COMMUNITY RESOURCE MOBILIZATION FOR INFORMAL SETTLEMENTS REGULARIZATION: IMPACT OF PRIVATE COMMUNITY PARTNERSHIP IN

EDWARD KINABO, RENNY CHIWA, PAMELA MARO, ALLOYCE NYAISA

HUMAN SETTLEMENTS ACTION (HUSEA) - TANZANIA

[email protected] [email protected], [email protected], [email protected]

Paper Prepared for Presentation at the “2019 WORLD BANK CONFERENCE ON LAND AND POVERTY” The World Bank - Washington DC, March 25-29, 2019

Copyright 2019 by Author(s). All rights reserved. Readers may make verbatim copies of this document for non-commercial purposes by any means, provided that this copyright notice appears on all such copies. ABSTRACT

The need to mobilize resources from alternative sources beyond government revenues and donor grants is very critical towards achieving not only Tanzania urban development, but also the global goal of ensuring inclusive and sustainable cities and communities by 2030.

This Paper offers practical approaches from a Private Community Partnership that strategically addressed resource gap for financing sustainable urban planning, development and management with a special focus on Informal Settlements Regularization. It presents best practices from the Human Settlements Action (HUSEA) – a private Urban Planning firm that mobilized over 1.5 Billion TZS (equivalent to 639, 577.02 USD) from informally developed communities in Dar-Es-Salaam city. The ongoing Partnership has so far put in regularization over 30,404 land parcels that benefit over 148,979 lives in a span of 8 months. It concludes that there is a huge potential of resources at community level that, if well tapped, can finance public developmental projects.

KEY WORDS:

Community, Informal Settlements, Resource mobilization, Regularization, Urbanization 1. BACKGROUND INFORMATION

1.1 INFORMAL SETTLEMENTS IN A GLOBAL CONTEXT

Now than ever before, the future of the developing world is determined by the way countries make priority investments in urban planning, development and management. The question of how to meet the needs of rapid population and urbanization growth calls for strategic innovations and actions from both state and non-state actors. Rural communities of the past decades are transitioning to an urbanizing world. Poverty and development are increasingly becoming issues of urban concern than it used to be back then. Today, approximately 4 billion of the 7.4 billion world’s population lives in urban areas. By the deadline of the new Sustainable Development Goals (SDGs) in 2030, 60% of the world population will reside in cities, proportionally twice that of 1950. As urban population outnumbers rural population, the locus of global poverty is moving into towns and cities, especially into the mushrooming informal settlements and slums. As of now, a quarter of world’s population, approximately 1 billion people, live in slums (World Health Organization & UN Habitat, 2016. As defined by the United Nations (UN), slums are places where people live with any one of “five deprivations”: clean water, improved sanitation, sufficient living area so as not to be over-crowded, durable housing, and secure tenure (Judith, 2016). Poverty rests in these informalities. Attaining an agenda for poverty alleviation by 2030 requires not only a priority focus on urban areas, but also zeroing in addressing informal settlements and slums.

An increasing urban poor population needs, among other viable interventions, a rescue of formalization and regularization of informal settlements. Land regularization ensures legal recognition of land acquired irregularly, promote security of land tenure, enhance access to roads, way leaves, social services, community amenities and public utilities, as well as reduce levels of poverty to individual land holders and nation at large. This is also regarded as a tool towards reducing inequalities of land monopoly between those who afford to obtain land through legal channels as opposed to majority of disadvantaged population who are unable to obtain land through legal channels. Failure to register land and codify occupation rights makes the poor stuck in the so-called informal sector from accessing their dead capital. Hernandos de Soto has calculated that the value of dead capital in the developing world far exceeds the amount ever being disbursed through international development assistance. In the Diagnosis Report of the Property and Business Formalization Program in Tanzania, for example, the researchers calculated that the value presented by dead capital in the country totals $29bn, which is more than Tanzania has received in foreign assistance since independence (Sunder Geir, 2006).Among other options in addressing irregularly developed urban centers, regularization of informal settlements matter.

1.2 URBANIZATION TRENDS IN TANZANIA

The United Republic of Tanzania (URT) is located in East Africa between longitude 29 and 41 degrees East and latitude 1 and 12 degrees South. The country is made up of the Mainland (formerly known as Tanganyika) and the two islands of and Pemba jointly known as . The country has a land size 945, 087 square kilometers largest of all other East African countries putting together (Kenya, Uganda, Rwanda and Burundi).

Tanzania has experienced rapid economic growth, with its annual GDP growth averaging around 7% in the last decade. Despite the growth, Tanzania is one of the poorest countries in Africa with approximately 26.8 of the population still living below the basic needs poverty line (The World Bank Group, 2019). In terms of Human Development Index (HDI) which measures– (i) a long and healthy life, (ii) knowledge (by education indicators), and (iii) a decent standard of living (by income per capital), Tanzania falls in the category of countries with low levels of human development, ranked 151 out of 188 countries globally (UNDP, 2017).

Like other developing countries, Tanzania is not isolated in the global population and urbanization trends. In the last 35 years, the country population has almost tripled to 50.1 million (2016 estimate). At the last population census in 2012, the country had reached a population of 44.9 million, with 13 million living in urban areas (Tanzania National Bureau of Statistics, 2012). This implies that the size of the total population living in urban areas was low by international standards, with more than 70% of the population based in rural areas. At 2.7 percent per annum, the national average population growth rate is one of the fastest in the world and translates to a net addition of 1.2 million people each year. At the present rate, Tanzania’s population is projected to reach 67 million in 2025 and 89.2 million by 2035 (UNDP, 2017).

As for urbanization, Tanzania is rapidly urbanizing mainly due to rural-urban migration. The country urbanization is accelerating at an annual rate of 5.2% (Tanzania Ministry of Finance,2016). This urbanization growth rate is more than twice the world average (at 2.1%) and higher than the average for Africa (3.5%). With this trend, Tanzania had the sixth highest rate of urban population growth globally in 2015. The country urban population is projected to grow at twice the rate of total population growth, meaning that over half of Tanzania’s population will live in urban areas within 25 years. In a bigger picture, while the two-thirds of the world population will live in urban areas by 2050, with nearly 90% of this urban population occurring in Africa and Asia, Tanzania will be the ninth largest contributor to this increase, following giants such as India, China, Indonesia, Nigeria, and the Democratic Republic of the Congo (Worrall, 2016). Urban settlements in Tanzania comprise 5 cities, 17 municipalities, 4 towns and more than 300 townships (PMORALG, 2015) Dar-es-Salaam still remains the most urbanized city in the country even after being replaced by Dodoma as a capital city recently. The city is growing at 5.6% and is one the fastest growing in Africa. Actually, it is one of ten largest cities on the African continent in terms of population size. The city had 10% of the national population and 30.3% of Tanzania’s urban population. Mjini Magharibi region in Zanzibar has the next highest proportion of its population residing in urban areas, with 45% of the island’s total population. Other highly urbanized regions after on the Tanzanian mainland are Mwanza, Arusha, Mbeya, and Pwani, which all have approximately 33% of their populations living in urban areas. Generally, the country rapid urbanization offers a good opportunity to expedite economic growth, poverty reduction and enhance social inclusion, but much is yet to be done on urban planning, development and management. This triggers the proliferation of informalities in cities, among other factors.

2. THE PROBLEM OF INFORMAL SETTLEMENTS IN TANZANIA

About 85% of Tanzania’s general land is not legally registered. Majority of urban population lives in informal settlements. In these areas people do not have Certificate of Right of Occupancy (CROs), experience inadequate and uneven distribution of social services and infrastructures and at some point, forced evictions and demolitions by state authorities. It is noted that, since her independence from the British in 1961, only 15% of Tanzania’s general land has been surveyed and the number of titles offered countrywide does not surpass 2 million (Tanzania Ministry of Lands, Budget Speech , 2016). Unplanned development is a big challenge, particularly in Dar es Salaam, where it is estimated that between 70-80% of the city’s residents is living in unplanned neighborhoods (Dar es Salaam Metropolitan Project, 2018). The informality has also been rampant in Mwanza, Arusha and Mbeya, and Dodoma. Communities of people living without adequate services and spatially and psychologically divided from the cities in which they reside are a crucible for issues that extend beyond their borders. Such issues potentially include health pandemics, national and global insecurity, political instability and mass migration (ibid).

2.1 FACTORS CAUSING INFORMAL SETTLEMENTS

In the context of this Paper, factors that cause informal settlements in Tanzania can be described into two categories – supply side constraints (government) and demand side constraints (citizens)

2.1.1 Supply side constraints

High population and urbanization growth rates compounded by weak institutional frameworks in terms of local government sources of revenue, lack of skilled personnel, technology, equipment and working tools; bureaucracy and lack of transparency in land allocation; un-realistic building standards and regulations in formally planned and surveyed land, have, among other things, made Tanzania Local Government Authorities (LGAs) unable to keep pace with the demands of supplying adequate planned, surveyed, titled and serviced land parcels to urban dwellers, hence limited access to security and certainty of land tenure among the majority (UN Habitat, 2010). In fact, these supply side constraints are what have led to inadequate execution of Master Plans of Dar es Salaam, Mwanza and Dodoma, just to mention a few.

2.1.2 Demand side constraints

Lack of public knowledge on land tenure rights, corruption and high costs associated with land tenure registration process discourage majority from seeking legal land tenure. An opinion based study conducted by the University of Dar-es-Salaam - Institute of Development Studies (IDS) from 2010 -2014 found that 9% percent of people do not survey and register their land due to lack of knowledge on land tenure rights; 29% due to high costs of land planning and cadastral surveying, 35% due to corruption in public authorities; 9% due to rural-urban migration; another 9% due to poor infrastructure (9%); and another 9% of people due to poverty.

Figure 1: A Summary of Reasons that Limit People to Undergo Land Survey and Registration

2.2 ADDRESSING INFORMAL SETTLEMENTS FOR IMPROVED LIVELIHOODS

Addressing informal settlements and its causative factors is critical to not only provide low-income urban dwellers with legal security of land tenure (CROs), but also collateral incentives for improved housing conditions and livelihoods. This usually happens on four scenarios:

 Transforming land from informal to formal settlements involves, among other things, opening access to closed roads and way leaves as well as providing neighborhoods with spaces for social services and other amenities, hence improved housing conditions.  With planned, surveyed and formally owned land parcels, the informal urban dwellers become able to get building permits from the government authorities, something that Tanzania laws cannot grant in informal settlements.  Titled landholdings become fungible for the people to solicit subsidies and housing finance and seed capital for income generating activities.  As the CROs guarantee long-term occupation of land; the holders are incentivized to spend resources for improving their housing conditions. 3. THE QUESTION OF RESOURCES FOR INFORMAL SETTLEMETS REGULARIZATION

3.1 OVERVIEW OF TANZANIA APPROACH

In the 1960s, the Government of Tanzania approach towards informal settlements development was through slum and squatter clearance that involved annihilation of dilapidated informally built settlements. Starting in the 1970s, the government pursued squatter upgrading, a humane approach that involved in- situ provision of basic services to these settlements with modest demolition of houses. Even though these initiatives registered some positive results, they were accompanied with a number of shortfalls such as massive displacement of people and their livelihood activities (especially the slum clearance), limited government resources to service all the settlements, dependence on external funding, lack of stakeholder participation, lack of maintenance and lack of effective cost recovery mechanisms (Tanzania Ministry of Lands, Guidelines for the Preparation of General Planning Schemes and Detailed Schemes for New Areas, Urban Renewal and Regularization , 2007, p. Overview). However, after the enactment of the Land Act of 1999, regularization was taken as the major strategy for improving the life and living conditions in informal settlements in Tanzania.

3.2 LAND REGULARIZATION IN TANZANIA CONTEXT

According to the 1999 Land Act, the main purpose of a scheme of regularization is to facilitate the recording, adjudication, classification and registration of the occupation and use of land by those living and working in an area. The process consists of two main components: tenure regularization and physical regularization, or a combination of both where a particular regularization is intended to be comprehensive enough.

The physical approach involves the spatial re-organization of informal settlements in order to allow for material creation and/or improvement of physical infrastructure, including dwelling structures; basic urban services such as water and sanitation facilities; social amenities like schools and health facilities, etc. Tenure regularization entails formalization of property rights, legalization and titling. Formalization refers to political and technical recognition of informal settlements as part of the city fabric. Legalization refers to provision of legal backing to protect property rights in informal settlements, while Titling means formal adjudication, cadastral surveying and registration of individual or group rights in land/property in the legal land register.

3.3. RESOURCES NEEDED FOR LAND REGULARIZATION

Regularization of informal settlements entails intensive and extensive use of operational funding, skilled personnel, technology, equipment and working tools to facilitate planning, cadastral surveying and registration of land parcels in irregularly developed urban centers. It also requires paying compensation those who can provide pieces of their land to facilitate provision of physical and social infrastructures. For a developing country like Tanzania, regularization of informal settlements require high and consistent investment of annual budgetary resources to be able to register millions of plots in irregularly developed urban centers. Taking into consideration inadequate public revenue base amidst many other public competing priorities, Urban Planning Authorities in have been financially constrained to finance land regularization processes.

The majority of cities and municipalities in Tanzania are financially dependent on fiscal transfers from central government for both capital and recurring expenditure. Intergovernmental transfers account for 71%, 88%, and 91% respectively of the revenue of Dar es Salaam, secondary cities, and other local government authorities. One of the reasons for the low levels of own-source revenue generation is the re- centralization of property taxes. Regularization at an individual level has been also challenging. An ordinary Tanzania has to spend around 2,678 USD to have his/her of land legally registered. Majority cannot afford registering their pieces of land independently.

3.4 REVIEW OF THE PAST LAND REGULARIZATION PROJECTS

Regularization is not a new undertaking in Tanzania. A number of informal settlements regularization projects (including upgrading) have been implemented in Tanzania in different periods particularly in Dar es Salaam, the largest size of all cities in the country. Most of these projects were financed by donor grants, loans from financial institutions (The World Bank, UN-Habitat etc.) and the Government of Tanzania. Some of those projects are summarized below based on 2010 UN-Habitat Report titled as “Informal Settlements Finance in Dar Es Salaam Tanzania”:

 The First and Second National Sites and Services and Squatter Upgrading Projects.

The projects were executed in two phases: the first from 1974 to 1977 and the second from 1977 to 1984. The first phase project involved the upgrading of the informal settlements of Manzese A and B es. The sites and services component of the project on the other hand involved the provision of newly surveyed and serviced plots in Sinza, Mikocheni and Kijitonyama. The estimated project cost for the first phase urban project was USD 14.5 million of which USD 8.51 million or 58.70 per cent was World Bank’s contribution, and the rest by the Government of Tanzania. In the second phase, the upgrading component of the project covered informal settlements in four regional towns - Tanga, Morogoro, Iringa and Tabora and Dar es Salaam. In Dar es Salaam, upgrading was carried out in Mtoni and Tandika. The estimated project cost was USD 29.3 million of which, USD 12.00 million was contributed by the World Bank. Overall, these pioneer projects had a positive impact on housing improvement and provision. However, the projects were faced with, among other things, problems of cost recovery; poor administration and recovery of housing loans; over- dependency on donor funding and technical assistance; and top down planning principles.

 The Hanna Nassif Upgrading Project

The project was carried out in two phases: 1994-1996, and 1997-2000. This was a participatory joint initiative between a local CBO, the Hanna Nassif Community Development Association (HNCDA) on the one hand, and the City Council, UN Agencies (ILO, UN-HABITAT, and UN Volunteers), Ardhi University, and Ford Foundation, on the other. In the first phase the project focused on informal settlements upgrading and in the second phase it focused on facilitating issuance of title deeds. UNDP and Ford Foundation provided a total of 743, 819, 5799 TZS for the technical assistance as well as the construction of the basic infrastructure. An NGO known as WAT- Human Settlements Trust contributed TZS 6.1million for sensitization and awareness creation among the community members as well as the preparation of the layout plan. The National Programme for Business and Property Formalization - Tanzania- popularly known as MKURABITA in abbreviated Kiswahili, paid 30 million TZS for the cadastral survey (Senje, 2008). To recover the costs of cadastral survey, each title holder was required to pay TZS 30,000. The project completed an approved survey plan of 1,425 plots.

 Comprehensive Urban Land Property Register for Economic Empowerment of Residents in Unplanned Settlements in Dar es Salaam Project.

Based on the Land Act 1999, the Ministry of Lands, Housing and Human Settlements Development in close collaboration with the Dar es Salaam City Council and the three Municipalities of Kinondoni, Ilala and Temeke, on the one hand, and communities and individual households in the different settlements on the other, implemented the Comprehensive Urban Land Property Register for Economic Empowerment of Residents in Unplanned Settlements in Dar es Salaam Project, also popularly known as the Residential Licenses Project. To acquire a residential license, the landholder has to pay about TZS 6,000 to cover the costs for the application, preparation, registration, stamp duty and annual land rent. The project was funded by the Government of Tanzania while expecting recovery from landholders.

 20,000 Plots Projects in Dar-es-Salaam

Within the context of the Land Act (1999), the government of Tanzania issued a loan of TZS 8.9 billion to the Ministry of Lands, Housing and Human Settlements Development to carry out the 20,000 Plots survey project in Dar es Salaam. This was done in line with the government’s commitment to reduce poverty as spelt out in the National Strategy for Growth and Reduction of Poverty-Mkakati wa Kukuza Uchumi na Kupunguza Umasikini (MKUKUTA. The project was implemented by the Dar es Salaam City Council in collaboration with the three municipalities of Kinondoni, Ilala and Temeke. The project identified 12 suitable sites: Bunju, Mbweni, Mbweni JKT, Mivumoni, Mpiji, Boko Dovya in Kinondoni; Buyuni and Mwangati in Ilala; and Tuangoma, Kisota, Mtoni Kijichi and Vijibweni in Temeke.

Basically, despite scoring several achievements, most of the previous Land Regularization Projects in Tanzania had the following characteristics and limitations:

 Most of the projects were initiated by seed money or subsidized operational funding from either the Government of Tanzania, Non-Governmental Organizations (NGOs), the World Bank, UN Habitat, UNDP, or other development partners  Most of these projects, for instance the 20 Plots Project in Dar es Salaam, had even a fund set aside for compensation  The projects had problems of cost recovery  Some of the projects had poor administration and recovery of housing loans;  Had over-dependency on donor funding and technical assistance;  Some followed Top down Planning Principles.  Had little or no ownership of the local communities

4. TRANSITION FROM SUBSIDIZED LAND REGULARIZATION TO FULLY COMMUNITY FUNDED REGULARIZATION UNDER PRIVATE FIRMS

4.1 CURRENT NATIONAL REGULARIZATION TARGETS

The Government of Tanzania has aspired to progress from Least Developed Country status to middle- income status by 2025, as outlined in Development Vision 2025. This refers to an increase from US$879 to US$1,206 in per capita GDP (in 2017 terms). The national urban strategy was prepared by the Planning Commission to guide social and economic development to 2025. Tanzania has articulated its near-term development goals and proposed pathway in the Five Year Development Plan (FYDP) II (2015/16 – 2020/21), titled “Nurturing industrialization for economic transformation and human development”. The Plan also responds to a number of global agreements, including the Sustainable Development Goals, Paris Agreement, and New Urban Agenda that Tanzania is signatory to. Among other development priorities, the FYDP contains indicators and targets on Planning, Housing and Human Settlements Development, in particular those related to regularization of informal settlements.

Table 7: FYDP II Urban Planning, Housing and Human Settlements Development Indicator and Targets Indicator/Target 2015/16 2020/21 2025/26 Number of towns with master plans 25 45 Number of regularized properties in unplanned settlements 380,000 480,000 670,000 Land covered by informal settlements (%) 66 50 40 Population density people per square kilometer in the central 20,000 40,000 60,000 business district Household density (houses per hectare in peri-urban areas) (%) 20 30 50 Land surveyed (%) 11 20 50 Land demarcated for industrial use (%) 1.8 5 10 Property tax-payers (%) 20 40 60

From the above Table, it is clear that the Plan aims at ensuring regularization of 480,000 properties in unplanned settlements by 2020/21 and 670,000 by 2025/26. The FYDP Targets also compliments implementation of National Programme for Regularization and Prevention of Unplanned Settlements 2012 – 2021. The objective of the programme is to address the large number of unregistered parcels of land in the country by bringing them under the operation of the Registration of Titles Act and clarifying the ownership of parcels to accurately reflect existing legal rights to the parcel. The program comprises Land Registration, Land Information Management, Land Use Planning and Development and Public Land Management.

4.2 ENGAGEMENT OF PRIVATE FIRMS

As in Section 3.3 of this paper, it is clear that both Central Governments and Municipal Authorities face severe resource shortfalls, primarily due to inadequate revenue bases. These fiscal deficits have reduced the power of local and national decision-makers to finance urban planning, development and management interventions, in particular regularization of informal settlements. Also, weak institutional frameworks in terms of lack of skilled personnel, technology, equipment and working tools; bureaucracy and lack of transparency in land allocation have impeded regularization of informal settlements.

In an effort to address the challenges, in March 2016 the Government of Tanzania through the Minister of Lands, Housing and Human Settlements Development, called upon Town Planners and Surveyors Firms to compliment government effort in implementing land regularization projects under the FYDPII (2015/16 v k m – 2020/21 and other related plans for Planning, Surveying and Titling of Land Parcels. The Ministers’ call was in the spirit and framework of Public Private Partnership (PPP) in land regularization. By May 2017 the Government of Tanzania had registered 40 Town Planning Firms and 67 Surveying Firms (Tanznia Ministry of Lands, 2017). Government call meant to involve all these companies in land regularization projects to facilitate planning and cadastral surveying processes.

However, unlike the previous Land Regularization Projects which at least had seed or subsidized funds for taking off the projects from either donors or the Government of Tanzania, at the time of this call, there was any funding set aside for paying private firms to work on Land Regularization Projects. Instead, each company was supposed to leverage funding by mobilizing and partnering with interested urban communities through their Local Government Authorities (LGAs). This meant that private firms had to mobilize not only money for planning and cadastral surveying of citizens’ plots but also to sort out issues of compensation where they arise without involving the government. In other words, the Ministry’s call welcomed a new Transition from the subsidized Land Regularization Projects to Fully Community Funded Land Regularizations under the new concept of Private Community Partnership (PCP). By then (2016) there were no clear Guidelines that could regulate private firms interventions with communities in land regularization processes. 4.3 LAND REGULARIZATION UNDER THE PRIVATE COMMUNITY PARTNERSHIP

Engagement of Town Planning and Surveying Firms in 2016 has led to an increase of Land Regularization Projects in various areas in the country. To mention but a few, these areas include all municipalities of Dar es Salaam City (Ubungo, Kinondoni, , Temeke and Ilala), Mwanza, Dodoma and recently Arusha and Mbeya. The community funded projects have started yielding positive results. By May 2018, Urban Planning Authorities under the help of the private firms had planned and cadastral surveyed over 142,000 plots within 27 Local Government Authorities (Tanzania Ministry of Lands, Budget Speech , 2018). These quick wins can suggest that there is lot to learn on how best the private firms managed to mobilize community funds and achieve massive regularization of informal settlements within the short period of time. The Human Settments Action (HUSEA) was among the first and successful firms that started implementing Land Regularization Project under the Private Community Partnership model.

HUSEA Company Limited

Human Settlements Action (HUSEA) Company Limited www.husea.co.tz is an Urban

Planning and Land Consultancy firm, fully registered by and working under Town

Planning Registration Board and Tanzania Companies Act No. 12 of 2002. With her

headquarters in Dar-es-Salaam and zonal offices in the cities of Arusha, Mbeya and

Dodoma, HUSEA has become a leading public partner in innovating and executing

technologically advanced, cost effective and highly participatory programs that

empowers low- and middle-income earners to have planned, surveyed and secured land

with title deeds. This is a combined resource of young fully registered Town Planners,

Surveyors, Land Administrators, Environmental Specialists, Sociologists, Policy Analysts,

Strategic Communicators and Human Settlement – together they are dedicated to

transform land and settlements to the highest tune of clients’ needs and national interests.

5. HUSEA COMMUNITY FUNDED LAND REGULARIZATION PROJECT

On 29th August 2016, the Ministry of Lands, Housing and Human Settlements Development, through a letter signed by the Permanent Secretary endorsed HUSEA to implement Land Regularization Projects in Tanzania, starting with Dar-es-Salaam. By that time, none of the municipalities in Dar es Salaam (if not the whole country) had issued a circular to guide undertakings of private firms on land regularization processes.

5.1 PROJECT DESCRIPTIONS

The Land Regularization Project that HUSEA Company Limited implements is a low cost-sharing community-based and participatory initiative that mobilizes informal urban settlers in a collective neighborhood to support spatial reorganization and registration of their occupation rights.

The project intends, among other important things, to bring the informal and unauthorized settlements within the official, legal and administrative systems of land management and its associated benefits. The overall process is guided by the Land Act of 1999, Human Settlements Development Policy (2000), Urban Planning Act (2007). The project applies the power of strategic communications to engage, inform, educate and mobilize Local Government Leaders and landholders of a collective community to actively participate and contribute Tanzania Shillings (TZS) 200,000 (equals to 89.3 USD)2 for planning and surveying a plot. This cost-sharing arrangement makes the planning and surveying cost far cheaper than what a person would incur independently.

5.2 OVERALL GOAL

The overall goal of the project is to guide sustainable land developments, enhance security of tenure and improved livelihoods of the deprived low income urban communities of Tanzania starting with 10 sub- ward communities of Dar es Salaam.

The project works as a Private Community Partnership (PCP) model whereby HUSEA (a private firm) collaborates and works directly with well-formed Community Regularization Committees (CRCs) on contractual terms to ensure project objectives are timely met. Prior to these community cost sharing approaches, an individual person would spend about 6,000,000 million TZS (equivalent to 2,679 USD) to have his/her plot planned and surveyed.

5.3 PROJECT COMPONENTS

HUSEA Land Regularization Project consists of four main components: (i) Urban Planning (ii) Cadastral Survey (iii) Title Deed Facilitation and (iv) Capacity building of Local Government Authorities (LGAs) at sub-ward level

Under the four components, the Private Community Partnership (PCP) works to realize the following key functions:

 Raising community awareness and responsiveness to finance land tenure process.  Planning land parcels into a functioning neighborhood unit with designated spaces for social services and physical infrastructures  Conducting cadastral survey and insert beacons  Assisting project beneficiaries (landowners) to acquire title deeds of their plots  Compile Land Information Database  Capacitating Local Government Authorities (LGAs) for proper and sustainable administration of land issues.  Replicating HUSEA’s Project Model to other cities in Tanzania and beyond

5.4 PROJECT AREA OF COVERAGE

The project started in September 2016 at Kunguru sub-ward of Goba ward in Ubungo Municipality in Dar es Salaam. From June 2017, the on-going initiative expanded from Goba- Kunguru Community to nine more sub-ward communities - Mshikamano, Msigani, Temboni, Malambamawili, Msingwa, Kwa Yusufu and Goba Centre (all within Ubungo Municipality), Malimbika (Kigamboni Municipality) and Changanyikeni Mbuyuni (Kinondoni Municipality).

The ten (10) sub-wards make area coverage 12,870 Acres of land. The project key targets are:

 To prepare Town Planning Drawings that accommodate each sub-ward wholesomely  To conduct cadastral survey to not less than 1,000 paid plots per sub-ward.

5.5. PROJECT BENEFICIARIES

Direct beneficiaries of this project are low- and middle-income earners owning land parcels in the mentioned major city’s informal settlements, most of them being employed in the informal urban economy. To them, getting CROs would be not only crucial in securing their land properties, but also save as collaterals in accessing credit facilities. However, majority of these people have for a long time lived without land tenure security due to lack of knowledge and high costs charged on land registration process.

This is also a gender responsive initiative. Women are a key beneficiary group. HUSEA ensures that a significant number of women and men are equally involved to participate in all project processes. Specifically, the project demands married couples to agree first on a fair or joint ownership of their land, prior taking off planning, surveying and title deeds process.

Other beneficiaries include central and local government authorities as well as public and private institutions whose lands need to be sustainably planned and managed. As for government this project extends land and property taxation base,

5.6. THE STRENGTH OF THE PROJECT

The project is uniquely cost-effective and gender sensitive. It raises awareness of people and their local leaders on land tenure rights as well as on the need to collectively fund the process of planning, surveying and securing land with title deeds.

The project instills high-level of ownership and sustainability to local communities who fully finance the entire project costs and actively participates in monitoring and evaluation activities. The community members usually elect their Community Regularization Committees (CRCs). The Committees in collaboration with the Company mobilizes funds from each and every landowner. It is a key role of the CRCs to ensure the project is implemented accordingly.

Technology is another promising aspect of this Project as far as realities of Tanzania are concerned. The Company uses high quality resolution imagery data taken from top view by Unmanned Air Craft technology (Drone) to facilitate land planning and survey processes. The drone imagery serves as an efficient tool for identification and verification of land parcels, new base maps preparations, and boundary reconciliation and simplifies the overall exercise of designing and preparing Town Planning Drawing (TPs). The use of Drone technology has not been very common in Tanzania.

5.7. RATIONALE OF THE PROJECT

HUSEA Land Regularization Project under Private Community Partnership compliments and accelerates efforts undertaken by the Government of Tanzania to implement the National Programme for Regularization and Prevention of Unplanned Settlements 2012 – 2021 and the Five Year Development Plan (FYDPII) 2015/16 – 2020/21

Similarly, the Project contributes potential efforts towards realizing the 2015- 2030 Global Development Agenda, through implementation of the Sustainable Development Goals (SDGs) as highlighted below:

 Goal 11: “on sustainable cities and communities”, particularly Target 11.3, which states that: “By 2030, enhance inclusive and sustainable urbanization and capacity for participatory, integrated and sustainable human settlement planning and management in all countries”

 Goal 1:“End poverty in all its forms everywhere” specifically Target 1.4, which states that: “By 2030, ensure that all men and women, in particular the poor and the vulnerable, have equal rights to economic resources, as well as access to basic services, ownership and control over land and other forms of property, inheritance, natural resources, appropriate new technology and financial services, including microfinance”

 Goal 5: “Achieve gender equality and empower all women and girls” particularly Target 5.4, which states that “Undertake reforms to give women equal rights to economic resources, as well as access to ownership and control over land and other forms of property, financial services, inheritance and natural resources, in accordance with national laws.

5.8 COMMUNITY RESOURCE MOBILIZATION APPROACH

Regularization of Informal Settlements need not only operational funding, equipment and skilled human resources, but also pieces of land for creating access to infrastructures, social services and spaces for laying networks of public utilities. Under the Private Community Partnership, resource mobilization is the soul of land regularization project. No mobilization, no resources to execute the project. Prior the issuance of new Circular on Land Regularization by the Ministry of Lands, the Company initiated and followed the following steps for participatory community sensitization on mobilization of resources:

Step 1: Preliminary Site Analysis. Preliminary analysis of the project areas is undertaken based on such factors as the magnitude of the issue (planning and surveying) in a particular area, compliance of an area to the Regularization conditions set by the 1999 Land Act and Ministry of Lands Circular; demand raised by the community and willingness of Local Government Authority (LGAs), population and household socio-economic profile, necessary to determine their financial capacity to share project costs and population.

Step 2: Knocking to Local Authority. Having identified potentiality of a project area as informed by the Preliminary Site Analysis, the Company approaches the respective Local Government Authority (LGA) at sub-ward level. Through a half day meeting, the Company provides education to the Local Leaders on the significance of Land Regularization for the peoples’ livelihoods and how best to undertake the particular project in the community. Then, the LGA is left to determine and decide whether they are ready or not for the project.

Step 3: Public Hearings (Community Assembly). This step introduces the project to the community. It comes after the initial interest shown by the LGA to undertake Land Regularization Project in their area of jurisdiction. The Local Government Authority usually convenes this meeting and involves HUSEA project team. The Company sensitizes the community on land planning, surveying and titling as well as on the associated procedures and costs. The community is further engaged to take cost-sharing responsibility. At the end of the meeting, the Company, LGA and Community reach consensus on how best to implement the project together. Sometimes it takes more than one public hearing for the community to make reach quorum and resolve to take the project

Step 4: Formation of Community Regularization Committee (CRC)

In a public hearing meeting where a consensus is reached, the Company in collaboration with Local Government leads the Community to elect 10 up to 15 residents to form Community Regularization Committee (CRC). The key roles of the CRC are to represent and safeguard interests of the whole community in the project through engaging in contractual terms with the Company; opening Joint Regularization Account with the Company; and assisting the company in mobilizing funds and people’s participation to the project processes. Only those who meet all these qualifications are made eligible to be elected in the CRC:

 He or she must 18 years or above  He or she must be permanent resident and landholder of the respective sub-ward  He or she must be clean from corruption and fraud, highly respected and trusted member of the community  He or she must know to read, write, count and reason properly  Having a previous record of serving or addressing issues of common interest is an added advantage.

Step 5: Contractual Arrangements

Based on the consensus reached between the Company and Community Steering Committees, this activity involves preparation and signing project contract between the two parties. It also involves writing a letter to the respective Municipality Director to seek governmental endorsement on the exercise. The letter always goes with the list of all registered residents as well as Minutes of the Public Hearing meeting that resolved to implement the project in that sub-ward. The contract entered by both parties usually highlights roles of each party (HUSEA and CRC) as well as of LGA as just an overseer. The contract provides first 90 days (three months) for the community members to pay the project fee which is 200,000 TZS for planning and surveying a single plot. This means that a person can even pay in installments provide he or she does not exceed the first 90 days. It also provides six-months of technical implementation of the project, that is, planning and cadastral surveying process; three months for title deeds facilitation and capacity building of the LGA. This makes a total of 12 months Project Duration from the start date. This stage also involves opening a joint Bank Account for collecting project funds, with two signatories taken from the Company’s side and other two signatories elected from the CRC’s side.

Step 6: Resource Mobilization Outreaches

For easy and quality implementation, the company divides the sub-ward community into three or five areas called zones. It is at these zones where awareness creation activities, spatial planning and cadastral surveying do concentrate. Resource Mobilization Outreaches are concentrated at zonal level. To leverage consistent flow of funds and landholders participation into the project processes, sensitization and mobilization remain a continuous process in the entire project duration. HUSEA Resource Mobilization Outreaches include but not limited to the followings:

 Involvement of opinion makers and influential figures in the respective community to act as messengers of educating and mobilizing all the people to act positively to the project. These include Religious Leaders, Artists, Governmental Leaders, and Respected Community Members.

 Preparing and distributing Regularization Brochures at Household level and commercial centers

 Preparing Posters and displaying them on the popular community points

 Using Bulky SMS and Phone Calls particularly in reminding payments and sharing project updates  Using Whatsapp groups to give community members an opportunity to ask questions, seek updates and share their opinions.

 Organizing mobile campaigns periodically (once in a quarter) to ensure that no one is left behind.

 Preparing and sharing positive Audio and Video Messages and Testimonies through Social Media

 Conducting Press Conferences periodically to share project trends to the wider public

 Using project technical activities in the field to further engage and motivate people to participate and pay for project fees. When community members see Town Planners and Surveyors in their areas they increase trust and confidence to the project. The philosophy of “seeing believes” works better.

6. HUSEA TECHNICAL METHODOLOGY

6.1 TOWN PLANNING

Preparation of Town Planning Drawings to informally developed settlements is a community-based process which attracts the vested interests of stakeholders who live and works in the area to assess, engage and influence the public to select and prioritize the best land utilization options for their settlements. This is a collective process which requires the participation of the community as a whole to agree on the decisions needed to conform to the urban regulations. Where necessary, individuals are engaged to surrender areas of their plots to give space to roads or access rights to their neighbors. The end product is the Town Planning Drawings approved by the Ministry of Lands after initial verifications by the Regional Administrative Secretary and the respective District Councils. This process follows the following key steps.

i. Base Map Preparation

Base map preparation in land regularization is initiated by establishment of Ground Control Points (Bench marks). These are quality and precision control parameters of the Ministry of Lands which are lately used for confirmations of the Planning site boundary using high precision RTK- GPS devices. The Un-manned Mapping Drones are flew to capture aerial imagery which details existing site development, physical infrastructures and elevations (Digital Elevation Models).The process yields boundary maps, topographical maps, Infrastructure maps and other physical facilities maps which are necessary to inform the planning process.

ii. Parcel Identification, and Verifications

Parcels identification for land regularization is a community based and participatory approach through which all parcels within a planning site (sub-ward) are identified. The task involves local leaders, eminent personsand experts to pick parcels boundaries, land uses and owner’s particulars in the presence of all surrounding parcel owners . Using Ground Truething Data Collection Technique and high precision drones imagery, parcel identification andverification become even easier.

iii. Reconcilliations

Reconcilliation process precedes the preparation of Town Planning Drawings and other proposals of the area. Its a participatory process that follows after in-depth site analysis to assess level of accessibility and passability, infrastructure hierachy and social services availability. The same is evaluated over space and Planning Standards established under Urban Planning Act 8, 2007. The reconcilliation process for land regularization takes two scenarios: One, the Company organizes community reconciliation meetings to convince affected parties to offer needed spaces. At Goba, Mshikamano, Kunguru and Temboni for instance, access to roads were leveraged through land contributed by community members themselves. The givers are usually directed to make their commitments in writing. The only powerful tool to this end is just education.

Two, in some sub-wards where getting land free of charge is difficult, the Company introduces Community Basket Fund for every member of community to equally contribute an agreed amount of money through Compensation Bank Account. In most cases, the amount ranges from 100-150 TZS per every square meter of one’s land.

iv. Preparation of Town Planning Drawings (TPs)

HUSEA’s approach for preparations of Town Planning Drawings in land regularization project areas adhere to Planning Standards as specified by Government Notice No. 93 dated 9/3/2018(Urban Planning and Space Standards Regulations), Technical Circular No. 1 of 2019 for land regularization Projects issued by the Ministry of Lands, Urban Planning Act 8 (2007), Land Use Development Act 8, (2007). The process takes into account the Basemap of the area, existing parcel maps andexisting development (physiscal and social infrastructures). The prepared draft Town Planning Drawings are then taken to a Community Regularization Committee (CRC), then Public Meeting for peoples’ verifications and inputs. Based on their inputs, Planners proceed with consolidation of the Town Planning Drawings. Finally the proposal is presented to Planning Authorities for approval process.

6.2 CADASTRAL SURVEYING

Cadastral Survey in informally developed settlements involves the insertion of physical marks on the ground (Beacons) as well as compilation of Survey Plan Maps for approval process. The process reffers to as the physical interpretation of Town Planning Drawings on the ground. The cadastral process involves the request of Survey Instructions from the Municipal Chief Surveyor, then a Purchase of Beacons from the respective Municipality. The Cadastral Surveying Team is usually comprised of Licensed Surveyor, 2-4 manual labors, Local Leader and an Urban Planner who oversees the implementation of the proposed Town Planning Drawings on the ground

6.3 TITLE DEEDS FACILITATION

At the end of the day, the aim of this Land Regularisation Project is to ensure landholders get CROs on time. In this stage, the Company leads Landholdders in filling of Title Deeds Application Forms to ensure accuracy and speed of the process. The Project Team submits the forms and make consistent follow ups to ensure that Title Deeds are issued on time. The Company in collaboration with the Land Registration and Administration Officers under respective LGAs and Ministry of Lands initiates Service Desk at sub-ward level to provide closest service and ensure that all people get CROs timely. However, the issuance of the CCRO remains a business of the landholder and the government. Company only facilitates the application process. To get CCRO a landholder has, at the end of the day, pay premium, land rent, application fee, registration fee etc.

6.4 CAPACITY BUILDING

Company’s approach to Capacity building has been involving the establishment of computerized Land Information System Database in each project area (subward community). The database contains, among other things, all the planned, surveyed and titled land parcels and their owners. This activity is accompanied by intensive leadership trainings for Local Government Leaders whichequip them on how best they can administer a planned and surveyed land without causing any conflict. This move is expected to contribute a lot in reduction of land-based conflicts.

7. IMPACT OF PRIVATE COMMUNITY PARTNERSHIP: PROJECT RESULTS 7.1 AWARENESS CREATION

Through community sensitization and mobilization on significance of Land Regularization, the project has directly reached over 60,000 landholders at an average of 6,000 landholders per a sub-ward community. The awareness creation process started in June 2017 and continued throughout of the project which is still ongoing. Based on 4.9 household size of Dar-es-Salaam, the project awareness creation has therefore impacted about 294, 0000 with specific knowledge on participatory land planning, cadastral survey and registration of land occupation rights. Awareness creation has not only penetrated into landholders’ minds but also their tenants. It has therefore prepared future landholders who are will be knowledgeable and responsive enough to register their pieces of land. Needless to say that Regularization of Informal Settlements has become the “Talk of the Town” in Ubungo, Kinondoni and Kigamboni municipalities where this particular initiative works, among other similar interventions.

7.2 COMMUNITY FUNDING LEVERAGED FOR THE PROJECT

As a result of several interventions, the Project has specifically managed to mobilize over 1.5 Billion TZS (equivalent to 612, 423 USD) from 7,775 landholders for regularization of 10 irregularly developed sub- ward communities in Dar es Salaam in a span of 8 months from September 2017 to May 2018 (Mobilization Duration). On average, the initiative mobilized a sum of 155 Million TZS per sub-ward community. The amount of resources mobilized by this Private Community Partnership is much higher than what was mobilized by the subsidized Business Formalization Program implemented by the Government of Tanzania. For instance, in Njombe, Morogoro and Arusha municipalities, the Business Formalization Program had to take three years duration (2009 – 2012) to mobilize a sum of 112,218,590 TZS (equivalent to 49,089 USD) only from informal municipal settlers.

7.3 SIGNIFICANT NUMBER OF PLANNED AND SURVEYED PLOTS

The Company has prepared Town Planning Drawings that accommodate each sub-ward wholesomely (by 100%). In total the project has identified and planned 30,404 plots. Based on 4.9 Household Size of Dar- es-Salaam, the project has therefore touched over 148,979 lives. The project has also completed cadastral survey for 5,715 in total, equals to 73% of the 7,775 fully paid plots. A total of 11 Town Planning Drawings (covering 1,850) have been already approved out of 36 Town Planning Drawings which are still in the approval process. Similarly, Survey Plans of Mshikamano have been approved meanwhile others are in final process of approval process. Significant numbers of community members are responding to the Title Deeds Facilitation Service in its preliminary stages in some of the advanced sub-wards.

Table 1: HUSEA Land Regularization Achievement Status

SN Sub-Ward Area Planned TP Paid Surveyed Current Coverage Plots status by Plots Plots Survey in Acres % Status by % 1 Kunguru 1,460 3,624 100 650 650 100 2 Goba 1,620 3,860 100 965 600 62 3 Mshikama 1,032 2,450 100 1200 1055 87 no 4 Malamba 1,650 4,600 100 700 500 71 mawili 5 Temboni 904 2,606 100 1000 600 60 6 Msigani 711 2,100 100 1000 600 60 7 Msingwa 1,600 5,743 100 900 700 77 8 Kwa 850 1,750 100 500 250 50 Yusufu 9 Mbuyuni 175 450 100 260 260 100 10 Malimbika 2,868 3,217 100 600 500 83 Sub-total 12,870 30,404 100 7,775 5,715 73

7.4 PROVISION OF SOCIAL AND PHYSICAL INFRASTRUCTURES

The project has not only planned and surveyed plots but also provided designated social and physical infrastructures such as roads, way-leaves, open spaces and areas for developing market places, dispensaries, schools and other community amenities. This also includes provision of laying public utilities. The approved Town Planning Drawings of Kunguru and Mshikamano sub-wards for instance carry a significant number of street roads and areas of social services which even didn’t exist before.

7.5 LEVERAGED COMMUNITY COMPENSATION FUNDS

The project managed to sensitize and mobilize community members to donate and pay compensation of land spaces by themselves. This was made possible after introducing the Community Compensation Basket Fund where every member of community had to equally contribute an agreed amount of compensation fee. In Malimbika sub-ward, every landholder has to pay compensation fee of 100 TZS (equivalent to 0.04 USD) per every square meter of one’s land. As a result, the community is collecting about 900,000,000 TZS (equivalent to 383,746 USD). The fund is sufficient to not only compensate those who have to relinquish some pieces of their land for spaces of community social and physical infrastructures, but also finance upgrading of roads to a gravel standard.

7.6 CAPACITY BUILT TO LOCAL GOVERNMENT AUTHORITIES (LGAs)

Ten (10) Local Government Authorities (LGAs), eight (8) of Ubungo Municipalities, one (1) of Kinondoni Municipality and one (1) of Kigamboni Municipality, have been thorough theoretically and practically trained on Land Regularization Projects. Each LGA has seven (7) leaders – Chairperson and six (6) representatives. Therefore, the project has trained a total 70 Local Leaders. These are very much aware of Land Planning, Cadastral Survey and Titling of Land Parcels process. Actually, most of these leaders have turned out good messengers and facilitators of the project activities. They are now speaking the same language with HUSEA project officers. The knowledgeable leaders have been very instrumental in sensitizing and mobilizing communities to actively participate in these projects.

Apart from LGA leaders, the same capacity has been well built to leaders and representative of Community Regularization Committees (CRCs). An average number of CRC members are fifteen (15), hence for the ten (10) sub-wards; the Project has capacitated 150 Community Leaders on Land Regularization Practices.

7.8 REPLICATION OF HUSEA PROJECT MODEL TO OTHER CITIES

Achievements of the Land Regularization Project in Dar es Salaam have made it possible for HUSEA to diffuse and replicate the model to Arusha, Mbeya and Dodoma cities: The Company conducted Land Regularization Training to Executives and Councilors of Arusha City Council and to the Residents of Mpunguzi Ward in Dodoma in 2018. The similar training was also conducted to Urban Planning Department of Mbeya City Council in January 2019. As a result of the Trainings, the City Councils of Arusha and Mbeya have endorsed the project model and agreed to start projects with HUSEA. Also, Mpunguzi Ward Development Committee (WDC) has initiated administrative procedures with the Dodoma City Council to allow HUSEA to implement Land Regularization Project in the ward..

7.9 CREATED COMMUNITY OWNERSHIP AND SUSTAINABILITY The project has so far proved that there is high need for Tanzanians to have their pieces of land planned, surveyed and registered in formal ownerships. However, this is only possible when communities are well sensitized, mobilized and empowered to own the process with low-cost sharing mechanisms on land tenure process. The project has successfully created a sense of ownership not only in terms of leveraging community funding but also having the communities in managing the entire project through their Community Regularization Committees (CRCs).

7.9.1 ENHANCED FORMULATION OF POLICY GUIDELINES

Engagement of private firms in implementing land regularization projects has potentially enhanced the Ministry of Lands and some Urban Planning Authorities at City and Municipal level to formulate Policy Guidelines to better facilitate and regulate undertakings of the private firms on regularization of informal settlements. The Ubungo Municipality for instance issued her Guideline in 2017 while HUSEA had already started piloting her project in Kunguru sub-ward since 2016. HUSEA also offered some technical suggestions that contributed to formulation of Regularization Guidelines of Mbeya City Council. The Ministry of Lands issued a Regularization Circular in January 2019, about three years since private firms like HUSEA started to venture in the regularization processes. These trends inform that a role played by private firms under the Private Community Partnership has become very critical probably more than it was thought before.

7.9.2 ENHANCED GOVERNMENT TO DECREASE THE PREMIUM CHARGE

Increased implementation of Land Regularization Projects after involvement of private firms has enhanced the Government of Tanzania to reduce Premium fee twice. First the government reduced the fee from 7.5% to 2.5%, then from 2.5% to 1%. When announcing reduction of Premium charge to 1% in 2018, the Minister of Lands put it clear that the decision is only applicable at the areas which are under regularization projects. He specified further that the move aimed at empowering low-urban poor to be able to get CROs at affordable costs. However, prior to this decision, various non-state actors, in particular Ardhi Clinic and HUSEA made several advocacy efforts to advise and influence the government to lower the premium charge if not getting rid of it completely.

8. PROJECT CHALLENGES, RECOMMENDATIONS AND CONCLUSION

Despite promising milestones, the community funded project has experienced some challenges outlined here below:

9.1 CHALLENGES

i. People Pay but in a Slow Pace:

Though the Project managed to mobilize over 1.5 Billion TZS, the money only came from 7,775 paid plots, which is equal to 25% of all the 30, 404 plots accommodated in the Town Planning Drawings. Excluding the plots that were already surveyed in the past, over 60% of plots owners is yet to pay project fees. While HUSEA anticipates receiving more payments, distant payments from one landholder to another is very obvious. The need to have seed resources for timely implementation of these Regularization Projects is indispensible.

ii. Slow Demarcation

Despite the milestones, the Project is still lengthy, too procedural and costly particularly on demarcation stage. According to laws governing cadastral survey in Tanzania, demarcation of plots requires erection of pins and beacons -the exercise that takes not less than six (6) field workers in a team to work on digging holes and erecting beacons. One Demarcation Team can only complete an average of 30-40 plots per day. HUSEA is exploring alternative technologies and innovations that can increase project implementation speed.

iii. Encroachment of Survey Plans

This occurs for two reasons: one is when the current control points approved by the Ministry are incompatible with old approved Survey Plans; and two is when the old survey plan was approved with unverified technical errors. Solving this challenge requires re-coordination of data points as well as engaging owners of titled parcels to surrender their title deeds. However, in many places like Goba Centre and Msigani communities, it has been so difficult getting people to surrender their title deeds, hence delays in completing regularization. HUSEA calls for a simplified intervention from the Ministry of Lands with regard to this problem. Instead of waiting each and every landholder to surrender title deeds where cadastral survey had technical faults, the Ministry or Local Planning Authority could consider of revoking the title deeds after a prior notification and engagement of the affected ones.

iv. Political Interference:

Political interferences create risks in the implementation of the land formalization project. Politicians tend to penetrate into the community projects of this type, just to gain individual popularity by propagating are the ones made it to happen. They unfortunately end up dividing people. Having known that, the Company has been very sensitive and careful with politicians. Political leaders have been equally engaged where necessary and in such a manner that does not promote their personal greedy amidst a unified community course.

v. Technology & Innovations

Adapting to advanced technologies and innovations for increased efficiency and cost-effectiveness of land planning, surveying and titling is still very challenging in Tanzania. Even when technology has been already transferred to our country, access is very expensive. For instance, buying and getting license for operating Drones is expensive, such that majority of firms cannot afford. It is our view that Government should remove all obstacles that impede adaption to new technologies and innovations

9.2 RECOMMENDATIONS AND CONCLUSION

Strong political will by the Government of Tanzania towards Land Regularization Projects have provided fertile working environment for the Private Town Planners and Surveyors to significantly address the long rooted informal settlements problem. Engagement of private firms has worked faster than ever before. Apart from exposing huge resources opportunity at community level and resource mobilization approaches that work, it is clear that private companies are well positioned to deliver huge impacts on public development projects because are incentivized by quest for survival, guided by passion, creativity and hard work. Good performance means survival of the private firm entrusted to execute the project.

To accelerate implementation and ensure timely results, there is a high need for this approach to be backed up with seed money or material resources in terms of advanced machines, meanwhile, waiting for people to pay. Apart from the experience of using Drones and RTK machines, HUSEA Company Limited invites more advanced technological machines and innovative approaches that can expedite project implementation and scale up its scope from Dar es Salaam to other informally developed cities and towns, in particular Arusha and Mbeya Land Regularization Projects.

The Project next steps are: i. To follow up on approval of some Town Planning Drawings and Survey Plans that has taken long at the respective Government Authorities. ii. To advise and advocate for removal of premium charges by the Government of Tanzania in order to make access to CROs affordable and encourage significant number of Landholders from Regularization Projects to apply for CROs. iii. To explore and adopt advanced technologies and alternative approaches that can expedite and scale up Land Regularization Projects in other cities particularly Mbeya and Arusha. iv. To expose and connect the low-income urban dwellers with safe housing loans for improved standards of living.

This Paper concludes that there is a huge potential of resources at community level that can finance not only regularization projects but also other developmental programs. Investing in community knowledge, interest, trust and participation is a key to success. Catalyzing on private sector business expertise and incentives is a way to go.

REFERENCES (n.d.).

Finance, T. M. (2016/2017-2020/2021). Five Year Development Plan.

Hermanson, J. (2016). Slums, Informal Settlements and Inclusive Growth in Cities: Examples from Morocco and Colombia .

Sunder Geir. (2006). The Formalisation Process in Tanzania: Is it empowering the poor?

Tanzania Ministry of Finance . (2016). Five Year Development Plan (FYDP) II.

Tanzania Ministry of Lands, H. a. (2007). Guidelines for the Preparation of General Planning Schemes and Detailed Schemes for New Areas, Urban Renewal and Regularization .

Tanzania Ministry of Lands, H. a. (2016). Budget Speech .

Tanzania Ministry of Lands, H. a. (2016). Budget Speech .

Tanzania National Bureau of Statistics. (2012). National Census.

Tanzania National Bureau of Statistics. (2017).

The World Bank Group. (2019). The Power of Investing in Girls: Educating Girls and Ending Early Marriages.

UN Habitat. (2010). Informal Settlements Financing in Dar es Salaam.

UNDP. (2017). Tanzania Human Development Report.

UNDP. (2017). Tanzania Human Development Report .

World Health Organization & UN Habitat. (2016). Global Report on Urban Health: equitable, healthier cities for sustainable development.

Worrall, L. (2016). Tanzania Urban Transitions .