Title Page
ABSTRACT
Contents
LIST OF ABBREVIATIONS 12
1.0. INTRODUCTION 13
1.1. Background 13
1.2. Problem Statement 16
1.3. Research Aim & Objectives 18
1.4. Significance of the Study 19
1.5. Research Methodology 19
1.6. Organization of the Thesis 20
2.0. LITERATURE REVIEW 21
2.1. Conceptualizing Informal Settlements 21
2.2. Overview of slums in Ghana and challenges 22
2.2.1. Slums in Ghana by Numbers 22
2.2.2. The Plight of Slum Dwellers 24
2.2.3. Factors Influencing the Growth of Slums in Ghana 25
2.2.4. Approaches to tackling slums in Ghana 28
2.3. Towards a Sustainable Slum Upgrading 30
2.4. The Concept of Land Readjustment 32
2.4.1. What is Land Readjustment 32
2.4.2. LR in Enhancement of Upgrading Slum 34
2.4.3. Conditions and critical factors to consider in the implementation of LR 36
2.4.4. Different contexts where LR is used 41
2.4.5. The Land Readjustment process 43
2.5. International Experiences of land Readjustment 47
2.5.1. The Practice of Land Readjustment in South Korea. 47
2.5.2. The Practice of Land Readjustment in Germany 55
2.5.3. The Practice of Land Readjustment in Addis Ababa: The Lidata Case 62
2.5.4. The Practice of Land Readjustment in Angola 67
2.6. Comparing Land Readjustment (LR) Practices in South Korea, Germany, Angola, and Ethiopia 72
2.7. Conclusion 74
3.0. RESEARCH METHODOLOGY 77
3.1. Introduction 77
3.2. Case Study Research Design 78
3.3. Study Area 79
3.4. Description of the study area (Nima-Awawaso East Municipal Assembly) 80
3.5. Data Collection Sources and Methods and Sampling 82
3.5.1. Primary Data 83
3.5.2. Secondary Data 85
3.6. Sampling Approach 86
3.7. Data Analysis 88
3.8. Conclusion 89
4.0. DATA ANALYSIS AND INTERPRETATIONS 91
4.1. Introduction 91
4.2. Demographic Profile of the Respondents 91
4.3. Objective 1 Developmental Challenges in Nima 93
4.3.1. Living Conditions 93
4.3.2. Tenure Security 100
4.4. Objective 2 Willingness to Participate in LR Project 101
4.4.1. Respondents' Willingness to engage in LR 101
4.4.2. Leadership Preferences in LR Implementation 104
4.4.3. Expected Outcomes from LR Implementation 105
4.4.4. Land Contribution Allocation for Land Readjustment Implementation 107
4.5. Objective 3 Challenges in Implementing LR Projects 107
4.5.1. Legal Frameworks & Relevant Policies 108
4.5.2. Community Participation 109
4.5.3. Political Will 110
4.5.4. Vibrant Land Markets 111
4.5.5. Access to Land Information System 111
4.5.6. Technical Capacity 113
4.5.7. Compensation & Gentrification 113
4.6. Conclusion 115
5.0. Recommendation and Conclusion 117
5.1. Introduction 117
5.2. Recommendations 117
5.3. Limitations 122
5.4. Recommendations for Future Studies 122
5.5. Conclusion 123
BIBLIOGRAPHY 124
Appendix - Survey Questionnaire 129
초록 136
Table 2.1. Comparative analysis of Land Readjustment (LR) practices in South Korea, Germany, Angola, and Ethiopia 73
Table 3.1. Key Informants' Information 85
Table 3.2. Data collection methods and participants engaged in the study 88
Table 3.3. Data variables and the method of analysis 89
Table 4.1. Socio-demographic attributes of respondents 92
Table 4.2. Survey responses on willingness to participate in LR 102
Fig 2.1. Identified slum areas in Accra Metropolitan Assembly 24
Fig 2.2. The before and after situation of LR 33
Fig 2.3. The procedures of land readjustment project according to the Land Readjustment Act - South Korea 50
Fig 2.4. The land readjustment system procedure in Germany 57
Fig 2.5. The steps utilized by Huambo City in Implementing LR 68
Fig 3.1. Satellite image of the Nima community and the Ayawaso East Municipal Assembly 80
Fig 3.2. Categories of respondents for the community survey 84
Fig 3.3. Location mapping of respondents 87
Fig 4.1. Figure 4-1 Aerial Photo of the Nima Community 94
Fig 4.2. Open drain in Nima 94
Fig 4.3. Showing an alley in between houses in Nima 94
Fig 4.4. Cattle rearing shed in Nima 94
Fig 4.5. Map showing the Nima community. 95
Fig 4.6. Bar chart showing the presence of essential amenities in Nima. 96
Fig 4.7. Level of satisfaction with living conditions 97
Fig 4.8. The road network pattern in Nima. 98
Fig 4.9. Inhabitants motivation for residing in Nima 99
Fig 4.10. Preferred implementer for LR projects 104
Fig 4.11. Desirable outcomes tenants expect to achieve by participating in LR 106
Fig 4.12. Desirable outcomes landlords/owners expect from participating in LR 106
Fig 4.13. Maximum proportion landlords/owners are willing to contribute. 107