Transcript Slide 1

GEOSPATIAL WORLD FORUM
13-16 MAY 2013
BEURS-WORLD TRADE CENTRE, The NETHERLANDS
Monetising Geospatial Value for Land Administration
The Ghana Land Administration Project and
Contributions by the Millennium Development
Authority’s Land Tenure Facilitation Activity:
Strategic and Technical Lessons for the Future
Dr. Isaac Karikari, FGhIS
(Ghana)
Outline
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The Ghana Land Administration Project Objective
Ghana Millennium Challenge Account (MiDA) Programme Description
Formalized Steps for Surveying Parcels (PNDCL 152)
Establishment of CORS Station
Delineating, Surveying and Pillaring the Awutu-Senya PRD and Section Boundaries
Survey all Parcels Within the PRD
Copy of Signed Parcel Plan
Publication of Notices in Dailies
Results
Outcome Indicators
Some Lessons Learnt
Some Challenges with the Use of Technology
Some Recommendations
Conclusion in Pictures
GLAP Project Development
Objectives
• LAP-1 (Revised): 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, and cost
effective and ensures land
tenure security.
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LAP-2: To consolidate and
strengthen urban and rural land
administration and management
systems for efficient and
transparent land service delivery,
seeking to secure and complete the
legal and institutional reforms
started in LAP-1; building on the
momentum underway to
transform the Lands Commission,
the Office of Administrator of
Stool Lands (OASL) and Town and
Country Planning Department
(T&CPD) into modern and efficient
service providers...
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Ghana MCA Program Description
REDUCTION OF POVERTY THROUGH ECONOMIC GROWTH LED
BY AGRICULTURAL TRANSFORMATION
PROGRAM GOAL
STRATEGIC
OBJECTIVES
1.
Increase production and productivity of high value cash and food crops in three selected areas of Ghana
(Intervention Zones), spanning 30 Districts
2.
Enhance the competitiveness of high value cash and food crops in local and international markets
Agriculture Project
($241 million)
KEY
PROJECTS
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Increased Farmer & Enterprise Training
in Commercial Agriculture
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Increased Irrigation Development
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Land Tenure Facilitation
Activity
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Improved Post-Harvest Handling and
Value Chain Services
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Improved Access to Credit On Farm
and Value Chain Services.
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Improved Linkages to Farmlands and
Markets – Rehabilitation of Feeder
Roads
Transportation Project
($143 million)
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Enhanced access to
International Air and Sea
Ports
(via Upgrade to N.1 Highway)
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Improved Trunk Road
Network In Afram Basin
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Improved Lake Volta Ferry
Services
Rural Development Project
($101 million)
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Support for Community Services
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Energy for Domestic and
Commercial Uses
Water & Sanitation Facilities
Educational and Vocational
Facilities
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Strengthen Rural Financial Institutions
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Strengthen Public Sector Procurement
Capacity
GHANA
Savelugu Nanton
Afram Plains
Pilot Title
Registration
Districts
Awutu-Senya
Land Component Adopted Outcome
Indicators/Results
Regulatory,
Regulatory,
Legal
AndAnd
OtherOther
Legal
Prep
Work
Prep
Work
Preparatory Studies
Completed;
Legal and Regulatory
Reforms Adopted
•4 Studies
conducted
•2 Reforms
undertaken
Public
Public
Outreach
Outreach
Stakeholders
Reached
›10,000
reached
through
sensitization
and public
education
efforts
Institutional
Institutional
Upgrading
Upgradingand
and
Capacity
CapacityBuilding
Building
Buildings Built or
Rehabilitated;
Equipment Purchased;
Stakeholders Trained
•3 Bldgs built
•72 trained in ADR
• 100 Lands
Commission Staff
trained
•40 Judges trained
in ICT, Land Law
and ADR etc
Clarification
and
Clarification and
Formalization
of of
Formalization
Land
LandRights
Rights
Expected
Expected
Outcomes
Outcomes
Rural Hectares (Ha)
Mapped/ Formalized;
Effective Property
Rights System
•˃8,000 Rural Ha
Mapped
•Travel Time/
Transaction
Costs Reduced
•Issued 1487 Title
Certificates
(approx. 403
Hectares
formalized)
(up to 20 years)
•Tenure Security
Increased
MiDA’s Land Tenure Facilitation Activities
• MiDA’s Land Facilitation Activity (LFA), under its Agricultural Project,
comprised four (4) components namely:
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a pilot program for area-wide registration of rural lands;
improvement of the Court’s ability to process land disputes;
facilitation of land transactions through on-demand land services; and
capacity building for land administration agencies (public and private)
and policy making.
• Implementing Entity Agreement signed with MLFM on 18th December,
2007 – US$10,688,000 (was strategically reviewed to approx. US$4million)
The Two Reasons
1. Improve tenure security for existing land users (Local
Farmers – nucleus and out-growers).
2. Facilitate expanding access to (higher value) agriculture
land (attract foreign investors).
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The Land Tenure Facilitation
Pilot Approach
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Purchase and Installation of Trimble CORS
and Trimble Survey Equipment
Community sensitization
Study and incorporation of gender issues
Inventory of land rights, including
gathering of legal documentation,
conducting field interviews
Delineation and surveying parcels (using
Trimble Products) and attribute data
collection
Alternative Dispute Resolution
Mechanisms
Preparation of (composite) plans showing
parcels and land rights to the extent
possible from the inventory
Demarcation of boundaries to the extent
necessary to facilitate MiDA’s activities in
the implementing districts
Processing and issuance of Title Certificates
to Beneficiaries
Community Sensitization
Conversion from
oral to written form
ADR Session
Survey Work
Formalized Steps for Surveying
Parcels (PNDCL 152)
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Step 1: Formal Declaration of the Registration District (Section 5 of PNDC Law 152) - 29
Communities, comprising mostly migrant farmers
Step 2: Reconnaissance and Demarcation of Pilot Land Registration District Boundary
(Section 26, PNDCL 152)
Step 3: Development of Ownership Database 1-(Listing from Records) – Section 13(1a)
of PNDCL 152, 1986
Step 4: Development of Ownership Database 2 ( Field-based Parcel Inventory)
Step 5: Establishment of Survey Control in Registration District
Step6: Moulding of Standard Survey Beacons/Pillars
Step7: Pillaring of Framework (Boundary of PRD)
Step8: GPS Survey of the Framework (Boundary of PRD)
Step 9: GPS Survey of Individual Parcel Boundary Pillars
Step 10: GPS Survey Data Post Processing
Step 11: Creation of Spatial Database and linkage to Inventory Table (GIS)
Step 12: Development of Registry Map (Section 34, PNDCL 152)
Step 13: Development of Individual Parcel Plans
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Training on Use
of Trimble Survey
Equipment
Critical
CORS Location
Establishing
Project
Boundaries
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Delineating the Awutu-Senya PRD
• Using Features on the
Topographic Sheet at the
Scale of 1/50,000
• By Road network
• Water course
• Trimble GeoXH handheld GPS
receiver
Note: The use of Type A
beacons with dimensions nine
inches square and eighteen
inches high (9” sq 18” high)
meet survey requirements.
Survey of PRD and Section
Boundaries
• Using the CORS station as reference
• Trimble R8 GNSS receiver as rover
• Static observation
• Post processing (Data via FTP to the
office)
Fieldwork: A thorough reconnaissance
must be carried out on the framework
and sections of the RD to identify
possible locations of beacons. Suitable
beacon locations, once identified, shall
be marked on the ground with wooden
pegs and flagged with red flagging
tape.
Marking the PRD and
Sub-division into Sections (Monumentation)
• By Concrete TYPE ‘A’ Pillars
• Each pillar given a unique serial number
Survey all Parcels Within the PRD
• Using the CORS station as reference
• Trimble R8 GNSS receiver as rover
• Trimble S6 Robotic total station for
detailing
• Sections sub-divided into blocks
• Each parcel given a unique parcel
number (UPN)
Individual Parcel Pillaring
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The process of pillaring a parcel has to take place in the
presence of the prospective proprietor as well as a
representative of the relevant traditional authority. In
cases where controversies arise, an ADR team member
should also be present to address and hopefully
resolve issues of land disputes over boundaries and
rights and conflicts between individuals and among
groups.
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Each parcel corner pillar is to be uniquely labelled with
and identified by its Sectional Number, Block Number
and a running Pillar Number. An example of this is
S5/B/98; where S5 is denoted as Section 005; 02 is
denoted Block B; and 98 is denoted Pillar number 98.
Current Numbering system:
Pillar Number
Suggested adoption of parcel corner pillar
labelling where layouts or planning
schemes exist
Parcel 20
20
Pillar
Parcel 21
Parcel 22
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Schematic layout
of adjacent parcels
etched into top of
pillar
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Publication of Notices
Copy of Signed Parcel Plan
Beneficiary of Title Certification
Results (1)
Gender
# of Titles
% (1,487 @
end Feb. 2012)
Male
991
67.0%
Female
397
27.0%
Joint
84
6.0%
Others
16
1.0%
CATEGORY
Parcels for which Certificates have been issued by
LRD
Parcels in disagreement (will not be possible to
issue a Certificate now or Chief refuses to sign)
Agreed Titles
(2500) within
project period
Total Titles
within PRD
1487/2500 =
59.0%
1487/3802 =
39.0%
No.
%
1487
39.0%
606
15.9%
Parcels not converted due to non-response
900
23.7%
Parcels in process of registration
809
21.3%
3802
100
TOTAL
The Issue
• The current pilot project is calculated to cost roughly US$165 per
parcel for all work, including all Consultancies and
Equipment/Infrastructure. Current rough estimates taking
Survey Work (Consultant’s Fees inclusive of cost of
monumentation) only are around US$43.60 per parcel.
• While the per parcel cost would come down as more parcels are
spread over the fixed costs of equipment, even in the US$100-150
per parcel range, a country-wide systematic title registration in
rural areas would have significant budget issues for Ghana.
Comparative Costs of Titles
Project
Coverage
No. of Titles
Year
Cost (US$)
Ghana’s LAP
Urban
8000
2008/2009
50
MiDA’s LTFA
Rural
3802
2011
43.60 - 165
Thailand’s LAP
Rural/Urban
>7million
2004
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The Argument
• Regarding land titling, the land titling unit cost per land parcel in this Pilot
was far higher ($167) than for LAP-1 ($50), Thailand ($32) and Indonesia
($24) and Tanzania ($75).
• Because the Pilot was to produce only 3,802 rural land titles (LAP-1, urban
8,000 titles), the MiDA’s pilot did not enjoy economies of scale. Because of
the small volume of titles compared to, say, Thailand (more than 7 million
titles), this MCA/MiDA-Ghana unit cost had to be higher by virtue of being a
relatively small pilot.
• When scaled up, the unit costs will fall very significantly to the level of
about $20 to $30 per parcel, as happened in Thailand’s pioneer Land Titling
Program where the first phase project had per parcel unit costs greater
than $50 but declined from phase to phase to nearly $20 in the last phase
as annual project outputs of land titles rose to 1 million. Compare to
Indonesia’s $24 @ 1million titles.
• Monumentation for defining boundaries is critical in many parts of Ghana.
Should be at the cost of Individual Owners of Land; Not the Government;
Not the Community; Not the Development Partners.
Some Challenges with the
Use of Technology
• Haphazard development not according to a planned layout in the
villages impeded the smooth use of the Robotic Total station for parcel
detailing.
• Unavailability of RTK capability delayed the detailing as static
observations were done and post processed.
• Initial Power problems affected data collection process.
• The consultant was faced with one major challenge from the latter part
of August through to mid-September, 2009. This was due to the fact
that another brand of GPS equipment (4 GPSs) owned by the consultant
that was used to augment the Trimble GPS provided by the client
(MiDA) faced a “Local Date Issue”. This made it impossible for
communication between the GPS receivers and the Satellites. This was
a global problem and it took the consultant close to a month to get the
problem solved after series of communication between the consultant
and the GPS equipment vendors.
Savings in Terms of Time and Money
• The technology used was very adequate in the sense that
a Licensed surveyor in Ghana would have ordinarily used
a Total Station equipment for this assignment which
would have resulted in challenges in terms of time, labour
and cost, considering the fact that the job was time
bound.
• Establishing the CORS station solved the problem of
always looking for a known reference point close to the
site to set a reference GPS equipment for post processing
and this also saved a lot of the survey time .
Some Recommendations
• GoG to assist in the development of a systematic registration process that is
replicable throughout Ghana at a REASONABLE COST and within an
acceptable timeframe.
• Gender awareness and the sensitization campaigns should be carried out
simultaneously and at a high level of intensity.
• Within the context of land registration programs Alternative Dispute
Resolution’s relationship to the adjudication committees required by law also
has to be clarified. ADR involvement needs to be integrated into all aspects
of the rural registration program.
• The Survey Consultants recommend that the project should in future include
aerial survey, followed by the production of orthophoto maps of the PRD.
Final Note: The Future is Bright for Ghana The Establishment of a National GRN in the Offing
under LAP-2.
• The Ghana Survey and Mapping Division (SMD) of the Lands
Commission is currently in the process of modernizing the
existing, outdated and inadequate National Survey
Framework (which has been in existence since colonial
times) by establishing a modern national Geodetic
Reference Network (GRN) under LAP-2.
• As a result it is establishing a nation-wide network of Global
Navigation Satellite Systems (GNSS)-based CORS that will
serve as the geodetic spatial reference frame for all
ongoing national surveying and mapping activities in
Ghana.
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Conclusion in Pictures
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