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Volume 03 | November 2019

Establishment of MZOs: Ministry Extends ALL it’s Services Closer to the People

Enhanced Service Delivery INSIDE THIS ISSUE

Volume 03 | NOVEMBER 2019

The Permanent Secretary’s Note 02

The Competitiveness and Enterprise Development Project (CEDP) – Land 04 Component

Communal Land Associations in Karamoja 11

develop Urban Cities 19 potential under USMID II

NRM Manifesto implementation updates for the Lands, Housing and 21 Urban Development Sector Notices issued by the 25

Land and Property Valuations 23

Number of Search letters issued to clients from the 27 the One Stop Shop Did you know? 28 Bibanja holders to get Certificates of Occupancy 30

MLHUD/GIZ- Improvement of Land Governance 33

Good Land Governance increases productivity of small scale farmers 34 on Private Mailo Land in Mityana, Mubende & Kassanda:

Responsible Land Policy In Uganda (RELAPU) project 38

Caption of cover Picture H.E. President at the commissioning of the Kabale MZO. Enhanced Service Delivery

The Permanent Secretary’s Note The NRM Government achieves sector targets

During the last Financial Year, the Sector had an approved budget of UGX139.87 billion, of which UGX5.279 billion was for wage, UGX20.409 billion for non-wage recurrent and UGX114.182 billion for Development expenditure.

he sector was able for consideration and approval; to register major finalized the preparation of the a c h i e ve m e n t s Regulatory Impact Assessments that include : (RIA) for the laws to be amended c o n t i n u e d the Registration of Titles Act, Timplementation of the National the Land Acquisition Act, the Housing Policy, National Survey Act and the Surveyors Land Policy, National Land Registration Act and the new Use Policy and commenced law to be enacted i.e. the Land the implementation of the Information and Infrastructure Bill National Urban Policy. We also continued with the review of the finalized the drafting of the legal and institutional framework Uganda Land Commission for the Physical Planning function Bill 2017, Landlord-Tenant in the country; continued Bill 2018, Physical Planning with the implementation of (amendment) Bill 2018 the Condominium Law by and the Physical Planners’ sensitizing the public about the Registration Bill 2018. These law and regulations. During were submitted to Cabinet that Financial Year we held the 2nd Lands, Housing and Urban Development Sector Review which discussed the sector’s performance, continued with the implementation of the Sector’s Development Plan, continued with the implementation of the Competitiveness Enterprise and Development Project (CEDP) land component activities; collected and processed gender disaggregated on sector interventions, sensitized the public on land rights and other land-related matters as well as housing, physical planning and urban development matters.

2 January 2019 www.mlhud.go.ug Enhanced Service Delivery

Public awareness was done with the implementation of the USMID partners and Civil Society program in 14 Municipalities that Organizations (CSOs), including The sector has implemented has greatly improved the municipal Transparency International Uganda, infrastructure; implemented housing UCOBAC, PELUM, ZOA, DADO, ECO, land and harmonized the development programs and FRA, ACCU, CRED, Mercy Corps, GIZ, projects including promoting green Trocaire, GLTN, FAO, ESAFF, Action building technologies in urban areas Aid Uganda, NETPIL, UCCA, IIRR, Landlords and tenants on thus mitigating climate change; Cadasta Foundation, Catholic registered land, to be able carried out real estate catalogue Diocese Of Moroto (Land Desk), BLB, to get the consent of the in Wakiso, Mukono, Entebbe, Gulu LAND Net among others. The sector and Lira Municipalities; carried out also registered achievements in slum profiling in Mbale Municipality; computerizing land records as well organized and participated in the as operationalizing 20 Ministry national celebrations of World Zonal oces and construction of a in Mityana, Mubende and Habitat Day and the World Multi - purpose Hall and Girls Kassanda in partnership Urban Forum 9; continued with the Dormitory for the Institute of with GIZ. development of building standards Surveys and Land Management; for earthquake and other natural supervised land acquisition for 102 disaster prone areas and Identified Infrastructure Projects including land for housing development roads, power lines and hydro power in Buliisa, Masindi, Hoima, projects; carried out over 15,000 Kiryandongo, Nwoya, Gulu, Nebbi, property valuations including rental and Landlords on their rights and Arua, Zombo, Mbarara, Masaka, Jinja valuations, valuation for Land Fund, obligations in Nakaseke, Wakiso, and Mbale. The sector has consent applications, valuation for Mukono, Masaka, Lwengo, Kayunga implemented new initiatives on probate, and general compensation; and Kibaale districts in preparation customary land and harmonized Processed and issued over 15,000 for regularizing their land rights on the relationship between Landlords certificates of title; provided the land they occupy and facilitated and tenants on registered land, technical support to LGs on sub divisions for 818 parcels for to be able to get the consent of processing of over 4,500 lawful and bonafide occupants in the Landlords to issue Certificates applications for issuance of Kakumiro, Kenge and Karuguza and of Occupancy to tenants after Certificate of Customary Ownership handed over 324 land titles to a continuous and sustained (CCOs) in Nwoya, Pader, Adjumani, beneficiaries in Kibaale. The public awareness intervention in sector also completed with the Kabale, Soroti and Katakwi; Mityana, Kassanda and Mubende in preparation of the National Registered a total of 534 Communal Physical Development Plan (NPDP) partnership with GIZ. My Ministry Land Associations (CLAs) in that will guide developments in is indebted to other line Ministries, Karamoja, Bunyoro and central the country; continued with the Development Partners, the Private region. Provided technical support preparation of the Regional Plan Sector, Civil Society Organizations for processing data for preparation for Northern Uganda to guide and other stakeholders for the of 5,000 Certificates of Occupancy socio-economic developments support extended to our sector in Mityana, Kassanda and Mubende in the region; developed Physical and look forward to maintaining in partnership with GIZ; Development Plans for Wanseko, the partnership and support to Biiso and Kigorobya Town Councils Compensated 2,244 hectares of enable us implement the envisaged in the Albertine Graben; developed land under the Land Fund; Physical Development Plans reforms in the sector. processed and issued 150 for Moroto and Kabale Districts; government leases; processed 18 Monitored and inspected Urban Government land titles; Sensitized Councils for compliance to Physical Dorcas W. Okalany (Mrs) lawful and bonafide occupants D e v elopment Plans; continued with www.mlhud.go.ug November 2019 3 Enhanced Service Delivery

Land Sector Achievements through the Competitiveness and Enterprise Development Project (CEDP)

The Land Component focuses on Land Administration Reforms which facilitate the continuation and scale-up of the land reform process. It is categorized under four (4) subcomponents: Subcomponent 1: Improving land administration; Subcomponent 2: Undertaking systematic registration of communal and individually owned land; Subcomponent 3: Implementing a program of actions for strengthening institutions and mechanisms for land dispute resolution; and Subcomponent 4: Implementing a program of actions for strengthening land

administration and management institution.

Ministry Zonal Ofiice Date of Operationalization No. (MZO) using the new system

The functional MZOs 1. Lira 2nd February, 2017 2. Kabarole 3rd June, 2017 3. Kibaale 9th September, 2017 4. Masindi 24th October, 2017 5. Mbale 22nd November, 2017 6. Arua 18th December, 2017 7. Gulu 18th December, 2017 8. Jinja 28th March, 2018 9. Masaka 11th April, 2018 10. Mbarara 3rd May, 2018 11. Rukungiri 3rd May, 2019 12. Mpigi 18th June, 2019 13. Mityana 18th June, 2019 14. Luweero 24th June, 2019 15. Kabale 19th July, 2019 16. Tororo 19th August, 2019 17. Soroti 20th August, 2019 18. Kampala 27th September, 2019 19. Mukono Operational on the old system awaiting update 20. Wakiso Operational on the old system awaiting update

Modernization of the Geodetic Reference Framework including 12 Continuously Operating Reference Stations (CORS)

The 12 CORS were established and running in the following 12 areas namely: Arua (MZO), Entebbe (SMD), Kabarole (MZO), Gulu (MZO), Kibaale (MZO), Jinja (MZO), Lira (MZO), Masindi (MZO) Masaka (NWSC pump station), Mbale (MZO), Moroto (Regional referral Hospital), Soroti (Civil Aviation).

Each CORS records data and communicates with Network Control Center (NCC installed in NLIC premises) in Kampala for processing and archiving.

4 November 2019 www.mlhud.go.ug Enhanced Service Delivery

Implementing a Program of Actions for Strengthening Institu tions and Mechanisms for Land Dispute Resolution • Conducted a review of the Judiciary’s rules and procedures for adjudication of land disputes to identify gaps and made recommendations for improvement.

• Strengthened the capacity of the Judiciary and other land administration institutions to implement alternative dispute resolution and mediation programs.

CORS establishment completed • Compiled and disseminated guidelines on land laws and related documents

• Provided training to the Judiciary and other land dispute resolution institutions.

• Conducted a comprehensive review of the legal, institutional and operational framework of land tribunals to identify gaps and make recommendations for improvement.

Implemented a Program of Actions for Strengthening Land Administration and Management Institutions

• Conducted a comprehensive review of the organizational structure and capacities of land administration and management institutions to identify gaps and made recommendations for improvement.

• Conducted an assessment of other public and private land sector instit utions to identify skill gaps and implementing capacity development programs. Restored the National Geodatic Network System in Uganda • Constructed a dormitory and multi-purpose Undertaken Systematic Regist ration hall for the Institute of Surveying and Land Management and equipped the institute with of Individual and Communally Owned instructional equipment and a coaster bus. Land • Demarcated and processing applications • Developed and implemented a gender for households in western and Lango regions strategy, a National Civil Society engagement strategy and an IEC strategy, society • Established over 534 Communal Land engagement and communication strategies. Associations (CLAs) in priority areas including the Northern, Eastern, Mid-Western and Central • Provided of technical advisory services for Regions and processing CCOs is in advanced Strengthening Land Administration and stages. Management Institutions. www.mlhud.go.ug November 2019 5 Enhanced Service Delivery

Land Information System (LIS) R olled out The Ministry has operationalized 20 out of 21 MZOs. Training (on-the-job training) MZO sta was undertaken at NLIC. Several free Open days have been held for the registered land owners and the public to verify their land information using the LIS.

One of the Land registry free open days land held in Central Region

Land Owners from Acholi subregion have received Certificates of Customary Ownership. The information is to be placed in the Land Information System (LIS).

6 November 2019 www.mlhud.go.ug Enhanced Service Delivery

Strengthened the Valuation function A study on Strengthening the Land Valuation Function was completed. The Sector initiated the process to develop the valuation Law and consult on land acquisition policy and bill.

A study on Mortgage Liquidity Facility (MLF) was undertaken and findings presented to stakeholders. The final report was discussed and forwarded to Minisrty of Finance and Economic Development for consideration and adoption. Strengthened the capacity of Surveys and Mapping Department A Study on Review of Approaches to Surveys and Mapping was completed. Specifications for the required equipment was prepared.

The Institute of Surveys and Land Management (ISLM), constructed two buildings for it’s students.

A Female’s Dormitory for ISLM was completed Multi-purpose Hall at the ISLM was constructed

Producing and disseminating base maps for land administration All towns were flown at 15 cm resolution and their Orthophotos/basemaps delivered. Aerial photography is now at 95% for 15cm resolution (urban areas) and 89% for 40cm resolution (rural areas). 92% of Orthophotos for 15cm resolution have been produced and delivered to the Ministry while 75% of Orthophotos for 40cm resolution have been also produced and delivered.

Capacity Building for Sta in the Department of Surveys and Mapping has been completed. These basemaps have been used to support other Government projects including implementation of the Communal Land Associations (CLA) and Certificates of Customary Ownership (CCO) programs in Acholi, West Nile, karamoja, South Western, Mid Western regions and Kampala Metropolitan. Implemented a Program of Actions for Strengthening Land Administration and Management Institutions

The Ministry conducted a comprehensive review of the organizational structure and capacities of land administration and management institutions to identify gaps and made recommendations for improvement.

The Ministry also carried out an assessment of other public and private land sector institutions to identify skill gaps and implementing capacity development programs. The Ministry has parterned with development patterners and CSOs to provide technical advisory services for Strengthening Land Administration and Management Institutions. to the Local Governments country wide. www.mlhud.go.ug November 2019 7

CLIENT PROJECT LOCATION DRWG. NO. Designed by K. V. Issue status REVISIONS MINISTRY OF LANDS HOUSING AND URBAN TPLN- 3BDR2 Drawn by K. V. Design PROPOSED HOUSE TYPE PLAN. DEVELOPEMENT THE REPUBLIC OF UGANDA DRWG TITLE: Approved by; BOQ DEPARTMENT OF HOUSING DEVELOPMENT AND ESTATES SCALE: 1:100 Construction MANAGEMENT THREE BEDROOMED HOUSE AREA: P.O BOX 7096 KAMPALA PICTORIAL Date AUGUST 2018 Records TEL.34293/1 3 FAX:

GSPublisherVersion0.0.100.10 0 Enhanced Service Delivery

Preparation Of Uganda’s National Physical Development Plan (NPDP): Strengthening The Physical Planning System Government of Uganda recognizes the need for orderly development as enshrined in Article 242 of the Constitution of the Republic of Uganda. The Ministry of Lands, Housing and Urban Development has embarked on the preparation of Uganda’s first ever National Physical Development Plan (NPDP), which is one of the Land Administration components, under the Competitiveness and Enterprise Development Project (CEDP) with support from the World Bank.

The National Physical Development Plan/Spatial Plan is consistent with Vision 2040 and the Comprehensive National Development Planning Framework (CNPDF), and aims at catering for the spatial aspect of planning. It is also drawn from the National Land Use Policy, 2007 and the Physical Planning Act, 2010 that declares the whole country a planning area. The Act set provisions for the preparation of physical development plans at national, regional and lower local government levels. However, absence of the National Physical Development Plan and subsequent Regional Development Plans has been a missing link in the planning systems of Uganda and as well as convergence of physical/spatial planning and social economic planning. The linkage therefore facilitates the realization of planning benefits.

The National Physical Development Plan shall set out the analytical parameters for the allocation, use and management of the country’s land and other physical resources, as well as the most ecient location of infrastructure, towns and cities, and how they link to the surrounding rural areas. It is intended to serve as a framework through which the spatial location of investments, as well as planning and management of resources are guided at the national level in order to enhance sustainable economic development of the county in the next 25 years. Uganda’s Current Spatial Challenges include: Rapid urbanisation and population explosion that is uncontrolled; Low level of industrialization; Uncontrolled expansion of settlement areas and high levels of informality; Land ownership/tenure constraints; Poor and uncoordinated public transportation; Lack of comprehensive land use plans; Absence of institutional linkages and Cooperation with public and private sectors; High poverty levels; Low agricultural productivity; and Encroachment of environmentally sensitive areas.

Why NPDP The call for orderly and sustainable development in Uganda is more noticeable than ever before given the continuous rise in population, which should derive its livelihood on a limited space of land. Currently, there are evident mismatches and conflicts between infrastructure, service provision and population distribution; and the fact that development projects, particularly in infrastructure and services, are hampered by lack of a clear, planned overall framework at national level. The fact is that all activities and developments require space on land, which is a fixed asset and therefore associated with a lot of competition. This calls for organization of dierent land use activities so as to achieve sustainable growth and development in respect to the aspirations of Vision 2040.

It is projected that by 2040, about 53 million people will still be living in rural-agriculture areas. As agriculture forms our traditional economic base upon which the vast majority of community does and will continue to rely, preparation of the NPDP is critical to provide a framework that will connect production areas to consumption markets, agro-processing industries and to export markets via planned transport corridors. Uganda needs to benefit from rationalization of the various land use requirements such as protection of prime agricultural land and natural resource endowments, and planning of infrastructure so that it serves both population distribution and provision, as well as sustainable exploitation of economic opportunities. A National Physical Development Plan is therefore needed, to provide a framework, which will align infrastructure investment, population and settlement growth with potential economic development nodes, while paying full regard to the need for environmental

8 November 2019 www.mlhud.go.ug Enhanced Service Delivery

protection and conservation. It should facilitate attainment of the envisioned transformation into middle income status through optimal and sustainable utilization of the country’s resources.

The NPDP and its Status The National Physical Development Plan combines the spatial content of the pillars of Vision 2040 and the National Development Plans according to its dierent orientations, into one over-arching framework for the physical development of Uganda. The idea of regional balanced growth was favored and the concept of the international expressways was superimposed on the highway system. The location of urbanization zones has been located along these routes and coordinated with the distribution of agricultural clusters. These clusters define the rural areas which are purely for agriculture development. All meaningful protected areas and water systems have been integrated into the physical plan. The water system includes permanent wetlands, and the River Nile / Kyoga water system “bio-region”. The NPDP was displayed for the statutory period of 90 days(May- August 2019) and comments, inputs for various stakeholders have been reviewed currently the Ministry is working review and incorporating all the comment making it ready for the approval by cabinet.

The process and progress. Main activities of the NPDP preparation so far undertaken include: • Stakeholder engagement and awareness creation of the project processes and requirements; data collection; consideration of the facts, trends, projections, analysis of interaction between dierent factors, sector plans, policies and programs, and to identify linkages, synergies and contradictions. • Prioritizing synergies, conflicts, linkages and disconnections between sectors, of the spatial and non-spatial factors and preparation of development options. • In order to ensure comprehensive regional involvement and coverage of this process, the country was clustered in manageable regions have full participation and involvement of stakeholders that; Northern, North Eastern, North Western, Western, Mid-western, South Western, Eastern and Central. • Development themes /Orientations were developed and consulted upon with stakeholder who gave in their input. • First NPDP draft developed and discussed • Final draft developed and displayed for public comment • Approval process where the cabinet will approve

The engagements and consultations at the regional and at the dierent central government level for the dierent planning phases was aimed at full involvement and cooperation by the key stakeholders.

NPDP Expectations It is anticipated that the NPDP shall: • Guide the spatial arrangement of rural and urban settlement patterns. • Answer questions on the location of strategic infrastructure that will service the rural and urban pattern, industrial estates, mining, tourism and oil and gas. This will boost the physical and economic integration through appropriate and viable development of infrastructure system. • Promote, protect and enhance the countries’ natural resources. Therefore the NPDP will provide a framework of integrated resource planning and development, and environmental impact management, to avert improper exploitation of natural resources. . • Guide the development of cities, Municipalities and Town Councils, in well-structured and vibrant urban areas that will boost economic growth. • Translate the social economic planning into real time and space

Planned activities • Further presentations and dissemination to various stakeholder • Sensitization through workshops, talk shows and public gathering • Presentation of the final plan to theNational Physical Planning Board and then to the Cabinet for approval purposes • Publication and dissemination of the National Physical Development plan real time and space.

When the plan is approved, all national infrastructure and projects with a spatial aspect will happen within this framework. This is a national as well as regional concern, which requires full and active cooperation and support by all, to shape our current and future country’s development.

NPDP-Together for a planned Uganda. www.mlhud.go.ug November 2019 9 Enhanced Service Delivery

10 November 2019 www.mlhud.go.ug Enhanced Service Delivery

Communal Land Associations in Karamoja: A Pictorial

The Ministry mobilized, incoporated and registered over 313 Communal Land Associations in Karamoja. The target was to complete the formation of over 600 clans, subclans and land holding groups in the subregion into legal entities that can hold, own and manage their customary land. The exercise of forming legal entities to hold customary land is demand driven, meaning that clans or land holding groups that want to register their customary land and acquire customary certificates for their communally owned land need to engage the Ministry. It is through such engagements that CLAs have been registered in Bunyoro, Kayunga and other parts of the Country.

Hon. Lokodo, Hon. Namuganza, Hon. Mbayo and Hon. Kiwanda with MP for Kamion County & Members of Ik Community after recieving their CLA certificates of incorporation.

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Honourable members of Parliament for Karamoja Members from the CSO community and the Ministry region attended the launch. attended the launch in traditional attire.

The CLA Secretariat arriving in Kaabong for the launch.

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Hon. Namuganza prepares to hand over the CLA certificates to Hon. Esther Mbayo, who represented H.E President Museveni. Left is Mr Robert Opio Ag. Commissioner Land Registration and Mrs. S.R.N Marwas, Chairperson Kaabong District Land Board.

Ministry Spokeperson, Dennis Obbo at the handover Ms Esther Amidiong guides Ik women on registering ceremony in Kaabong. in the CLA Clan register book.

Women amongst the Pokot communities constituted over 50% of those registered in the CLAs www.mlhud.go.ug November 2019 13 Enhanced Service Delivery

The Pokot of Amudat District receive their CLA Certificates in the presence of the Political and Technical Leaders

Minister Namuganza with Other MPs after commissioning of the 313 CLAs in Kaabong.

Chairman LC 5 Kaabong District (2nd Left) Mr. Abuku with members of the Kasmeri Clan.

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Sekon of DADO after the registration of the ten Clans Comprising the IK communities in Kamion County.

An Ik woman from the Nyorobat Clan registers her name in the CLA register book in Timu, Kamion County. www.mlhud.go.ug November 2019 15 Enhanced Service Delivery

HOW THE USMID PROGRAM TRANSFORMED THE FACE OF MUNICIPALITIES ACROSS THE COUNTRY

Over the past five years, The Uganda Support to Municipal Infrastructure Development program (USMID) has enhanced institutional performance of 14 Municipal Local Governments across the country to improve on their urban service delivery.

President Museveni cuts the tape as he commissions Mbale municipality roads in Mbale town as Hon Musumba (R), Hon Baryomunsi (3rd L) and municipal leaders look on.

The 5-year program implemented using a World Bank IDA credit of USD 150M started in Financial year 2013/2014 and ended in Financial Year 2018/2019. Implemented under the Ministry of Lands, Housing and Urban Development, the program’s successes have been registered across the country and appreciated by all stakeholders.

The Ministry of Lands, Housing and Urban Development, under her directorate of Physical Planning and Urban Development has been responsible for ensuring that the USMID program gets implemented in accordance with the Financing Agreement signed between the World Bank/IDA and the Government of Uganda. During Program implementation the 14 Program Municipalities of; Gulu, Lira, Arua,Moroto, Tororo, Soroti, Mbale, Jinja, Mbarara, Hoima, Fort Portal, Masaka,Entebbe and Kabale were responsible for planning, prioritization and implementation of infrastrcuture sub-projects, procurement of civil works contractors and contract management.

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Under the program, IDA’s lending instrument to the Infrastructure improved Government of Uganda was a Program for Results(P for Urban infrastructure was improved using the MDG funds, R)which means that the total amount of funds available which the Ministry transferred to the specific local each year depended on the overall assessed performance Governments after they met the set minimum conditions of the previous year, of all the Municipal Local as per annual performance assessments conducted by an Governments compared to the annual performance independent verification agent. target. The amount of the MDG to each Municipal LG also It also meant that the annual grant amount for each depended on its spatial area, population, poverty count, Municipality depended on the performance of the and the performance assessment results. After the MDG Municipality compared to other Municipalities. The better was confirmed is when the specific Municipal Local the performance of a Municipality in a given year, the Government would ascertain how much funds are more funds it would receive in the subsequent year. This available and hence deteremine its scope of has instilled a sense of constructive competition amongst infrastructure works to be worked on. program Municipalities which consequently has led to improved performance and better urban service delivery. All infrastructure sub-projects under the Program were selected and prioritised by the respective Municipal About 85% of the USMID Program funds were disbursed Council leadership in consultation with the Municipal to the LGs inform of Municipal Capacity Building Grants Development Forum (MDF). Under the program, 13 of the (MCBG) and Municipal Development Grants (MDG). The 14 Municipalities prioritised roads with their attendant MCBG funds were utilized by the Municipal Local features except Moroto that prioritised a bus terminal. Governments for retooling, discretionary capacity building activities and career development, while the The roadworks prioritised by many of the LGs included MDG funds would be channelled to physical rehabilitation of the road carriage way, provision of all infrastructure projects. 15% of the USMID funds were auxiliaryworks such as pedestrian walk ways, cyclist lanes, retained at the Ministry of Lands, Housing and Urban street parking with street lighting using solar lights, trash Development for urban systems management, outreach bins, greening and beautification in some areas. capacity building support to the LGs, capacity building for the Ministry and program coordination and management.

Obote Avenue in Mbale Municipality

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The completed road works have completely changed the faces of the Program Municipal Local Governments and these have already registered improvements in local revenue collection. It was because of these achivements that the program was extended with additional financing to continue for another five years till 2023.

Counting successes The total population of beneficiaries in the 14 program Municipalities was 1,327,100

Roads: • A total of 110 urban roads totalling about 78.4 km were constructed in 13 Municipalities. • Approximately 93.2 km of covered line drains and 30.3 km open drains. • 100.2 km of pedestrian walkways, 21.8 km of cycle lanes, 43.5 km of parking lanes • 2,807 solar street lights • 1,114 street trash cans • Signalized trac lights at a junction in Mbale Municipality

Environment: • Improved 65,365 square metres of green space • Planted 2,431 trees.

Local Economic Infrastructure: • 3 Taxi parks complete with 328 lock up shops and 143 vehicle/Taxi parking lots & restaurants in Arua, Tororo and Entebbe Municipality. • 1 Bus terminal with 16 bus bays and 32 lock up shops in Moroto. • 1 Lorry park with 14 lock up shops in Fort Portal Municipality. • Improvement of Coronation Park in Lira.

Nyerere Avenue in Kabale Municipality

18 November 2019 www.mlhud.go.ug Enhanced Service Delivery

The Role of the Ministry of Lands, Housing and Urban Development in the Albertine Region

Government, through the Ministry of Lands, Housing and Urban Development already commenced on the eorts to support physical planning and infrastructure development in the Albertine region, with specific attention to the towns of Hoima, Buliisa Town Council and Buliisa District under the Second Component of the Albertine Region Sustainable Development Project (ARSDP).

Across section of project ocers inspecting the road works with emphasis on the forest reserves in Hoima district

The145MUSD project funded by the World Bank, is a multi-sectoral project and as such, the implementation is done by three dierent government institutions; the Uganda National Roads Authority, Ministry of Lands Housing and Urban Development and The Ministry of Education and Sports. The project was initiated after the discovery of oil in the Albertine region that generated high expectations for economic development and the need to facilitate a more orderly, sustainable and inclusive transformation of the Albertine Region. The project consists of three components as follows:Component 1- Regional Access and Connectivity (National Roads)Component 2- Local Access, Planning and Development and Component 3- Skills Access and Upgrading.

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Component 2: Ministry of Lands, Housing and Urban Development role

Physical planning The eorts, years on, have already bore fruits of well-designed Physical Development Plans of Nine (9) urban centres of;Wanseko, and Biiso in Buliisa District as well as Kigorobya, Kiziranfumbi, Kyangwali, Kabwoya, Butema, Kyarushesha and Buhuka in Hoima District. The project also is to support capacity building of the respective councils to implement the designed plans to enhance their development, especially with the influx of people and businesses due to the oil exploration in the areas.

Sta of Ministry of Lands, Housing and Urban Physical planning has been done with a focus on the Development inspecting the road works on the nine key urban centers which are expected to Bulindi-Waki-Dwooli road in Hoima district capitalize growth from oil development and that are likely to contribute to the future development of the region. The first component, implemented by UNRA aims at improving overall accessibility to the Albertine region, A regional strategic plan has also been drafted and it reducing travel times, and improving access to markets outlines future development strategies that will and services. This will be done by upgrading the road potentially inform any future follow on operations. stretch from Kyenjojo to Kabwoya, connecting the Roads Under the project, the Ministry of Lands, districts of Kyenjojo, Kibaale, Hoima, Masindi and Housing and Urban Development already Kiryandogo. commenced on rehabilitation of roads, with a focus of improving and or repairing the district roads and The second component implemented by the Ministry of some urban roads. Under rehabilitation of roads, the Lands Housing and Urban Development aims at focus is on improvements and/or repair of increasing rural accessibility to markets and services, district/town council roads (covering about 365 km) preparing selected key urban centers for growth, and to make them motorable all year around. This providing economic infrastructure targeted to key involves removal of bottlenecks to access that may sectors in the region. The third component implemented include repair/provision of bridges, culverts, raising of by the Ministry of Education and Sports is designed to critical road sections especially in swamp areas and upgrade business, technical and vocational education, any other spot improvement. The project also plans and training (BTVET) quality in the oil and gas sector, to, in addition upgradeto bituminous standards, about make it more in line with private sector demands, and 10 km of urban roads mainly in Buliisa Town Council provide greater access to the BTVET system to people and Butiaba Port. living in the Albertine region. Local infrastructure The key project impacts areas will include: The Ministry also intends to support Local economic a) Regional transport infrastructure that will improve infrastructure for example markets, fish landing sites, connectivity and access within and to the Albertine storage facilities and slaughterhouses in the areas.The Region and facilitate an economy centered not only on local economic infrastructure to be constructed oil, but also agriculture, fishing and tourism; include 13 markets,2 fish landing sites 25 fish cages b) Local area development for an orderly and planned and 1 animal slaughter house. All the infrastructure growth and improvements in the infrastructure and investments that were selected for rehabilitation services of districts and rapidly urbanizing centers in the under the project followed a structured prioritization region; and process based on four key principles; consistency c) A more skilled workforce that is able to respond to with Local Government Development priorities, employment opportunities that are emerging in the supportive of employment creation, region. complementarity with other components and complementarity with projects financed from other sources.

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NRM Manifesto implementation updates for the Lands, Housing and Urban Development Sector

www.mlhud.go.ug January 2019 21 Enhanced Service Delivery

Key achievements against targets

Manifesto Pledge Tasks accomplished 2016 -2021

Part 1

Implement the additional • Construction and renovation of 21 Ministry zonal oces to take services closer to the citizens initiatives required has been completed. All Freeholds, Leaseholds, Mailo Titles and Certificates of Customary Ownership (CCOs) have been • computerized. Work is underway to complete computerization of FCs & MRVs from closed registers. administration system • A Records and Archival Centre has been constructed in Entebbe to store all the paper records after digitalizing them. • A National Land Information Centre has been constructed in Kampala to support the development and implementation of the Land Information System (LIS) • Land Registry Open days have been held for Land owners and land users to verify their land title information free of charge. Ministry also held land owners tutorials. • Search Letters are available to investors from the Government One Stop Shop under URSB and UIA.

A Search takes one day to be completed. • Digitalizing and scanning of cadastral maps for the 20 operational MZOs is complete and survey

and mapping services have been taken closer to the citizens. Developed and disseminated land related information materials (in English and Local Languages) • to the public (Clients Charter, Access to Information Manual, Posters and simplified Booklets).

Implement the National • Finalized the drafting of the Uganda Land Commission Bill 2017, Landlord-Tenant Bill 2018, Land Policy and reform Physical Planning (amendment) Bill 2018 and the Physical Planners’ Registration Bill 2018. All the the relevant laws to be in Bills have been cleared for submission to Cabinet for consideration and approval and thereafter consonance with it they will be submitted to Parliament for debate and enactment into law. • Finalized the preparation of the Regulatory Impact Assessment (RIA) for the proposed amendments/new laws of the following: The Registration of Titles (amendment) Act, Land Acquisition (amendment) Act, Surveyors’ Registration (amendment) Act, Land Information and Infrastructure Bill and Survey and Mapping Bill. The review/enactment of new land related laws is

Undertake systematic • Supported the registration of Certificates of Customary Ownership (CCOs) in Kabale, Kasese, registration of individual Butaleja, Buliisa, Pader, Adjumani, Nwoya, Soroti and Katakwi districts and the formation of and communally-owned over 550 Communal Land Associations in Karamoja, Bunyoro and central regions. land • Piloting in Ntungamo (2443 parcels surveyed, titles for 700 parcels have been processed and issued), and more Deed Plans are being prepared to enable Title preparation; • In Iganga 785 Parcels of land were adjudicated, surveyed and plotted and titles for the same 785 parcels were processed and issued; • In Kibaale, 344 Freehold titles have been issued to former tenants on registered land; • In Mbale 200 parcels have been processed.

Implement a • Establishment of a Commission of Inquiry into land matters is currently in place; programme of action for • A Dispute Resolution Desk has been established in the Ministry; strengthening institutions • Handled evictions related issues in the Buganda, Bunyoro and Ankole regions; and mechanisms for land • A proposal for Alternative Dispute resolution has been developed; dispute resolution and • Training and Capacity building plan for Land Administration institutions is in place; mediation at the Local • Training has been completed for all approved DLBs in the Country; Government level • Carried out training of District Surveyors; • Collaborated with Development Partners to support training tools development; • Continued with the program of action for strengthening institutions and mechanisms for land dispute resolution and mediation at the local government level by holding stakeholder meetings with Justice Law and Order Sector (JLOS) institutions and other stakeholders on matters of land dispute resolution and access to land justice for all.

Increase the amount of • Land Fund Regulations have been approved by Cabinet to support the operations of the Land money allocated to the Fund. Land Fund • The Land Fund, under the Uganda Land Commission has acquired 20,850.94 hectares of land in Kibaale, Ankole, Toro and Buganda.

22 November 2019 www.mlhud.go.ug Enhanced Service Delivery

Manifesto Pledge Tasks accomplished 2016 -2021

Continue to enforce the • Assisted the tenants of Kayunga (Kitimbwa & Kayonza Sub Counties) to process registrable law to protect the rights interests for their bibanjas. The villages include: Namusaala, Nakyesa, Kawolokota west, Kyatto 1-3, of lawful and bonafide Kawolokota East, Namavundu A, Namavundu B, Namizo A, Namizo B, Bulawula A, Nkokonjeru A, tenants Tweyagalire A, Kyato, and Kyetume1-3 in the subcounties of Kayonza and Kitimbwa. • Issued Mailo titles to tenants in Nakaseke

Part 2

Implement the National • Developed a costed implementation plan Housing Policy to guide • Disseminated the National Housing Policy; the development of • The policy will provide policy direction and provide basis for legislative actions and strategies. housing, including social • A National Urban Policy with a costed implementation plan has been suplemetary and approval. housing to address the housing deficit

Attract international • Cabinet approved the National Urban Policy, 2017. The policy provides a framework for the financiers to partner with managing the urbanization process in the country. It also provides a criterion for declaring and government and the upgrading urban centres. private sector to provide • Developed proposals for Alternative financing for Civil and Housing Infrastructure for Cabinet finance and real estate approval; projects in the country • Development of housing standards is underway to ensure that those, especially in earthquake prone areas stand the test of time.

Increase the role of the • Developed proposals for Alternative financing for Civil and Housing Infrastructure for Cabinet public sector in putting approval; up houses in organised settlements both in rural and urban areas

Encourage the formation • Carried out preliminary preparations to form housing cooperatives for all civil servants; of a housing provident fund where workers make regular savings for them to build personal houses

Support the development • Identified and mobilized groups in Mukono. Wakiso and Kampala districts; 6 have formally of housing co-operatives registered as Housing Cooperatives and are functional. as a vehicle for delivering

Capitalise the • Development of a Mortgage facility for low income people to provide them with houses is in National Housing and advanced stages. Construction Corporation (NHCC) to be a lead agency in providing low and middle-income houses in urban centres

Implement the Kireka • MLHUD in partnership with the National Housing Construction Company is planning to sensitize Slum Redevelopment & implement the Kireka Slum Redevelopment project in Kireka-Banda slum area. The urban poor project in Kireka-Banda will be included in the planning, provision of views, decision-making and implementation. It is slum area therefore an inclusive process. The overall objective of this project is to transform the informal settlement in Kireka into a well-designed and planned human settlement to enhance the urban environments and social economic development through the adoption of mixed development approaches and development partnerships.

Support comprehensive • planning for both Manafwa, Bududa, Sironko, Bukedea, Kumi, Soroti, Bulambuli, Budaka, Rakai, Lwengo, Kalungu and urban and rural areas Pader districts. Prototype plans have helped in constructing houses that are on plan, in an orderly to promote orderly manner. development of settlements www.mlhud.go.ug November 2019 23 Enhanced Service Delivery

Manifesto Pledge Tasks accomplished 2016 -2021

Promote nucleated • Identified land for housing development in the following districts: Buliisa, Masindi, Hoima, settlements in rural areas Kiryandongo, Nwoya, Gulu, Nebbi, Arua, Zombo, Mbarara, Masaka, Jinja and Mbale. The Ministry is to free land for large scale engaging investors to invest in real estate sector and housing development to promote nucleated commercial farming settlements.

Part 3

Elevate the status of Arua, • Implemented USMID interventions on infrastructure development to prepare the municipalities Gulu, Mbale and Mbarara elevation to regional cities municipalities to regional • Implementation of the framework for the managing the urbanization process in the country to cities. elevate the status of the areas is underway. A criterion for declaring and upgrading urban centres has been developed.

Develop a National • Completed the development of the NPDP. Physical Development • Prepared Physical Development Plans for 8 Growth Centres in Hoima and Buliisa districts where Plan (NPDP) including it is expected that many people being displaced by Oil and gas activities will resettle, and also physical plans for all cities, economic activities targeting the oil and gas industry will locate; municipalities, town • Finalized preliminary activities for improvement of local roads in Buliisa Town Council, Hoima councils and town boards District and Buliisa District. • Developed PPUMIs - A data base for accessing Physical Planning information.

Set up a quality unit and • Installed the Physical Planning and Urban Management Information System (PPUMIS) in the 14 information system for USMID participating Municipalities of Entebbe, Masaka, Mbarara, Jinja, Tororo, Soroti, Lira, Gulu, Physical Planning linked Moroto, Mbale, Kabale, Fort Portal, Hoima and Arua. to key Local Governments • The installed of PPUMIS has eased coordination in planning between the centre and the and the Land Information Municipalities as well as accessing and sharing of spatial data among the Municipalities. System

Develop sub-regional • Completed the preparation of NPDP options under Economic orientation; Social orientation; PDPs for the Kampala- Agricultural orientation; Environmental and tourism orientation; connectivity orientation; and Jinja corridor and the integrative orientation. Karuma-Lira-Gulu corridor, and others • Supervised Land Acquisition for Infrastructure Projects both concluded and ongoing for 116 identified as priority in projects; Road Projects: Kampala Northern Bypass; Olwiyo-Gulu ,Masaka-Mbarara and Masaka NPDP – Kyotera; Kampala Jinja Express way & Kampala Southern Bypass; Rushere- Nswerenkye, Wenseko-Bugungu, Buhimba -Kakumiro, Kibuye-Busega-Mpigi, Busungu- Kiboga- Hoima ,Lusalira-Kasambya-Nkongo, Kashenyi-Mitooma, Sembabule-Villa Maria, Mubende Kakumiro Kigadi, Fort Portal Bundibugyo-Lamia, Bulima-Hoima-Kabwoya, Buhimbe Kakumiri, Rwekunye- Apac, Puranga-Acholibur, Dokolo-Kaberamaido and LatarNamasale, Mbarara -Ntungamo, Kabale- Katuma ,Mbale-Bwomboki-Bubulo-Lwakwa, Kazo-Kamwenge, Mubende-Kakumiro-Kigadi, Atiak-Moyo-Ayojo road, Karinga-Kalungu-Adwaniko, Mukono-Kayunga & Bukoloto-Njeru, Kibuye- Busega-Mpigi, Palisa-Tirinya, Mbarara-Ntugamo-Kabale-Katuna, Kbwoya-Buhuka road, Mbarara- Ntugamo-Kabale-Katuna, Hoima-Butinda-Wanseko, Musita-Lumino, Masindi-Biso, Kyarushesha -Butole, Kabale-Kisoro-Bunagana, Soroti-Dokolo-Lira among others. UETCL Projects: Mbarara- Mirama, Olwinyo substation, Karuma -Olwiyo, Karuma-Lira, Karuma-Olwiyo, Opuyo-Moroto, Bujagali-Lessos, Tororo-Opuyo-Lira.

Develop PDPs along • Completed the preparation of NPDP options under Economic orientation; Social orientation; the Northern Corridor Agricultural orientation; Environmental and tourism orientation; connectivity orientation; and Infrastructure Projects integrative orientation. (NCIP) to identify and plan development nodes • The approved National Housing Policy and National Urban Policy provide interventions to develop such as industrial hubs nodes in the country. and tourism towns • Developed proposals for implementation at Nakigala in Partnership with Malasian firms.

Re-tool the Directorate • of PP&UD to be able to train, set up, support, supervise and monitor plan preparation and implementation at the Local Government level

24 November 2019 www.mlhud.go.ug Enhanced Service Delivery

www.mlhud.go.ug November 2019 25 Enhanced Service Delivery

Land and Property Valuations

rticle 26(b) of the Constitution provides Benchmarking consultations for the development of Land Valuation Management information System of the Chief Government Valuer under (LVMIS) have been undertaken at Airbus Defense & Ministry of Lands, Housing and Urban Space, Guildford - UK, Royal Institution of Chartered Development is mandated to provide Surveyors (RICS) - UK, University of Reading-UK, Afair and adequate valuation for purposes of land Valuation Department, Registrars General Ministry of acquisition, stamp duty among others. Finance- Mauritius, Ministry of Housing and Lands- Mauritius and , Bhumishq Technologies Ltd- the Major milestones to ensuring prudent, LAVMIS project implementer Mauritius trust and transparency in Land Way forward and Property valuation have been registered in following areas: • Procure a consultant to assess the performance of the existing Land Information System and • Commenced on the process to finalize improve its performance to include land valuation Development of valuation policy workflows. • Undertaking Specialized trainings • Commence on the process to develop the Land • Preparation of Valuation standards Valuation Information Management system • Commence the process to develop the Land • Mapping sales data to CAMA and Satellite imagery Valuation Management information System for the land valuation management information (LVMIS). system

The Ugandan Delegation with the Team of Experts at AIRBUS Defence & Space

26 November 2019 www.mlhud.go.ug

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Number of Search letters issued to clients

Stop Shop (URSB) from October, 2017 - October, 2018

ORGANISATION/INDIVIDUALS NUMBER OF SEARCHES COMPANIES 10,715 MALE CLIENTS 8,975 FEMALE CLIENTS 5,051 IGG 750 (NOT PAID) EBIZ 560 TOTAL 26,051

REVENUE GENERATED UGX 253,010,000/=

www.mlhud.go.ug November 2019 27 Enhanced Service Delivery

Bibanja holders to get Certificates of Occupancy

Improvement of Land Governance in Uganda to Increase Productivity of Small Scale Farmers on Private Mailo-Land (ILGU) project in the districts of

he project that is supported by European Union and German Government is being implemented Tby Ministry of Lands, Housing and Urban Development and GIZ (German Development Cooperation).

The key objectives of the project are to strengthen a peaceful, harmonious relationship between Landlords and tenants through creating transparency on land use and ownership. A map of Bibanja and registered land owners parcels

The project is enabling both mapping of tenants occupancy busulu, fulfill legal requirements Landlords and tenants to maximize rights on registered land with in order to avoid illegal eviction the use of their occupancy rights consent of their Landlord and and will know their Landlords. to increase food production and conflict resolution of new emerging Both tenants and Landlords, if they eliminate poverty; Help Landlords cases as result of project activities. wish, may enter a land sharing and tenants negotiate fair solutions agreement, buy out the occupancy, to disentangle the multiple land Project benefits lease, and apply for certificate of rights by way of outright purchase, occupancy with consent of the land sharing, leasing or application Tenants will no longer sell their Landlord. All information about the for certificates of occupancy. occupancy rights (bibanja) without tenancies/bibanja will be accessed the knowledge of the Landlord and at the sub-counties and information Resty Namuli, the expert the Landlord will be able to collect incumbered on the Mailo title in the on awareness raising and annual nominal ground rent from Land Registry as provided for under communication under GIZ said the tenants. A tenant will not be the law. that the project activities include able to expand the kibanja anymore awareness raising on the rights, with coordinates captured. Landlord /Registered obligations, roles, restrictions and The bibanja holders will get a means to secure these rights for sketch map of their bibanja and Proprietor productive land use. will be able to know the size and The owner of the registered mailo Namuli says other activities include boundaries of their tenancy, pay land includes a purchaser or

28 November 2019 www.mlhud.go.ug Enhanced Service Delivery successor all of whom should be registered. Many still have titles in the names of dead persons and the Administrator General to renew Letters of Administration.

Lawful Occupants Section 29(1) of the Land Act CAP 227 as amended defines a lawful occupant as that person occupying land by virtue of the repealed Busuulu and Envujju law of 1928: The Tooro and Ankole Landlords and Tenant Laws of 1937. It includes that person who entered the land with consent of registered owner or Mr. Joseph Mary Nsubuga occupied land as customary tenant, Chairperson LC3 Myanzi Sub-county, Kassanda district but was not compensated by the registered owner. The LC III Chairperson Myanzi Sub- agricultural production without fear Evidence of Busuulu receipts paid to county, Kassanda district, Joseph of disrupting their livelihoods and the registered owner before 1975 is Nsubuga, said Myanzi faced lot of income generating projects brought important to have. land evictions in the past. by Operation Wealth Creation Nsubuga explained that most of the (OWC). Bonafide Occupants Bibanja holders and Landlords were Nsubuga said that once the residents initially hostile to each other (fearing receive certificates of occupancy Section 29(2) of the Land Act, CAP that their land was being mapped to they will no longer live under fear 227 defines such a person as one be taken), but after being sensitized, of eviction because they hold legal who has stayed on and used the they welcomed the project. documents. For their tenancy and land for more than 12 years before He said the project helped to nobody will evict them illegally the coming of into force of the reduce on cases of illegal eviction without compensation. 1995 Constitution without being and wrangles that were common The bibanja holders and Landlords challenged by the owner. among the bibanja holders and are now able to know boundaries It includes a person who had been Landlords. of their land because the mapping settled on to the land by Government Nsubuga said local leaders in the exercise through the use of or agent of the Government. area are no longer on pressure due traditional boundary markers has to sensitization on the land -rights of been done. Unlawful Occupants tenants and Landlords. Now people Nsubuga explained that now the in the area first seek the consent of tenants first seek the approval of the Section 30(1) of the Land Act, CAP the Landlords before transacting Landlords because they know their 227 stipulates that a person who has business on their bibanja. rights and obligations as provided occupied and utilized or developed Most of the Landlords did not for under the Land Act. any land without permission know the number of tenants or Ministry of Lands, Housing and and without paying ground rent Bibanja holders on their land Urban Development Spokesperson should take steps to look for his/her till GIZ started mapping in the Dennis Obbo says that the Ministry Landlord and regularise his/her stay area. Bibanja holders started to will soon roll out a bigger program on the land. remit Busuulu to their Landlords based on this model. and are now concentrating on

www.mlhud.go.ug November 2019 29 Enhanced Service Delivery

What tenants say

3 Acres of land that have already been mapped. I am waiting to receive my certificate of occupancy. I have never seen one before but I know Courts recognise it as a conclusive evidence of my kibanja on registered mailo land. My Nagujja Rebbecca, Mapping prayer is to own the land legally has increased good cooperation which I believe will reduce on land between Landlords and bibanja wrangles in the sub-county. holders. More people have began Evaristo Kiryowa, The exercise People used to uproot boundary to settle in the area following the is good and it has helped many markers and this caused feuds, but mapping exercise and even those Bibanja holders who occupied the with the GPS cordinates captured who refused have now embraced it. land for over 20 years to know such instances have reduced. their genuine Landlords and start Getting ownership of the land is paying Busuulu. Many occupants vital especially to the people of the of the land are after a along time sensitised about their land rights plantation can never be destroyed. and started paying the busuulu to Landlords or there representatives (abasigire). The Bibanja holders are now secure and do not live in fear that they will be evicted anytime from their land.

Sepuuya Daniel, Residents were sensitized about their land rights and ownership that included women and children. During the mapping exercise families, neighbors and Landlords were Janet Sepuuya, I am excited included in the exercise. This about the exercise, I now know the caused excitement among the size and boundaries of my land. people because they become Transactions on bibanja are now confident that soon they will get Justine Nabacwa, I am happy possible and legally recorded their certificates of occupancy. and excited about the mapping because both the bibanja holders Many people (bibanja holders) in exercise, because I now know the and Landlords have proven the area have started regularizing boundaries of my kibanja. documents to show their rights to their tenancy through paying I reside together with my family on the land. Busuulu to Landlords.

30 November 2019 www.mlhud.go.ug

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Good Land Governance increases productivity of small scale farmers on Private Mailo Land in Mityana, Kassanda and Mubende:

The “improvement of Land Governance in Uganda to increase productivity of small-scale farmers on private Mailo-Land” (ILGU) project is funded by the European Union and Germany Government and is currently implemented by GIZ in the districts of Mityana, Mubende and Kassanda. The project that was launched in April, 2017 by the State Minister for Lands Hon. Persis Namuganza.

he project is focused documented and mapped. The and form the basis for next steps to on documenting aim is to increase the transparency improving land rights security such land use rights for on land use on private Mailo land as the option to issue a Certificate the rural smallholder in the three Districts of Mityana, of Occupancy (CO), land sharing, farm households in Mubende and Kassanda. leasing or out right purchase of the Tthe three Districts of Mubende, registerable interests. Mityana and Kassanda. After awareness raising and information dissemination at all The Project In the Ugandan Constitution (1995), levels, the project is mapping the the land related laws provide a land claims of tenants (bibanja) The overall objective of the project good policy and legal framework once prior informed consent from is to: “Contribute to improved food that endeavours to harmonize and the Landlord and tenant has been security, improved livelihoods and provide solutions to the unique received. Using fit-for purpose poverty alleviation for small-scale circumstances under the mailo equipment (GNSS receivers, farmers and other users of natural tenure. tablets) data about a tenant’s land resources, in particular for women parcel is captured, such as the and marginalized groups in Central The nexus between Landlords exact, geo-referenced location, Uganda.” and tenants on private Mailo land shape, dimensions, size and usage has been a cause of concern and of the land. The mapping processes Improved tenure security allows disputes for long. The ILGU project and procedures are in line with small-scale farmers to make aims to strengthen the capacities Uganda’s legal and regulatory investments to their bibanja of tenants, Landlords, as well as framework. This information has and thus raise productivity and the Local Authorities and key increased the knowledge on land improves their livelihood. stakeholders to respond to these use on private Mailo and allowed needs. In a second step, land use negotiation processes between The other objective of the project rights of tenants (bibanja) are Landlord and tenant to take place is: “To ensure access to land

32 November 2019 www.mlhud.go.ug Enhanced Service Delivery

Naome Kabanda - Acting Commissioner Land Administration, Thorsten Huber - Team Leader RELAPU Project GIZ, Minister of State for Lands, Hon. Namuganza and Adolfo Alonso Cires of the European Union Delegation as a central precondition for The project fosters the security of The mapping of boundaries poverty reduction in rural areas a long-term use right for the actual empowers tenants to realize for improved certain population tenants on Mailo-Land to support how much land they have rights groups, especially women and investments with a long-term over, which eventually facilitates marginalized groups, in Central perspective. better planning for agricultural Uganda.” production thus; it also helps to

Illustrations of project outputs

GIZ-ILGU ALC, Subcounty, DLO, MZO Mediation Committee Continuous Outright Awareness raising Purchase on mailo land rights from Landlord Sub-division and issuance of mailo title Land Inventory Land sharing Data capture of tenancy claims Negotiation including mapping and mediation Lease Issuance of of boundaries agreement Leasehold title

Ground rent Issuance of Certificate Alternative land payment/ of Occupancy (CO) dispute resolution busuulu ADR www.mlhud.go.ug November 2019 33 Enhanced Service Delivery

plan how much land to reserve for Ongoing activities from the need to be recognised food crops, cash crops and animal and respected before tenants husbandry. and pay up their busulu arrears 1. Awareness Raising in return for consent to issue In case of further processes of them with Certificates of securing their land rights, tenants • Identification and contracting Occupancy populary known are able to engage in informed of the land rights awareness as the (satificate ye kibanja) negotiations basing on the mapped raising partner with support of as recognition and respect of information of their boundaries. and PACT( Partners for tenants by Landlords. Strategies to establish mediation Community Transformation) • Three Mailo land platform committees at the sub county have both national CSOs that have meetings were held that bring been done to enable the willing strong experince and together stakeholders on tenants and Landlords negotiate representation in the three Mailo land to exchange ideas, for what suits them best in regard districts. research and experiences to buying, leasing or sharing of the • Community sensitization aimed at influencing policy on land. since November 2017 with Mailo. parallel trainings of paralegals The outputs (village level awareness raising volunteers). 2. Conflict Resolution Communities in the project • All villages in over 12 • The implementation partner intervention areas have improved sub-counties in the three UCOBAC and PACT coordinates their knowledge and capacities on districts have been sensitized conflict mediation processes Mailo land rights in the three districts.

• 75,000 tenancy rights (bibanja) • Developed a handbook on • The paralegals and Area are to be mapped and the data the Peaceful co-existence on Land Committees (ALCs) is available at the subcounty Private Mailo land. The same conduct on-site mediation and Registry was translated to Luganda. documentation of newly arising • • Developed IEC materials, disputes. Unresolved disputes District Landboard and Area illustrated and translated are referred to a mediation Land Committees have been into Luganda for tenants and committee, constituted at enhanced in land management Landlords the Sub-County. Cases that and land administration in • Parish level, dialogue meetings cannot be resolved at the relation to the legal framework in Village to village Landlord- level of mediation committees Uganda tenant meetings have been are referred to courts at the • 80 % of all new land conflicts held. expense of the disputing arising during the mapping • Dialogue meetings were parties. process have been resolved organised for hesitant or • The nature of disputes ranges through an Alternative Dispute aggrieved Landlords to sort from non-payment or refusal Resolution Mechanism (ADRM). out the disagreements and to pay Busuulu, boundary delays in getting the villages ext ension/u nau t h o riz e d The project activities are conducted ready especially in Kakindu. enlargement of bibanja, with Partners who have experience The project has implemented disputed ownership of bibanja and expertise in the various fields. a strategy to continuously and succession issues. engage the Landlords in the project area. Landlords have expressed demands ranging

34 November 2019 www.mlhud.go.ug Enhanced Service Delivery

• Training of the mediation teams Printing Land Inventory Protocols In most areas the relationship was conducted; ToT on conflict for processing of Certificates of between Landlords and tenants resolution for implementing Occupancy and overlaying the has improved due to the payment partners was done. data over the registered Mailo of busuulu. 3. Pilot Mapping parcel has also been done. Preparations to get additional sub- process counties ready for the mapping Cartographers have developed exercise, in the project districts, are village maps for display and underway with inception meetings validation by community members. having taken place.

The Demarcation team mapping a Kibanja parcel in the presence of the Landlord and the tenant. Second right is the Chairman Area Land Committee, Myanzi Mr. D. Sepuuya.

www.mlhud.go.ug November 2019 35 36 November 2019 Enhanced Service Delivery

The Context

Approximately 80% of the land area in Uganda is administered as customary land that has not been registered with only about 5% of the parcels having land titles. Strengthening of customary land rights has been weakened by conflicts, demographic and socio-cultural changes especially in Northern Uganda.

The Customary land tenure system being traditionally managed lacks legal certainty in the use, possession, and ownership of land mostly because its owners have not acquired legal documentation. Women and youth being the undisputable labourforce in agrarian family livelihoods are often disadvantaged by societal norms, values and practices in the land tenure management. Violent conflicts within, families and clans are rising partly because of un-defined land boundaries and unplanned land use practices yet the entire Country was declared a planning area in 2010.

Uganda has created good preconditions for the land law through a progressive Constitution (1995), the Land Act (1998) and the National Land Policy (2013). Customary land rights are planned to be harmonized and legally equated.

Traditional structures of land management for the diverse and dynamic situations. Consequently, the rural populations, hardly have secure access to and control of land which is a key component in the fight against poverty and hunger.

In the management of customary land, the communities in the Teso sub region practice rudimentary land demarcation through boundary tree planting ceremonies, witnessed by local and The President issued the first CCOs in Teso to customary land owners under the cultural leaders. RELAPU project.

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38 November 2019 www.mlhud.go.ug Enhanced Service Delivery

The Approach The Project Benefits The Project’s Success The Government of Uganda has The step-by-step formalization Factors established a systematic procedure of the customary ownership and Goverment’s intervention is for the formalization of customary property rights contributes to the premised on such known and widely land rights which the project seeks safeguarding of rural lands. acceptable procedures established to contribute to. The project will by the state and traditional structures therefore conduct a step-by-step Existing conflicts are registered and in managing customary land rights. documentation of the households processed in a solution-oriented The process initiated by the project land rights in the project area. A social way. The project applies a due is compatible with both customary evidence of ownership and property diligence approach in order to rights on a given parcel of land will be land management procedures in the compiled for those whose land has prevent conflicts related to land and Land Act as well as the traditional been demarcated in order to acquire to halt severe land speculation. land demarcation processes. legal documentation as provided for under the Land Act (CAP 227). The Capacity Development Strategy The intervention is being in place has assisted to qualify implemented through an inclusive The intervention has three areas of partnership process involving action: responsive state, traditional and civil and Area Land Committees for the society actors. All partners are familiar 1. Improvement of institutional implementation of the land tasks. with customary land context in the frameworks and procedures CSOs and traditional authorities have sub region. The intervention targets for securing of customary land accompanied the professionals for the rural poor, the women and other rights of the rural population comprehensive ownership during marginalized groups whose land in north-eastern Uganda. the subsequent formalization rights are highly uncertain in the This involves a systematic processes. community. documentation of customary land use rights as provided for Improved acceptance of land under the law. registration amongst the population has been achieved. Awareness rising 2. Increased engagement of civil in close cooperation with traditional society in the formalisation and Authorities has focused on the high implementation of a responsible importance and the recognition of land policy. land rights for all including women and other marginalized groups. 3. Awareness creation among the agricultural investors and Private agricultural investors and financial institutions on a financial institutions in North-Eastern responsible land policy. The Uganda have been made aware project provides advisory of a responsible land policy and, services to familiarise the are adhering to the principles of investors with relevant international guidelines (VGGT) and international standards like the Uganda National Land Policy. Voluntary Guidelines on the Responsible Governance of Tenure (VGGT).

www.mlhud.go.ug November 2019 39 Enhanced Service Delivery DID YOU KNOW?

1. Did you know that it takes 2 days to register your land under the new computerized Land Information System.

2. Did you know that the Ministry of lands, housing and urban development has decentralized services to 13 regional ministry

Mukono, Jinja, Mbarara, Masaka, Lira, Gulu, Masindi, Kibaale, Kabarole, Mbale and Arua.

3. Did you know that The Ministry has completed construction of the last batch of

Rukungiri, Kabale, Moroto, Soroti, Mpigi, Luwero, Tororo, Mukono, Wakiso and Mityana.

4. Did you know that the ministry has developed prototype house plans for residental houses that can be accessed free of charge.

5. Did you know that annual revenue generation before the land information system was below UGX 8 billion per year and now over UGX 100 billion after introduction of the LIS.

6. Did you know that over 1,000 land titles are not in the LIS because their owners have not yet updated the missing information or paid the relevant fees to URA.

7. Did you know that if your land title has been damaged or destroyed, you can have it replaced from the Land Registry.

40 November 2019 www.mlhud.go.ug Enhanced Service Delivery

8. Did you know that the land registry verifies the receipt number with URA before any transaction is registered.

9. Did you know that all Government MDAs must pay stamp duty and the relevant fees to URA before a request for certified copies of documents from the land registry.

10. Did you know that the size of the mortgage deed for registration is now restricted to 4 pages only, thanks to innovation of the LIS.

11. Did you know that stamp duty on every transfer is 1.5% of the current value of the land and verification of payment of stamp duty is done online before a transfer

12. Did you know that for a transfer of property of a value above 50 million shillings you require a Tax Identification Number (TIN) and National Identy Card.

13. Did you know that the whole country has been declared a physical planning area and you must comply with the physical planning standards of your area.

14. Did you know that the Govetnment One Stop Center at URSB is fully operational, a title search takes one day only.

15. Did you know that it is now a requirement for all Advocates to attach valid Practicing Certificates when submitting Documents & Transactions to the Land Registry.

www.mlhud.go.ug November 2019 41 OUSING H & U S, R D B N A A N L D F E

O V

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MINISTRY OF LANDS, HOUSING & URBAN DEVELOPMENT

Plot 13/16, Century Building - Parliament Avenue. P. O. Box 7096 Kampala, Uganda Tel: +256 414 373 511 Toll Free: 0800100004 Mob: +256 772 463 240 Email: [email protected], [email protected] Web: www.mlhud.go.ug

mlhud.go.ug Ministry of lands Housing & Urban Development Ministry_Lands

Government Communication Strategy/MICT Implementation Series No. 1