““ IN SEARCH OF A UBIQUITOUS IN SEARCH OF A UBIQUITOUS ––CADASTRE FOR GHANA CADASTRE FOR GHANA –– THE THE

SYSTEMATIC APPROACH UNDER THE SYSTEMATIC APPROACH UNDER THE

LAND ADMINISTRTION PROJECT (LAP)LAND ADMINISTRTION PROJECT (LAP)””

Dr. Wordsworth Odame Larbi

GHANA

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OUTLINEOUTLINE�� COUNTRY LOCATION & INFORMATIONCOUNTRY LOCATION & INFORMATION� INTRODUCTION� OVERVIEW OF THE LAND ADMINISTRATION

PROJECT� MAPPING FOR THE PURPOSES OF LAND

ADMINISTRATION � THE PILOT SYSTEMATIC LAND TITLING

PROCESS◦ THE CURRENT APPROACH◦ THE SYSTEMATIC APPROACH

� CUSTOMARY BOUNDARY DEMARCATION� CHALLENGES� CONCLUSION

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COUNTRY LOCATION & INFORMATIONCOUNTRY LOCATION & INFORMATION

� Land Area -239,460 km2

� Population- 21.7 million

� Growth rate- 2.7%

� Subsistence agric accounts for 37.3% of GDP and employs 60% of workforce

� Agric accounts for 75% of export earnings and contributes 90% of food needs

� 63.3% of population is rural

� 63 % of total land area is agriculture

� GDP growth rate was 6% in 2006, with service sector having highest of 37.5%

INTRODUCTIONINTRODUCTION� Weak land administration system

◦ Inadequate legislation◦ Fragmented institutional arrangement

� Lack of consultation, coordination and cooperation among public sector land agencies

◦ Poor capacity

� General indiscipline in the land market◦ Land encroachment◦ Multiple sale of land◦ Unapproved development schemes◦ Haphazard development

� Indeterminate boundaries of customary owned lands

� Lack of reliable maps/plans and the use of unapproved inaccurate maps

RESULTS� Inadequate security of tenure� Difficult accessibility to land 4

OVERVIEW OF LAPOVERVIEW OF LAPLONG TERM OBJECTIVES� To reduce poverty and enhance social and

economic growth:◦ Improving security of tenure◦ Simplifying processes of land acquisition◦ Fostering prudent land management practices◦ Developing the land market◦ Establishing an efficient and sustainable system

of land administration, both state and customaryBased on clear, coherent, and consistent polices and laws supported by appropriate institutional structures

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OBJECTIVE OF PHASE 1OBJECTIVE OF PHASE 1� Phase 1 is from 2003 – 2010

To undertake land policy and institutional reforms and key land administration pilots for laying the

foundation for a sustainable decentralized land administration system that is fair, efficient, cost effective and ensures land tenure

security.

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THE FOUR COMPONENTSTHE FOUR COMPONENTS

� COMPONENT 1: Harmonizing land policy and regulatory

framework� COMPONENT 2:Institutional Reform and Development� COMPONENT 3:Improving Land titling, Registration, Valuation,

Land Use Planning and Land information system

� COMPONENT 4:Project Management, Human Resource

Development and Monitoring and Evaluation7

MAPPING FOR THE PURPOSES OF MAPPING FOR THE PURPOSES OF LAND ADMINISTRATIONLAND ADMINISTRATION� Topographic Maps

◦ Medium scale (1:50,000)

◦ Large Scale (1:2,500)

� Orthophotomaps� Sectional Maps� Section 15 (1) of the Land Title Registration Law, 1986

(PNDCL 152) states that’s “where land or interest in land being registered is evidenced by an instrument then that land or an interest therein shall not be registered under the Law unless there is attached thereto a plan of the land which has been approved and duly signed by the Director of Surveys or officer of the Survey Department authorized by him.”

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THE PILOT SYSTEMATIC LAND THE PILOT SYSTEMATIC LAND TITLING PROCESSTITLING PROCESS

◦ THE CURRENT APPROACH� Stamping of the instrument� Lodgment of the instrument� Request for parcel plan preparation

� Availability of sectional maps� Non availability of sectional maps

� Publication, searches at PVLMD� Issuance of the Land Title Certificate

◦ Challenges� Demand led and slow� Register is not complete� Surveying is part-to-whole

Sporadic TitlingSECTION 77

LAND TITLE REGISTRY MAP

ACCRA DISTRICT 02

THE SYSTEMATIC APPROACHTHE SYSTEMATIC APPROACH� It involves surveying systematically from block to block

and parcel to parcel, measuring, verifying, complementing and correcting existing information, including permanent structures (buildings) to enable

titles to be issued.

� Mapping in the field using DPT� Data is processed in an office erected for the

purpose� The process is out sourced to the private sector

with quality control by the SMD and LRD◦ Both the parcel plan preparation and the collection of

the legal information

� Publication is done in the locality

CUSTOMARY BOUNDARY CUSTOMARY BOUNDARY DEMARCATIONDEMARCATION

WHY BOUNDARY DEMARCATION ?

� 80% of land are owned by the customary sector where there are no determined boundaries

� Most disputes in land are caused byindeterminate boundaries

� Determined boundaries ensure peaceful co-existence of neighbors

� Determined boundaries ensure orderly development

� Determined boundaries are the basis for efficient and effective land registration system

Why Piloting?

� Too many unknowns◦ Length of the boundaries◦ Unit cost ◦ Duration of work◦ Acceptability of the exercise◦ Nature of disputes to be encountered and

ease of resolution

Criteria for selecting a Pilot Area� Fairly stable customary land

ownership pattern� Interest of the community in the

exercise� The presence of an overlord in the

area who will help with settling of disputes

� Relatively small area that is doable within the project time

SGE/BP/A/1/4

R. A kw

asua

FRO

M A

SISI

RIW

A

TO B

OAM

ADUM

ASE

BAMBOO

JUABEN STOOL LANDEJISU STOOL LANDKUNTENASE

PUMP HOUSEWELL

RAIL

KOKROBOA

ADAW

IABENA

BDP4

BDP5

BDP6BDP7

VBA/21/28/1

BDP2

BDP1

L INE

HWE RE

LINE

SUPA

N

ABE

TREN

SUA

B OHY

EN

RAIL

KUMASI STOOL LAND

STOOL LAND

SUPA

N

BENA

ABETRENSUA

KOKROBOA

BURUKRUWA

43

42

41

40

39

3837

36

35

34

33

32

31

30

29

28

27

26

25

24

23

22

21

20

19

16

15

14

1312

11

10

9

8

7

5

4

3

2

6

COCONUT PLANTATION

TEAK PLANTATION

BANKO

TWEMETWEME

HWERE

BANKO

44

45

46

47

49

VBA/21/28/3

50

VBA/21/28/4

51

52

VBA/21/28/5

VBA/21/28/6

53

54

55

56

57

58

60

6162

65

66

67

68

69

71

VBA/21/28/8

YAW AGYEI VILLAGE

KWADWO NIMO'S VILLAGE

NANA DIKO'S VILLAGE

BANKOBANKO

AMOADU

AMOADU

ADANKESUA

BONSUBRI

TO ABENASE

ACHINAKROM

ESSIENINPONG

BEBU

BOA

DW

OA

BONTU

ODA

OD

A

ODA

MANGOASE

ONWE

44A

DIS

PUTE

D A

REA

TO EJISU

EJISU STOOL LAND

59

DONASO

ODAHO

63

DISPUTED AREA

71A

69B

DON

A

KE

NYAMEDUA KE1

PRL1

71

OD A

AKYAWKROM

GYAMASE

BESEASE

EJISUEJISU

KRAPA

ADAKO GYAKYE

DISPUTEAREA

DISPUTE AREA(KRONKOR & EJISU)

DISPUTE AREA

DISPUTEAREA

ASOTWE

ABIRA

EJISU

ASAMAN

ABANKRO/TIKROM

AKY1

AK1

AKY2

R. Boboacam

AST6

AST8

AST9

NT AST1

Mango AST1

NT AST2AST6

AST11

AST12

AST13

AST14

AST5

AST4AST3

AST2

AST1

AST17

AST13

AST18

AST19

AST18A

Big OnyinaNT4A

Big NT4

Big NT8

TK3

TK4

EKR2

EKR3

EKR4 EKR5

AKWB

EKR3

EKR5EKR6EKR7EKR8EKR9

P EK1

P EK2

P EK3

P EK5EK 1P

EK10

NT EK

4EK

2

EK3

NT EK

5

P EK13

P EK15

KUSIAN EK1

RD EK1PC EK1

EK9

PC EK2

EK11

EK14

EK16

AKOTENE EK1

AKOTENE E

K3NYANTS

ERE EK1

NT EK7

EK18

NTE

K9

EK1

9

EK2

0

PEA

R E

K3

OI L

&SAL

T1

PEA

R E

K 1

GCG

A 1

5 34

3

OTIE

KE

KE1

KE2

NTK E1

OIL&SAL

TKE1ONYIN

AKE1

NTKE4MAN

GOEKE2

CASHIER

KE1ONYINA KE2

AST8

KE4

RBS1

AMANDADUA KE1 KEZ2

KEZ3

KEZ EJ5KEZ6

KEZ9

KEZ11RD

EA5

KRONKOL9125

PRL

KE0

KWS

KRONKOFL 91 1

AKBW

BWD ATM

AS1

BAFO1

KEB1

AF1

ODA1

EKR1DAA1

DA2

NTDA3NTDA5

NTDA6NTDA10

NTDA15

RCDA1

DA20

DA21

DA22 DA23

NTDA26 DA28

NTDA30

NTDA31DA33

EKR1

EKR2

EK50

EK51 EK53

EKR3EK54

EK55

EK56

EK57

EK58EK59

EK60

EK61

DAR1

PRL1

42

43

44

45

4748

49

DB1

DB2

DB3

DB4VRA

TAMGPS84

DB5

DB6

EP25

DB7

DB9

AKST1

STP

ABST1

AT1AT2

NTAT2

ABK2

ATAT7

ABANKRO

SGE/BP/A/1/3

4

15

5

3

BF12

BF10

BF9

R. A b

o ab o

BF6

BF2BF1

31

30B

3433

32

PEGAST1

PEGBF7

Ejisu Health Center

The result: Map of Ejisu Customary Area

CHALLENGESCHALLENGES

• Institutional Capacity• Mainstreaming and motivation• Little public education and interest

of property owners• Difficulty in resolving disputes

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CONCLUSIONCONCLUSION� Useful lessons have been learnt from

these pilots◦ It is possible to estimate cost per km◦ Those with registered deeds are not keen to

participate in the title registration◦ It has provided data for input into the LIS ◦ ADR should be a key component in the boundary

Demarcation instead of the court◦ More permanent boundary marks have been

established

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THANK YOUTHANK YOU

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