Assessing The Effects of Land Conflicts on Physical Planning and Development in Wa Municipality, Ghana

Abstract

Urban physical planning is a requirement by law to facilitate congenial urban development and resolve urban informality. In Ghana, local governments are mandated to undertake development planning in their respective jurisdictions. However, the excessive demand for the limited urban land sometimes engenders conflicts over boundaries and ownership thereby hindering both physical planning and development. This study therefore examines the effects of land conflict on physical planning and development in the Wa Municipality. The study adopted a mixed method approach using a case study design to obtain the required data from 36 landlords, 374 developers, and key informants from five (5) land sector institutions. The quantitative data was analysed using SPSS analytical tool whereas thematic analysis was used for analysing qualitative data with quotations and narrations. Multiple sales of land, intra-family land conflicts, inter-family land conflicts, conflicting ownership claims, and boundary conflicts were some of the findings of the study. Challenges that prevent developers from registering their land were identified. From the findings, delay and frustrations had a lower percentage of 15% whereas post-acquisition conflicts had the highest percentage of 38%. It is difficult and unsafe to prepare plans for lands under litigation since aggrieved landlords would prevent officers from accessing the land for planning. The study therefore recommends enforcement of land laws on documentation of allodial ownership; sensitization of landlords and developers on land transactions and land registration as ways to reduce land conflict and improve physical planning and development in Wa Municipality.