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Final Country Report Land Governance Assessment Framework Implementation in Ethiopia Public Disclosure Authorized Final Country Report Supported by the World Bank Public Disclosure Authorized Public Disclosure Authorized Prepared Zerfu Hailu (PhD) Public Disclosure Authorized With Contributions from Expert Investigators January, 2016 Table of Contents Acknowledgements ............................................................................................................................................. 5 Extended executive summary .............................................................................................................................. 6 1. Introduction ................................................................................................................................................... 18 2. Methodology ................................................................................................................................................. 19 3. The Context ................................................................................................................................................... 22 3.1 Ethiopia's location, topography and climate ........................................................................................... 22 3.2 Ethiopia's settlement pattern .................................................................................................................... 23 3.3 System of Governance and legal frameworks ......................................................................................... 23 3.3.1 Administrative structures .................................................................................................................. 23 3.3.2 Legal frameworks ............................................................................................................................. 24 3.4 Historical perspective of land Governance .............................................................................................. 25 3.5 Currently operating tenure typology........................................................................................................ 27 3.6 Land administration institutions .............................................................................................................. 34 3.7 Federal level institutions mandated to manage state owned lands ....................................................... 39 3.8 Land disputes and institutions for dispute resolution .............................................................................. 39 3.8.1. An overview of land disputes .......................................................................................................... 39 3.8.2 Institutions for dispute resolution ..................................................................................................... 41 3.9 Tax reforms Institutions for taxations ..................................................................................................... 42 3.10 Human resource development for the land sector ................................................................................. 43 3.11 Research on environment, forest and other natural resources ............................................................... 44 3.12 Current initiatives on urban and rural land administration in Ethiopia ................................................. 45 3.12.1 Land Administration and Land Use Development Project (LALUDEP) (2009/10 - 2015/16) ...... 45 3.12.2 Community-Based Integrated Natural Resources Management Project in Lake Tana Watershed (2010 - 2017) ............................................................................................................................................. 45 3.12.3 Sustainable Land Management Project (SLMP) (Phase 2, 2014 - 2018/19) .................................. 46 3.12.4 Responsible and Innovative Land Administration (REILA) Project (2011 - 2016) ....................... 47 3.12.5 Land Administration to Nurture Development (LAND) Project (2013 - 2018) ............................. 47 3.12.6 Land Investment for Transformation (LIFT) Project (2014 - 2019) .............................................. 48 3.12.7 Ethiopia’s Agriculture Sector Policy and Investment Framework (PIF) (2010 - 2020) ................. 48 3.12.8 The Ethiopian Land Research and Development Network (ETHIOLANDNET) (Long-term) ..... 49 3.13 Ethiopia's economic performance in a glance (till 2014/2015) ............................................................. 50 1 3.14 The five years plan (2015/2016 - 2019/2020) ....................................................................................... 52 4. Summary of results of Dimensions analysis .................................................................................................. 53 4.1 Panel one: Land Rights Recognition ....................................................................................................... 54 4.1.1 Recognition of a continuum of rights ............................................................................................... 55 4.1.2 Respect for and enforcement of rights .............................................................................................. 56 4.1.3 Conclusions and key recommendations ........................................................................................... 59 4.2 Panel two. Rights to forest and common lands & rural land use regulations .......................................... 60 4.2.1 Rights to forest and common lands .................................................................................................. 61 4.2.2 Effectiveness and equity of rural land use regulations ..................................................................... 65 4.2.3 Conclusions and key recommendations ........................................................................................... 69 4.3 Panel three. Urban Land Use, Planning, and Development .................................................................... 70 4.3.1. Restrictions on rights ....................................................................................................................... 71 4.3.2. Transparency of land use restrictions .............................................................................................. 72 4.3.3 Efficiency in the urban land use planning process ........................................................................... 74 4.3.4 Speed and predictability of enforcement of restricted land use ........................................................ 76 4.3.5 Tenure regularization schemes in urban areas .................................................................................. 77 4.3.6 Conclusions and key recommendations ........................................................................................... 80 4.4 Panel four. Public Land Managementt .................................................................................................... 82 4.4.1 Identification of public land and clear management ......................................................................... 83 4.4.2 Justification and time-efficiency of acquisition processes ............................................................... 84 4.4.3 Transparency and fairness of acquisition procedures ....................................................................... 85 4.4.4 Conclusions and key recommendations ........................................................................................... 87 4.5 Panel five. Transfer of large tract of land to Private investors ................................................................ 88 4.5.1: Transfer of public land to private use follows a clear, transparent, and competitive process ......... 89 4.5.2 Private Investment Strategy .............................................................................................................. 90 4.5.3 Policy implementation is effective, consistent and transparent and involves local stakeholders ..... 93 4.5.4. Contracts involving public land are public, easily accessible and with agreements monitored ...... 95 4.5.5 Conclusion and key recommendations ............................................................................................. 96 4.6 Panel six: Public Provision of Land Information: Registry and Cadastre ............................................... 98 4.6.1 Mechanisms for recognition of rights ............................................................................................... 99 4.6.2 Completeness of the land registry .................................................................................................. 101 4.6.3 Reliability ....................................................................................................................................... 104 4.6.4 Cost-effectiveness and sustainability .............................................................................................. 105 4.6.5 Fees are determined transparently to cover the cost of service provision ...................................... 106 2 4.6.6 Conclusions and key recommendations ......................................................................................... 107 4.7 Panel seven: Land Valuation and Taxation ........................................................................................... 109 4.7.1 Transparency of valuations ............................................................................................................
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