Compliance with Residential Building Standards in the Context of Customary Land Tenure System in Ghana

Zoning regulation is considered as a tool used by government to control developments to ensure sustainability. In Ghana where about 80% of lands are held under customary land tenure systems, implementation of residential standards, which is a government function may conflict with customary norms of holding land. This paper uses case study to examine the implementation of residential policies and enforcement of residential standards in areas under customary land tenure in Ghana and if these policies and standards affect the enjoyment of land rights in the context of customary land tenure. Results showed that non-compliance to residential standards and non-conformity to the local plan has minimal interference on enjoyment of land rights. Residents are ignorant of the details of the residential standards and have never seen a zoning regulations document. There is also low level of monitoring and enforcement. Spatial analysis reveals four main types of non-conformity between orthophoto and local plans i) discrepancies in the orientation of the parcel boundaries, ii) discrepancies in the shapes of plot boundaries, iii) houses constructed on the plot boundary or straddle parcel boundaries, and iii) differences in plot sizes. Results suggest the need for planning authority to use efficient approaches such as GIS and UAV’s to communicate, monitor and enforce the residential standards. It is concluded that collaboration between customary land authorities and the Municipality during the allocation and development of plots may improve spatial conformity between orthophoto and the local plans

A review of the Enabling Environment for Transformative Land Investment in Ethiopia, Ghana and Mozambique

Sub-Saharan African development strategies emphasize optimizing agricultural and forestry resources through foreign and domestic investments in large-scale farms and plantations. While these land-based initiatives are believed to enhance economic development, concerns arise regarding their impact on marginalized groups and the environment. Issues like land tenure security and the agri-food sector's investment climate play pivotal roles, highlighting the need for transparent and inclusive decision-making involving local communities. Goal and Objectives This study reviews the legal and policy frameworks to analyze the enabling environment for sustainable and inclusive land-based investment in Ethiopia, Ghana, and Mozambique Methodology This research comprised two phases of literature reviews. The first phase evaluated existing legal frameworks and incentive mechanisms for inclusive and green investment in each country. The second phase focused on peer-reviewed studies investigating the practices of land-based agricultural investments and the effects on tenure, food security, environment, and social well-being. The findings were systematically analyzed, and the country-level results were presented at national Multi-Stakeholders Platform (MSP) workshops for validation and in-depth analysis by a diverse participant group. Results Various legal and policy frameworks exist concerning land, resources, and property rights, alongside incentive mechanisms to attract investors. However, the research reveals that there are contradictions between the way investment is conceived and promoted and the common Constitutional recognition of land as communal property. Customary laws positively influence land and resource management but may restrict women's land rights with varying applications by region. Inconsistent implementation of investment incentives, particularly in the inefficient and non-transparent land acquisition process, is noted. The findings suggest policy recommendations for multi-stakeholder platforms and communities of practice to drive transformative changes in land-based investments. Implications Enabling conditions for transformative land investment encompass legally and socially legitimate tenure systems, a robust land use plan and monitoring system, promotion of inclusivity among women, youth, and indigenous communities in land governance, improved government agency coordination for better land policy implementation, heightened awareness of environmental consequences, and facilitation of green and inclusive investment through fiscal incentives

A review of the Enabling Environment for Transformative Land Investment in Ethiopia, Ghana and Mozambique

Context and background: Sub-Saharan African development strategies emphasize optimizing agricultural and forestry resources through foreign and domestic investments in large-scale farms and plantations. While these land-based initiatives are believed to enhance economic development, concerns arise regarding their impact on marginalized groups and the environment. Goal and Objectives: This study reviews the legal and policy frameworks to analyze the enabling environment for sustainable and inclusive land-based investment in Ethiopia, Ghana, and Mozambique. Methodology: We reviewed legal frameworks and incentives for inclusive and green investment. Then, we analyzed peer-reviewed studies on land-based agricultural investments and impacts. Our findings were presented at national Multi-Stakeholders Platform workshops for validation Results: Legal and policy frameworks concerning land, resources, and property rights, alongside incentive mechanisms to attract investors, reveal contradictions between investment promotion and Constitutional recognition of land as communal property. Customary laws positively influence land and resource management but may restrict women's land rights with varying regional applications. Inconsistent implementation of investment incentives, particularly in the inefficient and non-transparent land acquisition process, was noted. Transformative land investment requires legitimate tenure systems, robust land use plans, inclusivity promotion, improved government coordination, environmental awareness, and fiscal incentives for green and inclusive investment

A review of the Enabling Environment for Transformative Land Investment in Ethiopia, Ghana and Mozambique

Context and background: Sub-Saharan African development strategies emphasize optimizing agricultural and forestry resources through foreign and domestic investments in large-scale farms and plantations. While these land-based initiatives are believed to enhance economic development, concerns arise regarding their impact on marginalized groups and the environment. Goal and Objectives: This study reviews the legal and policy frameworks to analyze the enabling environment for sustainable and inclusive land-based investment in Ethiopia, Ghana, and Mozambique. Methodology: We reviewed legal frameworks and incentives for inclusive and green investment. Then, we analyzed peer-reviewed studies on land-based agricultural investments and impacts. Our findings were presented at national Multi-Stakeholders Platform workshops for validation Results: Legal and policy frameworks concerning land, resources, and property rights, alongside incentive mechanisms to attract investors, reveal contradictions between investment promotion and Constitutional recognition of land as communal property. Customary laws positively influence land and resource management but may restrict women's land rights with varying regional applications. Inconsistent implementation of investment incentives, particularly in the inefficient and non-transparent land acquisition process, was noted. Transformative land investment requires legitimate tenure systems, robust land use plans, inclusivity promotion, improved government coordination, environmental awareness, and fiscal incentives for green and inclusive investment