Re:Urban slum tenure security provision - Forum

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Facts

In Brasil, 1 percent of the population owns 49 percent of land.
Source (Financial Times, 0 April 2010)

In Britain, 0.3 percent of the population owns 69 percent of land.
Source (Financial Times, 0 April 2010)

Globally, more people now live in cities and towns than in rural areas

Africa is now the World’s fastest urbanizing region and by 2050, 55% of Africans will be living in urban areas (from 38% in 2000)

Over 90% of new urban development in Africa is taking the form of slums

About 70% of urban population in Africa presently live in slums, and yet occupy less than 10% of urban and peri-urban lands

Research shows that in Africa about 60% of GDP is created in cities and towns

Formal land registration and administration have been unable to cope with rapid urban growth and as a result, between 50-70 percent of urban land in Africa is delivered through informal practices

In Zimbabwe, on 19 May 2005, with little or no warning, the Government embarked on an Operation to 'clean-up' its cities. It was a 'crash' operation known as Operation Murambatsvina and affected over 700,000 people.

In Ghana, some 800 people also had their homes destroyed in Legion Village, Accra, in May 2006, while approximately 30,000 people in the Agbogbloshie community of Accra have been threatened with forced eviction since 2002.

In Kenya, at least 20,000 people have been forcibly evicted from neighbourhoods in or around Nairobi since 2000.

In Equatorial Guinea, at least 650 families have been forcibly evicted from their homes since 2004, when the government embarked on a programme of urban regeneration in Malabo and Bata.

In Luanda, the capital of Angola, at least 6,000 families have been forcibly evicted and have had their homes demolished since 2001.

In Sudan, more than 12,000 people were forcibly evicted from Darusalaam camp in August 2006.

58 per cent of all households in South Africa are living without security of tenure.

In Nigeria, some 2 million people have been forcibly evicted from their homes and many thousands have been made homeless since 2000.

More than 3 million Africans have been forcibly evicted from their homes since 2000.

In Trinidad and Tobago, the 1998 Regularization of Tenure Act established a Certificate of Comfort that can be used to confer security of tenure to squatters as the first step in a process designed to give them full legal title.

Some 25,000 evictions are carried out annually in New York City alone.

In Atlanta, some 30,000 people were forcibly evicted prior to the 1996 Olympic Games, while the oldest public housing project, Techwood Homes, was deliberately de-tenanted because it stood in the way of a 'sanitized corridor' running through to CNN headquarters and the city centre.

Between 40 and 70 per cent of the population of Brazil’s main cities are living in irregular settlements.

Some 720,000 people were forcibly evicted in Seoul and Inchon, Republic of South Korea, prior to the 1988 Olympic Games.

The number of people forcibly evicted to give way to dams in India alone since 1950 has been estimated at 50 million.

The economic boom in China has significantly reduced security of tenure. Rapid urban growth is a major cause of forced evictions. 1.7 million people have reportedly been evicted in Beijing (China) in the run-up to the 2008 Olympic Games.

Everyone who returned to Phnom Penh, Cambodia, after the collapse of the Khmer Rouge regime was a squatter.

In Sri Lanka, large numbers of those displaced by the tsunami in late 2004 are still prevented from returning to their original homes and lands.

The Government of Myanmar forcibly evicted more than 1 million residents of Yangon, Rangoon.

An restitution programme in Kosovo has provided legal clarity regarding tenure and property rights to 29,000 disputed residential properties in the province since 2000.

GLTN

Urban slum tenure security provision - 2009/05/06 08:08 GMT Legal pluralism is preferable, combining ownership-based and rights-based approaches while taking into account the needs of the poor, their financial constraints and the limited capacity of urban land administrations. This also implies a continuum of land rights, including freehold tenure, leasing arrangements, public ownership, group tenure, and informal tenure arrangements. Pilot-testing of a portfolio of options may be required.

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ROSEMARY WACHIRA

Re:Urban slum tenure security provision - 2009/05/06 11:15 GMT An issue was raised earlier in this forum on whether the question of slums is one of housing/shelter rights or land rights.This is an area worthy exploring since its answer will greatly contribute towards achievement of one of the millennium goals.The other issue is the preferred strategies for housing provision for purposes of creating a stock of affordable houses for all.
In the end legalizing different continuum of rights is correct but for urban slums the group tenure might provide a more progressive approach. This consideration is based on the fact that it is quicker to create a groups rights where the laws already exist.In addition financing, training, and labour is easier to organise once a group of people are bound together

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Dr. Mohammed Abdur Razzak

Re:Urban slum tenure security provision - 2009/05/07 12:02 GMT Land becomes sometimes a liability for the poor owners who can not afford the development cost.Specially in the developing world poor indigenous communities living in urban centres or in sub urban areas in their owned land move to distance places loosing their property due to the pressure of economic hardship.

This is an important issue to consider in entitling the slum dwellers. So it is more justified to include the poor in urban setting with land ownership emphasizing the best use of provided land to them.

The reform policy can adopt some supportive options for sustaining poor people in city with self reliance and sustainability such as low cost housing on rental or small installment payment system, enterprise or credit
financing including a secured income and employment scheme.

Public owned lands can be allocated for such project and public private partnership can implement such project.

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Nsamba-Gayiiya Eddie

Re:Urban slum tenure security provision - 2009/05/08 12:40 GMT For the developing world, provision or enhancement of slum tenure security should not take the form of conventional titling. The Namuwongo Slum Upgrading Project in Uganda is a classical example, like many other projects which failed to provide security of tenure through conventional formal titling. The majority of slum dwellers just sold out the newly acquired leaseholds and invaded to a wetland adjacent to the project area, creating a worse slum settlement in a fragile environment.

I strongly support a menu of tenure options which embrace the concept of legal pluralism implying a continuum of land rights (Payne et al., 2008). The innovative approaches to tenure regularization and provision of tenure security in slum/informal settlements which you have quoted in the report are the way to go for the developing world.
It would be of great value to give more information on each of the mentioned approaches for other countries to assess and adapt as appropriate. Talk of best practices. Please include Uganda on the list of countries which have contributed to the richness of alternative, innovative and flexible approaches to titling, by issuing certificates of customary ownership (equivalent to freeholds) but which do not require the strict and costly conventional surveying and titling procedures.

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