THE NEW KIGAMBONI CITY: PROSPECTS AND CHALLENGES RESEARCH REPORT By HAKIARDHI DAR ES SALAAM-TANZANIA MARCH, 2012 i Table of Contents List of Acronyms .................................................................................................................. iv Acknowledgements ............................................................................................................. v EXECUTIVE SUMMARY .................................................................................................. vi CHAPTER ONE: INTRODUCTION ................................................................................... 1 1.0 Background ..................................................................................................................... 1 1.1 The Objectives of the Assignment .................................................................................. 2 1.2 Technical Approach to the Assessment .......................................................................... 3 1.3 Methodology and Data Collection Methods .................................................................. 4 (a) Literature Review ........................................................................................................... 4 (b) Consultations with Stakeholders .................................................................................... 4 (c) Interviews ....................................................................................................................... 5 (d) Field Observation ........................................................................................................... 5 1.4 Expected Output ............................................................................................................. 5 CHAPTER TWO: THE NEW KIGAMBONI CITY MASTER PLAN ................................ 6 2.0 Introduction to the Proposed New Kigamboni City ........................................................ 6 2.1 The New Kigamboni City and its Master Plan .............................................................. 7 2.1.1 The Master Plan Concept and its Application in Tanzania ..................................... 8 2.1.2 The New City‘s Master Plan ................................................................................... 9 (a) The Basis for its Conception, Objectives and Preparatory Process ............................... 9 (i) Its Conceptual Basis ....................................................................................................... 9 (b) Its Guiding Objectives.................................................................................................... 9 (c) Its Preparatory Process ................................................................................................. 10 (d) The Master Plans‘ Significance ................................................................................... 11 (a) Its Comprehensive Land Use Plan ............................................................................... 12 (b) Its Implementation Plan ............................................................................................... 12 2.2 Status of the Present Project and the Perception of the People ..................................... 13 2.3. Conclusion .................................................................................................................... 15 CHAPTER THREE: REVIEW OF RELEVANT LEGAL AND POLICY FRAMEWORKS ................................................................................................................. 16 3.0 Introduction ................................................................................................................... 16 i 3.1 The Policy Framework .................................................................................................. 16 3.1.1 Macro-Policy Framework ...................................................................................... 16 3.1.2 Sectoral Policy Framework ........................................................................................ 17 3.2 The Legal Framework ................................................................................................... 20 3.2 1 Land Act, Cap 113 (R.E 2002) & Village Land Act, Cap 114 (R.E 2002) ............... 20 3.2.2 The Land (Compensation Claims) Regulations, 2001 ............................................... 22 3.2.3 Local Government (Urban Authorities) Act, Cap 288 (R.E 2002) ............................ 25 3.2.4 Land Acquisition Act, Cap 118 (R.E 2002) ............................................................... 26 (a) Declaration of Redevelopment Areas .......................................................................... 28 (b) Extinction of private rights .......................................................................................... 29 3.2.5 Urban Planning Act, No 16 of 2007 ........................................................................... 29 3.2.5. 1 General and Detailed Schemes ............................................................................... 30 (a) General Scheme ........................................................................................................... 31 (b) Detailed Scheme........................................................................................................... 34 3.3. Discussions and Legal Analysis ................................................................................... 37 3.4 Land Acquisition and Resettlement Management ........................................................ 48 3.5 Conclusion ..................................................................................................................... 51 CHAPTER FOUR: SOCIOECONOMIC IMPLICATIONS OF THE DELAYED PROJECT AND THE PROJECT IN GENERAL ............................................................... 52 4.0 Introduction ................................................................................................................... 52 4.2 Socio Economic Implications of the Anticipated Project ............................................ 55 (i) Stagnation of economic activities ................................................................................ 55 (ii) Inability to Access Financial Institutions for loan with Kigamboni properties ........... 55 (iii) The Microfinance Institutions ...................................................................................... 56 (iv) Displacement and relocation viz-avis Equity ............................................................... 58 (v) Unavailability of Tenants ............................................................................................. 59 (vi) Declined Construction Activities ................................................................................. 60 (vii) Unemployment to Casual Labourers ............................................................................ 60 (viii) Worry about inflated price during the time of construction .................................. 60 (ix) Social Services at the new cites ................................................................................... 60 (x) Social Relations ............................................................................................................ 61 (xi) Low Money circulation ................................................................................................ 61 (xii) Unfinished Structures ................................................................................................... 62 (xiii) Reduced market price for land ............................................................................... 62 ii (xiv) Psychological effects ............................................................................................. 62 4.3 Socioeconomic Implications on Women and other Vulnerable Groups ...................... 65 CHAPTER FIVE: THE PECULIARITY OF THE PROJECT IN ALL ITS ASPECTS .... 67 5.0 Introduction ................................................................................................................... 67 5.1 The Project‗s Peculiarity .............................................................................................. 68 (a) In terms of its Size........................................................................................................ 68 (b) In terms of its Cost ....................................................................................................... 68 (c) In terms of its Socio-economic Impacts ....................................................................... 69 5.2 Comparative View of Similar Projects in Other Developing Countries ...................... 72 5.4 Conclusion ..................................................................................................................... 75 CHAPTER SIX: EMERGING ISSUES AND WAYFORWARD ..................................... 77 6.0 Introduction ................................................................................................................... 77 6.1 People‘s Response and Struggles in Understanding the New Projects ......................... 77 6.2 Particular impacts to women and other vulnerable community groups ....................... 78 (a) Loss of access to common property resources ............................................................. 80 (b) Lack of sanitation facilities ........................................................................................... 81 (c) Loss of livelihoods and marginalization of women ......................................................