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Madagascar Support to Madagascar Urban Land Policy Towards an Urban Land Reform in Madagascar? Public Disclosure Authorized

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Madagascar Support to Madagascar Urban Land Policy Towards an Urban Land Reform in Madagascar? Public Disclosure Authorized Report No: AUS0001545 . Public Disclosure Authorized Madagascar Support to Madagascar Urban Land Policy Towards an urban land reform in Madagascar? Public Disclosure Authorized . June 15, 2020 Public Disclosure Authorized . URS . Public Disclosure Authorized 1 . © 2017 The World Bank 1818 H Street NW, Washington DC 20433 Telephone: 202-473-1000; Internet: www.worldbank.org Some rights reserved This work is a product of the staff of The World Bank. The findings, interpretations, and conclusions expressed in this work do not necessarily reflect the views of the Executive Directors of The World Bank or the governments they represent. The World Bank does not guarantee the accuracy of the data included in this work. The boundaries, colors, denominations, and other information shown on any map in this work do not imply any judgment on the part of The World Bank concerning the legal status of any territory or the endorsement or acceptance of such boundaries. Rights and Permissions. The material in this work is subject to copyright. Because The World Bank encourages dissemination of its knowledge, this work may be reproduced, in whole or in part, for noncommercial purposes as long as full attribution to this work is given. Attribution—Please cite the work as follows: “World Bank, 2020. Towards an Urban Land Reform in Madagascar? © World Bank.” All queries on rights and licenses, including subsidiary rights, should be addressed to World Bank Publications, The World Bank Group, 1818 H Street NW, Washington, DC 20433, USA; fax: 202-522-2625; e-mail: [email protected]. 2 Towards an urban land reform in Madagascar? Volume 1: Review of the urban land sector and initial recommendations to improve urban land governance Support for Urban Land Policy in Madagascar Advisory Services and Analytics May 2020 3 ACKNOWLEDGEMENTS This document was prepared on the basis of three initial reports developed by three different teams: (i) “Assessment of urban land use in Antananarivo” by the Malagasy Land and Land Use Planning Observatory (Andrianirina Harifidy, Burnod Perrine, Rabeantoandro Rado, Nokoloina Manevasoa Ny Anjara, Rajaonarivelo Eli Olivier, Ravelo Arsène, Rakoto Andrianjafy Malala, Rakotoarimalala Vonjy, Ravelojaona and Miharisoa Linda), supported by the Integrated Urban Development and Resilience Project (PRODUIR); (ii) “Assessment of urban land use in Nosy Be” by a joint team from the Malagasy Land and Land Use Planning Observatory and the Environmental Management Support Service, with the support of the Integrated Growth Pole (PIC); and (iii) An intermediate working document on “urban land management in Antananarivo: assessment and strategic options” by Alain Durand Lasserve. The final report was produced by a team from the World Bank consisting of Rivo Andrianirina- Ratsialonana, Gaël Raserijaona, Aanchal Anand and André Teyssier. This analytical work on urban land use and issues owes a lot to Coralie Gevers, Marie-Chantal Uwanyiligira, Mark Lundell and Raymond Bourdeaux, and the work’s development widely benefitted from their guidance and support. In addition, the team was also able to take advantage of the considerable support of other projects financed by the World Bank, especially PRODUIR and PIC, through the involvement of Eneida Fernandes, Michel Matera, Eric Rakoto Andriatsialavo, Toky Rakotonandrasana, Tsiong Ho Tu Ken and Jacky Ralaiarivony. The team is also grateful to the GIZ for the availability of Marguerite Duponchel during the design phase and that of the GIZ teams that contributed information about local taxation. The team extends its heartfelt thanks to the Malagasy Ministry of Land Management, Housing and Public Works (Ministère de l’Aménagement du Territoire, de l’Habitat et des Travaux Publics), and first and foremost, SEM, for their availability, the Minister Hajo Andrianainarivelo, the General Secretary Bebiarivola Rakoto, Tantely Ravelojaona and her team at the FNF, Petera Ratolorantsoa, Rabe Harimanana, the directors and the entire team of the MATP at the central level and in the land services of the cities of Antananarivo and Nosy Be. The team is also grateful to the Secretary General and the team of the urban municipality of Antananarivo, the mayor and his co-workers of the urban municipality of Nosy Be. Moreover, we would like to sincerely thank the different partners for their valuable contributions: the NGOs ENDA, Habaka and Hardi, the platform of civil society organizations SIF, GIZ, AGETIPA, the Immo Conseil Mada agency, the Order of Notaries of Madagascar and the heads of the fokontany of the areas visited. Dina Ranarifidy, Camille Bourguignon and Hajarivony Andriamarofara reviewed the interim version of the report that was greatly enriched thanks to the contributions of the World Bank team on land issues, coordinated by Jorge Munoz. The team especially appreciated the support of Josiane Rarivoson, Gabriela Itzel Nunez, Lucas Bochud and Ndolassem Christabelle Mbairo who greatly facilitated the production of this study through their assistance with the supplementary translation and the various logistical aspects. The English translation of this document was produced by Gail Wagman. Disclaimer: This analytical work is a product of the staff of the International Bank for Reconstruction and Development (the World Bank) of the World Bank Group. The findings, interpretations, and conclusions expressed here do not necessarily reflect the views of the Executive Directors of the World Bank or the governments that they represent. The World Bank does not guarantee the accuracy of the data in this work. 4 TABLE OF CONTENTS ACKNOWLEDGEMENTS ........................................................................................................................................ 4 TABLE OF CONTENTS ............................................................................................................................................ 5 LIST OF ACRONYMS ............................................................................................................................................... 6 EXECUTIVE SUMMARY ......................................................................................................................................... 7 INTRODUCTION ..................................................................................................................................................... 22 URBAN LAND GOVERNANCE, FORGOTTEN BY THE LAND REFORM ............................................................................ 22 STUDY OBJECTIVES .................................................................................................................................................. 24 PRESENTATION OF THE METHOD AND CAVEAT ......................................................................................................... 25 Phase 1: Overview of urban land governance and initial recommendations ..................................................... 25 Caveat: phases 2 and 3 could not be carried out ................................................................................................ 25 SECTION 1 – OVERVIEW OF URBAN LAND GOVERNANCE ...................................................................... 26 ANTANANARIVO – LAND SATURATION AND INFORMAL RIGHTS ............................................................................... 27 Strong demographic growth faced with the scarcity of available land ............................................................... 27 Densification of the built environment: social and economic rationales ............................................................ 28 Urban expansion often precedes urban development plans ................................................................................ 29 Inheritance and purchase, the principle ways of acquiring land ........................................................................ 30 The gap between land information and actual land occupancy .......................................................................... 31 Feeling of insecurity and land disputes .............................................................................................................. 34 An inadequate administrative capacity for the efficient management of urban land .......................................... 35 NOSY BE – LAND COMPETITION BETWEEN TOURISM, AGRICULTURE AND URBAN EXPANSION ................................. 36 A sugar-producing island faced with strong urban growth ................................................................................ 36 The land heritage of SIRAMA cannot resist urban growth ................................................................................. 38 SECTION 2 – THE ECONOMIC AND SOCIAL CONSEQUENCES OF INADEQUATE LAND INFORMATION ....................................................................................................................................................... 40 Social and family tensions .................................................................................................................................. 40 Unreliable land information slows down and raises the cost of investments in urban infrastructures .............. 40 Lack of updated land data hampers the collection of tax revenues .................................................................... 41 SECTION 3 – PROPOSALS FOR POLICY OPTIONS TO IMPROVE URBAN LAND GOVERNANCE .... 43 DEVELOPING A STRATEGY ADJUSTED TO THE CONSTRAINTS AND TO THE CONTEXT ................................................
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