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

Transcription

1 REPUBLIC OF GHANA Participatory Slum Upgrading Programme (PSUP) Financed by the European Commission PHASE II OUTPUTS PROJECT CONCEPT NOTE 1) L titling for housing, youth employment, education, alley pavement as well as toilet improvements

2 Table of Content A. Introduction 1 A.1 Site Selection 2 A. 2 Stakeholders Involved 2 B. Phase 2 Outputs 3 B 1. Situation Analysis 4 B 2. Policy Regulatory Framework Review 34 B 3. City-wide Slum Upgrading Prevention Strategy 54 B 4. Resource Mobilisation Strategy 72 B 5. Project Concept Notes 113

3 A. Introduction The PSUP seeks to contribute to the MDGs, particularly MDG 7, to reduce by half the proportion of people without sustainable access to safe drinking water by 2015 achieving significant improvement in the lives of at least 100 million slum dwellers by The PSUP, with the assistance from the European Commission (EC) the African, Caribbean Pacific (ACP) Secretariat, is one of UN-HABITAT s key initiatives to mobilise partners resources to commonly contribute to urban poverty reduction. In many cities in ACP countries, the urban poor live in slums. UN-HABITAT defines a slum household as a group of individuals living under the same roof in an urban area who lack one or more of the following UN-HABITAT (2010), State of the World's Cities 2010/ Cities for All: Bridging the Urban Divide (available at 1) Durable housing (a permanent structure providing protection from extreme climatic conditions); 2) Sufficient living area (no more than three people sharing a room); 3) Access to improved water (water that is sufficient, affordable can be obtained without extreme effort); 4) Access to improved sanitation facilities (a private or public toilet shared with a reasonable number of people); 5) Secure tenure (de facto or de jure secure tenure status protection against forced eviction)since information on secure tenure is not available for most countries included in the UN-HABITAT database, only the first four indicators are used to define slum households to estimate the proportion of the urban population living in slums.. Not all slums are homogeneous not all slum dwellers suffer from the same degree of deprivation. The degree of deprivation depends on how many of the five conditions that define slums are prevalent within a slum household. The term slum upgrading refers to the improvement of slum households living conditions which can be achieved through better water supply, sanitation other basic urban services; housing improvements; provision of tenure security. The PSUP promotes improvements of existing settlements (in-situ upgrading). This form of slum upgrading is not to be confused with slum clearance or eradication, which is sometimes misinterpreted as a tool for achieving the objective of cities without slums. Slum clearance is based on the redevelopment of slums requires the resettlement of its residents. Considering the high economic social costs of resettlement, the PSUP recommends slum clearance/redevelopment only if in-situ upgrading is not possible not wanted by the affected community (e.g. in cases of hazardous locations), if the resettlement process leads to all affected households living in adequate housing, with no one being worse off than before. Generally, critical success factors for city-wide upgrading are the right policies, an effective institutional set-up with participation of all stakeholders, adequate regulatory frameworks, allocation of sufficient resources. Page 1 of 123

4 A 1.Site Selection In general, 78 slum settlements pockets were identified by the PSUP survey, using aerial photography, with confirmation by census data (community population against number of houses, income levels by city classifications), the City s Assembly members slum dwellers. The indicators for identification were durable housing, easy access to safe water sanitation community overcrowding. Table 2 below shows the identified slum settlements in Accra classified according to tenure security or level of tenability stage of formation. A 2. Stakeholders Involved Stakeholders for the Participatory Slum Upgrading Program in Ghana include Ministries, Departments Agencies (MDAs), the Accra Metropolitan Assembly (AMA) including the AshieduKeteke Sub-Metro the Ga Mashie Development Agency (GAMADA), the Ga Mashie community, Community based Organizations including the Old Accra Conservation Development Association (OACADA), NGOs including Housing the Masses Peoples Dialogue on Human Settlements (PD), GACEED, Academia research institutions including the University of Ghana, Kwame Nkrumah University of Science Technology, the Earth Institute, University of Columbia, USA external Development partners including the UN-Habitat, UNESCO, the European Union, the UNDP, DFID, AFD, Social Development Fund (SIF) CHF International. Page 2 of 123

5 B. Phase 2 Outputs The Accra Citywide Slum Upgrading Prevention Strategy is focused around three basic themes as in the situation analysis policy regulatory review; L, Basic Services Infrastructure Housing Housing Finance. However, due to institutional arrangements for implementation, relevant stakeholders have also been considered to ensure the smooth implementation of the program. The strategy addresses issues on a citywide level with a focus on the project community, Ga Mashie. 1. Objectives: The overall objective is to upgrade slum communities in the city beginning with GaMashie, with the aim of providing employment opportunities increasing their housing availability affordability, through employment creation, l regularization, improvement in education expansion of basic services infrastructural facilities. 2. COMPONENTS OF THE STRATEGY: The strategy is divided into four sections made up of the priority intervention areas action plans followed by activity, outputs responsible stakeholders for priority action under the intervention areas. This is also followed by a monitoring evaluation matrix of the outputs under the priority actions for the determination of the success of the strategy during implementation. The outputs are detailed in Annex 1, page 6. The following outputs were realised; SLUM SITUATION ANALYSIS REPORT POLICY AND REGULATORY FRAMEWORK REVIEW PARTICIPATORY SLUM UPGRADING AND PREVENTION PROGRAM (PSUP) CONCEPT NOTE FOR ACCRA METROPOLITAN ASSEMBLY Page 3 of 123

6 B.1 Situation Analysis Page 4 of 123

7 CITYWIDE SLUM AND COMMUNITY SITUATION ANALYSIS In general, 78 slum settlements pockets were identified by the PSUP survey, using aerial photography, with confirmation by census data (community population against number of houses, income levels by city classifications), the City s Assembly members slum dwellers. The indicators for identification were durable housing, easy access to safe water sanitation community overcrowding. Table 2 below shows the identified slum settlements in Accra classified according to tenure security or level of tenability stage of formation. 2.1 CITYWIDE SLUM SITUATIONAL ANALYSIS Slum Formation Tenure Formation Stage Slums in the city have been grouped according to tenure security with stage of formation. Insecure slums are squatter settlements, those with secure tenure are slums with formally recognized ownership, however, most of these families may not have documentation for their ls due to the properties being hed over from generation to generation. The high tenability slums are those that have lived on the ls which were given to them mainly by the then traditional authorities who in Ghana own about 84% of l. They also mostly would not have documentation of their ls. This therefore makes l tenure documentation a priority under any development process especially for housing upgrading. Figure 12 shows the best worst slums in the city for intervention development purposes. Table 1: Identified Slum pockets their tenability stage of formation NO COMMUNITY LAND TENURE SECURITY/ LEVEL OF TENABILITY STAGE OF FORMATION BY LENGTH OF YEARS 1. Ministries Area (Babylon) Insecure Infancy 2. Ministries Area (Between MUSIGA Independence Square Insecure Infancy 3. Osu Secure Mature 4. Ringway Estate None 5. North Ridge None 6. Asylum Down None 7. West Ridge None 8. Adabraka Odawna Secure Mature Adabraka Aditrom 9. Tudu (Kimbu/ Kojo Thompson road area) Secure Mature Tudu (Location/ Agbogbloshie Roads) 10. Accra Central Insecure Infancy 11. Ussher Town Secure Mature Agbogbloshie (June 4 th Mature/ near Old Fadama) Insecure Infancy 12. Agbogbloshie (Timber Market) Mature Agbogbloshie (Adedenkpo/ Kofi Oki Streets) Mature 13. James Town Secure Mature 14. Cantonments None 15. Labone Insecure Mature South La (Beach Area, near La Road/ Fourth Otwe 16. Street) Secure Mature South La (Near Kaa Djaanor) Mature 17. La Dadekotopon Secure Mature 18. Burma Camp None 19. Airport None 20. East Legon Secure Consolidation Page 5 of 123

8 NO COMMUNITY LAND TENURE SECURITY/ LEVEL OF TENABILITY East Legon Extension (Trinity Road/ Asoyi) Insecure Infancy STAGE OF FORMATION BY LENGTH OF YEARS 21. East Legon Extension (Okponglo) Secure Mature East Legon Extension (Free Town Avenue/ Dakar Streets) Insecure Infancy 22. Legon None 23. Achimota College None 24. Kissieman Secure Mature 25. South Legon None 26. North Dzorwulu Insecure Infancy 27. Airport Residential None 28. Airport West Residential None 29. Dzorwulu None 30. Abelemkpe None 31. Old Tesano Insecure Mature 32. Alajo Secure Mature 33. Kotobabi Secure Mature 34. Roman Ridge None 35. Ka None 36. Mamobi Secure Mature 37. Nima Secure Mature 38. New Town Secure Mature 39. Kokomlemle None 40. Avenor Secure Mature Avenor (Nsawam Road/Sawan Link) 41. North Industrial Area None 42. North Kaneshie None 43. Awudome None 44. Kaneshie None 45. Darkuman (Asaman Street/ Winneba Road) Secure Mature Darkuman (Darkuman Road/ Owusu Kofi Street) Darkuman (Darkuman Road/ Korlegon Street) Darkuman (Darkuman Road/ Justice Link) Darkuman (Ayawaso Road/ Essamuah Street) 46. New Fadama Secure Mature 47. Abofu (Along Railway line/ Mount Horeb JSS) Secure Mature 48. Abofu (Drain/ Motorway Extension Boundary) Mature 49. Apenkwa Akweteyman High Tenability Mature Nii Boi Town (Along Flower Street) Secure Mature Nii Boi Town (Under High Tension Lines) Insecure Mature Nii Boi Town (Abeka Steets Nii Boi Link) Secure Mature Kwashieman (Kwashieman High Street/ High Tension Line) Secure Mature Kwashieman (Along High Tension Line) Insecure Consolidation 52. Abeka (Darkoman/ New Fadama Road Intersection) Secure Mature 53. Abeka (South of Kwame Nkrumah Motor Way) Secure Mature 54. Achimota Secure Mature Page 6 of 123

9 NO COMMUNITY LAND TENURE SECURITY/ LEVEL OF TENABILITY 55. Kpehe Secure Mature 56. North Odorkor Secure Mature STAGE OF FORMATION BY LENGTH OF YEARS South Odorkor (Along Winneba Road) Secure Mature South Odorkor (Mallam Market Area) High Tenability Mature Bubuashie (Nii Amontua Street/ Bubuashie Close) Secure Mature Bubuashie (Darkuman Road/ Koteischolar Street) Secure Mature Bubuashie (Kotey Street/ Darkuman Road) Mature 59. Russia Secure Mature 60. Mataheko Secure Mature 61. New Abossey Okai Mature 62. Abossey Okai Secure Mature 63. Sabon Zongo High Tenability Mature 64. Zoti None 65. Korle Bu None 66. Korle Gonno None 67. Chorkor Secure Mature 68. Mamprobi None Lartebiokorshie (Along Outer Ring Road/ Danso Street) Secure Mature 69. Lartebiokorshie (Eduado Mohdlana Road/ St. Francis Road) Secure Mature Lartebiokorshie (Jonkobri Road/ Brigade Road) Secure Mature Lartebiokorshie (Chemu Road/ Outer Ring Road) Secure Mature 70. Sukura High Tenability Mature 71. Sempe (Chemu Stream/ 4 th Guggisberg Link) Secure Mature Sempe (Chemu Stream/ Saka Lane) Secure Mature 73 Old Dansoman (Guggisberg Avenue/ Along Chemu River) Secure Mature Old Dansoman (Along Old Winneba Road/ Chemu River) Secure Mature 74 Dansoman (Laud Bill Street/ 6 th Danba Link) Secure Mature Dansoman (8 th Danba Street/ 14 th Danba Street) Secure Mature 72. Mpoase Secure Mature 73. Gbegbeyise Secure Mature 74. Mamponse Secure Mature 75. South Industrial Area (Abossey Okai Road/ Ring Road West) Secure Mature 76. Korle Dudor (Old Fadama) Insecure Mature La Secure Mature 77. La Dadekotopon (Burma Camp Road/ Sewerage Plant Road) None 78. Tesano None TOTAL NUMBER OF SLUMS 78 With 7.2% of slums being at the infant stage, 2.4 at consolidation stage 90.2% at the mature stage by length of existence, it is important for the infant slums to be addressed to prevent them from growing since they are smaller in geographic size have little or no access to basic social services. Slum prevention should be undertaken immediately upon the city s realization of human settlement on any l, especially Page 7 of 123

10 when these infancy stage slums are normally squatter settlements, the country s l law legitimizes a squatter settlement if there is no protest by any owner, after 12 years of settlement on that l 1. Mature slums usually have access to some basic services but typically have a high challenge of community household levels of overcrowding. It can therefore be concluded that about 90.2% of slum communities have the challenge of overcrowding, making low-income housing a priority issue for Accra as a city. From Table 1 above, most slums have tenure security in the city with 1,269,023 people (76.8% of slum population) having tenure security, 100,794.8 people (6.1%) having high tenability (together making 82.9% (1,551,579 people) without any fear of eviction as compared to 282,556 people (17.1%) of living in squatter settlements having no tenure security. This ensures the legitimacy of a comprehensive slum upgrading strategy for the city which if well implemented in an inclusive manner will result in significant improvement of quality of life contributing to achieving targets of the Millennium Development Goal (MDG) 7. With slums with insecure tenure being squatter settlements, it can safely be concluded that the 282,556 people in the city need safe, secure decent accommodation. This means the provision of 51,374 rooms (12 square meters) to meet the current average 5.5 persons per room of slum dwellers. To reduce it to 3 persons per room a total of 94,185 rooms will be needed to accommodate slum dwellers squatting on ls in the city. Provision of sleeping rooms rather than housing units are more critical due to the affordability related practice in Ghana where low-income families live in rooms in compound houses, with shared facilities for residents, either renting or ownership by extended families. (See Number 10 of Table 2 below) City Level Information Table 2 below gives key city level information for further analysis of slums in the city. Table 2: City level Information NO DATA REQUIRED INFORMATION 1. Total city population (including slums) 4,300,000 persons 2 2. Total city population (disaggregated by sex) Female: 51.8% Male: % 3. Total city l area (including slums) 17,320 hectares 4 4. Population density persons/ hectare 5. Total population in slums 1,652,373.9 (38.4%) 6. Total l area covered by slums 2, (15.69%) 7. Average population density in slum areas persons/ hectare 8. Total number of slum settlements or pockets Total number of houses in city (including slums) 164, Households sharing dwellings 93.4% Slums with prevalent overcrowding 90.2% 12. Available vacant public l for housing services 13. Available vacant private l for housing services 14. Available vacant l for housing services under customary or other informal tenure 15. Proportion of permanent dwellings (cement block or burnt brick walls, iron sheet or other permanent roof) 79.6% Proportion of semi-permanent dwellings (mud/pole walls; iron sheet roofs) 17.8% 17. Proportion of temporary dwellings (mud/poles or other temporary wall materials; thatched roof) 2.6% 18. Average household size at city level 4.75 persons Average residential plot size in formal areas 650 square meters 20. Average living area in dwellings in formal areas 325 square meters 11 Limitation Decree 1972 (NRCD 54), Section 10 (1) 2 Projected from 2000 census 3 Based on 2010 Provisional census sex ratios for Greater Accra Region 4 Calculated from Survey Department Map area (includes water bodies) 5 Projected from 2000 census using City Medium Term Development Plan information of 5350 annual housing provision for city 6 Urbanization L Markets, Seth Asiamah Mahdu Rahgunath, June Based on 2000 Population Housing Census 8 Ghana Housing Profile, 2010, UN-Habitat Page 8 of 123

11 NO DATA REQUIRED INFORMATION 21. Average House Values in formal areas GHC 206,363 (USD137,575) Average construction cost of house in formal areas GHC 71, (USD 44,273.29) Average monthly income per household at city level GHC (USD 449.6) 24. HIV/AIDS prevalence 3.0% Female headed households 40% 2.2 SLUM COMMUNITY INFORMATION Table 3: Key Information for Ga Mashie Community NO DATA REQUIRED INFORMATION 26. Slum population 100,342 persons Total slum population (disaggregated by sex) Female: 51.8% Male: % L area covered by the slum 90.9 hectares 27. Number of dwellings Population density 1103 persons/ hectare 29. Average household size 5.5 persons 30. Room occupancy 10.6 persons per room 31. Average residential plot size square meters Average free space per plot 48.9 square meters 32. Average living area square meters Proportion of permanent dwellings (cement block or burnt brick walls, iron sheet or other permanent roof) 66.6% 33. Proportion of semi-permanent dwellings (mud/pole walls; iron sheet roofs) 32.3% 34. Proportion of temporary dwellings (mud/poles or other temporary wall materials; thatched roof) 1.1% 35. Average construction cost of permanent dwelling GHC 71,200 (USD 44,500) Average construction cost of semi permanent dwelling GHC 53,400 (USD 33,375) 36. Average construction cost of temporary dwelling GHC 26,700 (USD 16,687) 37. Availability of piped water on plot 27.4% 13 Availability of piped water not on plot 70.4% 38. Distance to piped water (if not on plot) Max 50 meters 39. Proportion of households depending on sources other than 2.2% piped water (water vendors, rivers, wells) 40. Availability of electricity connections in dwelling 100% 41. Availability of other electricity sources (if no formal 0% connection) 42. Average monthly household income GHC (USD 78.83) Households with permanent source of income (employed in 10% 15 formal sector) 44. Households with main income or productive activity at home/ 30% plot (small shop, dressmaker, shoemaker) 45. Proportion of rental housing 10% 46. Average monthly rent per room GHC (USD HIV/ AIDS Prevalence 3.0% 48. Proportion of population receiving food assistance Not Available 49. Vulnerable groups 16.6% (sleep outside) Main environmental hazards (floods, lslides, pollution from Air pollution from abattoir, Water 9 Ghana Institute of Surveyors, Based on an average 4 bedroom basic finish house construction cost in Ghana Housing Profile, Accra Metropolitan Health Directorate 12 Based on 2010 Provisional census sex ratios for Greater Accra Region 13 Information on piped water is based on CHF Ghana/ Housing the Masses Housing Feasibility Survey, AMA Medium Term Development Plan Income Classification according to classes, Information for 18 to 22 was gathered from community meeting on October 19, Based on CHF Ghana/ Housing the Masses Housing Feasibility Survey, 2010 Page 9 of 123

12 NO DATA REQUIRED INFORMATION surroundings, others) pollution by solid liquid waste disposal at Lavender Hill, direct human defecation at the beach front, Noise pollution from out-dooring, funeral ceremonies entertainment centers. Pictures 1, 2 3: Ga Mashie Community showing Overcrowding even during Day Time The Ga Mashie community accommodates 6% of the slum population in Accra. The community is made up of James Ussher Towns is an indigenous Ga community with traditional family homes. From Table 3 above, though the community has an average household size of 5.5, the average room occupancy is 10.6 persons, explaining the presence of people who sleep outside in the open. Overcrowding is a physical characteristic at street, house room levels this started as a result of a 1939 earthquake which brought most of the double story buildings in the community down, leaving them to be restored to single storey having to accommodate the same number of people in addition to future generations. Slum households in Ghana usually occupy rooms in compound houses, instead of detached houses due to affordability issues. Thus, to address the current issue of overcrowding in Ga Mashie, the community will need 33,447 sleeping rooms (stard 12 square meters) to bring current room occupancy to three (3) persons. In the next eight (8) years, this should be seriously considered in any housing upgrading for the community. Any housing upgrading could make use of the free space in the houses as a result of their predominant compound style, however, only 66% of buildings are permanent structures due to their age it will therefore be important for any new buildings to be of permanent nature. 2.3 TOPOGRAPHY AND SLUM VULNERABILITY Though Accra lies between meters above sea level, Figure 2 shows its slum settlements pockets lying between 0 48 meters above sea level some further located within close proximity to water bodies or major drains. It should be noted that there are slum settlements along almost the whole length of the Odaw River drain in the City. The combination of low lying topography, presence of rivers their encroachment especially by slum populations, thus present a flood vulnerability to sections of the city especially in slum areas. Substantial parts of the Alajo, Kpehe, Kotobabi, Avenor, Kokomlemle the whole of Korle Dudor (including Old Fadama) Ussher James Towns, Gbegbeyse Mpoase are all within flood prone zones (by the NADMO). At the community level, however, James Ussher Towns are low lying coastal communities (less than five meters above mean sea level) placing them within the most vulnerable communities requiring good drainage systems to prevent flooding. In all, 366,823 (22.2% of slum population) slum dwellers in the city live in flood prone areas. 2.4 BASIC SERVICES AND INFRASTRUCTURE The city of Accra has access to all basic services including electricity, water, sanitation (toilet, drainage, refuse disposal), telecommunication etc; however, the level of accessibility is at often times inadequate, with slum areas having the lowest adequacy levels. Page 10 of 123

13 2.4.1 Electricity All communities in the city have access to electricity, including slums. Discussions with the Electricity Company of Ghana (ECG) indicate that some houses in squatter slums such as Old Fadama initially had legal access to electricity due to their policy of providing houses with electricity once they applied. However, when this policy changed for residents to submit building permits with their applications, incidence of illegal connections have become prevalent in slums. Slum dwellers generally complain of high tariffs however, existing subsidy system only favors lowconsumption households. Most slum dwellers tend to miss out because of the high number of households sharing single electricity meters. Subsidies in slum communities will therefore be a new issue for discussion. Figure 3 below shows access to electricity in Accra. Figure 2: Boundary Map of Ga Mashie Community, Accra Source: Google Earth, Retrieved October 20, 2011 At the community level, Ga Mashie has access to electricity, however, the usage of a single meter in houses have multiple families have led to some households opting to be without electricity to prevent disputes, due to inequities in the payment of electricity bills. It is therefore necessary for households to acquire their own meters, however, the cost of meters are unaffordable to most households Education Slum communities have fewer education facilities with lower educational stards as typical of public primary Junior high schools which are more prevalent in slum communities pupils students are sometimes compelled to travel to other communities to attend school via public transport. Though they have a few senior high schools, they are accessible to them within the acceptable planning stard of five (5) km. Currently, the city has 1,978 permanent 522 temporary classrooms for primary to Junior High Schools, making a total of 2,500 classrooms for the current 160,000 pupils a pupil to classroom ratio of 64 to 1. With a target maximum 45 pupils per classroom, the city needs 156 classrooms to accommodate all future anticipated pupils, upon completion of the planned 1,496 classrooms which have been budgeted for with commencement of construction. Ga Mashie is in the only sub-metro (Ashiedu Keteke) in the city with more male school enrolment than females, though the margin is small. Education level in the community is low with the majority of the population having a highest education level of senior high school or its equivalent. This is reflected in the high poverty levels in the community (average monthly income (USD 78.83). The community has 13 primary schools, 8 Junior high schools, 13 kindergartens 1 vocational Institute. However, there are Page 11 of 123

14 surrounding schools including one senior high school, which is within vehicular travel distance of James Town thus a need for a senior high school in the community. There are more public schools than private schools in the community which could be attributed to the low income levels affordability of private schools which are more expensive. It is therefore important that the AMA increase the number of classrooms in their citywide improvement of education to ensure that more children have, access better quality education in the community. A recent community meeting revealed the youth contending education as one of their pressing needs advocating for the establishment of remedial schools in the community. Figure 3: Topography, Flood Drainage Vulnerability Height above Sea Source: Survey Department NADMO Page 12 of 123

15 Figure 4: Access to Electricity for the City of Accra Source: Survey Department Figure 5: Health Education for the City of Accra Source: Metro Health Department, Metro Education Department Survey Department Page 13 of 123

16 2.4.3 Health Facilities The World Health Organization s (WHO) stard doctor-patient ratio is 1:600, however, the current ratio for the city is 1:5,177 with 81.2% of the population having access to a health facility within 30 minutes reach from their homes 17. The city needs 7,167 doctors to provide acceptable stards of health care to residents. Whereas 28% of health facilities in the city are hospitals, 59.6% are health centers or posts the remaining 27.4% are other health facilities 18. Again, 85.8% of health facilities in the city are private or NGO owned, 1.8% is mission owned, 3.2% are quasi-government the remaining 9.2% are government owned. With the high doctor to patient ratio, it is necessary for more doctors to be trained to at least half the doctor to patient ratio by the year 2020 with an increased nurse patient ratio the construction of more health facilities. Data for Kisseiman, Burma Camp, La Dadekopon however were not available Transportation Road Whereas the city in general has accessibility in terms of roads its slums have less accessibility, with secure slums like Ga Mashie (James Ussher Towns) having main tarred roads large blocks of residential areas with only pedestrian access. This is mainly due to the informal nature of development where individuals decide how to gain access to their dwellings without consideration to the entire community. Figure 7 below shows circulation patterns of slums in AMA. Accra has a total road network of 1,800 km of which 67% is paved 33% unpaved. Of this, arterial road covers 15%, collector local roads remaining 70% being first, second third classes of roads. Road transport in the city is the most difficult due to heavy traffic which causes overly long travel times. A 15 minute distance journey within the city at night when road traffic is minimal would usually take about 2 hours in the day, due to heavy traffic; a situation detrimental for business, which needs to be urgently addressed. A contributory factor to this is that only 30% of vehicles on roads are mini buses buses, though 70% of motorized persons use buses. The remaining 30% of road used by smaller private cars or taxis 19. Figure 6: Access to Health Facilities in AMA including Slums Source: AMA Metro Health Department Population Census Projected Figures 17 The Status of Human Development Social Exclusion, Ghana Human Development Report, Ghana Districts, Health, Retrieved October 18, AMA Medium Term Development Plan, Page 14 of 123

17 At the community level, all roads in Ga Mashie are tarred; however, not every house has direct access to a road (60%) resulting in difficulty in accessing some houses in the event of a fire outbreak which fortunately is a rare occurrence in the community. Roads are also encroached with household commercial activities making most roads too narrow for double vehicular access, as they have been designed for. It is therefore necessary for more roads to be constructed in the community. This may calls for housing realignment subsequent reconstruction to accommodate its occupants in the event of community redevelopment. Due to inadequate access roads as a result of haphazard development, alleys have become an important means of accessibility in the community. With the CHF International s Alley pavement project, most alleys in the James Town area have been paved with either cement or pavement blocks. Some community members have also paved their alleys. This has significantly reduced the incidence of flooding in the community. It is therefore important that any immediate improvement in the community exps alley pavement in the community to ensure accessibility in from the community all year round especially by children. Bicycle Lanes There are very few bicycle lanes on major roads in the city though the presence of bicycles motor bicycles are visible in the city presenting a safety issue for cyclists in the city. With the heavy traffic in the city, cycling could be a useful alternative transportation needs to be better developed for improved transportation in the city. Figure 7: Transportation Facilities in Accra Source: Survey Department Housing the Masses Slum Mapping Pedestrian Access Pedestrian access in the city is quite poor with many roads streets with no demarcated or developed walkways forcing pedestrians especially in the central business district to compete with vehicles. Areas with pedestrian access include the ceremonial streets of the city some upper income residential neighborhoods such as Airport Hills where development of pedestrian walkway is part of conditions for developing houses. Slum communities have the most pedestrian access due to inaccessibility; however, most of these pedestrian accesses which are usually alleys are not paved. Paving pedestrian accesses in Page 15 of 123

18 slum areas contribute to adequate accessibility all year round should be encouraged as part of upgrading slums. Rail Transport About 3% of the people in the city use rail transport though it is available. There are two rail lines in the city running from Accra towards Kumasi Takoradi, another to Tema meant for carrying passengers goods. However, the services are now only carrying passengers with the service from Accra Central towards Tema Nsawam. Though the rail service is cheaper, faster a better system of transport for the city due to its ability to carry heavy traffic, its development is very minimal should be urgently improved to reduce the high road transportation stress, ineffectiveness inefficiency in the city to attract more business tourists especially to the city center. The expected rail development project by the Government of Ghana the mono-rail tram development systems by the city authorities st to affect slum communities dotted along the rail tram corridors Waste Management Waste management is a key area of concern for the city which is compounded by the over 1,000,000 population influx daily (who do not pay for generated waste). This is reflected in the city s use of over 60% of their internally generated funds for solid waste management 20. Figure 8 below shows a backlog of waste collection in all eleven sub-metros of the city. Whereas Ablekuma North generates the most refuse, it is Ablekuma South with less refuse generated which has the highest refuse backlog. This is against the backdrop of the present polluter pay principle. The waste management contractors; however are yet to complete the registration supply of bins to households lack all the requisite equipment for undertaking their activities. Notable is the high generation of waste in slum communities than in formal nonslum communities, due to high population densities in the slums. Figure 8: Refuse Management in Accra AMA Waste Management Department, Ghana Districts, 2007 Page 16 of 123

19 The community has a good waste collection system. Ashiedu Keteke has the best collection rates with only 20% of waste collection backlog. With AMA s introduction of the polluter pays principle (house to house) of waste management waste recycling projects in the community, waste management has significantly improved. The waste management challenge in the community lies with the inadequacy of skips to receive waste generated from houses yet to be supplied with bins by private waste companies. Inadequate employment opportunities in the community make it difficult for some households to afford payment for waste collection. House collection system should be exped to all houses a well established engineered l fill for receiving waste from the skip from the communities to ensure constant collection Drainage Liquid waste management suffers from ambiguities in the responsibility for maintenance of storm drains. This has contributed to inadequate investment ineffective service of storm drains in Accra. Though the Department of Urban Roads hed over the maintenance of street-side drains to Assemblies in 2002, the responsibility came without corresponding budget transfers. Pollution of water bodies in the city through dumping of refuse human excreta poor maintenance of drains lead to perennial flooding with any heavy rain, resulting in loss of life property. Though all roads have drains, the absence of access roads in more than half of the community has also led to bad drainage in the community earth drains are used in areas where there are no roads. Drains along minor roads are not able to accommodate the liquid waste from houses bathrooms due to the high population densities the absence of soak-aways, which is also due to inadequate space for their construction unaffordability by most residents. Some community members have also encroached on drains by filling them building on them. There should be a well coordinated drainage system in the community to significantly reduce flooding cut down on diseases. Poor public attitude towards of dumping refuse in drains should also be discouraged through community sensitization education. Waste recycling as an economic activity as piloted in the community by CHF International s Buy Back Compost Plant projects in James Town should be encouraged. Liquid waste: The community disposes off liquid waste through drains within community by roads also in the open, which leads to sting water sometimes resulting in the spread of diseases like malaria. Toilets Bathrooms: Ga Mashie has 90% 21 of its households using public toilets, with an adequate number of squat holes for the community. A recent community meeting revealed that poor management of the toilet facilities lead to a wait period of between 3 to 4 minutes during peak morning evening hours when people have to wait to get a decent cubicle to use. Toilet facilities could also be upgraded to tiles cleaned regularly its management significantly improved. The AMA is building 42 toilets in the metropolis with one being constructed in Ga Mashie. The community has adequate commercial public bathroom facilities for its majority users. However, previous public bathrooms are now manned by private entities who charge a high fee of GHC0,25 per bath. Only 64% of individual houses, however, have bathrooms in the community. There is the need for individual houses to have toilet bath facilities as recommended by the city authorities. However, social issues like cleaning of these facilities in turns by family members tenants become a challenge. Education sensitization should be intensified in the community to ensure the policy of having toilets bathrooms in homes is successful Water The city has a daily estimated dem of 532,570 cubic meters of water, however only 401,800 cubic meters is provided, which constitutes 75.45%, leaving a daily supply shortfall of 130,000 cubic meters of CHF/Housing the Masses Survey in Ga Mashie Page 17 of 123

20 water in the country. In slum areas, the situation is even worse, with most households not in a position to afford in-house pipe borne water. In addition to low incomes in slum areas, inadequate space has left most slum areas with very few water mains for connection into houses. They therefore rely on water vendors for their water needs at a much higher cost compared to the cost of in-house pipe-borne water. 2.5 INCOME LEVELS Table 4: Income Classification of Communities in AMA Income Class Lower Range Upper Range 4th class rd class nd class st class Figure 9: Income Classifications of Accra 22 Source: AMA Medium Term Development Plan, Monthly income levels in the city range from GHC to GHC with Figure 9 above showing slum areas in the city forming the 3rd class lower 4 th class settlements. However, some first class communities have some early stage slums formation within them, an issue that needs to be addressed urgently to avoid the obvious spread of the phenomenon in such settlements (See figure 9 above) Housing The AMA estimates an annual 25,000 housing units need in the metropolis, only 5,350 units (21.4%) are provided. This has left an accumulated backlog of 300,000 units with many of the structures being substard. 23 Private individuals dominate the delivery of housing with over 90% of the stock annually with the government, quasi-government organizations private estate developers providing the remainder AMA Medium Term Development Plan, Accra Metropolitan Assembly, Medium Term Development Plan Accra Metropolitan Assembly, Medium Term Development Plan Page 18 of 123

21 However, 2000 census indicates 53.9% of housing in Accra being compound houses where they live families live in rooms 15.6% being single room units. Housing in Accra is characterized by a large number of households groups of between rooms with kitchen toilet facilities shared among households. Whereas the mean household size of the city is persons per household that for slum areas in general for the city is 5.5 persons with the Ga Mashie community having an average of two household occupying a room, due to people sleeping outside of their houses due to inadequate number of rooms or room sizes being too small uncomfortable to sleep in especially during hot weather. With high house prices non-existent housing finance especially for low-income earners, generally low incomes, scarce l availability usually non-availability of documented l titles due to the cumbersome process of l title acquisition, the issue of housing needs to be addressed in a comprehensive manner to ensure sustainable availability of housing especially for slum dwellers HOUSING AFFORDABILITY GLSS 5157 shows that households in Accra spend only 4.5 per cent of their household expenditure on housing urban households elsewhere spend only 2.2 per cent on housing, giving an urban total of 3.2 per cent. Under the itemization of expenditure per capita, GLSS 5158 gives only 1.1 per cent for actual rental for housing 1.8 per cent for maintenance repair of dwelling. Figure 10: Housing Affordability in Accra Income Maximum Affordable Monthly affordable rent % of households in Accra 4, , % 3,001-4, , % 2,001-3, , ,001-2,000 72, ,000 36, % , , % Most of the housing needs of the city are within slum communities with a high level of overcrowding population density in excess of 1000 persons per hectare. This can be attributed to the high cost of housing (both for rental housing due to minimum 1 year advance ownership) in comparison to the low-incomes in the city. Whereas the highest cost of house affordable to low income earners including slum dwellers is GHC 24,000 (USD 15,000), the lowest cost of housing on the market currently is GHC 30,000 (USD 18,750). This makes housing very unaffordable to the low income in the city. Rental housing does not present any better alternative with the usual but illegal two year advance payment of rent required by most llords instead of the statutory maximum of six months. It is expected that with the UN-Habitat Slum Upgrading Pilot Project in Ashaiman, coupled with the gradual interest of developers, manufacturers NGOs in developing an affordable housing product, cost of housing will be reduced. Figure 10 above which is based on information from the UN-Habitat Ghana Housing Profile shows that 35% of the population cannot afford to own a house due to their income levels, which makes alternative building materials technology a necessity to ensuring affordable, durable, safe sustainable housing. Rent control laws also need to be enforced. 2.7 LAND FOR HOUSING With very few vacant ls in Accra a complex system of l acquisition administration l ownership is a legal minefield for the unsuspecting developer. About 84% of l in Ghana belongs to traditional authorities Authorities Accra is no exception. To acquire stool l in Accra, one would normally have to identify a vacant plot convey this information to the occupant of the stool concerned. Alternatively, where a person has information that a stool has l to sell, he may approach the occupant of the stool with his request. L in Ghana is usually sold at stard sizes of 918 square meters or 642 square meters, making it unaffordable to most slum dwellers low-income earners in general. Thus, slum 25 Ghana Housing Profile, 2010, UN-HABITAT Page 19 of 123

22 communities in formal areas with secure tenure have large compound houses, where households occupy rooms in these houses. Most available ls especially in middle to high income areas are currently under-utilized the city has planned intensive redevelopment into first class, high quality mixed residential commercial uses on vacant ls in high income, low-density residential areas. This presents investment opportunities for estate, l investors to transform the existing housing situation in Millennium City of Accra. However, housing on these ls are only affordable to upper income earners. L in Accra appreciates faster than housing, making it a good investment adding to its constantly rising cost increasing house prices. L in Ghana is either owned through freehold (which has legally been discontinued, except as gifts by traditional authorities), or leasehold (usually 99yr term renewable). However, under the freehold system, some ls in parts of the country including Accra, were given under freehold by traditional authorities to settlers, without any written documentation. Settlers on such ls are recognized owners thus are described to have high tenability. Freehold lowners as in Ga Mashie may or may not have written documents but are highly recognized by the state. Any in-situ housing upgrading in slum areas will therefore need to determine owners with documented titles implement a titling project if necessary; however, squatter settlements may need housing relocation. Ga Mashie being an indigenous community has l owned by families which was given before the Public Ls Leasehold Ordinance in Each family property including l house, belong to a number of people within each family; however, Ga Mashie has a family system of family heads who speak for each family any redevelopment will have to be in-situ on the same family l as the community is overcrowded without any available l for housing. The only open spaces are the community durbar grounds, Mantse Agbonaa (Chiefs Compound) which also serves as a football field the Bukom square which serves as a multi-purpose area for boxing, playing football other public activities. Houses are also built to their plot lines with about 70% of buildings defining their l boundaries very little space between houses with a large number of alleys instead of roads. About 99.4% of the l in Ga Mashie is held under informal customary tenure (hed down from generation to generation) with the remaining being public ownership. From a recent survey by CHF International, about 65.9% of the l is registered in communitybased informal or customary l management system with 20.1% registered in public title register with 2.2% indicating having no title or deed. About 90% of households own their dwelling units with just 10% renting with room rental at averaging GHC per month. Survey indicates near 100% ownership based on freehold leasehold. Any l for housing will have to be achieved through innovative comprehensive design through heavy community engagement at house level, with development of high rise buildings, to leave space for other community infrastructure services. 2.8 HOUSING FINANCE Housing finance for Ga Mashie has been explored during the CHF/Housing the Masses Survey in In that survey, 82.4% of families preferred to partner with investors for financing the upgrading of their houses. Of these families 80.7% preferred a lease component for their partner investors in the new development. Subsequent to this survey, CHF International is partnering the L Administration Project in the development of l titles for 109 families as a first step to formalizing them towards the financing of their housing upgrading. This if replicated to cover the entire community, makes them potential off takers for investors. Potential sources of housing finance include the national local government in the form of material subsidy or city level low-income housing fund that could go to reduce interest rates subsequently house cost. The average construction cost of middle high income housing for the city is GHC 71,200 (USD 44,500) with the average living area of square meters. This could be attributed to the Ghanaian taste for large griose buildings which is further fueled by our Architecture schools practicing Architects; but this has high cost implications The current cost of housing the average family therefore is GHC 126, (USD 79,370). However, with slum households in Ghana usually occupying one to two rooms measuring 12square meters each, a current average cost per square meter of GHC (USD 300) a slum house of about 39 square meters will cost GHC18,720 (USD11,700. In view of this, with the average income of GHC (USD 78.83), the community cannot afford any new housing upgrading on their own since their income can only get them a mortgage for a housing unit costing GHC 9120 (USD 5,700) over a 15 year loan period; using Ghana Home Loans Limited s mortgage calculator. A proposed housing finance strategy Page 20 of 123

23 is to link families with developers with families using their ls as equity the developers financing the construction of the houses in multi-storey densities to accommodate the current number of persons in decent room to person ratios, with additional rooms for rent by the families as an income generating activity the remaining rooms to the investor to off-set his construction cost. This financing method has been used by some investors families in Kumasi other cities as well as in the Ga Mashie community, making it a well accepted option to families. Banks including Bank of Africa (Amalgamated Bank), Ghana Home Loans Barclays are willing to support such housing projects, with some guarantee by a recognized entity or organization availability of l free of environmental challenges all encumbrances. The implication of this will include a density policy for the community well engineered buildings since it is an earthquake prone area the development of l titles for all families who participate in housing upgrading. The challenge that needs to be addressed on housing finance is that on the supply side, interest rates on construction loans are high (22-24% annually), with the few incentives that come from the government given to real estate developers who only produce middle to high income houses. On the supply side, there is virtually no mortgage available to low income earners due to their informal financial nature. There is also no competition in the low-income housing construction sector due to its unattractive profit margins to real estate developers. These issues need to be factored in any low-income housing strategy to ensure sustainability. 2.9 GENDER AND SOCIO-ECONOMICS Like many communities, there are more females in Ga Mashie than males (51.8% to 48.2%). Table 6 below shows a decreasing of school completion rate for girls especially at the JHS level. This is reflected with the high teenage mothers seen in the community, which some have attributed to the culture of out-dooring youngsters sleeping in neighbors compounds or outside their houses due to inadequate rooms in their houses. With 16.6% of the population sleeping outside of rooms, there is a high vulnerable group that needs to be provided for in terms of safe, secure decent accommodation. This includes children girls who are very vulnerable group of the society. Table 5: School Completion Rate for Ga Mashie at JHS Level Academic Year/ Sex 2007/ / /2010 Boys 74.2% 74.5% 67.8% Girls 66.5% 65.1% 61.4% The issue of education should be seriously planned for implemented to stop the cycle of low level of education resulting in increased poverty. Markets are important facilities, especially for slum communities Ga Mashie has two main markets; London Market in James Town which is mainly a meat market the Salaga Market (the famous colonial days slave market) in Ussher Town which is now closed for renovation is operating from the street side. However, street-side vending home employment are prevalent economic activities in the community. Other markets in the city mostly located near slum areas are planned for renovations by the city. Commercial activities are mainly supported by the community as they are focused on mostly household needs food vending. The community also has many palaces located in all seven wards of the community. These serve as a good tourist attraction which if well organized could raise a healthy income for the community employ a number of youth. The broad economic zones in the community are as below in Figure 11. Page 21 of 123

24 Figure 11: Broad Economic Zones in Ga Mashie Source: Google Earth, Retrieved October 20, 2011 A majority of male youth in the community are more interested in employment opportunities in the area of fishing harbor work abattoir work as well as other low or semi skill employment, while the females are interested in the rehabilitation of the Salaga Market. This could be attributed to their low educational levels. The development of sports talent especially in boxing football as an income generating activity was also encouraged at the last community meeting by the youth this is reflected by the strong presence of professional amateur boxers footballers in the community PRO-POOR AND PARTICIPATORY PLANNING Participatory planning is a constitutional mate for Metropolitan, Municipal District Assemblies (MMDAs) in Ghana. Citizen participation in Accra is minimal with mostly neighborhood Associations being the main medium of participation in the main activities of the city, such as the development of the Medium Term Development Plan. Planning in the community is facilitated by the Ga Mashie Development Agency (GAMADA), a unit under the Accra Metropolitan Assembly, in collaboration with the Assembly members for the community the Ashiedu Keteke Sub Metro. Community associations including the groups are channels for community participation in the development of the community. Planning for Medium Term Development plans for the city by the community is undertaken in the form of a community meeting where infrastructural facilities lacking are enumerated documented by city officials with their locations. However, the community does not get to participate in the comprehensive planning of the city; an area that needs significant improvement by the city. Gradually, awareness creation of participatory planning since its inclusion in the Local Government Act, 462 of 1993 project planning implementation by external development partners, Ga Mashie has benefited from participating in projects programs from its design stage. Such projects include the CHF survey the current on-going PSUP, where community is participating in the information gathering process toward the development of project. On the other h information from the community to the AMA is channeled through their Assembly members vice versa. A recent focus group discussion with Assembly members in September 2011 indicated that Assembly members usually have little or no knowledge on stakeholders involved in the implementation of physical projects, thus, preventing them from effectively monitoring them for evaluation. It is therefore encouraged that communities are included in the overall planning of the city also in the selection of implementing agencies for physical projects, to ensure adequate monitoring project success. Page 22 of 123

25 2.11 SUMMARY OF CITY LEVEL ANALYSIS AND PRIORITIES Responses from a workshop with Assembly members of the AMA 26 summed up the level of inaccessibility to the UN-Habitat Slum characteristics as shown in Table 4 below. This also reflects adequacy of basic infrastructure services in slum communities in the city, including Ga Mashie. Though most communities exhibit overcrowding, which is a housing issue, access to basic services including refuse collection, toilet facilities drainage was the highest deprivation for most slum communities in a recent survey at a workshop. Table 6 below shows responses from a city consultation of Assembly members in the city using the UN-Definition of Slums. Sanitation included toilet facilities refuse disposal, water was on accessibility to pipe-borne water, sufficient living space on room occupancy, durable housing on building material secure tenure on whether they faced a threat of forced eviction. Table 6: Level of Deprivation of UN-Definition Characteristics for Defining Slums for Accra NO SLUM CHARACTERISTIC (BASED ON UN DEFINITIONS) LEVEL OF INACCESSIBILITY (%) 1 Access to improved sanitation facilities (a private or public toilet shared with a reasonable number of people) Access to improved water (water that is sufficient, affordable can obtained without extreme effort) Sufficient living area (no more than three people sharing a room) Durable housing (a permanent structure providing protection from extreme climatic conditions) Secure tenure (de facto or de jure secure tenure status protection against forced eviction) It should however be noted that Ga Mashie, the selected community has sufficient living space (See table 4 above) as their highest level of inaccessibility at 95% due to overcrowding at both household house level as shown in table 3. (Response was the less accessibility to the characteristic the higher the percentage) Table 7 below is a list of the 10 worst best slums in Accra with Figure 12 below also showing their geographic locations in the city. The worst slums include the Usher Town of Ga Mashie, Mpoase Gbegbeyse, while the best slums include South North Odorkor, Abossey Okai Sabon Zongo. The slums were selected according to their total score for all five characteristics with the slum with the highest score being the worst that with the lowest score being the best Worst Slums Best Slums 1 Usher Town South Odorkor 2 Mpoase North Odorkor 3 Gbegbeyse Abossey Okai 4 Agbogbloshie Sabon Zongo 5 Chorkor Mataheko 6 Old Fadama East Legon (Shiashie Village) 7 Nima South La (Beach Area, near La Road/ Fourth Otwe Street) 8 Kotobabi Russia 9 Adabraka Odawna Sukura 10 Ministries Area (MUSIGA Independence Square) Mamponse 26 5 PSUP Citywide Workshop held in September 2011 Page 23 of 123

26 Figure 12: Best Worse Slums in Accra Source: Continuums of Vulnerability in the Slums of Accra, Ghana by Marta Jankowska, 2009 Page 24 of 123