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Dar Es Salaam Negotiating a Unified Strategy for Land Use and Affordable Settlement Upgrading

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Dar Es Salaam Negotiating a Unified Strategy for Land Use and Affordable Settlement Upgrading DPU WORKSHOP - DEVELOPMENT IN PRACTICE DAR ES SALAAM NEGOTIATING A UNIFIED STRATEGY FOR LAND USE AND AFFORDABLE SETTLEMENT UPGRADING TERMS OF REFERENCE 22, 26 October and 1 November 2012, UCL 28 ʹ 31 October 2012, Cumberland Lodge, Windsor 1 AIMS OF THE WORKSHOP The aim of the workshop is to explore the planning and investment options, priorities and practical interventions that a range of actors can use to influence how a city develops. There are three specific objectives: 1. To explore the motivations and capacities of a range of different actors with interests in future city development 2. To introduce participants to a diagnostic tool that can assist them in assessing opportunities for sustainable and equitable city development. 3. To introduce participants to a process of dialogue and negotiation aimed at creating a just and sustainable land and settlement development strategy for Dar es Salaam. CREDITS The workshop is being led by Ruth McLeod and Kamna Patel. Alicia Yon assisted with important background research and logistics. Gynna Millan Franco co-ordinated the development and use of documentary media. Sharon Cooney, Yukiko Fujimoto and other members of the Administration Team have ensured that the practical arrangements are in place. Julian Walker and Colin Marx are providing specialist input, as is Remi Kaup from Homeless International. Julio Davila and members of the DPU teaching staff and GTAs are facilitating discussions and presentations. A major role has been played by the Tanzanian Team: Tim Ndezi, Mwanakombo Mkanga, Stella, Ali, John and the rest of the Centre for Community Initiatives staff. Members of the Tanzanian Federation of the Urban Poor have been generous in sharing their experiences, as have all the many individuals in Tanzania who participated in discussions and agreed to share their opinions on camera. Particular thanks are extended to Cumberland Lodge, Windsor and to the Mayfair Hotel in Dar es Salaam. ACRONYMS CCI Centre for Community Initiatives SACCO Savings and Credit Cooperative CLIFF Community Led Infrastructure SDI Slum/Shack Dwellers Finance Facility International FSDT Financial Services Deepening TAFSUS Tanzania Financial Services for Trust Underserved Settlements HI Homeless International TFUP Tanzanian Federation of the Urban Poor MFI Micro Finance Institution MLHHSD Ministry of Lands Housing and Human Settlements Development OVERVIEW Dar es Salaam is the ůĂƌŐĞƐƚĐŝƚLJŝŶdĂŶnjĂŶŝĂ͘/ƚŝƐŽŶĞŽĨƚŚĞǁŽƌůĚ͛ƐĨĂƐƚĞƐƚŐƌŽǁŝŶŐĐŝƚŝĞƐ͘dŚĞ population has doubled over the last twenty years and now stands at more than four million1. Nearly 80% of the people live in informal and unplanned settlements with few or no basic services. These settlements are growing rapidly. There is no operational development plan for the city and the City Council and three Municipalities that administer Dar es Salaam are under-resourced. There is Source of map: Coastal Forests of Kenya and Tanzania (2012) 1UN Habitat (2010) 2 significant commercial pressure on land. In recent times relocation of informal settlement residents has resulted from major infrastructure developments including expansion of the port and the construction of a mass rapid urban transport system. Major flooding in 2011 is illustrative of the increase in vulnerability of coastal settlements to climate change. Whilst there is a recognized responsibility by Government to ensure that compensations is paid to those evicted from structures that they own, no such responsibility is acknowledged for tenants. OUR STARTING POINT A Tanzanian Federation of the Urban Poor (TFUP) was established in 2004. It is made up of members of savings and loan groups that have formed in informal settlements in urban areas throughout the country. TFUP is supported by a local non-government organization ʹ the Centre for Community Initiatives (CCI). Both organisations are linked into a wider international network of slum/shack dwellers and their support agencies known as Slum Dwellers International (SDI). Supported by CCI, TFUP members carry out settlement mapping and enumerations and use the information they collect to try to negotiate solutions that can work for people living in informal settlements as well as other stakeholders. They also have an Urban Poor Fund. CCI and TFUP are working closely with the three Municipalities of Kinondoni, Ilala and Temeke to establish partnership approaches to settlement development that work for slum dwellers and the Municipalities. Recent work has focused on two specific initiatives: The first initiative is a new community led process within the Temeke Municipal boundaries. Major works are underway to expand the port in Kurasini, affecting around 36,000 residents. Three quarters of the residents are tenants who rent the structures they live in. In October 2007, the first evictions took place and 2,000 people (600 households consisting of both structure owners and tenants) from Kurasini were ordered to leave their homes in preparation for large-scale demolitions. In response, 300 tenant families organised under the auspices of the Tanzania Federation of the Urban Poor (TFUP) saved enough money to buy a 30 acre plot of land 20 kilometres away in Chamazi Ward. They are currently in the process of developing that land. The second initiative is an attempt to address the problems and displacement associated with major flooding in Tandale and Magomeni Districts of Kinondoni Municipality in 2011. The floods are thought to be associated with climate change and some argue that they are likely to become increasingly common. Many of the flood victims have been relocated to temporary tent accommodation 26 kilometres away at Mabwepande. Those affected by the floods face the challenge of deciding on the best options ʹ fighting to stay where they are and investing in flood preparedness and mitigation or investing in the development of new homes and facilities in Mabwepande. CHALLENGES One of the major challenges faced by TFUP and CCI is that of finance. Community-led land development requires access to medium and long-term finance and this is not readily available from conventional banks. New financing mechanisms have therefore had to be developed and are currently being piloted with capital being sourced internationally as well as locally. Homeless International, a UK NGO is providing specialist help in designing and accessing new forms of financing. Apart from community organisations, local government and financial institutions, there are many other agencies that need to be involved in the development of a unified approach to land and 3 settlement development within Dar es Salaam. TFUP and CCI are working to establish relationships with many of them. This workshop begins with the challenges that TFUP and CCI face at the moment in specific locations and contexts. The aim is to explore how a broader and more strategic approach to city development that is just and sustainable can be negotiated in practice. A BRIEF BACKGROUND TO TANZANIA AND DAR ES SALAAM History The United Republic of Tanzania was founded in 1964, three years after Tanganyika and Zanzibar gained Independence from British colonial rule. Under colonial rule (first German, then British from 1919), Dar es Salaam was developed into a commercial city with major investments in buildings, roads and harbour defences to encourage foreign investment and trade. In order to manage the city and its potential for wealth, German colonial administrators enacted racial zoning of the city. The 1891 Building Ordinance enacted separate building standards across the city based on race: European settlers had the highest standard of building, Indian and Arab residents were confined to mostly stone buildings in certain parts of the city, and African residents to wattle and daub structures, which meant that they were relatively easy to relocate, should demands for labour require it (Brennan and Burton, 2007). Under the British, racial zoning in Dar es Salaam was more forcefully implemented. Zones saw European settlers clustered north of the city centre along the sea front, Asian residents clustered in the city centre where trade and commerce took place, and African residents were pushed to the southern periphery of the city where infrastructure was poor and few investments were made by the state. Post-World War 2, urbanisation, a post-war economic boom and political pressures for change facilitated a significant challenge to racial zoning and began to give the city its contemporary feel as a racially mixed (though perhaps not integrated) cosmopolitan city. Independence for the country came in December 1961 when Julius Nyerere, leader and founder of the Tanganyika African National Union (TANU), was elected first as Prime Minister, and later as President (1962). Political system Tanzania is a presidential democracy. This means the president of the country is the Head of State and Head of Government. Between 1961 until 1992 the country was a one party state (headed by the President). Following a Constitutional amendment in 1992, Tanzania is now a multi-party democracy. The first multi-party elections were held in 1994. While the theory of a multi-party state has been enshrined in the Constitution, in reality, the Chama Cha Mapinduzi (CCM) ʹ the party established by Julius Nyerere, has dominated and won every national election. At Independence, Tanzania was led by a strong and respected leader in Nyerere. He developed a social, political and economic system called Ujamaa ĂůƐŽŬŶŽǁŶĂƐ͚ĨƌŝĐĂŶ^ŽĐŝĂůŝƐŵ͛͘/ƚĞŵƉŚĂƐŝƐĞĚ individuals
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