Features
Understanding Ghana’s Land Use and Planning Laws: AGuide to Zoning, Building Permits, and Environmental Regulations.

“When we see land as a community to which we belong, we may begin to use it with love and respect.” ~ Aldo Leopold
- Introduction
Ghana has a rich and diverse landscape, with varied topography, climate, and natural resources. To ensure sustainable development and protect the environment, the country has enacted a range of laws and regulations governing land use and planning.
In Ghana, land use and planning laws are primarily governed by the Land Use and Spatial Planning Act, 2016 (Act 925), which repealed and replaced the Town and Country Planning Act, 1960 (Act 64) under the auspices of the Land Use and Spatial Planning Authority (LUSPA), mandated to ensure the sustainable development of land and human settlements through a decentralized planning system amongst others. They are to ensure that, the District Assemblies in collaboration with the development institutions perform site and service programs for the purpose of development
This article will provide anoverview of the laws that regulate land use and planning in Ghana, including land ownership, zoning regulations, building permits, and environmental impact regulations.
- Legal Framework
Ghana has laws and regulations governing land use and planning, primarily the Land Use and Spatial Planning Act, 2016 (Act 925), Zoning and Land Use Regulations, 2019 (LI 2384), the National Building Regulations, 1996 and the Local Government Act, 2016.
These laws cover issues such as land ownership, zoning regulations, building permits, and environmental impact assessments. These laws also aim to ensure that development activities in Ghana are conducted in a safe, sustainable, and environmentally friendly manner.
In summary, while ACT 925 provides a comprehensive legal framework for regulating and managing land use and planning in Ghana, the Zoning and Land Use Regulations, 2019 (LI 2384) provides detailed guidelines for preparing and implementing zoning plans in Ghana.
- Land Ownership in Ghana
In Ghana, land ownership is regulated by the Land Act 2020 (ACT 1036), which recognizes two types of land: public land and private land. Public land is owned by the state and can be used for public purposes, such as schools, hospitals, and government buildings. Private land, on the other hand, is owned by individuals or organisations and can be used for residential, commercial, or industrial purposes.
Land ownership is a critical aspect of land use and planning in Ghana. The complex system of customary and statutory law governing land ownership in Ghana has significant implications for land use and planning, as it determines who has the right to use and develop land in particular areas.
The Land Act recognizes several types of land ownership, including customary, public, and state land. This has implications for land use and planning, as different types of land ownership may be subject to different regulations and restrictions.
- Zoning
Physical planning units under Metropolitan/Municipal/District Assemblies (MMDAs) use zoning as a tool to specify the appropriate use and kind of development for and on a parcel of land. Zoning establishes the permitted and prohibited uses and developments on a piece of property within a zone, defining the land’s use category.
Ghana’s zoning system varies depending on the specific planning authority responsible for a particular area. However, generally, there are 5 main zoning classifications in Ghana. These are:
- Residential Zone: This zone is designated for residential purposes, and it may include different sub-zones such as single-family residential, multi-family residential, or mixed-use residential.
- Commercial Zone: This zone is designated for commercial activities, including offices, retail stores, restaurants, and other commercial uses.
- Industrial Zone: This zone is designated for industrial activities, including manufacturing plants, warehouses, and other industrial uses.
- Institutional Zone: This zone is designated for public and institutional uses, including schools, hospitals, and other public facilities.
- Special Development Zone: This zone is designated for special developments like the Marine Drive Project at La – Accra. It also contains areas with Historical and Architectural value.
Zoning classifications may also be subject to change over time as the needs of an area change or as new development opportunities arise.
The green belts in Accra would typically fall under the “Open Spaces and Recreational Areas” zone which is a subset of the Special Development zoning scheme. This zone is typically designated for parks, playgrounds, sports facilities, and other open spaces that are used for recreational purposes. Green belts, such as the Achimota Forest Reserve and the Legon Botanical Gardens, would fall under this zone as they provide opportunities for recreation and leisure activities. The Open Spaces and Recreational Areas zone is an important component of the zoning scheme, as it helps to promote healthy and active lifestyles, enhance the quality of life for residents, and provide important ecosystem services, such as regulating the local climate and maintaining biodiversity.
MMDAs deal with assessments of the zoning status of lands and make proposalsfor re-zoning where necessary. Where the proposed development does not conform to the approved use or zoning scheme, developers may apply for a change of use or rezoning.
Land use plans are prepared to guide physical development over a period of time. During the implementation of the plan, a variety of circumstances can lead to a need to revise the plan to reflect changing function or activity on the land, the forces of the market, or improving standards for a variety of land users. This leads to Rezoning which simply means the process of assigning land or property to a different category of restrictions on use and development.For example: from residential use to commercial use and vice versa.
- Building Permits
To ensure that buildings are constructed safely,Ghana requires building permits for all construction activities. Building permits are issued by the local government authority and require that construction plans be reviewed for compliance with building codes, zoning regulations, and environmental laws.
The Local Government Act, 1993 (Act 462) stipulates in Section 49 that “No physical development shall be carried out in a district without prior approval in the form of written permission granted by the District Planning Authority”. The law further requires that “every person shall, before constructing a building or other structure or undertaking any work, obtain a permit from the District Planning Authority which shall contain such conditions as the District Planning Authority may consider necessary – Act 462, Section 64 (1).
Development and Building permit is the main instrument for controlling or managing physical development. Development permit in this context refers to permits issued in relation to planning and building applications.
Building codes set out the minimum standards and requirements for the design, construction, and maintenance of buildings, while zoning regulations dictate how the land can be used and developed within certain areas.
To obtain a building permit, you will need to submit detailed plans and specifications for your project to your town and country planning department in your district. Attach the land ownershipdocument from Lands Commission. Also attach four copies of architectural and structural drawings, a certified fire report, and an EPA permit to the Building Permit Application Form from the Assembly.
The Physical Planning Unit in the District/Municipal Assembly to which plans have been submitted may in the exercise of its power under Section 84 of the Local Government Act, 1993 (Act 462), grant the building permit.
Per the National Building Code of 1995, the period of the validity of a building permit shall ordinarily be five years, except that if the work authorized in the permit is not completed within the time stipulated, the Planning Authority may extend the period on application by the applicant or his agent who must be a person in the building design profession.
You can begin construction once your plans are approved and your permit is issued. It is important to obtain a building permit to avoid fines, penalties, or demolishing of completed buildings without a permit.
By ensuring that new buildings are constructed in a safe, sustainable, and environmentally-friendly manner, these building regulations help to promote the health, safety, and well-being of residents and contribute to the overall development of the country.
- Environmental Impact Regulations
Ghana’s Environmental Impact Assessment (EIA) laws require that all major development projects undergo an EIA before they can be approved. The EIA process involves an assessment of the potential environmental impacts of a proposed project and the development of measures to mitigate or avoid these impacts.
One of the key laws governing environmental impact assessments in Ghana is the Environmental Assessment Regulations of 1999, which sets out the requirements for environmental impact assessment studies (EIAs) to be conducted prior to the approval of certain development projects.
The Environmental Assessment Regulations require that an EIA be conducted for any development project that is likely to have significant environmental impacts, such as large-scale construction projects, mining activities, or industrial operations.
In addition to the Environmental Assessment Regulations, other environmental laws in Ghana that impact land use and planning include the Water Resources Commission Act of 1996, which regulates the use and management of water resources, and the GhanaForest and Wildlife Policy of 2012, which aims to protect and conserve Ghana’s flora, and fauna and to promote the rehabilitation and restoration of degraded landscapes through forest plantation development.
- Conclusion
Ghana’s land use and planning laws are critical to ensuring that development projects are carried out sustainably and responsibly that benefit both people and the environment. By understanding the various zoning regulations, building permit requirements, and environmental laws that apply to their projects, developers, and planners can help to ensure that their work aligns with the broader goals of sustainable development and environmental protection.
THE WRITER IS A BARRISTER AND SOLICITOR OF THE SUPREME COURT OF GHANA AND A MEMBER OF ZOE, AKYEA & CO LAW FIRM IN LABONE, ACCRA.
HIS LEGAL INTERESTS INCLUDE BUT ARE NOT LIMITED TO REAL/PROPERTY LAW, CORPORATE AND COMMERCIAL PRACTICE, CONSTRUCTION LAW, AND DISPUTE RESOLUTION.
CONTACT: PTABIRI@GMAIL.COM
By: Prince Kojo Tabiri ESQ
Features
The sins of Sodom and Gomorrah

The biblical Sodom and Gomorrah typified sin in its raw, carnal and abominable form.
Sin was widespread and so deep-rooted that the Lord could not find even 10 righteous men in the twin city.
If He found at least 10, Sodom and Gomorrah would have been saved from the blazing fire that turned the entire city into ashes; courtesy of God’s anger and fury.
Sodom and Gomorrah was quite forgotten since the days of Noah until a slum developed in the Odododiodio constituency of the Greater Accra Region of the Republic of Ghana. It was not named Sodom and Gomorrah out of whim. Some say it is the cradle of sin, another birthplace of the seeds of transgression.
Others beg to differ
Whatever it is, in modern-day Sodom, both the good and the bad co-exist. There are good, righteous, hardworking fellows earning a decent living but have to pass each night in Sodom because foxes have holes and birds have nests but the son of man has nowhere to lay his head.
In Sodom and Gomorrah today, you’d find civil servants, reverend ministers, businessmen, aspiring politicians, technocrats, polytechnic students and managing directors. You’ll also find robbers, prostitutes, graded pimps, sodomists, small-time pickpockets, magicians, boxers and kpalogo dancers. So you’ll find both good and bad people.
History has always repeated itself. The current Sodom and Gomorrah was burnt down recently but not completely. Certainly, more than 10 righteous folks were found there. So some areas were spared.
The problem now is that, there are plans to resettle residents of the infamous twin city, and one of the reasons is that, the place is so filthy and disease-ridden so much that the continued human existence is deemed not in the interest of anybody.
A new settlement is what the government sees as ideal for these people, more so when the name Sodom and Gomorrah is nothing complimentary as a name.
The residents, however, say that they love the place. Their hearts and souls are enshrined in Sodom and Gomorrah, so they won’t move, bulldozer or not.
The situation recalls the one similar to the people of Tema Mahean who lived at the site where Meridian Hotel is located. To get the site for the hotel, the Nkrumah government had to resettle the indigenes who were rather unwilling.
A bulldozer was brought in to do the job, and the people still feel bitter about it. Their collective soul was uprooted and of course, they left a curse, as some people say. The Meridian Hotel and its present state, similar to a bomb-ridden edifice, may be a living testimony of the bitterness of the people.
But the difference between the Tema and Sodom variants – the Tema case was that of an ancestral home with its shrine and roots. Sodom and Gomorrah is a slum that has developed over the years, and you’d find people of various nationalities there. They include Burkinabes, Nigeriens, Ivorians. Some are perchers; others appear and disappear as and when they deem fit.
“It would be a mistake for this government to send us away after we’ve voted for Kufuor for positive change”, one resident has said. “We cannot be sent away like animals.
They must give us time to decide. We support the government, so the government must not go against our wishes and make us miserable”.
Another resident I had a chat with said the government should think about places like Ashaiman (pronounced by many ‘Ashiaman’), because the sins of Sodom and Gomorrah are nothing to be compared to the abominations of Ashaiman.
“I’ve stayed at Ashaiman before and I know the difference. In Ashiaman you can find every type of criminal. Sodom and Gomorrah is not a crime haven, as others think. It is a residential area for the poor. And if poverty can be said to be a crime, then we are criminals. Otherwise, we are like anybody else,” he said.
The mention of Ashaiman was intriguing. Ashaiman, also called Hanoi, may be one of the infamous crime cities in West Africa, sharing the infamy with places like Brooklyn, Harlem and Manhattan in the United States.
But those who live in Ashaiman have very favourable comments about the place. They admit that criminals live there. But the good thing about it is that they don’t commit their crimes in Ashaiman. They go out to sin and come back to roost quietly. After all the township is full of poor people you cannot steal from, they contend.
Yeah, Sodom and Gomorrah is once again about to be obliterated from the surface of the earth. Personally, I do not like the name, and it bothers me. At any rate, I believe that if the people are going to be resettled, it should be done benevolently and what should precede it is education.
They must be told why it is necessary to resettle them. And in resettling them, they should be comfortable – electricity, water, playground for the kids and recreational centres, etc. They must leave smiling, not grumbling and leaving curses behind.
This article was first published on Saturday May5, 2001
Features
A focus on Asanteman Finland

Today, I continue my narration of personalities or institutions and their accomplishments as members of the Ghanaian Diaspora in Finland with a focus on the Asanteman Finland association.
The Asanteman association in Finland has chalked significant accomplishments and successes which must be made known to the public.
Formation
Before the current Asanteman Finland association was formed a few years ago, there existed the Asanteman Kuo Finland, which was established in early 2004 and registered at the Patent Registry in Helsinki in 2006.

The idea to form such an association came about following the desire of some Ghanaians from the Asante ethnic group to come together with the aim of supporting each other, and to ensure unity among its members and with others in the Finnish society.
Their first meeting was in the home of Mr Kwabena Nyamaa (nicknamed Blower), who later was appointed as the Abusuapanin (head of family) of the group. Unfortunately, this first group collapsed, but a new association was formed.
Structure and hierarchy
The Asanteman Finland has a unique structure of organisation. It operates the usual structure for organisations but also adopts the traditional Asante/Akan style of hierarchical structure in the same ways as how an Asante/Akan community or society is usually organised in Ghana.
Thus, the Asanteman Finland has a president, secretary, organising secretary, etc., who are each elected and run the day to day affairs of the association as the executive group.
This runs alongside the traditional leadership structure of the Chief, Queen-mother, Kurontihene, Abusuapanin, etc., details of which I will focus in my subsequent descriptions of the leadership structure of the Asanteman association (in terms of both the traditional hierarchy and the more formal, executive body style).
Projects and achievements
The Asanteman association has a number of projects they have engaged in to support people and other groups or institutions. In 2007, the old association donated digital blood pressure monitors to some hospitals in Ghana.
In 2011, the group supported the Akomadan Hospital by renovating part of the hospital’s building with roofing sheets. Also, in 2014 the association supported the Jachie Training Center for physically-challenged people, renovating their facilities. Members also donated hospital equipment to Assin Fosu, Mampongten, Agona Asamang, etc., as well as financial support to a hole-in-heart patient.
The new Asanteman association has also made considerable contributions. In 2021/2022, during the COVID-19 period, the group sent support to Ghana. Again, the association is cooperating with the larger group, Asanteman Europe, and the members are in the process of contributing towards the rehabilitation of the Okomfo Anokye Teaching Hospital in Kumasi, Ghana.
Role in the Ghanaian community in Finland
The Asanteman plays a prominent role in the Ghanaian community in Finland. The association was the first to be formed after the Ghana Union Finland. It is thus a pioneer in that sense of an association representing a Ghanaian ethnic group.
The association helps or gives support to its members who are bereaved as a way to commiserate with them and to help them organise the funeral. They arrange counselling and educative sessions to the youth such as to teach them the adowa dance and other traditional values.
It also engages in conflict resolution in other to maintain unity and peace in the group. The group also mobilises their members for various activities that help in integration efforts. For example, the leaders mobilise the other members, including the women in activities such as cooking together, sharing information and learning things from each other.
The Asanteman also collaborates with the Ghana Union Finland, an association for Ghanaian migrants in Finland whose aims include bringing together all Ghanaian migrants resident in Finland and promoting cultural activities in Finland for better intercultural and multicultural understanding.
Displaying a rich culture
When it comes to displaying part of a Ghanaian culture, the Asanteman is unmatchable, so to speak. Other groups representing the Brong Ahafo, Gadangbe, Mfantseman, Eastern Region, and Nzema all endeavour to portray the culture and values of their ethnic origins, but it can be said that the Asanteman remain the pioneer and tops in showcasing their rich culture of the Asante heritage.

They take a prominent position in enacting a “royal entry” at events organised by the Ghana Union Finland and other groups, where they display colourful kente attire adorned with ornaments, amidst traditional drumming and adowa dance.
Collaborations with other African groups in Finland, alliances abroad
The Asanteman collaborates with groups such as the Igbo association in Finland and other African nationalities at their events, where Asanteman Finland showcases the Asante/Ghanaian culture.
They are a prominent member of the Asanteman Europe, an umbrella association that seeks to bring together all Asanteman associations abroad. Asanteman Finland also collaborates with individual such associations in other European countries. Thank you!
GHANA MATTERS column appears fortnightly. Written in simple, layman’s terms, it concentrates on matters about Ghana and beyond. It focuses on everyday life issues relating to the social, cultural, economic, religious, political, health, sports, youth, gender, etc. It strives to remind us all that Ghana comes first. The column also takes a candid look at the meanings and repercussions of our actions, especially those things we take for granted or even ignore. There are key Ghanaian values we should uphold rather than disregard with impunity. We should not overlook the obvious. We need to search for the hidden or deeply embedded values and try to project them.
With Dr Perpetual Crentsil