Sub-Saharan Africa (SSA) is urbanising at a phenomenal rate, although largely on
unplanned and unsustainable basis. This has resulted in the creation of negative
externalities of urbanisation such as slums with an estimated 7 in 10 urban dwellers living
in haphazardly designed settlements. Whereas some commentators attribute this state of
affairs to the customary land tenure practices, others cite institutional ineptitude as the
cause of the failed state of planning delivery. The aim of this thesis is to search for a
more comprehensive understanding of the linkages between customary land tenure
systems and other factors such as the institutional framework, and how these contribute to
the defective state of land use planning regime in SSA. The first part of the research
methodology reviewed the relevant literature in order to identify the theoretical issues
relevant to the aim and objectives of the study. The literature survey also provided the
basis for designing a methodology for the empirical research. In conducting the empirical
research, the mixed method strategy (thus both quantitative and qualitative methods) was
employed. A combination of questionnaire survey, interviews, focus group discussion
and documentary materials were employed to examine the nature of relationship between
customary land tenure, the state of planning institutions and land use planning in SSA
using Ghana as the case study.
In terms of the institutional setback for planning delivery, four challenges were identified
as follows. Firstly, it was established that there is high incidence of political manipulation
of the planning process for electoral gains. Secondly, it was also established that planning
laws are generally obsolete and hardly ever relevant to the demands of modem
conditions. Inadequate funding for planning activities was also found to be a major
institutional setback for planning delivery. Finally, it was also identified that there is
shortage of the needed human resource capacity to meet the growing demand for
planning services. In terms of how customary land tenure practices contribute to
ineffective land use planning, the study established that chiefs and tribal elites who are
responsible for the management of customary lands unilaterally prepare 'land use plans'
without the knowledge or endorsement of the designated planning authorities. In other
instances too, chiefs alter duly prepared and approved land use plans. In both cases, they
rely on unprofessional planners and surveyors. Therefore, plans prepared by
unprofessional planners become the basis for guiding human settlement growth. The
study also established that land title under customary tenure is generally insecure. This is
because duly acquired land which is vacant may either be encroached upon, or may be
allocated to other prospective developers by customary landholders. Therefore,
developers hurriedly build on their land in an attempt to secure their land rights. In the
process, these developers generally fail to comply with existing land use planning
regulations. Based on findings from the study, it has been argued that there is the need for
culture change in order to improve planning delivery. In this regard, the study
recommends that future planning reforms should be pursued through public-private land
management strategy such as land pooling. Other recommendations to ameliorate the
institutional challenges are also offered