Land Use in Uganda A Critique of the Legal and Policy Framework

Abstract 

This dissertation examines the question of Land Use in Uganda and analyses the legal and policy framework. It explores the nature of Land Utilisation; the need to regulate its use, the most suitable option land is put to use and most importantly the, the key aspects of land use; that is, land ownership (tenure) and accessibility. However, its focus stays on the legal and policy framework. Uganda has no sufficient laws governing the general issues of land use, though efforts have been to ensure the regulations are in place. Analysis exposes the legal and policy gaps that need to be taken on in order to exhaustively deal with the question of land use ;( land ownership and access}, thus the need for amendment of the prevalent laws. The study highlights the relevant provisions thereof under the prevalent law legislation which can and should be modified to the convenience of the land users and land owners. Further it provides a doorway for new legislation and regulations that can be harmonized within the present land laws with a view of bringing the general land law up to date with the contemporary land policy issues. The study also serves the general purpose of convincing on the need to harmonize or replace discordant land sector laws and bring them in line with the new legal order.

Table of Contents

DEClARARTIONS .......................................................................................................... i

DEDICATION ....................................................................................... ~ .......................... iii

ACKNOWLEDGEMENT ................................................................................................... iv

LIST OF STATUTES/INSTRUMENTS ............................................................................... v

LIST OF GOVERNMENT POLICIES ................................................................................. vi

ABSTRACT ..................................................................................................................... vii

LIST OF CASES ............................................................................................................ viii

ACRONYMS .................................................................................................................. ix

TABLE OF CONTENTS ................................................................................................... xi

Chapter One: GENERAL INTRODUCTION ............................................................ !

1.1. Background of the study ........................................................................................ !

1.2. Statement of the problem ..................................................................................... .S

1.3. Rationale of the study ............................................................................................ .S

1.4. Scope of the Study ................................................................................................ 5

1.5. Objectives of the Study .......................................................................................... 6

1.6. Research questions ................................................................................................. ?

1.7. Research Methodology ........................................................................................... ?

1.8. Review of Literature ......................................................................................... 8

1.9. Clarification of Key terms ........................................................... ; ...................... 14

1.9.1. Land ................................................................................................................... 14

1.9.2. Policy .................................................................................................................. l6

1.9.3. Land- use Policy ............................................................................................... 20

1.9.4. Land Tenure and Land User Rights .................................................................. 21

1.9.5. Access to Land ................................................................................................... 25

1.9.6. Property Rights .................................................................................................. 25

1.9.7. Condominium Property Law .............................................................................. 28

Chapter Two: THE LAND QUESTION IN UGANDA: AN HISTORICAL PERSPECTIVE ............................................................ 28

2.1. Introduction .......................................................................................................... 28

2.2. Pre-colonial Period ................................................................................................ 28

2.3. Colonial Period ...................................................................................................... 32

2.3.1. Mailo Land ......................................................................................................... .32

2.3.2. Freehold ............................................................................................................. 34

2.3.3. Leasehold ........................................................................................................... 34

2.3.4. Customary ................................................................................ : ......................... 34

2.4. Post Colonial Period ............................................................................................. .37

Chapter Three: NON -LEGAL ASPECTS AFFECTING LAND USE ...................... 39

3.1. Introduction .......................................................................................................... 39

3.2. Women's Rights in Land ....................................................................................... 39

3.3. Escalating Land disputes and conflicts ................................................................. 40

3.4. High Population Growth ....................................................................................... .41

3.5. Minerals and Petroleum ....................................................................................... .42

3.6. Pastoralists and Migration .................................................................................... 43

Chapter Four: THE LEGAL AND POLICY FRAMEWORK. ................................... .45

4.1. Introduction ......................................................................................................... .45

4.2. The Constitution, 1995 ........................................................................................ .46

4.3. The Land Act, 1998 ............................................................................................. .47

4.4. The Uganda Land Use Policy ................................................. ; ...................... 50

4.5. The Uganda National Land Policy ......................................................................... 50

4.6. Land management institutions in Uganda ........................................................... 52

4.7 Challenges and Constraints to the Legal and Policy Framework ......................... 53

4.7.1. Absence of comprehensive land legislation ..................................................... .53

4.7.2. Inconsistent related laws .................................................................................. 53

4.7.3. Public Awareness on the Land Law ................................................................... 57

4.7.4 Institutional capacity and administration .......................................................... .58

4.7.5. Institutional Framework .................................................................................... 58

4.7.6. Inadequate institutional co-ordination ............................................................. 59

4.7 .7. Political Pressure and absence of strategic plan ............................................... 59

4.7.8. Poor Inter-Sectoral Planning and Consultations ............................................... 60

Chapter Five: CONCLUSIONS AND RECOMMENDATIONS ............................... 61

5.1. Introduction .......................................................................................................... 61

5.2. Policy Issues ........................................................................................................ 61

5.3. Legal Issues ......................................................................................................... 63

5.4. Institutional Issues .......................................................................................... 65

Bibliography .................................................................................................................. 67

Books ............................................................................................................................ 67

Policies .......................................................................................................................... 69

Journals ........................................................................................................................ 69

Reports ......................................................................................................................... 70

Articles ......................................................................................................................... 70