Public Acquisition of Land in Uganda; A Case Study of Hoima Oil Areas

TABLE OF CONTENTS

DECLARATION ............................................................................................................................. i

APPROVAL ................................................................................................................................... ii

DEDICATION ............................................................................................................................... iii

ACKNOWLEDGEMENTS ........................................................................................................... iv

ABBREVIATION ........................................................................................................................... v

ABSTRACT .................................................................................................................................. xii

CHAPTER ONE ........................................................................................................................... 1

PUBLIC ACQUISITION OF LAND IN UGANDA ...................................................................... 1

1.0 Introduction ............................................................................................................................... 1

1.1 Background ............................................................................................................................... 1

1.2 Objectives ................................................................................................................................. 3

1.3 Scope of the study ..................................................................................................................... 4

1.4 Research questions .................................................................................................................... 4

1.5 Justification ............................................................................................................................... 4

1.6 Methodology ............................................................................................................................. 5

1.7 Literature Review ...................................................................................................................... 5

1.8 Conceptual Framework and Chapter organization ................................................................... 8

CHAPTER TWO ........................................................................................................................ 10

LEGAL POLICY AND INSTITUTIONAL FRAMEWORK ON PUBLIC ACQUISITION OF

LAND ........................................................................................................................................... 10

2.0 Introduction ............................................................................................................................. 10

2.1 The main actors /institution involved in carrying out resettlement and compensation are

discussed below; ........................................................................................................................... 11

2.1.1 PETROLEUM EXPLORATION, DEVELOPMENT AND PRODUCTION

DEPARTMENT IN THE MINISTRY OF ENERGY AND MINERAL DEVELOPMENT ...... 11

2.1.2 MINISTRY OF LANDS, HOUSING AND URBAN DEVELOPMENT (MLHUD) ........ 11

2.1.3 MINISTRY OF LOCAL GOVERNMENT ......................................................................... 12

2.1.4 National Environment Management Authority (NEMA) .................................................... 12

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2.1.5 Uganda Land Commission (ULC) ....................................................................................... 13

2.1.6 OFFICE OF THE PRIME MINSTER ................................................................................. 13

2.1.7 DISTRICT LOCAL GOVERNMENT ................................................................................ 13

2.1.8 DISTRICT LAND OFFICE ................................................................................................. 14

2.1.9 DISTRICT LAND BOARD ................................................................................................ 14

2.1.1 0 Area land committee .......................................................................................................... 14

2.1.11 PRIVATE SECTORENTITIES ........................................................................................ l4

2.2 The institutional policies regulations and guidelines responsible for land acquisition as

discussed below; ........................................................................................................................... 15

2.2.1 NATIONAL OIL AND GAS POLICY FOR UGANDA 2008 ........................................... 15

2.2.2. UGANDA NATIONAL LANDS POLICY (2013) ............................................................ 16

2.2.3 DRAFT STRATEGIC ENVIRONMENTAL ASSESSMENT OF OIL AND GAS

ACTIVITIES IN THE ALBERTINE GRABEN, 2013 ............................................................... 17

2.2.4 NATIONAL PHYSICAL PLANNING STANDARDS AND GUIDELINE 2011.. ........... 18

2.2.5 NATIONAL POLICY FOR OLDER PERSONS,2009 ....................................................... 19

2.2.6 ENVIRONMENTAL IMP ACT ASSESSMENT GUIDELINES FOR THE ENERGY

SECTOR, 2004 ............................................................................................................................. 19

2.2.7 THE NATIONAL ENVIRONMENT (WETLANDS, RIVER BANK AND LAKE

SHORES MANAGEMENT) REGULATIONS N0.3 OF 2000 .................................................. 20

2.2.8 THE NATIONAL DEVELOPMENT PLAN, 2010/11-2014/15 ......................................... 22

2.2.9 UGANDA'S VISION 2040 ................................................................................................. 23

2.2.10 THE NATIONAL ENVIRONMENT MANAGEMENT POLICY, 1994 ........................ 23

2.3 The national legislation responsible for public land acquisition in Uganda includes the

following; ...................................................................................................................................... 24

2.3.1 THE CONSTITUTION THE REPUBLIC OF UGANDA 1995 ......................................... 24

2.3.2 THE LAND ACT, CAP 227, 1998 ...................................................................................... 24

2.3.3 THE LAND ACQUISITION ACT CAP 226, 1965 ............................................................ 29

2.3.4 REGISTRATION OF TITLES ACT CAP 230, 1924 ......................................................... 31

2.3.5 LOCAL GOVERNMENT ACT, CAP 243 ......................................................................... 31

2.3.6 PHYSICAL PLANNING ACT, N0.8 OF 2010 .................................................................. 32

2.3.7 SURVEY ACT (AMENDED), CAP 232, 1939 .................................................................. 32

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2.3.8 THE ROADS ACT, CAP 353, 1964 ................................................................................... 33

2.3.9 ACCESS TO ROADS ACT, CAP 350, 1969 ...................................................................... 33

2.3.10 NATIONAL ENVIRONMENT ACT, CAP 153 ............................................................... 34

2.3.11 PETROLEUM (EXPLORATION, DEVELOPMENT AND PRODUCTION) ACT,

N0.3 OF 2013 ............................................................................................................................... 34

CHAPTER THREE .................................................................................................................... 35

THE ANALYTICAL FRAMEWORK DISCUSSING THE FINDINGS WHERE PUBLIC

ACQUISITION OF LAND HAS BEEN BROUGHT UP ............................................................ 35

3.0 Introduction ............................................................................................................................. 35

3.1 The Proposal Constitutional Amendment, Bill2017 .............................................................. 36

3.2 The ruling in the case of Uganda National Roads Authority Vs. !rumba Asumani and Peter

Magelah, ....................................................................................................................................... 38

3.3 There is a selected evidence of the delayed land acquisition and the consequences .............. 39

3.4 The Commission ofinquiry into Land Matters (The Barnugemereire's Commission) 2016. 41

3.5 Emerging Human Rights issues from the Compulsory Acquisition of Land ......................... 42

3.6 Sheema Cooperative Ranching Society & 31 Others v the Attorney General High Court Civil

Suit No.103 of2010 ...................................................................................................................... 43

CHAPTER FOUR ....................................................................................................................... 44

THE CAUSES/ CHALLENGES IN THE FRAMEWORK WHICH DISCUSSES THE EFFECT

OFTHELAW ............................................................................................................................... 44

4.0 Introduction ............................................................................................................................. 44

Therefore, this chapter focuses on the challenges that are encountered in the implementation of

land acquisition ............................................................................................................................. 44

4.1 Non-payment of compensations ............................................................................................. 44

4.2 Low compensation rates and delayed payment of compensation ........................................... 45

4.4 Speculative behavior ............................................................................................................... 46

4.5 Lack of information and transparency .................................................................................... 47

4.6 Government suspicion of operation of some civil society organization ................................. 48

4.7 Land Tilting ............................................................................................................................ 48

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4.8 Capacity of the office of the cb.iefGovernment values (CGV) .............................................. 49

CHAPTER FIVE ........................................................................................................................ 51

RECOMMENDATIONS AND THE CONCLUSION OF THE RESEARCH ............................ 51

5.1 Recommendations ................................................................................................................... 51

5.2 Conclusion .............................................................................................................................. 56

References ..................................................................................................................................... 57