BUILDING LIVING OPPORTUNITIES IN KUMASI P30312, Practice of Theory: Tools and Methods. Document to be adapted and presented to the Buckminster Fuller Challenge 2015, along with CVs of all team members, detailed budget information, and proposed work plan complete with financial breakdown for each stage.
13086324 Anna Nicholls 13022652 Hidayah Razak 13083103 Julia Phillips 13089536 Stef Helm-Grovas May 9th 2014
CONTENTS CONTENTS 1. Executive Summary
LIST OF ACRONYMS 1
A. CONTEXT 2. Introduction to Kumasi
2
3. Context
3
B. METHODOLOGY 4. Project Description
5
5. Methodology
8
6. Logframe
12
7. Implementation Plan
14
C. PARTNERSHIPS STRATEGY 8. Organogram
16
9. Key Partners
17
D. MONITORING, LEARNING AND EVALUATION 10. M&E Strategy
21
11. Risk Assessment
22
12. Reviews and Feedback
23
13. Future Considerations
23
AlSWM AVRL
Buckminster Fuller Challenge
BFI
Buckminster Fuller Institute
BLOK
Building Living Opportunities in Kumasi
BRRI
Building and Road Research Institute
CMU CONIWAS
15. Bibliography
24
Appendix A. Housing Typology Analysis
26
Appendix B. Further Market Research
27
Concrete Masonry Unit Coalition of NGOs in Water and Sanitation
CSEB
Compressed Stabilised Earth Block
CSIR
Council for Scientific and Industrial Research
DFID
UK Department For International Development
GHC
Ghana cedi (Ghanaian unit of currency)
GNI
Gross National Income
GSCP GWCL
E. REFERENCES 24
Aqua Vitens Rand Limited
BFC
HFHI
14. Glossary
Africa Institute of Sanitation and Waste on Management
Ghana Standard Code of Practice Ghana Water Company Ltd Habitat for Humanity International
IWWA
Integrated Waste Management in Western Africa
KNUST
Kwame Nkrumah University of Science and Technology
KMA
Kumasi Metropolitan Assembly
M&E
Monitoring and Evaluation
MDAs
Ministries, Department and Agencies
Millennium Development Goal 7 MFI MMDA
Microfinance Institution Metropolitan, Municipal and District Assembly
NBR
National Building Regulations
NGO
Non-governmental Organisation
OPIC
Overseas Private Investment Corporation
PRA
Participatory Rapid Appraisal
PURC R&D WSUP
“Ensure environmental sustainability”
Public Utilities Regulatory Commission Research and Development Water and Sanitation for the Urban Poor
Millennium Development Goal 8 “Develop a global partnership for development”
1. EXECUTIVE SUMMARY Mission statement BLOK (Building Living Opportunities in Kumasi) is a social enterprise whose aim is to improve living conditions for the urban majority in Kumasi through affordable and durable housing solutions that address the severe housing shortage in the city. BLOK’s philosophy is based around striving towards Millennium Development Goals 7 and 8. Challenges addressed Kumasi has experienced a rapid growth in population over the last decade, and will continue to expand over the coming years. (Adinyira and Anokye, 2013). BLOK have identified two main challenges that must be addressed if living conditions are to improve in Kumasi: Chronic housing shortage There is a severe lack of affordable housing, especially for low to middle income households. (Addai Boamah, 2010). Problems associated with the housing shortage are overcrowding, a lack of privacy, a lack of adequate sanitation and a lack of access to fresh water. A key contributing factor to the cost of housing and rent prices is the cost of cement, which is widely used in urban construction. (Rust and Gavera, 2013). Natural resources cost less, and are also abundant in this warm-humid region of Ghana, yet they carry a social stigma as “materials of the poor”, despite their excellent climatic properties. This perception of natural materials is mainly based on their traditional rural aesthetics and examples of poorly built
and maintained properties that leak and are eroding. (Nka Foundation, 2014). Poor construction Although there are a number of highly technical professionals in Kumasi, the majority of houses are self-built. Examples of poorly made cement blocks are rife, as low ratios of cement to sand and a lack of understanding of the curing process leads to the manufacturing of weak blocks. (Oppong and Badu, 2012). Poor drainage systems also cause blocks to become water damaged and more quickly. Standards are not well enforced and the system is corruptable. Another key issue is the lack of waste collection in many areas of Kumasi. This waste ends up in rivers or drainage systems or is burned. (Studio Ghana, 2011). All of these are harmful to the environment and diminish the quality of living conditions. Project description BLOK sell compressed stabilised earth blocks (CSEBs) installed by BLOK trained and certified masons in a “package deal” with any other “plug-in” services the client may choose. The blocks can be used to extend an existing house or to build a completely new one. Through partnerships with other service providers (e.g. latrines, waste collection, water tanks, solar energy etc.) and microfinance organisations we are able to offer “packages” that cost less than the sum of their parts. Through partnering with us, these organisations receive exposure and advertising, allowing them to operate on economies of scale. 1
1. EXECUTIVE SUMMARY The profits made by BLOK are used to train and employ the artisans who produce and install the CSEBs, increasing knowledge and creating jobs locally. The training programme will be run through the local university, KNUST, alongside a research and development (R&D) unit researching low-cost, available alternatives to cement as a stabiliser in the blocks. BLOK will begin by offering services in Ejisu, a peri-urban area of Kumasi, and has the potential to scale up and expand into other areas of the city. As a part of BLOK’s advertising strategy a show-home will be built in conjunction with the Abetenim Arts Village and the Nka Foundation. This will not only showcase the benefits of BLOK products but will also be a chance for BLOK artisans to get on-the-job training. Visitors to the show-home will be a valuable source of feedback and their opinions on the home will be reflected in BLOK’s future plans and business strategies. Initial funding will be sought from the Buckminster Fuller Institute, who offer a grand prize of $100,000 for the development and implementation of a socially responsible design innovation and holistic strategy.
BLOK is not just a business attempting to meet the high demand for affordable rental housing stock in Kumasi, but a service that will improve living standards for those who use it. This cost-effective, high-quality solution is also a sustainable, environmentally friendly model that values cultural heritage and builds local capacity. The business will directly contribute to international development and environmental sustainability, at first on a small scale, but perhaps later on a larger one.
A. CONTEXT 2. INTRODUCTION TO KUMASI Urban sprawl of Kumasi
Location of Ashanti Region BURKINA FASO
GHANA
Key impacts
TOGO
CÔTE D’IVOIRE
1. G reater access to affordable housing, especially for low to middle income households. 2. A reduction in overcrowding in Ejisu, and any future areas the business may expand into.
BENIN
ASHANTI Kumasi
3. B etter quality construction leading to more durable buildings.
Accra Accra
4. A n acceptance of earth blocks as a highquality, low-cost material. 5. O verall improved living conditions, e.g. improved sanitation and water provision and a greater coverage of waste collection.
KUMASI FACTSHEET Location: Climate: Notable features: Population: Population growth rate: Population density: Religions: Languages: Main ethnic group: Industry: GDP: Unemployment rate: Roads: Average household size: Average number of households per house:
270 km northwest of Accra, Ghana’s capital Tropical, 21° to 34°C year-round Historically, the capital of the Ashanti kingdom; now the second largest city in Ghana and capital of the Ashanti region, the country’s most populous region 2,035,064 (Kumasi Metropolitan Assembly (KMA) Census 2010) 5.47% 5,419 persons per km2. (Compare with London, 5,285 persons per km2.) Christian 79%, Muslim 16%, no religion 4%, traditional African and other 1% English and Asante Twi Ashanti Kumasi has 50% of Ghana’s timber industry. Leading industries are timber processing, logging, food processing and soap making. The Ashanti region’s main exports are gold, timber and cocoa. 71% services, 24% industrial, 5% agriculture 16% 846 km (68% unpaved) 5.1
Kumasi
Accra Accra
Climatic zones in Ghana (Ashanti lies in the warm-humid tropical zone)
3.4
(Invest in Kumasi, 2011; Clean Team, 2012; Kumasi Metropolitan Assembly, 2006) 2
3. CONTEXT KEY CHALLENGES FACING KUMASI WASTE The Waste Management Department of the Kumasi Metropolitan Assembly (KMA) is overwhelmed by the rate of urbanisation combined with the proliferation of packaged fast food and drink. 30% of waste in Kumasi is not collected, instead it finds its way into rivers or drainage systems, or is burned. Certain contractors do provide house-to-house waste collection, however this is an expensive service for the households served. A communal collection system has also been put in place, where large metal skips are shared by a number of houses. The KMA reported in 2006 that this system was not satisfactory, as many people ignored the skips, especially children, who cannot reach to throw their rubbish in, and threw their litter on the ground. The poor state of some roads also means that skips are often not collected when full.
POPULATION GROWTH/ URBANISATION/ OVERCROWDING Kumasi accounts for a third of the population of the Ashanti region. As the commercial, industrial and cultural capital of South Ghana, Kumasi has a lot to offer its inhabitants, and is therefore experiencing rapid population growth. This explosive increase in urbanisation causes problems for infrastructure, housing, sanitation and health.
POOR CONSTRUCTION
FLOODING/ RAINSTORMS
CENTRALISATION
Substandard building materials and poor roof construction mean that buildings are often damaged in rainstorms, and a lack of trees means that the buildings feel the full force of the storms. The worst quality housing in Kumasi is characterised by cramped conditions, dampness, inadequate drainage and insufficient ventilation.
There are two seasons in Kumasi, rainy and dry. During the rainy season, which occurs twice a year, Kumasi is one of the regions in the world with the most rainfall in a short period. Between rainfalls however, drought usually sets in.
The city centre is where most commercial, industrial, civic and cultural activities take place, and thus is extremely congested and polluted. Kumasi boasts West Africa’s single largest traditional market (the Kumasi Central Market) and around 28 satellite markets.
Buildings are often constructed in flood-prone areas due to a lack of space. Flooding is a common problem in Kumasi which, combined with the city’s waste management problems, can lead to outbreaks of diseases such as cholera. The problem is exacerbated by waste ending up in drains and gutters.
Although Kumasi is a combination of many smaller centralities, each with the potential to become lively economic centres, most people commute to work in the city centre.
The city is expanding along the six arterial roads that make Kumasi a commercial and transport hub. However, many of the new suburbs have not yet been provided with services, and lack the provision of water, telephone facilities and electricity. The room occupancy rate is very high in Kumasi, with an average of just 2.1 rooms per household - 2.8 persons per room.
Earth architecture is giving way to more expensive materials such as cement, due to a common perception that mud buildings are only for the very poor. Poorly constructed earth buildings become eroded and damaged over time and perpetuate this stereotype, creating a stigma around the use of earth for construction. The shift towards cement blocks has been problematic, often leading to acoustically and thermally uncomfortable buildings.
SANITATION
DEFORESTATION
LOSS OF AGRICULTURAL LAND
HOUSING SHORTAGE
Public latrines are widely used in Ghana, and Kumasi is no exception. These are mostly pit latrines, generally franchised out to private sector operators. The cleanliness of these toilets and distance from users’ homes are however a concern. Only a small area in the centre of Kumasi has a functioning sewerage system.
Deforestation is a concern for all of Ghana. Agricultural expansion, use of wood and charcoal as fuel, population and development pressures, and mining all contribute to the country’s high rate of deforestation. Around 80% of residents of Kumasi use charcoal as their primary cooking and heating fuel, and this takes its toll on the surrounding forest.
The city peripheries are used for agriculture, as the soil is very rich and fertile. This land is under threat due to rapid urbanisation, and much arable land has been appropriated to increase housing stock. In turn, forest reserves, green belts and wetlands in the surrounding area are under threat from the displacement of this agricultural land.
The stock of state land has been exhausted, and private land acquisition has to be made through negotiation with caretaker chiefs. House prices have risen with urbanisation, with houses closest to roads having the highest value, as service provision does not precede housebuilding. Many houses in Kumasi are self-built, although unclear land
barriers can make it difficult. A reliance on imported, expensive building materials means that it is very difficult for low-income families to become homeowners. The housing shortage is a large problem for Kumasi, with around 70% of households in the city occupying single rooms.
(Sources: Addai Baomah, 2010; Clean Team, 2012; Invest in Kumasi, 2011; Kumasi Metropolitan Assembly, 2006; and Studio Ghana, 2011) 3
3. CONTEXT MAIN CHALLENGE TO BE ADDRESSED: HOUSING AFFORDABILITY In 2013 the price of the cheapest newly built house by a formal developer was around 2.5 times the GNI per capita in Ghana. (Rust and Gavera, 2013). Developers often focus on mortgageable housing, when the bulk of the market actually lies lower down the income pyramid. 51.8% of Ghanaians live on less than $60/month. (Ibid.). Rapid urbanisation has led to a boom in the cement industry in West Africa, yet despite a reduction in the price of a bag of cement it remains an expensive ingredient. Alternatives should be sought, especially by lower income households. The “family house” system, where a household lives rent free either in a living relative’s house or in one inherited in common, is a social safety net that prevents homelessness from being a real problem in Ghanaian cities. (UNHABITAT, 2011). However, the system does contribute to overcrowding and loss of income, as homeowners are obliged to take in their relatives and may have to evict rent-paying tenants in order to do so. The opportunity to build an extra room onto the house in these circumstances would help to solve this problem.
Unaffordable housing is a barrier to easing the overcrowding problems in rapidly urbanising areas, and therefore is a contributing factor in the growth of informal settlements. There is a desperate need and tremendous market opportunity for innovative, affordable housing solutions to reduce the pressure that Kumasi and so many other cities face. It is imperative that the challenge of housing affordability be met soon, as Africa-wide rapidly growing property markets develop and high income households gain the ability to expand their wealth beyond the limitations of their income. If low income households are excluded from the market then the inequality gap between rich and poor will grow. The social effects of such a wealth gap have had unpleasant consequences in other countries, sparking protests and widespread discontent. Through a combination of low-cost building materials and strategic partnerships to provide a range of construction services, BLOK is looking to meet the demand for affordable, durable housing in Kumasi.
benefits of HOUSES BUILT WITH LOCALLY AVAILABLE MATERIALS (GHANA-WIDE SURVEY) Promotion of cultural heritage Abundance of material in the locality Provision of cool room temperature Affordability Less of an effect on the environment Fire resistant characteristics
GREDA Housing (UN-HABITAT, 2011, pp.105)
Income USD/month
>4,000
>1,440
5%
3,001-4,000
1,081-1,440
10%
2,001-3,000
721-1,080
1,001-2,000
361-720
501-1,000
181-360
101-500
37-180
51-100
19-36
0-50
0-18
Percentage of all households
50%
35%
Low strength
2
Frequent maintenance
3
Require a lot of labour
4
Wear or erode easily
5
Easily attacked by rodents or other pests
6
(Danso, 2013)
(Nka Foundation, 2014)
Aesthetics
33.6
Climate suitability
10.3
Modernity
8.8
Cost effectiveness
3.4
An investment
(adapted from UN-HABITAT, 2011, pp.56)
(Nka Foundation, 2014)
A survey of 1281 participants carried out by Oppong and Badu (2012) revealed that aesthetics are the main reason for choice of building materials in Kumasi and Tamale (a large city in the Northern region of Ghana). This would lead one to the conclusion that cement blocks and concrete are so popular because of their modern aesthetic. The advantage of BLOK CSEBs is that they look similar to concrete blocks, especially when rendered, yet use a fraction of the cement and are therefore substantially cheaper. Self-builders in Kumasi already make sandcrete blocks as a cheaper alternative to concrete ones. These blocks are often poorly built, leading to leaks and erosion. BLOK blocks will be installed by our trained artisans, or at least with their supervision, to avoid problems associated with poor quality construction.
WALL CONSTRUCTION MATERIALS IN ASHANTI (2000)
48.9
Cement block/ concrete
39.2
Mud
3.4
Wood
3.4
Sandcrete/ landcrete
2.6
Burnt brick
2.5
Other (e.g. metal, stone, bamboo)
(Oppong and Badu, 2012)
ROOFING MATERIALS IN ASHANTI (2000)
%
MANNER OF ACQUIRING COMPOUND HOUSE
Corrugated metal sheet
58.5
Built myself
7.9
Thatch/ palm leaf
20.8
Inherited
3.1
Cement/ concrete
9.4
Bought
2.4
Bamboo
7.5
1.9
Slate/ asbestos
Used to be my home and converted it to rental unit
2.3
Other (e.g. mud, wood)
3.8
Hired a contractor
82.4
can afford housing costing $7,200 or less
BUILDING MATERIALS
(Oppong and Badu, 2012)
%
can afford housing costing $26,000 or less
MAIN REASONS FOR BUILDING MATERIAL PREFERENCES AND ARCHITECTURAL PRACTICES IN TAMALE AND KUMASI
43.8
%
HOUSING AFFORDABILITY PYRAMID FOR GHANA
PROBLEMS ASSOCIATED WITH HOUSES BUILT WITH LOCALLY AVAILABLE MATERIALS (GHANAWIDE SURVEY)
1
%
“Investors, financiers and developers must understand that the market is ripe for innovation that will respond to the needs and capacities of the majority.” - Centre for Affordable Housing Finance in Africa, 2013
Income GHS/month
RANKING
(Oppong and Badu, 2012)
(From a sample of 53 landlords in Ayigya, a suburb of Kumasi. Nercua, 2009, pp.44) 4
B. METHODOLOGY 4. PROJECT DESCRIPTION maintenance. When mixed and compressed properly, these blocks are strong, durable, and fire and water resistant. Construction services
Kumasi has a chronic housing shortage, especially for low to middle income households. Invest In Kumasi (2011) estimates that around 1 million more housing units are needed to meet demand, and overcrowding is a severe problem. Many people live in rented accommodation. The “trading hub” nature of the city means that people are moving in and out all the time. Affordable rental housing would help to ease the pressure on the rest of the city and be a step towards addressing the issue of overcrowding. Most landlords in Kumasi are small-scale. A sample study in Ayigya, a suburb of Kumasi, found that an estimated 83% of landlords live in the same house as their tenants. (Nercua, 2009). 58.5% built the house themselves. (Ibid.) BLOK is a social enterprise that aims to provide an affordable construction service for landlords or homeowners who want to extend their houses or build new properties from scratch. When clients purchase CSEBs, BLOK will also provide trained artisans and facilities such as sanitation and waste disposal services as a “package deal”, at a cheaper price than purchasing these services separately. Small loans from partnering microfinance institutions will be available to clients, who can then pay in instalments. What do you get in a BLOK package? Construction materials Based on our cost-benefit analysis (see Market Research, pp.9), we will provide compressed earth blocks, stabilised with a small amount of cement, as affordable, durable construction materials. Laterite earth is an abundant, lowcost, low-carbon material in Ghana, but there are many examples of poor construction and
Profits that BLOK make will be used to train artisans through an apprenticeship scheme as part of a partnership with the local university, KNUST. The builders will gain accreditation through this scheme and BLOK will monitor their professional skills and ensure that they uphold high standards of construction (in compliance with national building regulations). These builders will manufacture and properly install the earth blocks for our clients’ houses or extensions. DESIGN SERVICES Upon request, BLOK will produce designs for new builds or extensions, with help from the architecture course at KNUST. Design services will include the sourcing of any additional fittings, such as doors or windows, and advice on roofing options. Drainage channels Our artisans will inspect any existing drainage channels and dig new ones where the drainage on site is not sufficient. This is a key part of construction, as not only does it reduce the risk of disease, it is also important for maintaining the integrity of the earth blocks and ensuring they do not wear out so quickly. Toilets Our partners, Clean Team Toilets, will provide and install in-home toilets. A toilet from Clean Team contains bio-digester chemicals and a removable waste container. When the container is full, Clean Team will take it away and use the waste to generate electricity or create fertiliser, so local businesses can profit from it. The service is safe, hygienic and convenient. Waste collection BLOK partners Zoomlion will ensure that solid waste is collected on a regular basis from households who buy this plug-in. This will improve sanitation and reduce the risk of disease, as well as reducing pollution and environmental hazards.
Elevated water tank and fresh water provision
IMPROVING LIVING CONDTIONS
USING RESOURCES
VALUING CULTURE
The Coalition of NGOs in Water and Sanitation (CONIWAS) will provide BLOK with their expertise and advice on partnering with organisations that install water tanks (and drill boreholes if this becomes necessary). An elevated water tank ensures that potable water does not become contaminated by floodwaters during the rainy season. Solar panels Our partners, DENG Ghana, will install solar panels for households that purchase this plugin, providing reliable and cost-effective energy. Maintenance Our trained artisans also offer a maintenance service and repair or replace any worn or damaged materials. We will also provide free home inspections every 3 years in order to monitor customer satisfaction, and use this feedback as part of our Monitoring and Evaluation strategy (pps. 21-23). After three years of trading we aim to enter a scaling-up phase of business, so this is a time when this feedback would be most valuable.
PERFECT FOR YOUR HOME EXTENSION OR NEW BUILD!
Microfinance BLOK are partnering with Habitat for Humanity and Triple Jump’s MicroBuild Fund to ensure that small loans and credit are accessible to our clients, so that they can manage their payment for our services to suit their individual needs. Show-home and advertising campaign BLOK will build a show-home in conjunction with the Abetenim Arts Village to showcase the benefits of all the services we and our partners offer. This will be in parallel with an advertising campaign on social media, local radio, and posters and flyers, promoting our business and desirable “package deals”.
GREAT FOR START-UP BUSINESSES!
The show-home will also provide a valuable source of feedback. BLOK will use visitors comments and criticisms of the show-home to predict demand for certain services and critically review our business and marketing strategies. 5
4. 4. PROJECT PROJECT DESCRIPTION DESCRIPTION
PACKAGE OPTIONS • • •
Trained mason Ongoing quality assurance Maintenance guarantee
• • •
Trained mason Ongoing quality assurance Maintenance guarantee
• • •
Trained mason Ongoing quality assurance Maintenance guarantee
The diagram on the left demonstrates the different package options that BLOK will initially offer. Clients can choose the options that they would like at a given time - there are numerous different combinations. Within the existing Ghanaian informal sector, this system complements the way in which people already tend to build their homes in an incremental process as they acquire the means to afford more services (See Appendix B). The sample package below displays one combination of BLOK services that may be chosen. The breakdown on what is included in this sample package is highlighted on the left.
•
Solar Energy Information
• •
Basic design information Site supervision
•
30% Energy Provision from • Renewable Solar Sources
• •
Collaborative project design Site supervision
• •
100% Energy Provision from Renewable Solar Sources
Complete project design Site supervision SAMPLE PACKAGE
•
•
Distribution network + connections
Waste collection services
•
Waste collection services
Blackwater management
• •
Facilities provision Facilities management
Elevated water tank
•
Potable Water Information
•
Domestic waste management • information
•
Sanitation + Hygiene information
•
• •
Drainage system design Implementation supervision
• Rainwater drainage installation
• Microfinance guidance + • Partial project financing information
• Complete drainage installation
• Full project financing
6
4. PROJECT DESCRIPTION Blok ethos Social enterprise dynamics: Profits are used for training, research and future expansion of the social enterprise At present, there is no shortage of materials or local artisans employed in the most frequently used and widely disseminated construction techniques (concrete and sandcrete). However, major contributing factors to the housing problems that have been identified are the inadequate application of alternative technologies and the insufficient use of natural resources to achieve more affordable housing solutions (Mustapha et al, 2013). BLOK is set up as a social enterprise. The UK Office of the Third Sector have described the term social enterprise as: ‘Businesses with primarily social objectives whose surpluses are principally reinvested for that purpose in the business or community, rather than being driven by the need to maximise profit for shareholders and owners.’ (Cathcart, 2009) This is appropriate for the project as BLOK will be working in a development rather than a humanitarian context. As a result of this, thorough, comprehensive feasibility studies can be carried out as part of the scheme, which will start in a chosen location (Ejisu, a peri-urban area of Kumasi) with identifiable beneficiaries. Social enterprises in a development context can provide benefits, such as potential increased interest of investment from donors. For example, Britain’s Department for International Development (DfID) invests in social enterprise schemes that are socially responsible and generate a certain degree of return (Doane, 2014). However we recognise certain risks associated with social enterprises in this setting including limitations in the market, the difficulty of attending to the needs of all stakeholders and the chance of less scope for experimentation due to business incentives (Ramalingam et al, 2009). The dynamics of the social enterprise will work in a cyclical process, as shown in the diagram opposite, through BLOK’s co-ordination of selling the plug-ins that we and our partners offer. This will incrementally lead to more affordable, durable housing opportunities in Kumasi. The revenue generated from BLOK
services will be used to pay staff, plug-in partners and artisans, as well as feeding into our awareness campaign (marketing, running open days at the show home, and social media) and any equipment or production costs. In turn these factors will go back into selling BLOK services, hence contributing to our overall goal as part of a ‘small change’ approach to development (Hamdi, 2004).
GOAL: IMPROVE LIVING CONDITIONS FOR THE URBAN MAJORITY IN KUMASI
In parallel to this, all surpluses will be put back into training local artisans (masons and labourers) in the use of CSEBs as well as research into developing BLOK technologies in partnership with KNUST. This will lead to improved quality of construction in the affordable housing sector. The end-users also get a high degree of choice and ownership, firstly in whether they would like to buy BLOK packages, and secondly in the combinations of services that they require.
ARTISANS SALARIES
BLOCK PRODUCTION COSTS
$ MORE AFFORDABLE HOUSING OPTIONS IN KUMASI
BLOK SERVICES SOLD
PLUG-IN PARTNERS
BLOK
K
BLO REVENUE
BREAKING EVEN
AWARENESS CAMPAIGN
SURPLUSES
TRAINING AND RESEARCH
BETTER QUALITY CONSTRUCTION
OFFICE COSTS
BLOK STAFF SALARIES 7
5. METHODOLOGY FUNDING This document will be presented for the consideration of the Buckminster Fuller Challenge 2015. The Challenge will award $100,000 for the development and implementation of a socially responsible design innovation. BLOK is a great candidate for the award as it is an integrated strategy that deals effectively with key social, environmental and economic factors, not just a stand-alone innovation. BLOK meets the Buckminster Fuller Challenge criteria as such: Visionary BLOK is a synthesis of existing ideas and services into a new strategy to address the critical need for affordable housing in Kumasi. comprehensive The business strategy is fully integrated and holistic. It addresses multiple problems and is self-sustaining (the profits from CSEB sales go towards training more masons and expanding the business). ANTICIPATORY The trend of urbanisation in Ghana shows no sign of slowing. BLOK wants to position itself to take advantage of a growing market and serve as many people as possible. Now is an opportune time to slow the growing wealth gap between those who can afford decent housing and those who cannot.
The prize money will be used to set up an office and premises for block production in Kumasi, to buy block compressing equipment, and (to maximise buy-in and interest) to subsidise the training of the first group of artisans. Funding for the show-home will come from the Nka Foundation, from their Mud House Design Competition. The show-home will have a budget of $6,000.
QuantITative MARKET RESEARCH AND JUSTIFICATION OF APPROACH Drawing on the information and problems in the context section of this report, the following pages (9-11) outline our secondary market research. This information justifies the choice of approach that BLOK will be taking in terms of: Materials
MICROFINANCE AS A DELIVERY MECHANISM BLOK are using partnerships with microfinance institutions (MFIs) as a method of allowing lower income households to access our services. We prefer this mechanism to a system of mortgages as mortgages are usually used to purchase or build an entire house, whereas microfinance loans can be used for incremental building or simply home improvement. Mortgages also have much longer maturity periods, around double the length of many microfinance loans. Even moderate and high income households will often pay for their housing on a cashflow basis rather than take out a mortgage from a bank. BLOK will partner with institutions that specialise in offering financial help with housing for low to middle end clients.
Start-up Location
VERIFIABLE All of the outputs in the BLOK logframe are verifiable by means of empirical data. REPLICABLe The BLOK strategy is easy to expand and replicate in other areas of the world. Partnership agreements can also be replicated in other sectors, to expand the BLOK range of services.
The market research on the following page investigates the use of CSEBs in comparison to sandcrete and CMUs. For further market research, see appendix B. Atakpamé, wattle and daub, metal, bricks and wood are other key wall construction materials present in Ghana and together constitute 34.2% of those used in Kumasi (UN-Habitat, 2011). Atakpamé is Ghana’s traditional method of earth construction. It is cheap, durable and very efficient climatically but it is not possible to seek NBR approval in urban areas unless in special circumstances. Furthermore, it is thought that if atakpamé construction were to be used, ‘the building would be out of place when you compare it to the surrounding sandcrete buildings’ (UN-Habitat, 2011, p.144). CSEBs maintain the masonry aesthetic of sandcrete or CMUs. Our research shows that laterite CSEBs are more affordable, sustainable and durable in comparison to sandcrete - using a traditional construction material adapted to changing urban needs whilst maintaining an the important part of Kumasi’s cultural heritage. It can therefore be seen from our research that CSEBs are a viable and opportunistic material to be developed by BLOK in terms of: • • • • • • •
ECOLOGICALLY RESPONSIBLE BLOK uses natural, locally available materials wherever possible, and only partners with other socially and ecologically responsible organisations. FEASIBLE Only existing technology and resources are required to implement the BLOK strategy. Our office will be run by the BLOK team as well as local staff.
BLOCK MATERIAL - WHY CSEBs?
Social Media Strategy
Affordability Aesthetics Strength and durability Climatic Suitability Environmental impact Changing perception of Ghanaian public Gap in the market
Despite this, there are still areas for further research and testing needed into the use of different stabilizing methods. It has been proven that methods such as the use of a lime-based stabilisation for CSEBs could be efficient. On top of this, there is no lack of local artisans in Kumasi. However, these masons and labourers are usually trained in the most dominant building technologies. A rise in popularity has been seen in the use of landcrete (cement stabilised earth blocks), however it still ‘does not seem to have found the acceptability it deserves’ (Opong and Badu, 2012, p. 112). This may be because the knowledge of landcrete and alternative methods of CSEBs are not widely disseminated to either the public or local artisans and hence the mainstream building industry in Ghana particularly in Kumasi.
The need for further research and dissemination of knowledge will be seen as an opportunity by BLOK and it is part of our social enterprise ethos to put profits back into training and research in order to achieve our socio-economic goals providing more affordable and durable housing in Kumasi. Other architectural features Development of show home Architectural features such as the compound house (analysed in Appendix A) will inform the design of the show home. As well as developing an architectural form, BLOK will provide an example of how our services can be combined with efficient fixture and fitting methods and materials in Kumasi. This will include investigating renders (earth renders, lime-earth renders, painting), roofing, louvres and doors. We will then gather opinions on this from local visitors, which will be fed back into the advice that we provide on these elements as well as our future considerations. RESEARCH METHODOLOGY The information in this report has been compiled through a desk study of publicly available resources and an interview with a key informant in Kumasi. The accuracy of this secondary information will be triangulated with first-hand information gathered in a pilot study carried out in Kumasi as part of BLOK’s settingup phase. This will be a collection of both quantitative information (such as the prices of materials) and qualitative studies (such as personal material and aesthetic preferences). The pilot study will be a combination of surveys and Participatory Rapid Appraisal (PRA) techniques, such as key informant interviews, social mapping and matrix scoring. EVIDENCE OF SUCCESS Improved living measured through: •
• • •
conditions
can
be
Statistical surveys on overcrowding, number of houses with toilets, number of houses with waste collection, rates of diseases etc. Customer satisfaction surveys Technical data e.g. indoor temperature and light levels Analysis of rent price as a percentage of income. 8
*Data in the market research fact sheets has been triangulated from various different sources.
5. METHODOLOGY
**There are sampling issues in bringing all the data together into city-wide means. The reader must decide how valid these may be in line with the other measures used in this argument (UN Habitat field survey, 2010) ***The minimum 28 days strength should not be lower than 2N/mm2 (NBRRI, 2006)
Market research*- sandcrete Description:
Cement content: Availability:
Market research*- laterite csebs Description: CSEBs in Ghana consist of local laterite earth, a stabiliser and water, making them more environmentally efficient than other block construction products on the market. Usually a very small portion of cement is used to stabilise the mixture of laterite and water for very durable block (known as landcrete). Cement content: 5 to 10% for landcrete blocks. This mixture is based on proportions for TEK blocks produced by KNUST in the 1970s. (UN-HABITAT, 2011) (Raheem et al, 2012) Availability: 70% of Ghana’s land surface is covered by laterite earth. (Manu et al, 2009) (UN-HABITAT, 2011) Usage** in Kumasi: 3.8% as a wall material (UN-Habitat field survey, 2010) (UN-Habitat, 2011) Ghanaian public perception: In comparison to traditional earth construction (which is no longer socially acceptable in urban areas) laterite blocks as a walling material are starting to gain popularity in urban centres, due to their aesthetics. There is a gap in the market in Kumasi however. In regards to types of wall materials used in construction, the percentage of landcrete used in Kumasi is sizeably lower than in Accra, Sekondi-Takoradi and Tamale, which is 24.8%, 23.6% and 37.1% respectively (UN-Habitat field survey, 2010**). This may be due to the fact that ‘not much information has been disseminated to the public on these uses of laterite’. (UN-Habitat, 2011, p.144 ) Cost of raw material: 150-180 GHC per 10m2 (UN-Habitat, 2011, p. 151) Cost of block: 0.80 GHC per 200mm landcrete block (UN-Habitat, 2011, p.151) (Raheem et al, 2012) Cost of mason: 17 GHC per day (UN-Habitat, 2011, p. 143) Cost of labourer: 13 GHC per day (UN-Habitat, 2011, p. 143) Compressive Strength***: 5 N/mm2 has been achieved for 28 day compressive strength (UN-Habitat, 2011) (Raheem, Momoh and Soyingbe, 2012) GSCP/ NBR compliancy: Compliant in the construction of buildings as long as they are not liable to rapid deterioration or are unsuitable. (UN-Habitat, 2011, p.148) Opportunities for areas of Pozzolana-Portland stabilisation (UN-Habitat, 2011) further research: - Tests have shown that use of pozzolana (sourced from clay deposits in Ghana) to replace 40% of cement would improve chemical properties, import and energy costs. Despite its evident success, it has not yet become part of general use. Lime stabilisation (UN-Habitat, 2011) - An effective 6-7% lime mix has been produced by CSIR-BRRI.
Usage** in Kumasi: Ghanaian public perception: Cost of raw material: Cost of block: Cost of mason: Cost of labourer: Compressive Strength***: GSCP/ NBR compliancy:
Sandcrete blocks consist of a mixture of sand, water and a low proportion of cement. Often in Ghana, the sand is contaminated due to unthorough mixing processes and curing practices are also inadequate. Despite this the blocks are relatively adequate for low-strength use but are usually inefficient for any construction over one storey. (UN-HABITAT, 2011) 10-14% (UN-HABITAT, 2011) (Raheem et al, 2012) Blocks are sourced from major block manufacturing companies, such as Bess Block, small-scale producers or moulded on site with hired labour. The factories use river sand, mined from the lakes in Akuse and Anyidome in the Volta Region, adding in transportation costs. 62% as a wall material (Sandcrete/ CMU) (UN-Habitat field survey, 2010) (UN-Habitat, 2011) General trend towards using cement products. 140-200 GHC per 10m2 of sand + transport costs (UN-Habitat, 2011, p. 151) 1.20 GHC per 200m block + transport costs (UN-Habitat, 2011, p.151) (Raheem et al, 2012) 20 GHC per day (UN-Habitat, 2011, p. 143) 15 GHC per day (UN-Habitat, 2011, p. 143) 3-4 N/mm2 for 28 day compressive strength (UN-Habitat, 2011) (Raheem et al, 2012) Compliant in the construction of buildings as long as they are not liable to rapid deterioration or are unsuitable. (UN-Habitat, 2011, p.148)
Market research* - CMU Description:
Cement content: Availability: Usage** in Kumasi: Ghanaian public perception: Cost of raw material: Cost of block: Cost of mason: Cost of labourer: Compressive Strength***: GSCP/ NBR compliancy:
CMU (Concrete Masonry Unit) blocks consist of cast concrete (cement and an aggregate such as, gravel or industrial building waste) and water. Varies. In Ghana, the cement is made from imported clinker (processed lumps of limestone and alumino-silicate). The main brands available are GHACEM, Dangote, Diamond. 62% as a wall material (Sandcrete/ CMU) (UN-Habitat field survey, 2010) (UN-Habitat, 2011) General trend towards using cement products. 26 GHC per 50kg normal application cement in Kumasi + transport costs (UN-Habitat, 2011, p. 150) (GHACEM, 2014) 1.20 GHC per 225mm block (Cement mixed with quarry dust and sand from gravel pit) + transport costs (UN-Habitat, 2011) 20 GHC per day (UN-Habitat, 2011, p. 143) 15 GHC per day (UN-Habitat, 2011, p. 143) 7-34 N/mm2 depending on factors such as type of concrete used, stacking pattern and type of mortar used. (PCA, n.d.) (UN-Habitat, 2011) (Raheem et al, 2012) Compliant in the construction of buildings as long as they are not liable to rapid deterioration or are unsuitable. (UN-Habitat, 2011, p.148) 9
5. METHODOLOGY EJISU (PILOT PROJECT LOCATION) AND THE PERI-URBAN STRUCTURE
How the project addresses the Peri-urban structure of Kumasi:
EJISU KUMASI
EJISU
Kumasi is surrounded by many nuclei districts, many of which play an important role in creating markets, yet remains nonreliant on other towns in terms of growth and sustainability. Ejisu can be said to have a periurban structure, as it is an enlosed district, and its network with other proximate districts relies on the main highway, the Accra Road. Although Ejisu started as strong nucleus and with characteristics of an autonomous entity, it also has a potential to grow and touch the surrounding districts. A complete definition, often used by researchers identifies the periurban area as the places ‘where pressure and land is rising but agriculture is still the main source of income’ (Ubink, 2008). A hybridity of urban and traditional happens in these nuclei for example; legal pluralism, the overlap of the ‘traditional’ civil society with modern institutions. This allows an opportunity for a new architectural intervention, where the use of the Western view of an Urban Vernacular is not yet irreversible. Furthermore, most other characteristics for the peri-urban condition are also very common throughout the whole urban area of Kumasi: - the mix of modern houses and low tech indigenous housing (villas next to compound houses) - the occupation of plots by building little structures to prevent them being taken - housing development ahead of urban planning and in the absence of roads - water provision and other services, such as waste removal (this is not surprising as the chiefs, and not the government, are assigning plots). Most of the inhabitants combine urban sources of income with rural ones. They also combine official urban services with services that are provided by ‘traditional’ institutions (Bayens, 2012).
We have chosen the peri-urban town of Ejisu as our site as it fits into the criteria of housing a variety of social groups of poor and wealthy, working in the city or in local enterprises. The demand for housing by people who are not indigenous to Ejisu is currently rising (UN-HABITAT, 2011), as well as the demand for commercial spaces. The town is well connected to Kumasi (15km away) by the Accra Road, and is in proximity with the Abetenim Village and the Kwame Nkrumah University of Science and Technology in Kumasi. Albetenim is a good precedent of Earth construction, having 98% of dwellings in that area built of the material (Nka Foundation, 2014). The Kwame Nkrumah University, an academic partner of the project, is experienced in local knowledge and has many strategies on implementation of innovative architectural methodologies well suited to the Ghanian lifestyle and social construct. Many of the people living in Ejisu are still engaged in farming, palm oil production, wood manufacturing, and charcoal making which has contributed to the large market place - where locals can get access to ‘things from the city’. The presence of governance and structure of chiefs are in Ejisu very strong, respected on the basis of good administration and infrastructure such as schools, public facilities, market buildings, football squares and others funded by the stool (Bayens, 2012). • The large market will see a comingin and going-out of people from the centre of town to enable a response of the project in urban Kumasi and its varied peripheries.
• An opportunity for architectural pluralism; a reintroduction of a traditional material to contribute to the hybrid nature of towns out of Kumasi that still retains some of the older traditions
• The urban condition of the nuclei replicates that of Kumasi but with independent growth and markets. This means that our intervention has enough similar traits to be able to be applied in the centre of Kumasi and other districts
ACCRA ROAD | AERIAL VIEW OF EJISU
Reasons for choice:
KUMASI
BUSINESSES SMALL AND MEDIUM ACCRA
• Located along the Accra Road which is a main radial that connects sites of importance to the project for information and physical resources.
• As part of a larger strategy to influence the use of earth housing towards the centre of Kumasi. Yet not to impose the idea in an alien context, as nearby Abetenim is using the material typology. USE OF NEGATIVE SPACE FOR PARKING AND TRADE PURPOSES
• Different social statuses; poor, middle-income and wealthy will generate wider audience
• Increase of demand of housing in the area as an opportunity of suggestive architecture CENTRAL SQUARE OF EJISU OPPOSITE THE QUEEN MOTHER’S HOUSE
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SHORT TERM OBJECTIVES
SOCIAL MEDIA PLAN 5. METHODOLOGY BLOK will heavily use a variety of social media platforms in order to achieve the following goals: • Maximum increase of inbound leads at minimum cost
Increase recognition of BLOK BLOG
• Establish brand and reputation as leaders and innovators in field •
Expand visibility of BLOK
•
Engage and excite stakeholders
Facebook presence
• Understand, identify and engage potential buyers • Monitor and improve customer service and satisfaction • Increase program effectiveness
Increase engagement in BLOK activities
SOCIAL NETWORKS
The main vessels BLOK plans to use for this are Blogs (wordpress, blogger) Social Networks (facebook, LinkedIn), “Microblogs” (Twitter), Video/Photo Sharing (Flickr, Youtube, Instagram)
LinkedIn presence
Pinterest presence
and Podcasts.
Build BLOK visibility and reputation MICRO BLOGGING
ONLINE VIDEO/ PHOTO SHARING
Interact with stakeholders
Increase daily awareness of BLOK services and products
Increase core BLOK site traffic
PODCASTS
Awareness of BLOK services and dissemination of Earth Construction Practices information
KEY ACTIONS
-
Set-up and branding of blog site(s) X number of posts per week RSS button Social Share buttons
KEY METRICS
-
Number of posts Number of social shares Audience growth rate Subscribers - Inbound links/tags
- Encourage comments - Public forum pages - Social share buttons - Participate on relevant message boards, forums and Q&A platforms
- Number of comments - Number of social shares - Public forum thread numbers and post rate
-
Set-up and branding of page Share relevant links, content, videos, etc X number of posts per week X number of original content posts per week Promotion of events through events tab
- Facebook likes - Facebook posts - Content share rate
-
Set-up and branding of profile page Create BLOK specific LinkedIn group Identify others to follow and groups to join Encourage employee participation Monitor and engage in Q&A
-
LinkedIn followers LinkedIn company group members LinkedIn Discussions Referrals
- Create boards that align with company culture - Create boards that leverage BLOK content - Follow other likeminded businesses, customers, partners and individuals
- Pinterest Pins - Pinterest Follows
- Set up and branding of Twitter account - Promote content through twitter - Share, retweet and hashtag promotion
- Followers - Retweets - Reply reach
- Mentions - Retweet reach - Number of posts
-
- Retweets - Retweet reach
- Reply reach
Create lists Listen to relevant conversations Share/retweet competitions Communicate and listen to customer support issues directly
- Encourage employees to share relevant photographs from marketing/events/etc - Take pictures of product, projects and events - Create video series for youtube (tutorials, how-tos, troubleshooting etc)
-
- Upload and tag photographs to photo sharing sites (Flickr, facebook, Google+, etc) with links back to core site - Upload videos on social video sites and link back to core site
- Referrals from youtube - Referrals from photo sharing sites
- X number of podcasts per week - Repurpose webinar content from partners - Promote podcast content through directories and iTunes - Record relevant conferences for use as podcasts
Youtube page ranking Youtube channel subscribers Youtube video viewcount Flickr photo view count Social media video/photo tags
- Number of podcast subscribers - Number of podcast views - Podcast directory referrals
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6. LOGFRAME OBJECTIVELY VERIFIABLE INDICATORS (OVIS)
PROJECT DESCRIPTION
MEANS OF VERIFICATION (MOVS)
IMPORTANT ASSUMPTIONS
• X number of local business partners • BLOK technologies developed and tested (technically and qualitatively) • Increase in local construction skills and knowledge • Financial targets met • X% of Ashanti population aware of and using BLOK services
• Assessment reports • Accurate accounts/ bookkeeping • Baseline technical and qualitative indicators • Mapping • Monthly progress reports • Long-term monitoring
• Higher service will be provided by increase in partnerships • Any stigma surrounding earth construction does not effect project progress/ can be overcome • Sufficient funding secured from BFC • Interest in target groups to participate • BLOK services will be sold • Community acceptance at a small scale will also be cohesive at a large scale
• X number of local plug-in partners established • X number of ‘plug-in’ sales
• Partnership agreements signed • Company database
• Partners willing to participate • Resistance from existing business networks • Choosing plug-ins will increase local ownership of project • Stable economy/ any economic changes do not effect project progress
• • • •
• • • •
• Availability of premises • Sourcing of equipment and materials • Demand and interest for blocks
OVERALL GOAL IMPROVE LIVING CONDITIONS FOR THE URBAN MAJORITY IN KUMASI
BLOK PURPOSE
To provide affordable and durable housing solutions that are climatically appropriate whilst meeting cultural perceptions of a ‘desired home’ by establishing a social enterprise (BLOK) in peri-urban Kumasi
1. Strategic partnerships with local ‘plugin’ NGOs and businesses established
OUTPUTS
Premises secured in Kumasi X number of earth blocks sold BLOK packages pass technical tests X% local customers satisfied with BLOK services
Rental agreement signed Number of invoices paid Technical tests/ reports ‘Likeability’ questionnaires
2. Earth block production and partnership management unit set-up
3. Local skills, knowledge and capacities improved by research and training schemes in partnership with KNUST
• X number of local artisans in informal sector trained and employed by BLOK • X number of KNUST built environment students involved in the pedagogical aspects of the project
• Certificates awarded and contracts signed • KNUST attendance records
• Productive participation of KNUST • Interest and availability of artisans • Active participation of built environment students • Enough profit is raised to undertake scheme
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6. LOGFRAME • Show home built • Show home passes technical tests • Majority of show home feedback positive
• Practical completion certificate • Technical tests/ reports • Ejisu community/ Partners/ Visitors ‘likeability’ questionnaires
• Land tenure • Show home would be accurate representation of services offered by partners • Constructing a show home will increase the visibility of project in Kumasi
• X% of the population aware of BLOK • X number of additional services offered • X number of neighbouring townships buying BLOK services
• Social media visibility • Company database • Mapping analysis
• Partners commitment maintained • Additional services will be relevant and in demand • Enough surplus is generated to scale up the social enterprise
1.1. To identify and engage key partners for each of the project plug-ins 1.2. To define services to be provided by each partner 1.3 To create agreements with partners 2.1. To develop blocks that will be produced and sold by BLOK 2.2. To set up an office and production plant to operate from 2.2. To implement design plug-in where necessary 2.3. To co-ordinate between all plug-in and training partners
• •
X number of plug-in partners identified X number of regular meetings held with plug-in partners • Bill of services for each plug-in partner • X number of plug-in partners committed
• • •
Attendance records from meetings Minutes from partnership meetings Signed partnership agreements services contracts
• •
• • • •
X number of plug-in partners identified X number of regular meetings held with plug-in partners Services brief for each plug-in partner X number of plug-in partners committed
• • • •
Engineers report (load testing etc.) Rental fees Company reports Staff salary pay-checks
• • •
Sufficient funding Availability of suitable office Competence of staff
3.1. To establish an accreditation scheme for local artisans in the informal sector 3.2. To set up training in block production 3.3. To introduce work placements, research initiatives and cultural exchanges for local built environment students
• • • •
X number of local artisans certified X% increase in artisan intake at KNUST X number of student work placements X number of student research initiatives
• • • •
Baseline records Attendance records Certification records Company database
• •
Availability of skilled teaching professionals Recruitment of artisans who have or want to obtain skills
4.1. To conduct feasibility studies 4.2. To develop design of show home in Ejisu township 4.3. To construct show home 4.4. To test show home 4.5. To train all the project partners during the construction of the show home to demonstrate the technologies proposed
• • • •
Initial research undertaken Site identified and verified Brief agreed Show home delivered in a suitable amount of time, not going over-budget Show home passes climatic comfort tests X% of visitors would desire to live there
• • • • • • •
Site visits, reports and photographs Cost plan (Bill of Quantities) Plan of Works Service engineer report Ejisu community feedback Partner’s feedback Visitor’s feedback/ questionnaires
• NBR codes and regulations will be met • Funding secured from NKA foundation • Validity of feedback
5.1. To expand partnerships (more plug-ins) 5.1.1. To review and develop services offered by BLOK 5.1.2. To undertake further market research 5.2. To expand geographically 5.2.1. Ongoing awareness Campaign to ‘create a buzz’ about BLOK by using social media, advertising and open days at the show home 5.2.2. Create strategy for expansion
•
X number of further plug-in partners identified and established Quality assurance and maintenance integrated into services Research database shared with KNUST X number of people signing up to social media sites. X number of show home visitors X distance away from Ejisu township that blocks and plug-ins are being sold
• •
Baseline partnership agreements Regular Inspections, spot checks, baseline standards ‘Lessons learnt’ reports Internet social media usage database Visit counts/ attendance records Project participant feedback. Quality control reports of constructions Mapping database kept
• •
4. Innovative show home constructed in Ejisu township with partners and local community
OUTPUTS
5. Social enterprise promoted, sustained and developed for scaling up
ACTIVITIES
• •
• • • • •
• • • • • •
and
Ethical participation from all partners Language and cultural barriers can be overcome • Partners will uphold agreements • Partners will not go out of business
• •
Capacity to sustain long-term monitoring The choice of partners for the project has been appropriate, effective and ensured good coverage High usage of social media in Ashanti region. Interest of wider population in technologies proposed
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7. IMPLEMENTATION PLAN IMPLEMENTATION PLAN
planning phase FORMING PROJECT OUTLINE - Generate full project plan and schedule - Secure funding - Identify partners, negotiate terms, initiate partnerships
implementation phase
setting-up phase PROGRAMMING
BLOK is projected to be able to sustain its operations, but may differ through the varied turnover outcomes. This will effect whether our implementation strategies will
- Set-up enterprise and
be scaling-up, down-sizing or maintain steady progress with a break-even income.
manufacturing plant - Coordinate plug-ins - Design & product development
ENTERPRISE
- Site visit to Ashanti region of - Feasibility studies
TRAINING
- Project staffing
- Working with local university
- Preliminary market research
KNUST
with gap analysis
- Set-up course at university i. Masonry ii. Block Production
oxford, uk
kumasi, ghana
1-YEAR CYCLE
- Offer fewer partnerships, down-sizing
Ghana
packages with less plug-ins
GEOGRAPHICAL - Scaling down to focus on Ejisu or fewer townships
EDUCATIONAL
9 months
- Change accredation system to holding regular workshops at KNUST
REVIEW PHASE
ENTERPRISE
ENTERPRISE
- Selling of products and services with
- Increasing partnerships
options of plug-ins
- Better and wider range of
- Building Process Management
provision of services
- Partnership Management - Quality Control Services - Advocacy campaign i. Update of social media sites ii. Raising awareness
HAND-OVER - Handover training of masons to University
- Apprenticeship & Hands-on Learning - Research & Innovation Modules at KNUST
- Accreditation is in place to enforce better
- Block Production
extracted from our shared database created during the setting-up phase.
building; cease of provision of services
- On-going training programmes
EJISU, KUMASI
method can be conducted with our clients and the Ejisu community.
Additionally, our social media campaign will be a measure of efficiency through ‘shares’, ‘likes’ and ‘tweets’. Mapping analysis provides better understanding of geographical growth and emphasize strategic placement of BLOK offices. All information gathered will be put together into an Annual Report to
- Expanding to other districts in the Ashanti Region and the Peri-urban
Vocational
well as the tracking growth of our operations and partnerships. This can be
Participatory Tools, such as PRA, will be used as a form of appraisal. This
GEOGRAPHICAL
Bomso, Fante New Town & Asafo
EDUCATIONAL
R & D
BLOK will perform Annual Monitoring and Evaluation of financial accounts as
OUTCOME: SCALE-UP
districs in Kumasi along Accra Road:
- Decreasing number of traning masons
4 months
turnover: break even
OUTCOME: DOWN SIZE
- Participatory Market Research
EDUCATIONAL - Larger intake for training programme of masons to University - Campaign for wider recognition of Accreditation Programme and Quality Assurance of Product in the region
KUMASI + PERI-URBAN DISTRICTS
ANNUAL REVIEW - Monitoring and Evaluation - Using Participatory Tools for appraisal
be shared with our staff, partners and prospective masons and students.
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7. IMPLEMENTATION IMPLEMENTATION PLAN PLAN 7. PLAN N IN G P H A SE
S E TTI NG -UP PH A S E
Location: Oxford, United Kingdom Date & Duration: April - July 2015 (4 months)
Location: Ejisu, Kumasi Date & Duration: August – December 2015 (5 months)
IMPLEMENTAT ION PHASE T U RNOV ER: BREAK EV EN Normal operations involve BLOK engaging with clients to sell our products/services with options of plug-ins offered by our counterparts from our office in Ejisu. We will be appointing clients with personnel to engage in ongoing Building Process Management which involves; QUALITY CONTROL CHECKS ON-SITE CONSTRUCTION SUPERVISION DESIGN-RELATED SERVICES [STRUCTURAL/AESTHETIC]
Forming Project Outline The project began with forming the project outline, identifying the different phases and aspects of service we will be providing in Ghana. Kumasi was chosen as it is suffers from chronic housing shortage, affordability and significant increase in urban migration. Through research of our chosen approach, methodology and building materials, we were able to select partners to contribute to a coherent of provision of housing. A site visit to Kumasi (specifically the district of Ejisu) in Ghana would provide us with first-hand information for the purpose of our feasibility studies and an opportunity to meet out major partners the Nka Foundation and the KNUST (Kwame Nkrumah University of Science and Technology). We would implement PRA with locals in Ejisu to get feedback on our preliminary business proposal and adjust accordingly. At this stage we would also consider project staffing, hiring local people and personnel from the university faculty of Architecture or Engineering as well as limited staff from the UK. A preliminary market research inclusive of a gap analysis will be carried out to be included in a full report to be submitted by the end of the Planning Phase. Finances would be secured through the application of grants from the Buckminster Fuller Institute, specifically through the 2014 Challenge that (bfi.org/challenge/about/ criteria) which demands our project to be part of an integrated strategy that deals effectively with key social, environmental and economic factors. In negotiating terms, a motivating benefit for the forming of partnerships is that we will include their services in the publicising of our enterprise through our website and other forms of advertisements.
I. Programming In terms of setting-up the operations of service provisions, programming will commence when we move into the office we secure in Ejisu starting August 2014. The office will accommodate our administrative functions, spaces for manufacture and storing of our main product (CSEBs) and related equipment. At this stage, our social media sites (Facebook, Tumblr and Twitter) would be set up for the effective dissemination of our philosophy and what our business is offering. The core of our project is the compressed earth blocks but the success of BLOK also depends on the cooperation of our partners to provide a holistic approach to better housing additional to delivery of basic needs. We will program a database for the sharing of accounts for improved coordination of partnerships providing the plug-ins. With the office space, we are now able to carry out design and product development on the blocks. This will include testing the block’s strength in tension or compression with comparisons made to sandcrete and other materials on the market. Alongside this analysis, participatory Market Research will be carried out to suit our product to the markets demands. II. Training In parallel to the business operations in Ejisu, BLOK will be working together with local university and partner, KNUST, to establish and conduct courses in Masonry, better quality construction and block production. University staff and students will be informed and inducted of the new course, with setting up of workshop options to gather interest for those interested in the field. Analysis of the existing curriculum is important to address the development of the pedagogical material of the BLOK-KNUST course on Earth Architecture.
As a part of our partnership management strategy the databases created between BLOK and our partners will be updated regularly, which will involve bookkeeping of available stock, logistics options and accounting. Geographically, BLOK will operate in Ejisu but will offer our services to major districts in Kumasi. Our advocacy campaign will regularly share and tweet updates of our current offers, services, partner updates and useful information on our social media websites. Our aim is to raise awareness of several issues mainly concerning: better quality construction informed decisions of housing materials affordable housing in Ghana stigma of traditional construction materials services provided by our partners to address basic needs of housing
EducATION KNUST has already been involved in partnerships with international universities, together creating a multi-disciplinary project in the city of Kumasi. This integral studio carried out research on urban housing and architectural development regarding the rapidly growing city of Kumasi. Our academic programme at KNUST is divided into two parts whereby one is technical-based and another is research-based. A vocational course will held at the faculty to engage students in apprenticeships and hands-on learning of earthen architecture. The ratio of materials put into compressed earth blocks will largely affect its strength, therefore it is essential masons are trained in areas of block production, assembly during construction and structural qualities of the material. There will be ongoing training of masons running at KNUST. The research-led course will have modules on research and innovative approaches to earthen architecture. This arm of the enterprise will also be testing out products to ensure they are at the appropriate quality for home construction and materialising ways to improve them.
OU T COME: D OW N- SIZE BLOK will perform down-sizing by offering fewer partnerships. Referring back to the packages provided by BLOK, the non-essential services and plug-ins will be decreased, such as full electrical supply from sustainable energies will be scaled-down to individual houses saving a portion of their expenditure on utilities. The core of our enterprise is the selling earthen blocks which can be done without buying the services of a building process manager. We will strive to always provide services for improved housing conditions to meet basic needs housing such as water supply, sewage management and drainage. The company will also scale-down geographically to focus on providing services in Ejisu or fewer townships. EducATION The intake at our university programme can be flexible to accommodate the changes in the scale of our business. To down-size operations, BLOK will decrease the number of training masons and offer fewer modules and workshops at KNUST. The programme can be modified to accommodate regular workshops at KNUST in place of the accreditation system. A smaller-scale academic programme at the KNUST would look like: -
Smaller intake of training programme Vocational modules on masonry and better quality construction Fortnightly workshops at KNUST
In the unlikely event that we are faced with insufficient funds, sudden departure of major partners or a recession in the economy BLOK will handover operations of the training of masons to KNUST. The accreditation over our years of operation will be in place to enforce better building but the company will cease the provision of services. BLOK will continue to adhere to the contracts signed with clients over the guarantee period. Withdrawal will take place gradually over a three-month period.
OU TCOM E: S CA LE- U P In order to scale-up BLOK, partnerships will be increased in providing improved housing conditions. For example, in the area of financial assistance, BLOK will be able to provide different types of loans for a several providers to adapt to the customers financial situation. With this, BLOK is able to provide a better and wider range of services. An opportunity is not only to provide basic services to people in Kumasi, but also encourage sustainable living such as through recycling or urban farming and gardening which we look into further in the Future Considerations page. As an incentive to our partners, BLOK will ensure their involvement in our expansion. - Marketing though our social media sites - Association through the reputation of BLOK - Economies of scale; BLOK will encourage the wholesale of services provided by our partners for better growth Geographically, BLOK will be expanding to other areas in the Ashanti Region. Strategically, it would be better to target Peri-urban districts in Kumasi along Accra Road such as Bomso, Fante New Town and Asafo. This will disseminate the services of BLOK and the voice of our awareness campaign between the two major metropolitan cities of Ghana: Accra and Kumasi, which are also major cities in the African continent. EducATION As for the Academic arm of BLOK, the programme will receive larger intake for training of masons and the research and development modules available. BLOK will campaign for wider recognition of Accreditation Programme and Quality Assurance of Product in the region and partner with other academic bodies and NGOs to promote the awareness towards the stigma of traditional architecture association with the poor. 15
C. PARTNERSHIPS STRATEGY 8. ORGANOGRAM CLEAN TEAM TOILETS
D UR A P L A ST
Z OOM LION
GHA N A
SE WA GE TR E A TM E N T
PIPES
DE NG
WA STE M A N A GE M E N T
Limited
Technologies
SO L A R E N E R GY
WATER TANKS
POLY TANKS GHA N A
WA TE R MANAGE M E N T
R E N E WA B L E E N E R GI E S
S E R V IC E PR OV IS ION
MicroBuild Fund
Plug-ins
A VRL
DRAI N A N GE
Habitat for Humanity International
FINANCES
Aqua Vitens Rand Limited
GWCL The Ghana Water Company Ltd.
CONIWAS
M AS LOC Microfinance and Small Loans Centre
Coalition of NGOs in Water and Sanitation
the
STOOL
NG O s
DONORS
Building Living Op p o r t u n i t i e s i n K u m as i
C O NSU LT ANT S
NKA FOUNDATION
L OC AL AU T H OR IT IE S K u m as i
MATERIAL EXPERTS
CRA ter r e International Centre on Earthen Architecture
GOVERNMENT
GREN O B LE
of
GH A N A
School of Architecture
ACADEMIC
EJ IS U
OBU
L ocal C ommunity
Oxford Brookes University, UK
CENDEP Centre for Development and Emergency Practice
KNU ST Kwame Nkrumah University of Science & Technology
UNIVERSITEIT GENT STUDIO GHANA
C LIE NT S
Ghent , Belg i u m
MASONS
STUDENTS
Kumasi, Ghana
TRAINERS
linked to working with
16
9. KEY PARTNERS Wh y is B LO K ' s e nt e r pr i s e m o de lle d a ro und a pa rtne rs hi p s tr ategy? PAR TN E R SH I P E L E M E NT S
PRI NCI PLES F OR BET T ER PA RTNERSHIPS
LOCALISING BLOK; Through varied partnerships BLOK is able to cover a wider
KNUST (Kwame Nkrumah University of Science and Technology) Sector Website
http://www.knust.edu.gh
Capacity
Staff in the Architecture and Planning Department – 59 academic staff Total Undergraduates – 21, 285 Total Postgraduates – 2,306
PERFECT FOR YOUR HOME EXTENSION OR NEW BUILD!
geographical area with members that are in other towns such as Zoomlion which is based in Accra or Clean Team Toilets Based in Kumasi. We are also looking into partnerships that have global reach and expertise for greater recognition. INCREASING COMMUNITY BUY-IN; introducing a new product on the market will benefit largely from the support of the peri-urban communities in Kumasi.
EQUALITY mutual respect
Well established? Existing partnerships
COORDINATION; ensuring an improved service through appointment of specific tasks among organizations that are experts in their field which will require access to resources such representation and management. For example, the CONIWAS Conference is one of the biggest Multi-Stakeholder annual platforms in the Water, Sanitation and Hygiene (WASH) sector in Ghana.
TRANSPARENCY dialogue
people to be able to make informed decisions and be able to disseminate lessons
KNOWLEDGE; Gaining expertise and local knowledge through the exchange of information among partners that practice ethical methods and sustainability COLLABORATIVE; Relations among plug-in contributors and the KNUST-BLOK academic programme are strong with areas defined for joint activities and focusing on underlying interests – Earthen Architecture
RESULT-ORIENTED S.M.A.R.T.E.R Specific, Measurable, Achievable, Relevant, Time-bound, Evaluate & Re-evaluate
PARTICIPATORY; Getting Masons, Students, Academicians, NGOs and businesses
BUILDING RAPPORT; Having multiple and recognised partnerships can build
RESPONSIBILITY competence
trust to help build enterprise in Ejisu where there are existing markets that operate with bigger businesses in Central Kumasi.
SDIP ADER E L D OVE in IMPR ; S lugP p I ESTS NG H r ERS NTER D HOUSI I N wide T G R N I E A SONS S Y P V T L O E F MA PR DER OR MEN O E M N C I E U T F R N N O O E S ON LE AG SING WERM FOCU ENTS EASIB MPO FOCU F E G N REEM I G H A C REA SIBLE BACK Y FEED SCRUTIN G FEA G N I N I H OM BLIC REAC WELC & pU
Knowledge and skills they offer
KNUST is a university in Kumasi, consisting of 5 colleges - Agriculture and Natural Resources; Architecture and Planning; Art and Social Sciences; Engineering; Health Sciences; Science. The College Architecture and Planning based at KNUST comprises of 4 teaching departments (Architecture, Building Technology, Planning and land economy), which carry out both teaching and Research functions; and a research institute (Institute of Human Settlements Research). The Department of Architecture is accredited by cognate professional institutions in Ghana, namely, Ghana Institute of Architects (GIA) and Ghana Institution of Construction (GIOC). Additionally the department is accredited by the Commonwealth Association of Architects and the Royal Institute of British Architects. • Local and international academic staff and students • Broad spectrum of departments with
other
education
• A rchitecture and planning department are dedicated to research on various topics that address critical issues relating to the construction industry and built environment in Ghana • A im to bridge the gap between the theoretical aspects and professional practice on the field
ST R AT EG IES F O R S U C C E S S F U L PARTNE RS HIPS: ons opti
Affiliate Ghanaian Educational Institutions (17 university colleges, 3 polytechnics, 3 institutes/ schools/ colleges) International Educational Institutions for research and student exchange
• M any existing partnerships institutions throughout Ghana
in Ghana to sign up for this collaboration would be a measure of how the community are actively involved in improving the housing situation in Ghana.
Established 1952.
GREAT FOR START-UP BUSINESSES!
Description of service
AUDIENCE; Reaching a wider audience for our awareness campaign and for more on quality affordable housing.
Research, education and training
COMPLEMENTARITY local capacity
• E ngineering college states developing local materials is an important area of research • E xisting knowledge in developing construction materials (TEK landcrete blocks were developed by KNUST in the 1970s)
ACCOUNTABILITY both ways 17
PERFECT FOR YOUR HOME EXTENSION OR NEW BUILD!
9. KEY PARTNERS
PERFECT FOR YOUR HOME EXTENSION OR NEW BUILD!
CLEAN TEAM Sector
ZOOMLION Sector
Sanitation
Website
http://www.cleanteamtoilets.com/
Capacity
Staff of 27 Over 3500 people currently using the service (over 500 toilets) Operating since 2011.
Well established?
Website http://www.zoomlionghana.com/ GREAT FOR START-UP BUSINESSES! Capacity
Existing partnerships
Unilever (multinational consumer goods company) Water and Sanitation for the Urban Poor (WSUP) (non-profit GREAT FOR START-UP BUSINESSES! partnership) Kumasi Metropolitan Assembly (KMA) (government) IDEO.org (non-profit organisation) Hogan Lovells (global legal practice)
Description of service
Clean team rent households a portable toilet and collect the waste 2-3 times per week. They then transport the waste to the municipal treatment site.
Knowledge and skills they offer
• C orporate and NGO board members, sound knowledge of both sectors
Well established?
Core staff of 3,000 Manage over 85,000 workers under various Public Private Partnerships Operate in other African countries such as Togo, Angola, Zambia and Equatorial Guinea and Liberia Advanced negotiations for the company to start operations in other African countries such as Sierra Leone, Southern Sudan Operating since 2006
Existing partnerships
Private sector customers (industry, etc), Ministries, Department and Agencies (MDAs) of central Government Metropolitan, Municipal and District Assembly (MMDAs) Local Authorities Africa Institute of Sanitation and Waste Management KNUST TEDCOR (PTY) South Africa
Description of service
• D oor-to-Door Solid waste collection with compaction trucks • S olid Waste Collection with large capacity waste containers for companies and big institutions; • L iquid waste collection (septic tank emptying) • P est Control Services, de-infestation and fumigation of facilities and localities; • L andfill or final Dump site operation and management; • S treet and pavement sweeping and desilting and cleaning of drains; • H iring and leasing of waste management and construction equipment; • Water Tanker services
Knowledge and skills they offer
• A lready well-established enterprise with many successful partnerships will allow consistent waste management services across large areas • Economies of scale reduce service costs • P resence in other surrounding nations allows potential for expansion of project • E xisting social program for provision of community sanitation facilities could tie in with BLOK initiative • O perations to deal with broader aspects of waste management (janitorial services, street cleaning, drain maintenance, etc)
• Local and international staff • S taff include businesspeople, engineers, communications specialists, researchers, customer relations specialists, logisticians and supply chain analysts, and financial experts
Waste Management
• Scalable business model • M any existing partners; by partnering with Clean Team BLOK will become a part of this wider network • A s a fairly recent start-up, Clean Team will have valuable insights to offer on any dangers or pitfalls BLOK may experience
The Clean Team model (Clean Team, 2012) 18
9. KEY PARTNERS
YOUR HOME R NEW BUILD!
GREAT FOR START-UP BUSINESSES!
Duraplast Ghana Ltd. Sector
Water Management [Pipes and Fittings]
Website
http://www.duraplastghana.com
Capacity
The Quality Management System of the company is certified to ISO 9001:2000. The company has capacity and expertise to produce pipes and fittings to meet international standards like British Standards (BS), International Organization for Standardization (ISO) and individual requests. These products also conform to Ghana Standard Boards specifications for pipes (such as GS 217:1999).
Well established? Existing partnerships
T-UP BUSINESSES!
The Coalition of NGOs in Water and Sanitation (CONIWAS) Sector Website
www.coniwas.org | twitter.com/coniwas
Capacity
CONIWAS have over 84000 people with water supply services, 29500 with hygiene messages and 29000 with latrine facilities
Well established?
Head office in Accra but as a body nationwide, CONIWAS also has coordinators for the Northern , Middle and Southern zones.
Existing partnerships
UNICEF (United Nations Children’s Fund) Ministry of Water Resources, Works and Housing of Ghana Ministry of Local Government Rural Development and Environment of Ghana Community Water and Sanitation Agency (CWSA) Carter Centre (organisation promoting of peace and health) WaterAid Ghana (WASH education and solutions) Mole Conference (CONIWAS conference of stakeholders)
Description of service
Works in partnership with sector players to influence policies, remove barriers and promote access to potable water, sanitation and improved hygiene for the poor and vulnerable. Improved Sector coordination: collectively works towards improving it through compliance with and respect for sector policies, regulations and standards. Improving efficiency of water use in recognising the significant impact that savings in water use can make on the lives of the poor and the unserved population Data harmonisation: intensified stakeholder education on the efficient selection and use of data and agree and/or comply with common definitions on sector parameters to reduce the current disparity in numbers so as to inform better sector planning and investments. Private community partnerships to improve access to water and sanitation services to low income communities and urge Government and its agencies to evaluate and draw lessons from them; Urban Water Delivery: We request Ghana Water Company Ltd (GWCL) and Aqua Vitens Rand Ltd (AVRL), the Government, and the Public Utilities Regulatory Commission (PURC) to increase investments in the urban water sub-sector so as to meet the needs of the poor and un-served communities.
Operating since November 1969. ASHFOAM Ltd - Manufacturers of Foam products. PRO’MOUSSE (Niger & Benin) - Manufacturers of foam products. DURAPLAST Ltd (Niger) Manufacturers of uPVC products. QUALIPLAST Ltd Manufacturers of Household Plastic Products. COOLINK Ltd (Huber Group - Ink and McQuay Air Conditioning). NESSTRA (Ghana & UK) - Industrial Materials Supplier. HILTI & SUVINIL (GHANA) - Construction Technologies.
Description of service
Supplier of a range of products includes uPVC pipes (up to 400mm diameter), HDPE pipes (up to 1200mm diameter), HDPE and PVC fittings, Double Wall Corrugated pipes, Plastic Inspection Chambers, Water-filled Safety Barriers, Multipurpose Storage Boxes and Sewage Treatment Plants.
Knowledge and skills they offer
• L eader in the pipe industry in West Africa and parts of Central Africa by introducing several innovative products. • T he products are widely used in different fields: i. potable water supply and distribution ii. electrical installation iii. telecommunication iv. irrigation v. mining vi. bore-hole drilling vii. sewerage and drainage systems
Water, Sanitation and Hygiene (WASH)
Knowledge and skills they offer
• Networking and Capacity Building of WASH Sector NGOs • I nfluence on Sector Policy: The Mole conference has been a central forum for pursuance of an advocacy effort aimed at changing government policy towards key sector issues • H ighlighted the neglected status of sanitation & facilitation of NGO participation in sector reform process • F acilitation of Learning and Knowledge Sharing: Format for Mole conference has increasingly shifted onto knowledge on topical issues such as sector monitoring, coordination, sanitation services delivery, knowledge management 19
9. KEY PARTNERS
PERFECT FOR YOUR HOME EXTENSION OR NEW BUILD!
AT FOR START-UP BUSINESSES!
deng ghana Sector
MICROBUILD FUND Sector
Renewable Energy Provision
Microfinance
Website
www.deng-ghana.com
Website
http://www.triplejump.eu/page/MicroBuild+Fund/3488/
Capacity
Distribution network stretching throughout Ghana Expanding to other West African Countries
Capacity
Currently setting up a Ghana office.
Well established? Existing partnerships
Description of service
Knowledge and skills they offer
Well established?
The MicroBuild Fund is not yet established in Ghana, but is about to begin a five year pilot project there.
Existing partnerships
Created by Habitat for Humanity International (HFHI) (also a core investor) Core investor Omidyar (philanthropic group) Investor OPIC (Overseas Private Investment Corporation) (development finance institution of the US government) Managed by Triple Jump (microfinance investment manager and advisor)
Description of service
The MicroBuild Fund supplies debt capital and technical expertise to local microfinance institutions, specifically for the purpose of increasing availability of housing loan products.
Knowledge and skills they offer
• B y partnering with the MicroBuild Fund, rather than individual MFIs, BLOK will have access to information about a network of institutions offering loans for the purpose of construction, and therefore an element of choice for our clients.
Operating since 1988 Royal Philips Electronics Netherlands BP Solar SDMO France ELE International Lowara Italy Mettler Toledo Studer Innotec Switzerland DENG is primarily an engineering/technology solutions provider and equipment supplier. Areas of expertise include: • Renewable Energy • Power Generation, Control and Transmission • Water Filtration and Irrigation • Civil Engineering • Industrial Supplies • Precision Scales and Balances • Project Management • Training and Education • W ide network allows maximum geographic coverage of service provision and maintenance • L ong-standing presence and extensive experience means DENG have a complete overview of the sector and are well-placed to predict future trends • I n depth knowledge of solar services, including electricity, hot water and water pumps • D iversified business covering all aspects of solar provision, including import, distribution, retail, maintenance, engineering etc
GREAT FOR START-UP BUSINESSES!
• M icroBuild will be best placed to identify the most operationally sustainable MFIs with the best ethics and good quality portfolios. • Technical advice on microfinance. • I nternational experience means MicroBuild have a complete overview of the sector and are well-placed to predict future trends.
How MicroBuild Works (HFHI, 2014, pp.29) 20
D. MONITORING, LEARNING AND EVALUATION 10. M&E STRATEGY OUTPUTS
1. Strategic partnerships with local ‘plugin’ NGOs and businesses established
2. Earth block production and partnership management unit set-up
3. Local skills, knowledge and capacities improved by research and training schemes in partnership with KNUST
SOURCE OF VERIFICATION (SOV)
ASSUMPTIONS
• X number of ‘productive’ partners per plug-in developed
• Partnership agreements signed
• Partners willing to sign agreements
• Partners existing annual sales
• X% increase in partners annual sales
• Company database
• Transparent participation of partners
• Premises secured • X number of earth blocks sold • BLOK packages pass technical tests • X% customers satisfied
• No premises • No blocks sold • Technical indicators to be determined by research • ‘Likeability’ indicators to be determined by PRA using PRA techniques
• Premises sufficient for block production and admin tasks • X block sales in first year • All services meet optimum technical indicators • Maximum customer satisfaction
• • • •
Rental agreement signed Number of invoices paid Technical tests/ report ‘Likeability’ questionnaires
• Rent will be continue to be affordable • Invoices are being paid • Availability of technical testing equipment • Honest feedback (unmotivated by secondary gains)
• X number of local artisans in informal sector trained and employed by BLOK • X number of KNUST built environment students involved in pedagogical aspect of the project
• Initial intake of artisans identified
• X number of artisans trained and employed by BLOK • X number of KNUST built environment students involved
• Certificates awarded and contracts signed
• Artisans willing to sign contracts
• KNUST attendance records
• KNUST are keeping accurate records
• Show home built • Show home passes technical tests • Majority of show home feedback positive
• Initial feasibility studies • Technical indicators to be determined by research • ‘Likeability’ indicators to be determined by PRA using PRA techniques
• 1 show home built • All services meets optimum technical indicators • X% of visitor feedback positive
• Practical completion certificate • Technical tests/ reports • Ejisu community/ Partners/ Visitors ‘likeability’ questionnaires
• Existence of a practical completion certificate (or equivalent) scheme in Ghana • Availability of technical testing equipment • Honest feedback
• X% of the population aware of BLOK • X number of additional services offered • X number of neighbouring townships buying BLOK services
• Ejisu community
• X number of people aware of BLOK • X% increase in plug-in partnerships • X number of neighbouring townships buying BLOK services
• Social media visibility
• Social media is an accurate indicator of awareness • Company database kept up to date • Mapping tools up-to-date
INDICATORS
BASELINE
TARGET
• X number of local partners established
• Initial relationships with partners established
• X number of ‘plug-in’ sales
4. Innovative show home constructed in Ejisu township with partners and local community
5. Social enterprise promoted, sustained and developed for scaling up
• No students currently involved in project
• Number of plug-in partners at set up phase • None
• Company database • Mapping analysis
21
11. RISK ASSESSMENT KEY ‘PURPOSE’ RISKS
Reduced service quality as business and partnerships grow
Customer concern due to stigma surrounding earth contruction
Insufficient funding secured
BLOK services do not sell
Small scale community acceptance is not applicable at a large, urban scale
Target groups not interested in participating
MITIGATIONS
• Monitoring of outputs from all partnerships • Budget/time allocated to monitoring and supervision increases in parallel with business expansion
• Ensure that product meets needs/desires outlined in customer surveys
• Ensure project meets all BFC criteria • Pursue potential private funding in case BFC funding falls through
• Thorough market research • Quarterly monitoring of sales • Ongoing product development catering for changing trends
• Comparative research analysis (rural vs semiurban vs urban) • Detailed scale-up plans
• Offer incentives • Full and clear explanation of project benefits • Emphasis on ownerdriven planning and construction
Instable Economy
Resistance from existing business networks
No premises available
Difficulty in sourcing of equipment and materials
KNUST become unwilling to participate in training scheme
Not enough profit is raised to undertake education scheme
MITIGATIONS
• Reserve funds to maintain business in case of short periods of recession • Scale-down/handover/ exit strategy
• Early collaboration with local stakeholders • Emphasis on how BLOK can stimulate revenue for local partners
• Flexible design of showhome to serve as office • Local staff allowed to work from home • Explore potential hotdesk options in Kumasi
• Early research to ensure availability of materials • Technology and skills to make/repair essential equipment available locally
• Sign accord with KNUST • Identify alternative institutions • Possible stand-alone education/apprentice scheme run by BLOK
• Include education scheme costs in business overheads and expenditure anaylsis • Ensure appropriate profit margins to maintain scheme
KEY ‘OUTPUT’ RISKS
Lack of interest from local students to participate in scheme
Problems with Land Tenure for showhome
Showhome not viewed as an accurate representation of partner services
Showhome is unnoticed and does not increase BLOK visibility in Kumasi
• Emphasis on postgraduation employment prospects • KNUST scholarships and grants as incentives
• Early procurement of land • Construction in Nka Foundation ‘Arts Village’ if land cannot be obtained
• Signed contracts with partners indicating exact levels of service provision • On-site quality control for all BLOK projects
• Clear and specific information dissemination plan • Persuasive and highly visible social media campaign
KEY ‘ACTIVITY’ RISKS
Failure to meet existing building codes and standards
Language and cultural barriers preclude effective project implementation
Questionable validity of feedback/biased results
Lack of skilled teaching professionals
Partners go out of business
Problems with high social media reliance for advertising
MITIGATIONS
• Education on technical standards for BLOK masons • Easily available information on technical standards for all stakeholders
• Use of local staff at all levels of project • Culture sensitivity training for nonGhanaian members of staff
• Anonymous surveys to reduce secondary gains incentives • Non-leading or charged questions to establish an open forum for opinions and ideas
• Prior communication with KNUST • Possible use of existing masons in apprenticeship schemes if academic educators are insufficient
• Open relationship with partners and fulldisclosure of accounts • Projected profit and loss reports from partners • Professional insurance to protect BLOK
• Thorough research of general, local media use • Ongoing analysis of BLOK media campaign effectiveness • Diversification of media (radio, sms, print, etc)
KEY ‘OUTPUT’ RISKS
MITIGATIONS
22
12. REVIEWS AND FEEDBACK AN INTEGRATED FEEDBACK LOOP Monitoring and evaluation is fully integrated into the BLOK model. To run the business responsibly, we will need to collect feedback from all of our customers so that we can adjust our operations in the future. For example, if there is a particularly popular “package” combination, we could offer a discounted price for this to attract more future business, or if many customers express a desire for a service we do not currently offer, then we would look into the possibility of forming a new partnership to meet this demand. This feedback loop will be set up through our quality assurance checks. When we return to evaluate a property two years after construction, our team will question the customer on their satisfaction and suggestions for improvement. There will also be a feedback section on our website and social media portals. Weekly reviews Each week any feedback given will be processed and filed accordingly. Quarterly reviews Each quarter we will prepare a financial report to monitor income and expenditure and share this with all partners. We will expect reciprocal action from them. Along with this report we will share any customer feedback received among all partners. As the coordinating team, BLOK will take responsibility for compiling and sharing this feedback. We will seek to monitor customer satisfaction, as well as sales figures, in order to stay ahead of the game and respond early to market trends. Annual reviews At the end of each academic year we will review the training course set up in partnership with KNUST. This will be a good opportunity to do a review of all our operations, and to produce a report with recommendations for the following year.
13. FUTURE CONSIDERATIONS
exAMPLE WEIGHTED CHECKLIST (FOR BLOK CUSTOMERS) Importance to you (1=low, 8=high)
BLOK performance (1=low, 8=high)
Overall quality of BLOK’s laterite blocks
4
7
Quality of service provided by BLOK staff
2
4
Quality of service provided by BLOK plug-in partners
3
3
Speed of delivery
5
1
Aesthetics of BLOK products
6
5
Cost of BLOK products
7
6
Cost of BLOK partners’ services
8
2
Types of plug-in available
1
8
Additional comments______________________________________________________________
MEASURING OUTCOMES
PROCESSING WEIGHTED CHECKLISTS
We will use both quantitative and qualitative indicators to monitor whether BLOK is achieving its goal of improving living standards for the urban majority, first in Ejisu, and later in Kumasi and other areas. These indictors have been identified in the M&E plan on page 21. For the qualitative data collected in surveys we will use the weighted checklist approach as a participatory way of measuring our performance against public perceptions and expectations. Visitors to the show-home will be asked to fill out a similar checklist, to collect data from potential customers, as well as existing ones.
The completed checklists will be processed and analysed as follows: 1. Multiply the importance rating by actual performance rating for each item. 2. The sum of these is the actual raw score. So, for the example checklist on this page, the actual raw score would be 226. 3. Multiply the importance rating by highest possible performance rating for each item 4. The sum of these is the highest possible raw score. For the example checklist this would be 288. 5. Divide the actual raw score (2) by the highest possible raw score (4), to get a percentage score for the respondent. The respondent in the sample checklist was 78% satisfied with their experience of BLOK. A high percentage = high degree of satisfaction, and vice versa. 6. Calculate the average percentage score for all the respondents. (Davies, 2008)
BLOK operates on a model that can be expanded and replicated on a small, medium or large scale. When the opportunity to expand the business arises there are a number of ways in which BLOK could do this: EXPANSION OF PLUG-INS: QUANTITY
USE OF ALTERNATIVE STABILISERS
The current range of BLOK plug-ins has been designed to cover the basic needs of a household, however this selection could be expanded through the creation of new partnerships. These new partnerships could have an environmental focus, such as a recycling initiative, or a sustainable/selfsufficient aim, such as an urban agriculture scheme. Both of these areas are extremely relevant to a rapidly growing city like Kumasi, and are already practised to a greater or lesser extent. The nature of any additional plugins would be based upon analysis of market research and existing customer feedback.
BLOK is an environmentally conscious brand, and one of our main aims for the future is to develop a strong, affordable earth block that does not require cement. We will be carrying out research in collaboration with KNUST in order to reduce or even replace the cement content in our CSEBs, using local pozzolana or other substances such as lime.
EXPANSION OF PLUG-INS: QUALITY The range of plug-ins could also be expanded in a different way: by offering a higher level of service (higher than the “extra” level of plugin). This could be achieved by agreeing more partnerships within the bounds of a plug-in to offer a choice of service providers or products. Alternatively, new agreements could be drawn up within existing partnerships to offer greater capacity or additional services. For example, our waste collection partners could offer a more frequent service as their top-level option. GEOGRAPHIC EXPANSION With the right partnerships, BLOK can be rolled out in any urban context. Before long, it could be an international brand!
EXTENSION OF SHOW-HOME/SERIES OF SHOW-HOMES As the show-home is a way for BLOK artisans to learn on the job, for partners to exhibit their services, and for potential clients to give feedback on BLOK’s work, there could well be the opportunity for the construction of further show-homes. Alternatively, an extension of the original show home could be a great way of demonstrating the application of BLOK CSEBs and services, as house extenders will make up a large portion of our customer base. The show-homes could also have other functions, depending on their location, such as community centres. DETAILED RISK MAPPING During the rainy season Kumasi is exposed to risks such as rainstorms and flooding. BLOK could draw up a hazard map to identify the areas most at risk and then offer technical solutions to houses in these areas, such as improved drainage systems or more durable roofing designs and materials.
23
E. REFERENCES 14. GLOSSARY Artisan
Atakpamé CMU
Compressive strength CSEBs
Labourer Likeability Mason Masonry
Package deal
Plug-in
Pozzolana
SANDCRETE
A skilled manual worker. Often referred to as a craftsperson, which also implies the same meaning. In the context of this report, the term encompasses both labourers and masons in the field of earth construction. Traditional Ghanaian construction method involving layers of roughly compacted laterite. Concrete Masonry Unit. Construction blocks consisting of primarily cast concrete (cement and an aggregate such as, gravel or industrial building waste) combined with water. A material or structure’s capacity to withstand loads. Can help assess the durability of a material or structure. Compressed Stabilised Earth Blocks. Construction material made by using a mechanical press to form compressed blocks primarily out of earth combined with a stabiliser (usually a small proportion of cement) and water. A worker who performs ‘unskilled’ manual labour in the construction industry. The characteristics that make an individual like something. A worker who manually lays bricks or blocks to construct walls and other forms of masonry. A form of construction involving the laying and binding together (usually with mortar) of separate units. The term masonry sometimes describes the units (bricks or blocks) themselves. A combination of different plug-ins. An analogy for this can be seen in the same way a travel agent combines different elements of a holiday customised to suit the client and then sold at a lump sum. BLOK follows the same model with the elements of a home. The additional services offered by BLOK and often implemented by partnering organisations. These services can be opted for in numerous different combinations as the client prefers. The basic, plus and extra options for each plug-in describe the increasing level of service that can be chosen. A material that can be sourced in Ghana that contains silica and alumina which react with the constituents in Portland cement to improve its chemical properties and strength. Construction blocks consisting of a mixture of primarily sand, combined with water and a low proportion of cement.
Show home
A display version of a home that is built to show clients the design features available to them.
SOCIAL Enterprise
A business that focuses on social objectives and strives to reinvest surpluses for specific social purposes, rather than to create maximum profit.
15. BIBLIOGRAPHY Addai Baomah, Nicholas. (2010). Housing Affordability in Ghana: A focus on Kumasi and Tamale. Ethiopian Journal of Environmental Studies and Management. 3 (3). [Online]. Available at: <http://www.ajol.info/index.php/ejesm/article/download/63958/51765> (Accessed: 26 April 2014). Adinyira, E. and Anokye, P. (2013). Illegal Appendages to Residential Buildings in Kumasi, Ghana - A Case Study of North Suntreso. Journal of Construction Project Management and Innovation. 3 (1), pp.511-529. [Online]. Available at: <http://reference.sabinet.co.za/webx/access/electronic_ journals/jcpmi/jcpmi_v3_n1_a4.pdf> (Accessed: 30 April 2014). Afram, S. O. (2007). The traditional Ashanti compound house – a forgotten resource for home ownership of the urban poor. Paper presented at Conference on African Architecture Today, Kwame Nkrumah University of Science & Technology, Kumasi, 5th June to 8th Jun. Available at: <http://www.mudonline.org/aat/2007_documents/AAT_Afram_paper%20web-based%20 publication.pdf> (Accessed: 24 April 2014). Afram, S.O. and Owusu, S.E. (2006). Design innovations towards enhancing the quality of living in multi-storey compound housing for low-income households in Kumasi, Ghana. [Online] Available at: <http://www.ajol.info/index.php/just/article/download/32965/24027> (Accessed: 27 April 2014). Agarwal, Anil. (1982). “Research: Mud as a Traditional Building Material”. In: Brace Taylor, Brian (ed.) The Changing Rural Habitat; Volume I: Case Studies. Singapore: Concept Media/Aga Khan Award for Architecture. Arslan, Özlem. (2010). Inhabitants’ perspectives on the adequacy of the compound house in Ayigya, Kumasi, Ghana: Towards a spatial and technical improvement and an enabling policy environment as a low income housing option. MSc. Erasmus University Rotterdam. Baeyens, Anne. (2012). Kumasi, Ghana: Critical Study of an African Urban Structure. MSc. Universiteit Ghent. Bank of Ghana. (2007). The Housing Market in Ghana. [pdf online]. Available at: <http://www. bog.gov.gh/privatecontent/Research/Research%20Papers/bog%20housing.pdf> (Accessed: 26 April 2014).
Cathcart, I. (2009). Q&A: Social enterprises and the law. The Guardian, 6 October, [Online]. Available at: http://www.theguardian.com/society/2009/oct/06/social-enterprises-and-the-law (Accessed: 28 April 2014) Clean Team. (2012). Spotlight on Kumasi - The Garden City of West Africa. Available at: <http:// www.cleanteamtoilets.com/spotlight-on-kumasi-the-garden-city-of-west-africa/> (Accessed: 24 April 2014). Coalition of NGOs in Water and Sanitation (CONIWAS) . (2009). Twenty Years of MultiStakeholder Dialogue in Ghana: The State of the Water, Sanitation and Hygiene (WASH). Mole XX Conference Report. 20 (14th to 18th of July), 14-16. Coalition of NGOs in Water and Sanitation (CONIWAS) . (2011). Annual Report on Programmes and Projects 2010. CONIWAS Secretariat. May (-), 3-4. Coalition of NGOs in Water and Sanitation (CONIWAS) . (2014). About Mole Conference. Available: http://www.coniwas.org/index.php?opt=contents&Itemid=2. Last accessed 8 May 2014. Danso, Humphrey. (2013). Building Houses with Locally Available Materials in Ghana: Benefits and Problems. International Journal of Science and Technology. 2 (2). [Online]. Available at: <http:// www.journalofsciences-technology.org/archive/2013/feb_vol_2_no_2/7783931358252713.pdf> (Accessed: 26 April 2014).
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14. BIBLIOGRAPHY Davies, Rick. (2008). Weighted Checklists: A Participatory Means Of Measuring Complex Change. Available at: <http://mande.co.uk/special-issues/weighted-checklists/> (Accessed: 7 March 2014).
Doane, D. (2014). Social enterprise: can it succeed where traditional development has failed? The Guardian, 25 February, [Online]. Available at: http://www.theguardian.com/globaldevelopment/poverty-matters/2014/feb/25/social-enterprise-succeed-traditional-developmentfailed (Accessed: 28 April 2014) Duraplast Ghana Ltd.. (2013). About Duraplast Company Limited. Available: http://www. duraplastghana.com/. Last accessed 8 May 2014. Farvacque-Vitkovic, Catherine; Raghunath, Madhu; Christian Eghoff and Charles Boakye. (2008). Development of the Cities of Ghana: Challenges, Priorities and Tools. [Online]. Africa Region Working Paper Series no. 110. Washington, D.C.: The World Bank. Available at: <http://www. worldbank.org/afr/wps/wp110.pdf> (Accessed: 28 April 2014). Geurts, Ellen. (2009). Working on Cities: an Experience from Kumasi, Ghana. A Design Studio for Architects and Urban Management Students. African Perspectives 2009. [Online]. Available at: <http://web.up.ac.za/sitefiles/file/44/1068/3229/9086/African%20Perspectives/PDF/Papers/ GEURTS.pdf> (Accessed: 22 April 2014).
GHACEM. (2014). Product Range/Recommended End user prices. Available at: http://www. heidelbergcement.com/africa/en/ghacem/product/product_range.htm (Accessed: 26 April 2014). Habitat for Humanity International. (2014). Shelter Report 2014. Step by Step: Supporting Incremental Building Through Housing Microfinance. [pdf online] Available at: <http://www. habitat.org/sites/default/files/2014_shelter_rpt_final.pdf> (Accessed: 7 May 2014).
Hamdi, N. (2004). Small Change: About the Art of Practice and the Limits of Planning in Cities. London: Earthscan. Hamdi.,N. (2010). The Placemaker’s Guide to Building Community. London: Earthscan Ltd. Hingorani, Dipti. (2010). Western Sahara Case Study: alternatives to “trial and error” in improving resilience of shelter in a context of protracted displacement. [pdf online]. Available at: <http:// architecture.brookes.ac.uk/research/cendep/media/CENDEP_CARE%20UK%20WSAHARA%20 CASE%20STUDY.pdf> (Accessed: 27 March 2014). Invest in Kumasi. (2011). Kumasi Fact Sheet. Available at: <http://investinkumasi.com/kumasifact-sheet> (Accessed: 24 April 2014). Kumasi Metropolitan Assembly. (2006). About this Metropolis. Available at: <http://www.kma. ghanadistricts.gov.gh/?arrow=atd&_=6&sa=5477> (Accessed: 24 April 2014). Malpezzi, Stephen; Tipple, A. Graham and Willis, Kenneth G. (1990). Costs and Benefits of Rent Control: A Case Study in Kumasi, Ghana. Washington, D.C.: The World Bank.
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PCA. (n.d.). Masonry Information: Compressive Strength of Masonry. Portland Cement Association. Available at: hhttp://www2.cement.org/pdf_files/IS276.pdf (Accessed: 10 April 2014) Ramalingam, B., Scriven, K. and Foley, C. (2009). Innovations in international humanitarian action: ALNAP’s 8th Review of Humanitarian Action. Available at: http://www.alnap.org/ resource/5664.aspx (Accessed: 26 April 2014). Raheem, A.A.,Momoh, A.K and Soyingbe, A.A. (2012). Comparative Analysis of Sandcrete Hollow and Laterite Interlocking Blocks as Walling. International Journal of Sustainable Construction Engineering & Technology. Vol 3, Issue 1, 2012. [ONLINE]. Available at: http://penerbit.uthm. edu.my/ojs/index.php/IJSCET on (Accessed on April 14 , 2014). Rust, Kecia and Gavera, Lucille. (2013). Housing Finance in Africa: A review of some of Africa’s housing finance markets. Parkview, South Africa: Centre for Affordable Housing Finance in Africa. Schmidt, Stephan. (2005). Cultural influences and the built environment: An examination of Kumasi, Ghana. Routledge Journal of Urban Design. 10 (3), pp.353-370. [Online]. Available at: <http://www.tandfonline.com/doi/abs/10.1080/13574800500297751#.U2tcKvldXQA> (Accessed: 15 April 2014).
Solomon-Ayeh, K.A. (1994) Studies of strengths of stabilized laterite blocks and rendering mortars, Building Research & Information, 22:3, 159-166. Available at: http://www.tandfonline. com/doi/pdf/10.1080/09613219408727372 (Accessed: 26 April 2014). Studio Ghana. (2011). The Transformation of the Urban Structure of Kumasi. [pdf]. Delft: TU Delft. Available at: <http://delftdigitalpress.com/boeken/nieuw-boek-ghana/> (Accessed: 14 April 2014). Ubink, J. M. (2008). In the land of the chiefs: customary law, land conflicts, and the role of the state in Peri-urban Ghana. Amsterdam: University Press. UN-HABITAT. (2011). Ghana Housing Profile. Nairobi: UNON. WaterAid Ghana. (2014). Financing of the water, sanitation and hygiene sector in Ghana. Available: http://www.wateraid.org/~/media/Files/UK/Keeping%20Promises%20case%20studies/ Ghana%20the%20financing%20of%20the%20water%20sanitation%20and%20hygiene%20 sector.pdf. Last accessed 8 May 2014.
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Nicholls, A. (2006). Social Entrepreneurship: New Models of Sustainable Social Change. Oxford: Oxford University Press. Manu, F. W., Baiden-Amissah, P. D., Boadi, J. K., and Amoa-Mensah, K. (2009). Some material improvement options for earth construction in northern Ghana: a key factor in reducing the impact of recent floods on housing. Proceedings of the 11th International Conference on Nonconventional Materials and Technologies (NOCMAT 2009). Bath, UK.
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APPENDIX A. HOUSING TYPOLOGY ANALYSIS
HOUSING IN KUMASI THE COMPOUND HOUSE The compound house has been transferred from a rural to an urban setting. However, despite its many benefits, this form of housing is no longer being built in the city of Kumasi. (UN-HABITAT, 2011). The compound has been rejected, especially by the young generation, because of its association with the urban poor. Detached and semi-detached housing, following British colonial precedents, are now the most popular forms of housing with new developments. In an overcrowded city with an ever-growing population, there simply is not room for too many of these houses. Blocks of flats are widely unpopular because they become too hot and there is not sufficient room to pound fufu (the local staple food), which is done using a long pestle.
6. Single storey compound
7. Multi storey compound
8. Villa housing
9. Block of flats
SINGLE STOREY COMPOUNDS Mean: 12 rooms
MULTI STOREY COMPOUNDS Mean: 17 rooms
DETACHED HOUSES/ VILLAS Mean: 7 rooms
OTHER (E.G. BLOCKS OF FLATS OR BUNGALOWS)
40%
16%
24%
20%
COMPOUND HOUSING =
75%
OF ALL ROOMS IN KUMASI.
its ability to `grow' by accretion ( Fig. 3a).
“It is important that compounds, or similar means of living cheaply, are not simply removed from the palette of acceptable housing because the middle class think they are outmoded.” - UN-HABITAT, 2011
Fig. 2: Typical Ashanti Compound
BENEFITS OF THE COMPOUND HOUSE AFFORDABILITY Sharing services and utility spaces is more cost-effective in terms of rent and also land efficiency. These benefits also extend to the local authorities as the cost of infrastructure provision per person is lower in higher-density neighbourhoods. Compound houses are structurally simple, easy to construct and do not require reinforced concrete, an expensive material. The simplicity of the construction process means that families can self-build and extend the compound however they want. Compounds can also be built in phases. Families can even live in a couple of rooms while they raise the money to build the rest of the compound. Cultural appropriateness The spatial hierarchy of the compound house is a familiar form that takes into account all the everyday activities performed by a typical Ghanaian household. Many activities carried out by Ghanaian households take place outdoors, for example cooking or drying clothes. The courtyard provides these activities with a certain level of privacy and security.
Multi-habitation is also suited to traditional inheritance patterns, as relatives of the owners may live rent-free in the compound, and the compound can be extended to accommodate them. Climatically suitable The courtyard is an architectural feature used in hot climates all over the world. It provides shade, and is also useful for natural light and ventilation for the rooms that enclose it. Security
11. Compound house - rural setting
PROBLEMS OF THE COMPOUND HOUSE The courtyard space shared by a number of families provides an element of security for Image all families in the compound. There is always The traditional image of the compound house somebody around in case of fire or burglary, has caused it to be rejected by young Ghanaians and children can play safely in the courtyard. who aspire to a modern, westernised lifestyle. It also strengthens neighbourly relations and Traditional dwelling formation as a concept for house design Source:10. A typical Ashanti compound reinforces the social networks of the families. (Building and Road Research Institute – UST, Kumasi, Ghana Current Report No. 12) Peace and Privacy Adaptability
Fig. 3a: Compound House: Incremental Construction
Compound houses can be added to whenever it is necessary. The function of the rooms is also adaptable - by replacing a window to the street with a door a domestic space can become a commercial one, with the family still living in the surrounding rooms.
Although communal living makes residents feel secure, residents in Kumasi ranked the lack of peace and privacy as the top disadvantages to living in a compound house. (UN-HABITAT, 2011). Habitability Overcrowding and insufficient shared facilities are problems associated with the compound
12. Compound house - urban setting
houses in Kumasi. Compound houses are made up of rooms all similar in size, so if a family wants more space they have to rent another room. If they are the owners, they would have to evict tenants from a room, and therefore lose income. However, overcrowding is a symptom of poverty or low-income, not an inherent architectural failure in the form of the compound. Maintenance problems Lack of proper drainage systems mean that waste water often damages the earthen walls of the compounds. This perpetuates the stereotype that earth construction is inferior and reinforces the stigma attached to earth construction and the compound house. 26
appendix b. further market research further information on the construction industry and building materials in ghana
SWOT ANALYSIS OF CONSTRUCTION INDUSTRY IN GHANA
The tables and diagrams on this page outline risks and oppotunities related to the current construction industry in Kumasi and Ghana, which further justify our methodology.
The informal house building process
(UN-Habitat, 2012, p. 141)
dwellings built by selected real estate developeers from 2000-2006
(UN-Habitat, 2012, p. 157)
types of wall materials used in construction in urban centreS of ghana
(Bank of Ghana, 2007, p. 20)
(UN-Habitat, 2012, p. 146) 27