After demolition, what next?
In recent weeks, state institutions and local authorities have carried out demolition exercises across the country.
Buildings erected in watercourses without planning permits or on state-owned land have been pulled down to enforce the law and protect the environment.
While these actions may be lawful and, in some cases, necessary, demolition alone does not solve the problem.
The bigger question remains: after demolition, what next?
Why do these demolitions keep happening?
The laws of development in Ghana require that every building must have a valid development permit before construction begins.
Yet, many of the demolished structures were not built overnight.
Some have stood for years, raising serious questions about enforcement.
Weak monitoring, delayed action by planning authorities, and poor coordination among State institutions often allow illegal developments to grow unchecked until demolition becomes the only option.
In addition, Ghana’s land ownership system is complex.
The Land Act, 2020 (Act 1036) provides that land may be owned by the State, family, stool or skins and individuals with prescribed rights of alienation.
Many citizens acquire land in good faith, only to later discover that the land belongs to the State or falls within a restricted zone.
Effects of demolition exercises
The consequences of demolition extend far beyond the physical removal of structures.
a. Economic loss: For many affected persons, buildings represent lifetime investments, retirement plans or business assets.
b. Social dislocation: Families are displaced, livelihoods disrupted and communities fractured.
c. Psychological impact: The trauma associated with the sudden loss of shelter and property is significant and often overlooked.
d. Environmental concerns: Poorly managed rubble, debris, and construction waste can pose significant environmental and public health risks. In addition, the unchecked accumulation of such waste degrades the architectural character and visual quality of urban environments.
Environmental protection vs property rights
The Constitution of Ghana, 1992, guarantees the right of a person to own property, but this right is not absolute.
It must be exercised in accordance with planning regulations and in a manner that does not harm the environment or public safety.
At the same time, the State also has a constitutional duty to protect the environment and ensure orderly development.
The challenge, therefore, is to balance environmental protection with citizens' property rights.
Demolition should be the last resort, not the first response.
Hidden problem: Demolition waste
One issue often overlooked is what happens after buildings are demolished.
Broken concrete, metals from reinforcement, wood, and debris are usually left behind after such a demolition exercise.
These components are now in an uncompacted state and can readily enter the environment.
If the process is not properly managed, demolition waste can again block watercourses, pose health and safety risks, and exacerbate environmental pollution.
Demolition exercises must include clear plans for waste removal, recycling and safe disposal.
How can we avoid these losses?
To prevent repeated demolitions and financial hardship, several steps are necessary:
a. Early enforcement:
Illegal development should be stopped at the earliest stages, not after completion, when occupation may have already occurred.
Authorities responsible for permit processing must ensure that such development applications are processed in accordance with the zoning laws of the areas in which the development is to occur. Architects and engineers must resist the temptation to offer professional services to such recalcitrant developers.
b. Better public education
Citizens must be informed about the laws governing the development process and the consequences of non-compliance. Professional bodies and associations such as the Architects Registration Council, the Engineering Council, the Architecture Alliance, the Ghana Institution of Engineers, the Ghana Institute of Architects, among others must support the local authorities in this regard.
c. Clear land information
Accurate information on land ownership and zoning should be available to developers and built-environment professionals.
Conclusion
Demolition may enforce the law, but it does not fix the system that allowed the problem to grow.
Without stronger planning controls, environmental safeguards, and respect for constitutional property rights, the cycle will continue.
The real solution lies not just in demolishing buildings, but in ensuring they are never built incorrectly in the first place.
After demolition, what next? That is the conversation the nation must now have.
The answer must go beyond the rubble.
The writer is an architect/co-founder, director, legal and policy.
The Architecture Alliance.
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