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TECHNISCHE UNIVERSITÄT MÜNCHEN Role of Land Governance in Improving Tenure Security in Zambia: Towards a Strategic Framework F

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TECHNISCHE UNIVERSITÄT MÜNCHEN Role of Land Governance in Improving Tenure Security in Zambia: Towards a Strategic Framework F TECHNISCHE UNIVERSITÄT MÜNCHEN Lehrstuhl für Bodenordnung und Landentwicklung Institut für Geodäsie, GIS und Landmanagement Role of Land Governance in Improving Tenure Security in Zambia: Towards a Strategic Framework for Preventing Land Conflicts Anthony Mushinge Vollständiger Abdruck der von der Ingenieurfakultät Bau Geo Umwelt der Technischen Universität München zur Erlangung des akademischen Grades eines Doktor-Ingenieurs genehmigten Dissertation. Vorsitzender: Prof. Dr. Ir. Walter Timo de Vries Prüfer der Dissertation: 1. Prof. Dr.-Ing. Holger Magel 2. Prof. Dr. sc. agr. Michael Kirk (Philipps Universität Marburg) 3. Prof. Dr. Jaap Zevenbergen (University of Twente / Niederlande) Die Dissertation wurde am 25.04.2017 bei der Technischen Universität München eingereicht und durch die Ingenieurfakultät Bau Geo Umwelt am 25.08.2017 angenommen. Abstract Zambia is one of the countries in Africa with a high frequency of land conflicts. The conflicts over land lead to tenure insecurity. In response to the increasing number of land conflicts, the Zambian Government has undertaken measures to address land conflicts, but the measures are mainly curative in nature. But a conflict sensitive land governance framework should address both curative and preventive measures. In order to obtain insights about the actual realities on the ground, based on a case study approach, the research examined the role of existing state land governance framework in improving tenure security in Lusaka district, and established how land conflicts affect land tenure security. The research findings show that the present state land governance framework is malfunctional which cause land conflicts and therefore, tenure insecurity. The research further reveals that state land governance is characterised by defective legal and institutional framework and inappropriate technical (i.e. land use planning, cadastre and registration, and land allocation procedure) and operational (i.e. funding, human resource and equipment) issues. According to research findings, presently curative measures (though dysfunctional) exist but there are no preventive measures at all. Thus, the present land governance framework is unable to prevent state land conflicts and subsequently tenure insecurity. As a result there is a high incidence of state land conflicts and high degree of tenure insecurity in Lusaka District. Land conflicts and tenure insecurity have implications such as loss of life and damage to property, high litigation costs, decrease food production, deny the government to raise revenue, and hinder investment. In order to address the prevailing problems, the study suggests a framework for improving state land governance in Zambia and suggests the preconditions necessary to adopt the framework in Zambia in particular and in other African countries in general. Keywords: Land governance, Land Management, tenure security, land conflicts, state land, land rights, Lusaka, Zambia ii Zusammenfassung Sambia gehört zu den Ländern in Afrika mit den meisten Landkonflikten. Diese haben zur Folge, dass es Unsicherheiten darüber gibt, wem die Grundstücke gehören. Um das Problem der wachsenden Zahl dieser Konflikte zu lösen, hat die sambische Regierung eine Reihe von Maßnahmen eingeleitet, die zur Lösung beitragen sollen; jedoch sind diese Maßnahmen meistens nur kurativ. Ein Rahmen von wirklich konfliktlösenden Maßnahmen zur Regelung solcher Grundstücksprobleme müsste beides, kurative und vorsorgende, Eingriffe enthalten. Um einen Einblick in die tatsächlichen Verhältnisse zu gewinnen, basierend auf einer Fallstudie, hat diese Untersuchung die Rolle des vorhandenen Regelwerks zur Verbesserung der Absicherung des Landbesitzes im Bezirk Lusaka analysiert und herausgearbeitet, wie Landkonflikte die Landbesitzsicherheit beeinflussen. Die Ergebnisse der Untersuchung zeigen, dass das gegenwärtige Regelwerk Funktionsmängel aufweist, was bedeutet, dass Konflikte über Landbesitz entstehen und als Folge davon der Landbesitz unsicher ist. Die Untersuchung ergibt ferner, dass die staatlichen Landregelungen in rechtlicher, institutioneller wie auch in technischer Hinsicht defizitär bzw. unangemessen sind (z.B. was die Planung der Grundstücksnutzung betrifft oder die Katasterregelung, die Registrierung und die Verfahren zur Zuweisung von Landbesitz);dies gilt auch für die Durchführung (z.B. im Hinblick auf Finanzierung, Beschäftigung und Ausrüstung). Die Ergebnisse der Untersuchung zeigen, dass es derzeit zwar kurative Maßnahmen gibt (wenn diese auch nicht funktionieren), aber überhaupt keine vorsorgenden Regelungen. Dadurch ist das gegenwärtige Regelwerk weder in der Lage, Konflikte über staatlichen Grundbesitz zu verhindern noch imstande, die Sicherheit des Landbesitzes zu gewährleisten. Als Folge davon gibt es im Bezirk Lusaka eine große Zahl von Konflikten über Grundbesitz und dementsprechender Unsicherheiten. Konflikte über Land und Unsicherheit, was den Landbesitz betrifft, haben zur Folge, dass Menschen ihr Eigentum und ggfls. Leben verlieren; all dies führt zu hohen Prozesskosten, zu verminderter Lebensmittelproduktion, zu reduzierten Steuereinnahmen des Staates und zur Behinderung von Investitionen . Um die vorherrschenden Probleme zu lösen, schlägt diese Studie ein neues Rahmenwerk für die Verbesserung der Grundstücksregelungen in Sambia vor .Sie stellt die Vorbedingungen dar, die nötig sind, um ein solches Regelwerk in Sambia im Besonderen und in Afrika im Allgemeinen zu schaffen. Stichworte: Grundbesitzregelungen, Sicherheit des Landbesitzes, Grundstückskonflikte, Staatsgrundstücke, Rechte an Grundstücken, Land Governance, Land Management, Lusaka, Sambia iii Acknowledgement The completion of this doctoral thesis could not have been possible without the assistance of others. Therefore, I must here record my thanks. To my doctor father Univ.-Prof. EoE. Dr.- Ing. Holger Magel, I am particularly indebted. He first enrolled me as a master student and later agreed to supervise my doctorial thesis. I also vividly remember the recommendation letters that he provided to enable me get a Deutscher Akademischer Austauschdienst (DAAD) scholarship as well as subsequent scholarship renewals. For this I am extremely grateful. I am also very grateful to my other two supervisors Univ.-Prof. Dr.sc.agr. Michael Kirk and Univ.-Prof. Dr. Jaap Zevenbergen for their valuable suggestions and guidance. To Dr. Fahria Masum, I am equally extremely grateful for having read through all my chapters amidst her very busy schedule. Her guidance was most useful and her assistance is immeasurable. The research skills she has given me will be passed on to my students in Zambia and beyond. I appreciate the sponsorship by Deutscher Akademischer Austauschdienst (DAAD) to pursue my doctoral degree. I also appreciate the Copperbelt University Management for granting me study leave. I must also acknowledge Mr. Henry Machina (former director Zambia Land Alliance), Mr. Gabriel Mailo (Civic Forum on Housing and Habitat), Ms. J. Kunda (Zambia Land Alliance), various officials from Ministry of Lands, Natural Resources and Environmental Protection, Lusaka City Council, and Ministry of Local Government and Housing. Others to acknowledge include Mr. and Mrs. Simposya, Dr. R. Chileshe, Mr. Naraj Jain, Mr. Muwowo, Dr. Munshifwa, Mr. Shamaoma, Prof. J. Lungu, Dr. Mulolwa, Mr. and Mrs. Siamoondo, and many others too numerous to list. I finally express my deep hearty thanks to my lovely and caring wife (Mwaba). She read this thesis and offered essential suggestions. Further, her prayers and encouragement throughout my study led to this achievement. Also, I am very grateful to my parents, brothers and sisters for their encouragement throughout my study. iv Table of Contents Abstract ........................................................................................................................... ii Zusammenfassung ......................................................................................................... iii Acknowledgement ......................................................................................................... iv Table of Contents ............................................................................................................ v List of Figures ................................................................................................................. x List of Tables ................................................................................................................. xi List of Boxes ................................................................................................................. xii List of Maps ................................................................................................................. xiii List of Photos ............................................................................................................... xiii List of Acronyms ......................................................................................................... xiv Measurements and Equivalents .................................................................................... xv Zambia‟s Geographical Indicators ............................................................................... xv Glossary of Terms ....................................................................................................... xvi Chapter One: Introduction .............................................................................................. 1 1.1 Tenure Security
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