; management can reduce the in-take with a corresponding increase in the price. Rooms which do share walls with the kitchen must have windows which will allow circulation of air, to reduce the heat.

Provision and improvements in the balcony

Most of the hostels have their balconies exposed to the elements of weather and this does not make the use of the facility comfortable. For the opened or exposed balconies which get wet when it rains, management can provide shading devices to prevent direct effect on the balconies. Also a honeycomb wall can be provided to prevent direct impact of rain. Some of the hostels such as Eden, P-3 and some rooms in JITA do not have balconies, management can provide this facility were necessary and possible.

51

Re- construction of stair cases

The stair cases of most hostels have a problem with their design, that is, it is either too steep or not uniform in its construction (tread and riser). The hostel operators can provide a break in the middle, this is to allow the student to rest and continue climbing the stairs or it must have a gentle slope. There is a block in West End hostel, whose stair case is not of standard in terms of the width. That is, two persons cannot use the stairs at the same time; hence management can broaden the width of the stairs. Eden hostel must have it stairs re-constructed to make it uniform in size and shape (tread and riser) to ease it use.

Access to Sunlight and Ventilation

The rooms in JITA hostel with excessive sunlight must be provided with shading devices to reduce sunlight. Room in P-3 who do not even have access to sunlight, management can provide windows for rooms with only one window. Provision of windows will enhance cross ventilation and rooms will always have fresh-air circulating.

Provision of Logistics and Effective Monitoring

The government must provide the needed tools and logistics to the planning agencies to enhance their functions. Logistics such as vehicles, computers, digital cameras; to capture how progressive and effective the development works is moving and the necessary equipments which will help monitor effective development works. The schedule for inspection must be at different stages of the developments and not only upon the request 52

of developers. The inspectorate officers must report exactly what is on the field and not otherwise. When effective monitoring of development works is done, developers will find it very difficult to deviate from the required standard.

Effective Education

Though the public have been made aware of the need to acquire a permit, there should be a regular education about the need to have a development permit and the effect of not acquiring a permit. It is important that the public is made aware of the need to make planning issues their concern and the benefit it can have on the nation as a whole. Education can be done through the electronic media and organizing seminars for developers at a regular period of time. This is through the radio, television stations and news papers. People who engage in selling of landed property, such as the chiefs, must have a condition attached to the granting of the sale of land. For example, construction will commence immediately when permit is approved or granted. This will serve as a check to the public or developers.

Faster Permit Application Process

The cumbersome nature of acquiring a permit and it delays, deters developers from acquiring a permit, must be checked. This delay in process can be solved, when the

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planning committee aside their regular days of meeting, set a specific day to actually consider the approval of permits or there should be set aside another committee comprising of experts who have knowledge about planning issues with respect to the Town and Country Planning Ordinance, 1945 CAP 84 and the National Building Regulation LI 1630. Also the signatories, who have to sign for the approval of the permit to be complete, must have their offices very close to each other and must be willing to sign any permit which conforms to standards without delay. The City Engineer must ready to grant permit to those developers whose plan meet approval and have conformed to the requirements in the statutes. There should be sorting out of permit applications, this is where the City Engineers separate the permit which meet standards from those with defects. Those that meet standards must be quickly approved for quick commencement of development, whiles those with defects are strictly considered with conditions attached if need be or refused if nothing can be done. When such permit applications are refused, there is a need for the reason to be stated to the developer; this is required by the law.

Corporation and Coordination among Agencies

54

When the responsible agencies work together as a team, that is the Town and Country Planning Department and the City Engineer Department, it will enhance the enforcement mechanism.

Rigorous Enforcement Mechanism and Regular Inspection should be instituted

There must be a strict enforcement of mechanism, which will ensure that what is stated in the statutes is rigorously conformed. That is, there should be punishment for any

violators in the form of demolition or government action (court action). This punishment may depend on the extent of deviation. Aside the logistics to be provided by the government to enhance the function of the department, the building inspectorate must constantly visit the site to ensure that the conditions to which the permit was granted is adhered. When there is regular inspection, the developers will not deviate from what is expected.

Networking of the offices of Agencies

The need for networking the offices of the agencies is to enhance effective transfer of information from one agency to another without any struggle or difficulty. When all the agencies are networked, the City Engineer can just assess information from the Lands Commission to verify the legal owner of a property who has applied for a permit. Also the Town and Country Planning Department can give details (maps) about the land that needs permit to the City Engineer Department to consider it location and the kind of development. This will help in the decision making for the approval.

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One stop shop

The one stop shop is a project of Land Administration Project (LAP). The project can be applied in solving the problem of delay in permit acquisition. This is when all the land sector agencies involved in ensuring the orderly planning and effective development operates together as one body. Procedure for acquiring permit will be by purchasing an application form which will be at places where applicants can purchase easily. The form must have specific instructions on how to fill it, where to submit the completed form, when permit will be ready and where the approved permit can be taken. Since all the land sector agencies will be found under one roof, it will ease the problem of getting the various signatories for an approved permit. This will prevent applicants from moving from one agency to the other for the signatories required. This process will be such that, the applicant does not have direct contact with the officers involved. This is to prevent the probability of corruption and bribery either on the side officers or applicants for quick work to be done. With this development, the applicant will just have to pick a form from the office and provide the necessary information and documents such as the plan and detailed drawings. The objectives of this project are to; Harmonize land policies and the legislative framework with customary law for sustainable land administration. Undertake institutional reform and capacity building for comprehensive improvement in the land administration system.

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Establish an efficient, fair and transparent system of land titling, registration and valuation (www. Ghanalap.gov.gh).

Provide Safety Facilities

Most of the hostels do not have fire extinguishers. This is very dangerous, since most of the hostel such as P-3, West End, and JITA use gas for cooking without any safety equipments. It was only Royal Gate Hostel and Evandy who seem to have fire extinguishers at vantage points such as the kitchen and some close to the rooms. They also have fire exits or emergency exit specially when there is a fire outbreak. All hostels must have fire extinguishers on every floor to ensure safety.

5.3

Conclusion

It is expected that various stakeholders in the hostel development work together to ensure implementation of the recommendations for comfort of students.

Table of Contents
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CHAPTER ONE................................................................................................................1 INTRODUCTION.............................................................................................................1 CHAPTER TWO...............................................................................................................9 LITERATURE REVIEW.................................................................................................9

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