HANDBOOK ON LAND OWNERSHIP, RIGHTS, INTERESTS AND ... · 1 These laws were repealed by the Land Reform Decree, 1975. Handbook On Land Ownership, Rights, Interests And Acquisition

HANDBOOK ON LAND OWNERSHIP, RIGHTS, INTERESTS ANDACQUISITION IN UGANDA

MAY 2018

COVER PIC: Pictures taken in Rwamutonga in 2016. A community of over 250 families living in a camp after being violently evicted to make way for the construction of an Oil Waste Treatment Plant.

Handbook on Land Ownership, Rights, Interests and Acquisition in Uganda

MAY 2018

Handbook On Land Ownership, Rights, Interests And Acquisition In Uganda

4

TABLE OF CONTENTS

1. THE POLICY AND LEGAL FRAMEWORK RELATING TO LAND OWNERSHIP, RIGHTS, INTERESTS AND ACQUISITION IN UGANDA..................................................................................................................2

2. KEY TERMS DEFINED.......................................................................................5

3. LAND OWNERSHIP............................................................................................15

4. KEY CONSIDERATIONS FOR LAND TRANSACTIONS .....................21 a. Rights and Duties of Tenants by Occupancy and Kibanja Holders....................................................................................................22 b. Right of Spouses to give Consent for Transactions on Family Land..........................................................................................................23 c. Rightsof BeneficiariestoEstatesof Personswhodiewithouta Will..........................................................................................................24 d. Customary Land.....................................................................................25

5. SURFACE RIGHTS ON LAND WITH NATURAL RESOURCES..........29

ATableMatrixbelowShowingVariousStatuteswithProvisionsthat dealwithAccesstoLandwithMineralDepositsandOtherNatural Resources and Compensation for Surface Rights.............................................31

6. LAND ACQUISITION.......................................................................................39 a. PublicInterestDefined.........................................................................40 b. Compensation .................................................................................44

7. LINKAGES BETWEEN LAND AS A PROPERTY RIGHT AND OTHER HUMAN RIGHTS...............................................................................43

ATableMatrixbelowShowingVariousStatuteswithProvisions around Compensation for Land Rights..............................................................43

8. SELECTED CASES & COURT DECISIONS ON COMPENSATION FOR LAND ACQUISITION..............................................................................63

9. MECHANISMSTOREPORTVIOLATIONSOFLANDRIGHTS........69

10. FORCEDEVICTIONS........................................................................................75


1

Introduction

In2016,theUgandaConsortiumonCorporateAccountability(UCCA)launched“The State of Corporate Accountability in Uganda Report.”Thereportwasanoutcomeof the2016baselinestudyontheeffectsandimpactof corporateactivitiesonhumanrightsinUganda.Thebaselinewasconductedintheareasof Karamoja

withinitsminingsector,MukonofocusingonStonequarryingandHoimaandBuliisalookingatthevariousactivitieswithintheoilandgasexploration.Oneof themajorissues found across all regions visited, concerned increase in land speculators in light of natural resource and infrastructural developments, land grabbing and forceful and illegalevictions.TheUCCAteamspentconsiderabletimewithaffectedcommunitiesandalsoconducted followupmeetingsand situationanalysis inTororoaround theUsukuruphosphateminingproject.Issuesof landownership,interestsandacquisitionwererecurringfromtheaffectedcommunities inallvisitedareas. Itwasnotedthatmany vulnerable communities living in resource rich areas, and some of the CommunityBasedOrganisations(CBOs)operatingtheredidnotfullycomprehendtheUgandalandtenuresystemandlegalandpolicyframeworktherein.Itwasnotedthatissuesof landrights,interestsandcompulsoryacquisitionof landremainedillusorywithinaffectedcommunitiesandvariousstakeholdersworkingintheregions.

Therehavebeenfollowupengagementswithcommunitiesandvariousstakeholdersaround mainstreaming corporate accountability in Uganda. These continuous engagementsentailacriticaldiscussionaroundlandrightsandacquisitionprocessesinUganda.TheUCCAanditspartnerscontinuetoraiseawarenessandconducttrainingswithCSOsandCBOsaroundbusinessandhumanrights.Theseengagementsalsoextend to government standard setting and regulatory agencies around enhancing corporate accountability in Uganda.

ThisHandbookisakeyresourcehighlightingUganda’slandtenuresystemandthevariouspoliciesandlegalframeworkconcerningmodesof acquiringrightsandinterestin landandtherequirementsthathavetobefulfilledforcompulsoryacquisitionof landbythegovernment.Thehandbookalsobrieflyreflectsonthelinkagesbetweenproperty rights and other human rights and the international guidelines around forced evictions.Largely,thehandbookfocusesonthedomesticpolicyandlegalframework.

Wehopethatthishandbookwillbeausefulguideforthevariousstakeholderstoprovidebasicguidanceonkeyaspectsrelatedtolandinasimplifiedmanner.Thatultimatelycasesof landgrabbingarisingoutof ignoranceof thesebasicconceptswillgreatlyreduceandtoempowercommunitiesanddifferentholdersof interestsinlandto have Free Prior and Informed Consent in all land related transactions.


2

THE POLICY AND LEGAL FRAMEWORK RELATING

TO LAND OWNERSHIP, RIGHTS, INTERESTS AND ACQUISITION IN

UGANDA

1


3

a. The Constitution of Uganda, 1995 b. The Land Act, Cap 227 as amended c. TheLandAcquisitionAct,Cap226d. TheLandPolicy,2013e. TheRegistrationof TitlesAct,Cap230f. The National Environment Act, Cap 153g. The Environmental Impact Assessment Regulation, S.I. No. 13/1998. h. The Water Act, Cap 152i. TheMiningAct,2003j. ThePetroleum(Exploration,DevelopmentandProduction) Act,2013k. TheElectricityAct,1999l. The Investment Code Act, Cap 92m. The Road Act, 1964n. TheAccesstoRoadsAct,Cap350o. TheTraditionalRulers(Restitutionof Assetsand Properties)Act,Cap247p. The Succession Act, Cap 162q. TheIlliteratesProtectionAct,Cap78r. The Survey Act, Cap 232s. TheNationalForestryandTreePlantingAct,No.8of 2003t. ThePhysicalPlanningAct,No.8of 2010

The Policy and Legal Framework Relating to Land Ownership, Rights, Interests and Acquisition in Uganda


4

“Land is not a mere commodity, but an essential element for the realization of many human rights. For many people, land is a source of livelihood, and is central to economic rights. Landisalsooftenlinkedtopeoples’identities,andsoistiedto social and cultural rights.” UN OHCHR


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KEY TERMS DEFINED

2


6

2.1Land Owner

Any Ugandan Citizen who owns orholds landunderanyof thefour(4)recognized systems of land holding. (Section 2 of the Land Act)

2.2Tenants by Occupancy

These include bona fide and lawfultenants. They are considered tenantsof theregisteredownerof thelandwhichtheyoccupyandarerequired to pay annual ground rent.(Sections 1 and 31 of the Land Act)

2.3Bonafide Occupant

Any person who before the cominginto force of the 1995 Constitution of Uganda, had either occupied and utilized or developed any land unchallenged by the registered owneroragentof theregisteredowner for twelve years or more; orhad been settled on land by the Government or an agent of the Government,whichmayincludealocal authority for instance local council chairpersons. (Section 29 (2) of the Land Act)

2.4Lawful Occupant

Includes persons occupying land by virtue of the repealed

i) Busuulu and EnvujjoLaw of 1928;ii) ToroLandlordand TenantLawof 1937;andiii) AnkoleLandlordand TenantLawof 19371

Otherlawfuloccupantsinclude:personswhoenteredthelandwiththeconsentof theregisteredownerincludingapurchaser;andpersonswhohadoccupiedlandasacustomary tenant/Kibanja holder but whose tenancy was not disclosed orcompensated for by the registered owner at the time of acquiring theleasehold certificate of title. (Section 29 of the Land Act)

1 TheselawswererepealedbytheLandReformDecree,1975


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2.5Kibanja Holder

/Customary tenant

Personswhohadsettledonthe landinBugandaascustomarytenantswiththe consent of themailo land own-er under the Busuulu and EnvujjoLaw,1928. A Kibanja holder holds an equitableinterestinmailolandwhichcanbetransferredwithconsentof aregisteredowner. It isworthnotingthat Kibanja is peculiar to mailo land found mostly in Buganda.2 The followingarealsorecognizedasKibanja holdersbeforethelaw;

a. Apersonwhohadoccupiedland as a customary tenant/ Kibanja holderbutwhosetenancywasnotdisclosed or compensated for by the registeredowneratthetimeof acquiring the leasehold certificateof titleunderthe1975LawReformDecree.

b. A successor in title of all persons listed above. (Section 29 (1) of the Land Act)

2 Mugambwa,JohnT.,‘Principlesof LandLawinUganda’,FountainPublishers,2006,Reprint,p.2.

2.6Lease

Permission to use some one’s landwith exclusive rights for a periodof three(3)yearsandaboveforaspecific purpose with agreed termsbetween the lessor and the Lessee.(Section 101 of the RTA)

2.7Lessor

Alandownerwhocreatesaleaseandallowsanotherperson(lessee) tousethe land for a specificpurpose for adefinedperiodwithexclusivepossession.

2.8Lessee

Apersonwhoisgivenaleasebyalessorand is allowed touse the landforaspecificpurposeduringadefinedperiodof time,onspecifictermswithexclusive possession.


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2.9Exclusive Possession

Possession or utilization of land without interference from the landownerforagivenperiod.

2.10Sublease

A lease granted by a lessee to a third partywithconsentof thelessorforaperiodof notlessthanthree(3)years.The original lessee becomes the sub- lessor and the sub-lessee becomes the lessee. (Section 109 of the RTA)

2.11Tenancy

An agreement where a land ownergrants another person permission to occupy land and enjoy exclusive possession for a period below three(3)yearsinexchangeforrent.

Tenantsdonotacquireaninterestinland but simply enjoy rights to use the land for the duration of the tenancy. There are three types of tenants namely: periodic tenancies,tenantsatwillandtenantsatsufferance.


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2.12Periodic Tenant

Thisreferstoapersonwhoentersanagreementwithalandownertooccupy his or her land or property, enjoy exclusive possession and pay rent on a regular periodic basis for instance weekly, monthly, quarterly,bi-annually or annually.3 A periodic tenancy is renewable depending ontheagreementbetweentheparties.

Before a periodic tenancy is terminated by either the landlord or tenant, reasonable notice must be given depending on the terms of the agreement or the period of the tenancy, if the agreement is silent on the notice period.4 For instance a weeklytenancyrequiresnoticeof oneweek,amonthlytenancyrequiresnotice of one month5whileaquarterly tenancy requiresnoticeof three months6 and so on. The only exception to this is an annual tenancy whichrequiresnoticeof sixmonths.

3 BweyaSteelWorksLtdv.NIC1985HCB58.4 PrudentialAssuranceCo.v.LondonResiduary(1992)3ALLER504.5 QueensClubGardensEstateLtdv.Bigwell(1942)1KB117.6 Musumbav.HajiKasaka(1971)1ULR222.

2.13Tenant at Will

Atenantwhoisinpossessionof thelandwithconsentorpermissionof thelandownerbeforethetenancycontractisfinalizedorcontinuestostay on the land after the tenancy has expiredpriortoitsrenewal.Thistenant is not entitled to notice to leave the premises but it is prudent to give them reasonable notice. (Bweya Steel Works v. National Insurance Company (NIC) (1985) HCB 58)

2.14Tenant at Sufferance

A tenantwho remains in possessionof the land after the expiry of the tenancywithouttheconsentorobjection of the land owner. Thistenant is not entitled to notice to leave the premises but it is prudent to give them reasonable notice. (Christopher Ssebuliba v. AG Supreme Court Civil Appeal No. 13 of 1991)


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2.15Licence

Permission toenteranotherperson’slandforsomespecificpurpose,whichwithout such authorization wouldamount to trespass. A licence neither grants the licensee exclusive possession nor an interest in the land.

2.16Interests and Rights

in land

Aninterestrelatestoownershipwhichmightbe legal (registeredownerandhisorhersuccessors)orequitable(forexample tenants in occupancy or unregistered land owners). Interestsaredifferentfromrightstolandwhichrelatetouseof thelandforaspecificpurposewiththeconsentof thelandowner.7

7 SsesaziKulabilawov.RobinahNalubegaCourtof AppealCivilAppealNo.55of 2000.8 Section 54 of the Registration of Titles Act.

2.17Legal interest in land

This refers to an interest held in land byalandownerwhohasregisteredunder the Registration of Titles Act soastogivetheworldnoticeof hisorherownership8 for instance ownersof landinthemailo,freeholdandleaseholdtenureswhohavebeenregistered.

2.18Equitable interest in land

This refers to an interest held in land whichhasnotbeenregisteredforinstance tenants by occupancy, interest of a spouse in family land andapurchaserof landwhohasnotyetbeenregisteredasthelandowneramongothers.Allinterestswhichhave not been registered under the Registration of Titles Act are equitableinterests.


11

2.19Persons having an

interest in land

Allpersonswhoclaiman interest inrespectof landwhichthegovernmentseekstoacquireundertheLandAcquisition Act including personshaving an interest in an easement affecting the said land.9

2.20Land Transactions

These include selling, leasing, mortgaging or pledging, subdividing, creating rights and interests for other people in the land and creating trusts of the land. (Section 3 (2) of the Land Act)

2.21Family Land

Referstoland—(a)wheretheordinary residence of a family is situated;(b)wheretheordinaryresidence of the family is situated and fromwhichthefamilyderivessustenance; (c) which is treated asfamily land according to the norms, culture, customs, traditions or religion of the family. (Section 38A of the Land Act as amended in 2004)

9 Section1(f)of theLandAcquisitionAct.

2.22Ordinary Residence

Refers to the place where a personcontinuously resides and a place which such person intends to makehisorherhomeforanindefiniteperiod. (Section 38A of the Land Act as amended in 2004)

2.23Land from which a

family derives sustenance

Means—(a)landwhichthefamilyfarms;or(b)landwhichthefamilytreatsastheprincipalplacewhichprovides the livelihood of the family;or(c)landwhichthefamilyfreely and voluntarily agrees, shall be treatedasthefamily’sprincipalplaceor source of income for food. (Section 38A of the Land Act as amended in 2004)


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2.24Caveat

A document which a person whoclaims an interest in registered land registers at the Registry of Lands in order to stop any transactions from being carried out in respect to the land.Acaveatfiledbyaspouseonfamilylandisaspousalcaveatwhileacaveatfiledbyabeneficiaryisabeneficiary’scaveat.

2.25Land Grabbing

This means the unlawful and illegaltaking awayof landbelonging to anindividual or a group of people.10 It canbeonalargescalebywealthyindividuals or public, private and foreign investors and is usually characterized by force and violence againstlandownersoroccupantsregardlessof whether it is registeredland or not registered.

2.26Evictions

This means removal of a tenant by occupancy or Kibanja holder from landbyalandowner.Anevictionisillegalif thelawfulorbonafideoccupant or Kibanja holder is removedwithathreatoruseof violencewithoutacourtorder.11 It isalsoanillegalevictionwheretheactionsof alandownermakeitdifficultorunsafeforoccupantstostay on the land so they are forced to leave.

2.27Resettlement

This means movement of individuals or groups of people from one location to another and providing themwithland,shelterandotherbasic needs.12 It can be on a permanent or temporary basis.

10 LandandEquityMovementUganda(LEMU)(2009),“HowdoesLandGrabbingHappen?”August2009.11 Ministryof Lands,HousingandUrbanDevelopment,(2015),“WhattheLawsaysonEvictions.”12 Ministryof Lands,HousingandUrbanDevelopment,(2015),“Roleof Chief GovernmentValuer(CGV)of the Republic of Uganda.”


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2.28Compensation

This ismoneypaid toapersonwithaninterestinlandtomakeupfortheloss suffered when the governmenttakes their land through compulsoryacquisition.Itmustbefairandadequateandshouldbepaidintime,beforethelandistaken.(MOLHUD, “Guidelines for Compesation, Assesment under Land Acquisition,” June 2017)

2.29Ground Rent

This is money paid annually to land owners tenants by occupancy andKibanja holders. The amount paid as ground rent paid by tenants by occupancy and Kibanja holders is nominal and determined by District Land Boards with the approvval of the Minister. Failure to pay ground rent is the only ground for evicting tenantsbylandowners.

2.30Valuation

This is the process of determining the value of land and structures on it. Thisisakeyprocessduringcompulsory acquisition to determinethe amount of compensation to be paidtothelandowner.


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237. Land ownership.(1)LandinUgandabelongstothecitizensof Ugandaandshallvestintheminaccordancewiththelandtenuresystemsprovided for in this Constitution.

(2)Notwithstandingclause(1)of thisarticlc(a)theGovernmentoralocalgovernmentmay,subjecttoarticle26of thisConstitution,acquirelandinthepublicinterest;andtheconditionsgoverningsuchacquisitionshallbeasprescribedbyParliament;(b)theGovernmentoralocalgovernmentasdeterminedbyParliamentbylawshallholdintrustforthepeopleandprotectnaturallakes,rivers,wetlands,forestreserves,gamereserves,nationalparksandanylandtobereservedforecological and touristic purposes for the common good of allcitizens;(c)noncitizensmayacquireleasesinlandinaccordancewiththelawsprescribedbyParliament,andthelawssoprescribedshalldefineanoncitizenforthepurposesof thisparagraph.


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3LAND

OWNERSHIP


16

Article 237(1) of the Constitutionstates that land belongs to the citizens of UgandaandArticle26(1)protectstherighttoownpropertyeitherindividuallyorinassociationwithothers for instance groups of people whoholdlandcommunally.

The citizens of Uganda hold land underfour(4)tenuresystemsnamelyFreehold, Mailo, Leasehold and Customary. (Article 237 (3) of the 1995 Constitution of Uganda and Section 2 of the Land Act)

a. Freehold Tenure refers to landheld/ownedbyanindividualregisteredonthecertificateof titleasthelandownerforlife.Thereareno tenants by occupancy and Kibanja holders on this land.

An owner of freehold has the following rights:

i. Using and developing the land;

ii. Entering into land transactions;

iii. Taking and using produce from the land; and

iv. Giving away the land to any person in a will. (Section 3 (2) of the Land Act)

Freehold land is the most popular for most Ugandans. Leasehold and customary land can be converted to freehold land. (Sections 28 and 29 of the Land Act)

b. Mailo Tenure is land held by alandownerwhichhasitsrootsfromthe 1900 Uganda Agreement and1928 Busullu EnvujjoLaw.Itismainlyin the Buganda region, currently central Uganda. Both the landownerregisteredonthecertificateof tittleandtenantsbyoccupancy and Kibanja holders have interests on this land.

Mailo land owners have the samerights as freehold land owners, buttheymustrespecttherightsof lawfulandbonafideoccupantsandKibanja holders to occupy and live on theland.(Section 3 (4) of the Land Act)

Inmattersof compulsoryacquisitionof mailoland,thelandowner,tenantsby occupancy and Kibanja holders are entitledtoadequateandfaircompensation.


17

Aleaseiscreatedbylawwhere;

i) Thepersongrantedtheleasedies and his or her successor is registeredasthenewlessee;

ii) Anon-citizenpersonorcompany which acquires land inUganda because non-citizens cannot own mailo, freehold or customaryland;

iii) AUgandanwhoholdslandin freehold and mailo tenure loses their citizenship, their land automatically changes to a lease of 99 years.13 This is because a non-citizencanonlyownlandinleasehold tenure. (Section 40 of the Land Act)

During the process of compulsory acquisitionof leaseholdlandbythegovernment, the law recognizes twointerests over the property in question:

i) Therightsof theperson grantedalease;and

ii) Theinterestof theland owner.14

Therefore, both these parties are entitled to compensation from the government in the event of compulsoryacquisition.

13 TheLandActasamendedin2004,Section40(6)14 Id.,Section3(5)(a)-(e).

c. Leasehold Tenure islandwhichalandownerallowsanotherpersontotakeexclusivepossessionforaspecificperiodof threeyearsormore in exchange for rent. A lease may be created either under a contract betweenthepartiesorbylaw.Thepersongrantedaleasemustusethelandforthespecificpurposeasagreedwiththelandowner.(Section 3(5) of the Land Act)


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d. Customary Tenureiswherethelandisownedbasedonthenormsand traditions of a given society or community.One can even own landindividually under customary tenure as long as it has been handed downfrom generation to generation using thatsociety’scustoms.15

Special protection is accorded to the rightsof women,childrenandpersonswithadisabilitytoown,occupy or use customary land.(Section 27 of the Land Act)

In2015, thegovernmentof UgandaintroducedCertificatesof CustomaryOwnership (CCOs) for owners of customary land. A customary land ownercanapplyforaCCOasproof of ownershipof theland.

This tenure is the most common form of land holding in Uganda.

15 Id.,Sections1and3(1).

Any person, family or community holding land under customary tenure on former public land may acquire a certificate of customery ownership in respect of that land. (Section 4 of the Land Act)


19

A map of Uganda showing the distribution of the different land tenure systems

Source:Ministryof Land,HousingandUrbanDevelopment


20

Forthepurposeof subsection(2),thespouseshallineverycasehavearighttousethefamilylandandgiveorwithholdhis or her consent to any transaction referred to in section 39,whichmayaffecthisorherrights.

Section (38A of the Land Act)


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KEY CONSIDERATIONS

FOR LAND TRANSACTIONS

4


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a. Rights and Duties of Tenants by Occupancy and Kibanja Holders

1. Tenants by occupancy have a righttooccupylandunderthelawsof Uganda.

2. They have the right to enter transactionswithrespecttothelandtheyoccupywiththeconsentof theregisteredlandowner,whichshouldnot be denied on unreason able grounds. (Section 34 of the Land Act).

3. Thelawstrictlyrequirestenants by occupancy to give the land ownerfirstoptionwheretheywishtoselltheirinterestandviceversawherea land ownerwants to sell the land.Thismustbeonawillingbuyerwill-ingsellerbasis.(Section 35 of the Land Act).

4. These rights and duties extend to Kibanja holderswhomustalso obtain the consent of the registeredownerbeforesellingof their Kibanja.

5. They must also be given the rightof firstoptiontobuythelandif thelandownerwantstoselltheland.16

6. Where a tenant by occupancy or Kibanja holder sells theirinterestwithoutgivingthelandownerfirstoption,heorshecommits an offence and loses the right to occupy the land. (Land (Amendment) Act 2010)

7. Apersonwhobuysregisteredlandwhichhastenantsbyoccupancymust respect and observe their rights. 8. He or she must not evict them except if he or she obtains a court order of eviction for non-payment of the annual nominal ground rent. (Section 32A of the Land Act as amended in 2010).

9. Similarly, any person whobuys registered land in Buganda must observe the rights of Kibanja holders on the land.17

16 MarkoMatovu&Othersv.MohammedSseviiri&OthersCourtof AppealCivilAppealNo.7of 1978and KampalaDistrictLandBoard&AnotherVs.VenansioBabweyakaandOthersSupremeCourtCivilAppeal No.2of 2007.17 UPTCvAbrahamLutaayaSupremeCourtCivilAppealNo.36of 1995citedinProf.WavamunnovSekyanziHigh CourtLandDivisionCivilAppealNo.27of 2010


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10. Tenants by occupancy andKibanja holders can also register a caveatattheRegistryof Landswherethey have reason to suspect that the registeredlandownerintendstoenteralandtransactionwhichwillaffect their rights and interests. (Section 139 of the Registration of Titles Act).

b. Right of Spouses to Give Consent for Transactions on Family Land

1. Husbandsandwivesof ownersof familylandareentitledtooccupy this land.

2. They have the right to access to, and live on family land.(Section 38A of the Land Act).

3. Spouses therefore must give their consent to all land transactions on family land (Section 39 of the Land Act).

4. These transactions include:sale of the land, mortgages or leases onfamilylandandgivingawayfamilyland.

5. Where a spouse of a land owner doesnot agree to sale of thelandforexample,itwillbeillegalandunlawful.18

6. Even if a buyer of family land is unaware that the land ownerhasaspouse,thesaleisunlawfulbutthebuyerhastherighttoclaimbackmoneypaidtothelandowner.

7. A personwho suspects thattheir spouse who owns family landintends to sell the land or enter any otherdealsontheland,withouttheirpermission, can register a caveat at the Registry of Lands. This caveat does not expire.

8. This protection applies to only married couples. Persons wholive together as a couple but are not married are not protected.

9. Therefore, spouses must be in a Christian, Civil, Customary, Islamic or Hindu marriage.

10. Where amarried couplehasseparatedunder the law, theydonotbenefitfromthisprotection.

18 InidTumwebazevMpeirweStephen&AnorHighCourtCivilSuitNo.39of 2010.


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c. Rights of Beneficiaries to Estates of Persons Who Die Without a Will

1. Where a land owner, tenantby occupancy or Kibanja holder dies withoutawill,hisorherinterestintheland is inherited by the family.

2. The family must have meetings and appoint an AdministratorwhoshouldapplyforLetters of Administration to manage and hold the land of the deceased on behalf of the family members. (Section 26 of the Succession Act)

3. Widows or widowers havethefirst priority to apply forLettersof Administration to administer the estates of their deceased spouses for thebenefitof thefamily.19

4. Therefore, a beneficiary of theestateof thedeceased(forinstance children and spouses of the deceased)hasa right tooppose landtransactions entered by the Administrator if he or she believes that it affects his or her interests in the land.

5. This can be done by registeringabeneficiary’scaveatattheRegistry of Lands. This caveat does notlapseexceptwithconsentof thebeneficiarywhofileditoracourtorder.20 (Sections 139 and 144 of the Reg-istration of Titles Act)

6. Abeneficiary,who isnotanAdministrator, can bring a case in the courtsof lawtoprotecthisorherinterest in the estate of the deceased or to ensure that the property of the deceasediswellmanagedanddistributed.21

19 BestKemigisavsMabelKomuntale(1999)KALR829.20 TejaSinghvsSingh&ors(1957)EA654.


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d. Customary Land

1. For customary land ownedby community members, consent of the communitymembers is requiredforanylandtransactionwhileforlandowned by a family, consent of thespouse and children must be obtained.

2. Customary land can also be convertedtofreeholdlandwheretheownerswishtochangeit.(Section 9 of the Land Act) i) Types of Customary Land

1. Customary communal land; wherepersonsorcommunitiesshareownershiporuseof landforcommon purpose. A particular group of people in a particular area for purposes like grazing, water source,and firewood collection, wild fruitsand vegetables, fishing, harvestinghoneyandwhiteants,cuttingpapyrus etc, communally owns theland. In most cases, rights to access this land are inherited.

2. Customary family land; iswherethe head of the family or clan may be saidto‘own’theland.Itsutilizationisusually controlled by family head, elders,clanheadsoragroupinitsownwell-definedadministrativestructures.The heads are responsible for protecting the land and ensuring that every family member gets rights to use some part of the land.

Family land is inherited within thefamily and the management of the land is passed on from parents to children and their family members but keptwithinthefamily.

3. Individual customary land; is where an individual is said to ‘own’landbecausethelandwasallocatedtothem,touseorownpermanently,orthey inherited the land, or purchased the customary land as an individual. Thiswill includetherighttoallocatepotions of the land to the next generation.

21 IsraelKabav.MartinBanobaMusiga(1996)KALR25andProf.WavamunnovSekyanziHighCourtLandDivision CivilAppealNo.27of 2010.


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e. Documentation of Land Transactions

1. Have an agreement in writingforanytransaction(buying,selling,donatingorbequeathing)onLand.

2. Ensure that the right personsinlawi.eanadultwhoholdinterest in that land sign the agreement.

3. Ensure that you have copies of the original agreement.

4. Allparties(buyersandsellers)mustsignonallpagesof theagreement.

5. For titled land, conduct a searchtoascertaintherealownersorinterest holders in that land.

6. Where an administrator (s)are the right ones registered on the land, ensure that they have valid letters of administration to deal in thelandandwherethereismorethanone, all of them sign on the agreement.

7. Where either the buyer or seller of the land is an illiterate, the personwritingtheagreementforor

on behalf of the illiterate must indicate his or her full name and addressasthewriterof thatdocumentotherwiseheorshecommits an offence (Section 3 and 4 of the Illiterates Protection Act Cap 78.) Courts have strictly observed the same.22

f. Contents of a Good Land Agreement

1. Names and signature of parties to the land; the buyer and the seller has to append their signature and names to the agreement. All parties must sign on each page.

2. Names and signature of the witnesses;thepersonswhocanwitness and testify to sale has to bepresentwhenthesaleisbeingconcluded and append their signatures on the agreement. Witnessesmustwitnessoneachpage.

3. Land location;where the landis located, the village, parish, division sub-county,county,anddistrictwhereapplicable.

4. Land size;stateinbothwordsandfigures

22 KasaalaGrowersco-operativesocietyvsKakoozaJonathan&AnorSCCApplicationNo.19/2010.22 KasaalaGrowersco-operativesocietyvsKakoozaJonathan&AnorSCCApplicationNo.19/2010.


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5. Describewhat is on theLand; this entailswhat is on the land, e.g.houses,trees,crops,etc.andstatewhethertheyformpartof thelandbeingsold.

6. Date of the sale.

7. Boundaries and neighbors to the land being sold.

8. Statethenatureorsystemunderwhichthelandisheldwhether customary, freehold, or mailo tenure.

9. Statetheamountof thesaleinfiguresandwordsoranyothermeans underwhichthelandisbeingtransacted(consideration)

10. Certificateof translationwhereeitherorbothof thepartiesare illiterate.

11. Finally, if the land is a gift, indicate it.

Source:Ministryof Lands,HousingandUrbanDevelopment


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29

5SURFACE RIGHTS ON LAND WITH

NATURAL RESOURCES


30

• Forlandwithnaturalresources,therightsof ownersand tenants by occupancy are limited to the surface of the land.

• This includes buildings, crops and trees among others on the surface of the land.

A person or persons that holds such land can claim for compensation for theirrightstothesurfaceof thelandincasesof compulsoryacquisitionbythe Government.

Surface Rights on Land With Natural Rsesources


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epos

its a

nd O

ther

Nat

ural

Res

ourc

es

and

Com

pens

atio

n fo

r Sur

face

Rig

hts

Stat

ute

Purp

ose

of th

e La

wPr

ovis

ion

Mea

ning

Rig

hts

affe

cted

C

halle

nge

The

199

5 C

onst

i-tu

tion

of

Uga

nda

Thislawstatesthat

all n

atur

al

reso

urce

s bel

ong

to th

e pe

ople

and

sh

all b

e he

ld b

y th

e St

ate

Article244(1)

of th

e C

onst

itutio

n pr

ovid

es th

at th

e G

over

nmen

t has

co

ntro

l of

all m

iner

als

and

petro

leum

in, o

n or

und

er, a

ny la

nd o

r watersinUgandaon

beha

lf o

f th

e pe

ople

of

Uga

nda.

Whe

re la

nd is

disc

ov-

ered

to h

ave

min

eral

s or

petro

leum

, it c

ease

s to

bel

ong

to th

e la

nd

owner.Ownership

mov

es to

the

peop

le

of U

gand

a an

d is

held

an

d co

ntro

lled

by th

e G

over

nmen

t.

Therighttoown

prop

erty.


32

Stat

ute

Purp

ose

of th

e La

wPr

ovis

ion

Mea

ning

Rig

hts

affe

ctd

Cha

lleng

e

The

Pe

trol

eum

(E

xplo

ra-

tion,

De-

velo

pmen

t an

d Pr

o-du

ctio

n)

Act

, 201

3

Thi

s Act

gov

erns

th

e ex

plor

atio

n of

pet

role

um in

U

gand

a an

d processeswhich

mustbetaken

befo

re, d

urin

g an

d af

ter.

Thi

s inc

lude

s the

rig

hts o

f la

nd

ownerswhena

third

par

ty is

giv

en

a pe

trole

um li

cenc

e ov

er th

eir l

and.

Sect

ion

136

– Ri

ght

to su

rfac

e ac

tiviti

es

Sect

ion1

37 –

Ri

ght t

o su

b-su

rfac

e ac

tiviti

es

Alandownercan

graz

e an

d cu

ltiva

te o

n th

e su

rfac

e of

land

.

Alandownercanbuild

a st

ruct

ure

on th

e la

nd

withtheconsentof

eith

er th

e lic

ense

e or

th

e M

inist

er.

Thelandownerisfree

to m

ove

on th

e la

nd

and

do si

mpl

e ac

tiviti

es

that

do

not f

unda

men

-ta

lly a

ffec

t the

land

.

The

righ

t to

ownproperty

The

righ

t to

enjoyquiet

poss

essio

n oftheone’s

prop

erty

Righ

t to

free

dom

of

mov

emen

t.

Thi

s is a

n id

eal

prov

ision

sinc

e th

e re

ality

on

the

grou

nd is

that

on

ce a

lice

nse

is gr

ante

d, th

e la

nd

ownerislooked

at a

s a tr

espa

sser

.

The

cha

lleng

e is

that

all

mov

emen

ts a

re

likelytobeseen

as in

terf

erin

g withmining

activ

ities

.

The

Min

ing

Act

, 200

3To

regu

late

min

ing,

m

iner

al

deve

lopm

ent a

nd a

c-quisitionofmineral

right

s.

Sect

ion7

9 (Reasonableexercise

ofmineralrights)

Section80–Right

tograzestockand

culti

vate

Min

eral

righ

ts c

o- e

xist

al

ongs

ide

othe

r rig

hts.

Theowneroftheland

can

graz

e an

d cu

ltiva

te

onthelandwhilemining

isongoing.However,an

Ownership

right

s.E

xplo

ratio

n an

d m

inin

g rig

hts.

-Theowneroroc-

cupi

er o

f th

e la

nd

is lia

ble

for a

ny

loss

or d

amag

e.-T

his r

ight

is


33

arra

ngem

ent h

as to

be

madewiththemining

licen

see.

not a

utom

atic,

th

e m

iner

can

ea

sily

term

inat

e it.

The

Pe

trol

eum

(E

xplo

ra-

tion,

De-

velo

pmen

t an

d Pr

o-du

ctio

n)

Act

, 201

3

To re

gula

tepe

trole

um

expl

orat

ion,

de

velo

pmen

t and

pr

oduc

tion

and

to

regu

late

the

lice

nsin

g an

d pa

rtic

ipat

ion

of

com

mer

cial

en

titie

s in

petro

leum

ac

tiviti

es a

mon

g ot

hers

.

Sect

ion

136

– Ri

ght

to su

rfac

e ac

tiviti

esAlandownerinan

expl

orat

ion

or

deve

lopm

ent a

rea

still

ha

s th

e rig

ht to

gra

ze

stockuponorto

culti

vate

the

surf

ace

of

the

land

inso

far a

s the

gr

azin

g or

cul

tivat

ion

does

not

aff

ect t

he

petro

leum

pro

cess

es

The

righ

ts to

grazestock,

culti

vate

the

land

and

to

erec

t a

stru

ctur

e on

th

e lic

ense

d landwithout

cons

ent o

f th

e lic

ense

e.

The

con

sent

by

the

licen

see

to

thelandowner

to e

xerc

ise a

ll th

ese

surf

ace

right

s is h

ardl

y ev

er o

btai

ned

and

the

land

ownerislooked

at a

s a tr

espa

sser

.


34

Stat

ute

Purp

ose

of th

e La

wPr

ovis

ion

Mea

ning

Rig

hts

affe

ctd

Cha

lleng

e

The

N

atio

nal

Env

iron-

men

t M

anag

e-m

ent A

ct,

Cap

153

To p

rovi

de fo

r su

stai

nabl

e m

anag

emen

t of

the

envi

ronm

ent

amon

g ot

hers

.

Section3(1),(2)

&(3)Every

pers

on h

as a

righ

t to

a h

ealth

y E

nvi-

ronm

ent.

The

dut

y to

mai

ntai

n a

clea

n an

d he

alth

y en

viro

nmen

t inc

lude

s in

form

ing

auth

oriti

es o

f th

e ac

tiviti

es th

at m

ay

affe

ct th

is en

viro

nmen

t. UnderSection3(3)any

pers

on c

an b

ring

an

actio

n in

cou

rt in

pub

lic

inte

rest

aga

inst

a

personwhoseactivitiesor

omiss

ions

that

aff

ect t

he

envi

ronm

ent

Righ

t to

a cl

ean

and

heal

thy

envi

ronm

ent.

Not

man

y pe

ople

havetakenup

actio

ns a

gain

st

com

pani

es fo

r po

llutio

ns in

thei

r co

mm

uniti

es

espe

cial

ly b

ecau

se

of re

lianc

e on

C

orpo

rate

Soc

ial

resp

onsib

ilitie

s fr

om th

ose

com

pani

es.

Sect

ion

19

Proj

ect b

rief

and

envi

ronm

enta

l im

pact

A

sses

smen

t

A p

roje

ct d

evel

oper

is

man

date

d to

car

ry o

ut

and

subm

it a

proj

ect b

rief

and

an e

nviro

nmen

tal

impa

ct A

sses

smen

t. Th

is helpstoshowtheimpact

on th

e en

viro

nmen

t the

projectwillcause.

Righ

t to

a cl

ean

and

heal

thy

envi

ronm

ent.

The

cha

lleng

e is

that

it is

the

developerwho

pays

the

expe

rts

to c

arry

out

and

iss

ue a

repo

rt o

f th

e E

nviro

nmen


35

tal i

mpa

ct

Ass

essm

ent a

nd

mostlikelyheor

shewillinfluence

the

resu

lts.

The

Roa

ds

Act

, Cap

35

8

To p

rovi

de fo

r es

tabl

ishm

ents

of

Roa

d re

serv

es

and

for t

he

mai

nten

ance

of

road

s

Sect

ion

2 D

ecla

ratio

n of

a

Road

rese

rve

The

min

ister

may

by

stat

utor

y in

stru

men

t de

clar

e an

are

a bo

unde

d

byanimaginaryline,50

feet

from

the

cent

er li

ne

of th

e ro

ad to

be

a ro

ad

rese

rve.

Und

er S

ectio

n 3,

road

reservesshallbekeptclear

andnooneisallowedto

eith

er p

lant

or b

uild

an

ythi

ng in

the

road

re

serv

e.

Righttoown

prop

erty

(Land)

The

cha

lleng

e is

that

man

y tim

es

the

auth

oriti

es

exce

ed th

ese

5o

feet

and

cen

ter

andusuallytake

uppeople’sland

without

com

pens

atin

g th

em.


36

Stat

ute

Purp

ose

of th

e La

wPr

ovis

ion

Mea

ning

Rig

hts

affe

cted

C

halle

nge

The

A

cces

s to

R

oads

Act

, C

ap 3

50

To p

rovi

de fo

r the

procedurebywhich

aprivatelandown-

erwhohasno

reas

onab

le m

eans

of

acc

ess t

o a

publichighway

may

app

ly fo

r lea

ve

to c

onst

ruct

an

acce

ss ro

ad to

a

publichighway

Sect

ion

2 A

pplic

atio

n fo

r le

ave

to

cons

truc

t an

acce

ss ro

ad.

The

land

ownerwhoseeksto

cons

truc

t an

acce

ss

road

thro

ugh

anotherperson’s

landappliesfirstto

thatlandownerand

once

neg

otia

tions

fa

il, h

e or

she

appl

ies t

o th

e M

agist

rate

s cou

rt

for a

n ac

cess

road

.

Note;

Und

er S

ectio

n 6,

th

is ac

cess

road

shal

l notexceed20feet.

Righttoown

property(land)

Righttoown

property(land)

of th

e la

nd

ownerwherethe

acce

ss ro

ad is

to

be c

onst

ruct

ed.

Righttoquiet

poss

essio

n of

the

land

of

the

land

ownerthrough

whoselandan

acce

ss ro

ad is

to

be c

onst

ruct

ed.

Thechallengewas

that

land

trib

unal

s werein-operative

until

the

mat

ters

werereferredto

Mag

istra

te c

ourt

s.

The

re is

no

com

-pe

nsat

ion

mad

e to

th

e la

ndownerwhoseland

istakento

cons

truc

t an

acce

ss

road

.

23

PracticedirectionNo.1of2006confersthepowersthatweregiventotheLandtribunals,totheGrade1andChiefMagistratescourts.


37

One of the 26 Crater Lakes in Fort Portal which the local government gave to a company Ferdsult for fish stocking and commercial fish farming depriving the community access and a threat to their livelihood. (Twerwaneho Listeners Club & Others vs Ferdsult Engineering Services Ltd & Another, HCT-01-MC - 0062 of 2016)


38

ARTICLE26(2)No person shall be compulsorily deprived of property or any interest inorrightoverpropertyof anydescriptionexceptwherethefollowingconditionsaresatisfied

(a) Thetakingof possessionoracquisitionisnecessaryforpublic use or in the interest of defence, public safety, public order, publicmoralityorpublichealth;and

(b) Thecompulsorytakingof possessionoracquisitionof propertyismadeunderalawwhichmakesprovisionfor (i) promptpaymentof fairandadequatecompensation, priortothetakingof possessionoracquisitionof the property;and (ii) arightof accesstoacourtoflawbyanypersonwho has an interest or right over the property.


39

LAND ACQUISITION

6


40

Land Acquisition

The Government can acquire landcompulsorily on the grounds ofpublicinterest.Thelandownersmustbepaidfairandadequatecompensation before the Government can take possession of the property. (The Constitution of Ugan-da, Articles 26(2) and 237(2))

TheLandAcquisitionAct providesthe procedure of land acquisition inUganda.Landownerswhoareaggrievedcangotothecourtsof lawfor an appropriate remedy.

a. Public Interest Defined

In order for the government to acquireprivatelandthroughcompulsoryacquisition,itmustprovethat it is doing so on the grounds of “public interest.”

Publicinterestmayarisewhere:

i. acquisitionisnecessary forpublicuse;

ii. acquisitionintheinterest of defence;

iii. acquisitionforpublicsafety;

iv. acquisitionforpublicorder;

v. acquisitionforpublic morality and

vi. acquisitionforpublichealth. (Article 26(2) (a) of the 1995 Constitution)

Land acquisition is inpublic interestif it is in the general interest of the community, not the particular interest of individuals.24

b. Compensation

Beforethegovernmenttakespossession of private land it has acquired, itmustpay timely, fair andadequatecompensationtoallpersonswithaninterestintheland(Article 26 (2) (b) (i) of the 1995 Constitution).

The compensation must be assessed attheactualmarketvalueof thelandatthetimeof acquisition.25 Marketvalue of the land means the price whichawillingsellermightbeexpectedtoobtainfromawillingpurchaser at the particular time.26

24 B.P.BhattandAnotherVs.HabibRajani(1958)EA536.25 Abdullah&OthersVs.CollectorforCityCouncilof Kampala(1958)EA779.26 PuranChandVs.CollectorundertheLandAcquisitionActof 1894(1957)EA125.


41

c. Principles of Land Acquisition

i. Principle of EquivalenceCompensation should be fair, adequateandtimelyandmustbepaidbeforethelandistaken.Theaffectedpersonmustnotbeinleftinaworseoff financialpositionaftertheacquisitionthanheorshewasbefore.

ii. Principle of SeveranceThisprincipleisusedwhenthegovernmentexercisesitspowertotakepartof privatepropertyforpublic use. If the value of the remaining property depreciates because of the intended use by the governmentof thelandtaken,theownerisentitledtocompensationcalled severance damage.

d. Compensation for Compulsory Land Acquisition under Laws of Uganda

One needs to ask the following key questions about compensation in land matters.

1. What must be done prior to compensation?

2. Who can be compensated?

3. At what value must one be compensated?

4. Can one refuse the compensation offered?

5. What are the complaint procedures in case of unfair compensation?

iii. Principle of Injurious Affection;-This principle applies where a landownersuffersinjurytotheremaininglandwhenpartof hisorher land isacquired. This lossordamagemustbe non-physical and does not include anysentimentalvaluesuchas;

(i) Direct, Physical interference orcomplete obstruction and

(ii)Lossof vieworlossof privacy.


42

“Economic and social rights, including the rights to food, housing, water,health,workandanadequatestandardof living,aredirectlyaffected by land management decisions. These decisions can either ensuretheenjoymentof theserightsorleadtotheweakeningof social safety nets, and thereby hamper the realization of these rights.” E/2014/86


43

LINKAGES BETWEEN LAND

AS A PROPERTY RIGHT AND OTHER HUMAN

RIGHTS

7


44

Linkages between land as a property right and other human

rights

Therighttoownpropertyisrecognised in the 1995 Constitution of Uganda under Articles 26 and 8A and Objective XIV of the NationalObjectives and Directive Principles of StatePolicy(NODPSP). UgandahasalsoratifiedtheInternational Covenant on Economic, Social and Cultural Rights (ICESCR)andAfricanCharteronHumanandPeoples’Rights(ACHPR)whichaffirmthisright,statingthatitmay only be encroached upon in publicinterestaccordingtothelaw.27

The Covenant on Economic, Social and Cultural Rights General Comment No.4 on the right to adequatehousingexplainsthelinkagesbetweentheright to landasproperty to other human rights. The rightto landcannotbe lookedat inisolation as a stand-alone right.

Violation of this right through forced evictions can result in the

infringement of the rights to adequate housing, health, clean and safe water and food because

they are all integrally linked.28

For instance, upon eviction, in addition to loss of the land and shelter, the victim would lose theirmeans of production and livelihood, an adequate location which affectstheir access to the available employment options, health facilities, educational institutions and clean and safewaterintheneighborhoodandconsequently,theirrighttoanadequatestandardof living,dignity and security.29

The linkages between all these rights can

ultimately be a major threat to the

enjoyment of the right to life.

Overall, the respect, protection and fulfillmentof therighttoownproperty and adequate housing istherefore of utmost importance given the dire implications of its violations. The linkages between allthese rights can ultimately be a major threat to the enjoyment of the right to life.

27 Article11,ICESRandArticles14and21(2),ACHPR.28 UNCommitteeonEconomic,SocialandCulturalRights,GeneralCommentNo.4ontherighttoadequate housing, Paragraph 8. 29 Ibid.


45


46

A T

able

Mat

rix S

how

ing

Vario

us S

tatu

tes

with

Pro

visi

ons

on C

ompe

nsat

ion

for L

and

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pens

a-tio

n

Com

plai

nt

proc

edur

e

The

199

5 C

onst

i-tu

tion

of

Uga

nda

(As

Am

ende

d)

Article.26(Right

toownproperty

eith

er in

divi

dual

ly o

r inassociationwith

others.)

Article.237(1)-Land

belo

ngs t

o th

e U

gand

an c

itize

ns

Individualowner

O

RC

omm

unity

.

The

citi

zens

are

the

primaryownersof

land

.

Individualowner

O

RC

omm

unity

.

Thelandownerora

hold

er o

f an

inte

rest

in

land

Article237(2)

The

Cen

tral o

r Loc

al

Governmentcanown

land

in p

ublic

inte

rest

an

d in

trus

t for

the

peop

le.

The

hol

der o

f an

in

tere

st in

land

, pr

oprie

tary

or

otherwise.


47

The

Lan

d A

cqui

sitio

n A

ct.

Section.5(1)allpersons

clai

min

g an

inte

rest

in

land

hav

e a

right

to c

laim

fo

r com

pens

atio

n.Section3(3)Acopy

of th

e de

clar

atio

n is

serv

ed to

the

pers

on to

be

com

pens

ated

i.e

the

Registeredowner,the

cont

rolli

ng a

utho

rity

or

the

occu

pier

.

The

per

sons

owningan

inte

rest

in th

e landisnotified.

Not

ice

is se

rved

toownersof

inte

rest

s in

the

land

for t

hem

to

followup

com

pens

atio

n.

Landowners

Landowners

and

pers

ons

hold

ing

diff

eren

t in

tere

sts i

n th

e la

nd

Cur

rent

marketvalue

of th

e la

nd.

Cur

rent

marketvalue.

One

can

app

eal

againsttheaward

bywayofobjection

to th

e H

igh

cour

t.(s.13)

App

eal t

o co

urt b

y wayofobjection

The

Min

ing

Act

, 200

3Se

ctio

n 81

- A

hol

der

ofaminingleasewho

acquiresexclusive

poss

essio

n m

ay

com

pens

ate

the

land

ownerorlawfuloccupier

of th

e la

nd in

acc

orda

nce

withthetermsand

dura

tion

of th

e le

ase.

Theowneror

lawfuloccupier

of th

e la

nd is

co

mpe

nsat

ed in

accordancewith

the

term

s of

the

leas

e.

Theowneror

lawfuloccupier

of th

e la

nd

Themarket

valu

e of

the

land

upo

n whichdamage

has o

ccur

red

Com

plai

n to

the

arbi

trato

r if

one

is no

t com

pens

ated

orisdissatisfied

withthevalueof

the

com

pens

atio

n.

[Section82(2)]


48

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pens

a-tio

n

Com

plai

nt

proc

edur

e

Sect

ion

82

Com

pens

atio

n fo

r dist

ur-

banc

e rig

hts.

The

hol

der o

f

a m

iner

al ri

ght

com

pens

ates

the

landowneror

occu

pier

for

such

thin

gs a

s tre

es, c

rops

and

bu

ildin

gs

dam

aged

.

Thelandowner

orlawfuloccu-

pier

.

NOTE:

The

hol

der o

f st

ate

gran

t lan

d sh

all n

ot b

e co

mpe

nsat

ed.

Themarket

valu

e le

ss th

e va

lue

of

deve

lopm

ents

or

im

prov

emen

ts

by th

e ho

lder

of

a m

iner

al

right

Refe

r the

m

atte

r for

ar

bitra

tion

befo

re

an a

rbitr

ator

.T

he c

laim

for

com

pens

atio

n is

only

enf

orce

able

if

it is

pre

sent

ed

withinaperiodof

one

year

from

the

dateonwhichthe

act o

ccur

red.

Sect

ion

98 sh

are

in th

e ro

yalti

es.

Thelandowner

or o

ccup

ier g

ets

a sh

are

of th

e gr

oss v

alue

of

min

eral

s bas

ed

on th

e pr

evai

ling

marketpriceof

min

eral

s.

Gov

ernm

ent,

loca

l Gov

ern-

ments,owners

andlawful

occu

pier

s all

have

a sh

are

in

the

roya

lties

.[Section98(2)]

The

shar

e is

as

per t

he se

cond

sc

hedu

le to

the

Act

.

Refe

r the

mat

ter

for a

rbitr

atio

n


49

Section.61Inquiryinto

disp

utes

.Se

ctio

n 82

- Th

e C

omm

issio

ner

or a

utho

rized

officercanalso

makeinquiries

into

disp

utes

re

latin

g to

co

mpe

nsat

ion

unde

r sm

all s

cale

m

inin

g.

Pers

ons e

n-ga

ged

in sm

all

scal

e m

inin

g.

Com

pens

atio

n atmarketvalue.

Refe

r the

mat

ter

for a

rbitr

atio

n

The

In

vest

men

t C

ode

Act

, C

ap 9

2

Sect

ion.

27

-

Prot

ectio

n in

cas

e of

co

mpu

lsory

acquisition.

A li

cens

ed b

usi-

ness

ent

erpr

ise

mus

t be

com

-pe

nsat

ed fo

r any

in

tere

sts o

n th

e la

nd in

cas

e of

co

mpu

lsory

land

acquisition

An

inve

stor

withalicensed

busin

ess

ente

rpris

e.

Com

pens

atio

n at

cur

rent

mar

-ketvalue.

Com

pens

atio

n is

only

pai

d withinaperiod

of 1

2 m

onth

s fr

om th

e da

te

oftaking

poss

essio

n.

Sect

ion

25 -

Am

icab

le

settl

emen

t thr

ough

ne

gotia

tions

.

Refe

r the

mat

ter

for a

rbitr

atio

n,

natio

nal a

nd

inte

rnat

iona

l.A

pply

to th

e H

igh

cour

t in

case

you

aredissatisfiedwith

the

arbi

tratio

n.


50

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pen-

satio

n

Com

-pl

aint

pr

oced

ure

Uga

nda

Nat

iona

l La

nd P

olic

y

Vestingwetlandsin

the

stat

e in

trus

t for

U

gand

an C

itize

ns

without

com

pens

atin

g la

nd

owners

The

cha

lleng

e is

that

itdefeatstheRighttoownership

of p

rope

rty

espe

cial

ly fo

r the

registeredlandowners

The

diff

eren

t interestowners

in re

spec

t of

the

landwherethe

wetlandsare.

Market

valu

e.M

agist

rate

s C

ourt

s

Paragraph3.3(10)

Powerof

com

pulso

ry

acquisition.

Thepowertocompulsorily

acquirelandisvestedinthe

Cen

tral G

over

nmen

t and

loca

l.

Thelandowner

Market

valu

eMarket

valu

e

Paragraph3.3(12)

Stra

tegi

es b

y th

e st

ate

to h

andl

e co

mpe

nsat

ion

durin

g co

mpu

lsory

land

acquisitionthrough

amen

dmen

ts

TheStatewillconsider;

a)Landshouldreverttothe

ownersincaseoffailureof

compulsoryLandacquisition.

b)Limitthecentral

government’spowers.

Thelandowner

AtM

arket

Value

Mag

istra

tes

Cou

rts


51

c)Compensatepromptly,

adequatelyandfairlyregardless

of th

e te

nure

.

d)Empowerlocal

gove

rnm

ents

to c

ompe

nsat

e.

Paragraph4.8(57)

(b)Displaced

min

ority

gro

ups

from

thei

r an

cest

ral l

ands

by

gove

rnm

ent a

ctio

n.Paragraph4.9(61)

(vi)Compensatethe

disp

lace

d pa

stor

al

com

mun

ities

.

Gov

ernm

ent a

lso se

t stra

tegi

es

in re

spec

t to

ethn

ic m

inor

ities

di

spla

ced,

to e

nsur

e th

eir

rese

ttlem

ent a

nd p

rese

rvat

ion

of th

eir a

nces

tral h

omes

.

The

Gov

ernm

ent s

houl

d en

sure

that

pas

tora

l co

mm

uniti

es d

ispla

ced

from

th

eir a

nces

tral h

omes

can

be

rese

ttled

or c

ompe

nsat

ed.

The

min

ority

tri

be o

r gro

up

The

Gov

ernm

ent

shou

ld e

nsur

e th

at p

asto

ral

com

mun

ities

di

spla

ced

from

th

eir a

nces

tral

hom

es c

an b

e re

settl

ed o

r co

mpe

nsat

ed.


52

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

-ed

Valu

e of

co

mpe

n-sa

tion

Com

plai

nt

proc

edur

e

othe

r vul

nera

ble

grou

ps.

The

land

pol

icy

also

pro

vide

s thatthereshouldbeadequate

com

pens

atio

n an

d re

settl

emen

t ofthevulnerablegroupslike

personsinfectedwithHIV/

AID

S or

per

sons

aff

ecte

d by

it.

Vulnerable

com

mun

ities

/ gr

oups

.

Para

grap

h 4.

14

(82)TheKibaale

Landquestion.

Inordertofindaneverlasting

solu

tion

in th

e lo

st c

ount

ies o

f Bu

yaga

and

Bug

anga

izi,

The

governmentwastocompensate

the

abse

ntee

land

lord

s to

redi

strib

ute

land

to th

e lo

cals

The

abs

ente

e la

ndlo

rds

Par

agra

ph 4

.16

(88)Accesstoland

and

inve

stm

ent

Gov

ernm

ent s

hall

com

pens

ate

landownersforlossofland

right

s in

resp

ect t

o an

y la

nd

acquiredforinvestmentandin

additionprovidebenefitsharing

agreementswiththeland

owners.

Landowners.

Atmarket

valu

e.


53

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

-ed

Valu

e of

co

mpe

n-sa

tion

Com

plai

nt

proc

edur

e

othe

r vul

nera

ble

grou

ps.

The

land

pol

icy

also

pro

vide

s thatthereshouldbeadequate

com

pens

atio

n an

d re

settl

emen

t ofthevulnerablegroupslike

personsinfectedwithHIV/

AID

S or

per

sons

aff

ecte

d by

it.

Vulnerable

com

mun

ities

/ gr

oups

.

Para

grap

h 4.

14

(82)TheKibaale

Landquestion.

Inordertofindaneverlasting

solu

tion

in th

e lo

st c

ount

ies o

f Bu

yaga

and

Bug

anga

izi,

The

governmentwastocompensate

the

abse

ntee

land

lord

s to

redi

strib

ute

land

to th

e lo

cals

The

abs

ente

e la

ndlo

rds

Par

agra

ph 4

.16

(88)Accesstoland

and

inve

stm

ent

Gov

ernm

ent s

hall

com

pens

ate

landownersforlossofland

right

s in

resp

ect t

o an

y la

nd

acquiredforinvestmentandin

additionprovidebenefitsharing

agreementswiththeland

owners.

Landowners.

Atmarket

valu

e.

Paragraph49(61)

Land

righ

ts o

f pa

stor

al

com

mun

ities

Gov

ernm

ent s

hall

com

pens

ate

Past

oral

com

mun

ities

disp

lace

d by

gov

ernm

ent f

rom

thei

r an

cest

ral l

ands

and

ens

ure

that

su

ch p

asto

ral l

ands

are

co

ntro

lled

as c

omm

on p

rope

rty

unde

r cus

tom

ary

tenu

re.

The

pas

tora

l co

mm

uniti

esAtmarket

valu

e

Para

grap

h 4.

12

(75)Landrightsof

othe

r vul

nera

ble

grou

ps.

The

vul

nera

ble

grou

ps in

clud

e personswhoareterminallyill,

inte

rnal

ly d

ispla

ced

pers

ons

andpersonsaffectedbyHIV/

AIDS.Alltheabovemaymake

desp

erat

e tra

nsfe

r of

thei

r la

nds a

nd re

mai

n la

nd le

ss.

The

diff

eren

t vu

lner

able

co

mm

uniti

es.


54

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pens

atio

nC

ompl

aint

pr

oced

ure

Para

grap

h 4.

16

(88)(iv)Access

to la

nd fo

r in

vest

men

t

Gov

ernm

ent c

an

acquirelandfor

inve

stor

s afte

r due

pr

oces

s and

due

dilig

ence

. Alongtermbenefit

shar

ing

arra

ngem

ent i

s pr

efer

red

to th

e on

e of

f co

mpe

nsat

ion

for l

oss o

f la

nd.

Adequate

com

pens

atio

nG

over

nmen

t is

to p

ut in

pl

ace

stru

ctur

es

and

mec

hani

sms

for c

laim

ing

com

pens

a-tio

n.

The

Lan

d A

ct, C

ap

227.

Sect

ion.

29

mea

ning

of

Lawfuland

Bonafide

occu

pant

s

An

indi

vidu

al c

an b

e a

bonafideoccupantifhe

orshewassettledonthe

land

by

an a

gent

of

Government.[S.29(2)(b)]

Thelandowneror

apersonwhoholds

inte

rest

in th

e la

nd

givenawaybythe

Gov

ernm

ent a

gent

Com

pens

atio

n wassupposed

to b

e do

ne b

y theyear2000at

thethenmarket

valu

e.Se

ctio

n 37

Te

rmin

atio

n of

oc

cupa

ncy

Oncethelandowner

wishestoterminate

occu

panc

y, th

e oc

cupa

nt

shou

ld b

e co

mpe

nsat

ed

The

tena

nt b

y oc

cupa

ncy

[Sec

tion

37(4)(c)]

The

val

ue fo

r th

e de

velo

pmen

ts

on th

e la

nd.

Com

plai

n to

M

agist

rate

s C

ourt

s


55

Section41(4)

HowtheLand

fund

shal

l be

utili

zed.

Reso

urce

s und

er th

e la

nd

fund

shal

l be

used

to

help

tena

nts b

y occupancytoacquire

regi

stra

ble

inte

rest

s.

Pers

ons h

oldi

ng

diff

eren

t re

gist

rabl

e in

tere

sts

Marketvalue

Section41(6)(b)

prin

cipl

es o

f co

mpe

nsat

ion

Fairmarketvalue

asse

ssed

at

willingbuyer

willingseller

basis

.

Com

pens

atio

n is

mad

e be

fore

landisacquired.

Section.41(6)(e)

pay

dist

urba

nce

allowancenot

exce

edin

g 15

%

for l

and

unde

r customarylaw.

Mag

istra

tes

Cou

rts

Whi

ch h

as

powerto

dete

rmin

e di

sput

es

rela

ting

to

the


56

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pens

atio

nC

ompl

aint

pr

oced

ure

Sect

ion

59 -

Fu

nctio

ns o

f th

e D

istric

t lLa

nd B

oard

To c

ompi

le a

list

of

com

pens

atio

n ra

tes.

To c

ompi

le a

nd

mai

ntai

n co

mpe

nsat

ion

rate

s of

crop

s and

bu

ildin

gs o

f a

nonp

erm

anen

t nat

ure.

Thelandowners

andownersof

the

crop

s and

bu

ildin

gs.

Marketvalue

Mag

istra

tes

Cou

rts

Sect

ion.

76

Jurisdictionof

Dist

rict L

and

Trib

unal

s.

Thispointsoutwhatrole

andpowerstheDistrict

land

Boa

rd a

nd a

lso to

de

term

ine

disp

utes

re

latin

g to

the

amou

nt o

f co

mpe

nsat

ion

Thelandowners

andownersof

the

crop

s and

bu

ildin

gs

Marketvalue

Mag

istra

tes

Cou

rts

The

Pe

trol

eum

(E

xplo

ra-

tion,

Dev

el-

opm

ent a

nd

Prod

uctio

n)

Act

, 201

3

Sect

ion

139

- A

lic

ense

e sh

all p

ay

com

pens

atio

n to

thelandowner

for D

istur

banc

e Ri

ghts.

Com

pens

atio

n fo

r any

di

stur

banc

e of

the

Land

owner’srightsandfor

any

dam

age

done

to th

e su

rfac

e of

the

land

due

to

pet

role

um a

ctiv

ities

,

Thelandowner

Fair

and

adequate

Com

pens

atio

n

Section139(2)

The

cla

im fo

r inadequate

com

pens

atio

n is

mad

e to

the

chie

f


57

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pens

atio

nC

ompl

aint

pr

oced

ure

Sect

ion

59 -

Fu

nctio

ns o

f th

e D

istric

t lLa

nd B

oard

To c

ompi

le a

list

of

com

pens

atio

n ra

tes.

To c

ompi

le a

nd

mai

ntai

n co

mpe

nsat

ion

rate

s of

crop

s and

bu

ildin

gs o

f a

nonp

erm

anen

t nat

ure.

Thelandowners

andownersof

the

crop

s and

bu

ildin

gs.

Marketvalue

Mag

istra

tes

Cou

rts

Sect

ion.

76

Jurisdictionof

Dist

rict L

and

Trib

unal

s.

Thispointsoutwhatrole

andpowerstheDistrict

land

Boa

rd a

nd a

lso to

de

term

ine

disp

utes

re

latin

g to

the

amou

nt o

f co

mpe

nsat

ion

Thelandowners

andownersof

the

crop

s and

bu

ildin

gs

Marketvalue

Mag

istra

tes

Cou

rts

The

Pe

trol

eum

(E

xplo

ra-

tion,

Dev

el-

opm

ent a

nd

Prod

uctio

n)

Act

, 201

3

Sect

ion

139

- A

lic

ense

e sh

all p

ay

com

pens

atio

n to

thelandowner

for D

istur

banc

e Ri

ghts.

Com

pens

atio

n fo

r any

di

stur

banc

e of

the

Land

owner’srightsandfor

any

dam

age

done

to th

e su

rfac

e of

the

land

due

to

pet

role

um a

ctiv

ities

,

Thelandowner

Fair

and

adequate

Com

pens

atio

n

Section139(2)

The

cla

im fo

r inadequate

com

pens

atio

n is

mad

e to

the

chie

f

incl

udes

com

pens

atio

n fo

r the

dam

age

on

crop

s and

bui

ldin

gs.

Gov

ernm

ent

Valuerwithin4

year

s.

Sect

ion

129

Pollu

tion

dam

age

caus

ed d

ue

to m

inin

g ac

tiviti

es

Com

pens

atio

n is

paid

toanypersonwithin

UgandanJurisdiction

affe

cted

by

pollu

tion

from

any

lice

nsed

fa

cilit

y.

Any

inju

red

or

affe

cted

per

son

Fair

and

adequate

com

pens

atio

n

Sect

ions

132

–

A p

erso

n m

ay c

laim

for

com

pens

atio

n fr

om a

lice

nsee

fr

om a

co

mpe

tent

cou

rt

or in

cas

e of

fa

ilure

by

the

licen

see

to p

ay

the

decr

emen

tal

sum

, suc

h pe

rson

, may

cl

aim

for

com

pens

atio

n di

rect

ly fr

om

thepersonwho

caus

ed th

e po

llutio

n.


58

Stat

ute

Prov

isio

nE

xpla

natio

nPe

rson

to b

eC

ompe

nsat

edVa

lue

of

com

pens

atio

nC

ompl

aint

pr

oced

ure

The

Wat

er

Act

, Cap

15

2

Sect

ion

18.

Com

pens

atio

n m

ust b

e pa

id

to th

e pe

rson

af

fect

ed b

y th

e co

nstr

uctio

n works.

UnderSection18(5

(C))thedirectormay

gran

t per

miss

ion

to

any

pers

on fo

r constructionofworks

andmayrequirethat

persontomake

com

pens

atio

n to

any

ot

her p

erso

n.

Thepersonwho

willbeaffected

by th

e co

nstr

uctio

n works

Marketvalue

The

ag

grie

ved

pers

on

may

com

plai

n to

the

min

ister

und

er

section18(5(d))in

case

the

com

pens

atio

n is

cont

rary

to a

rtic

le 2

6 of

the

Con

stitu

tion.

Section22(1).

Com

pens

atio

n in

resp

ect t

o Su

spen

sion

or

varia

tion

of a

waterpermit.

Section22(2)the

dire

ctor

may

impo

se

cond

ition

s for

any

pe

rmit

that

has

eith

er

been

var

ied,

su

spen

ded

or g

rant

ed

includingrequiring

com

pens

atio

n of

a

perm

it ho

lder

to

anot

her p

erm

it ho

lder

A p

erm

it ho

lder

af

fect

ed b

y th

e va

ried

perm

it be

long

ing

to

anot

her.

The

val

ue o

f th

e la

nd a

nd

prop

erty

af

fect

ed th

e

varie

d pe

rmit.

Com

plai

n to

the

min

ister

.


59

Sect

ion

84.

Com

pens

atio

n in

res

pect

topowerto

acquireland.

The

min

ister

or

authoritymayacquire

an in

tere

st in

Lan

d or

an

y st

ruct

ures

afte

r pa

ymen

t of

com

pens

atio

n a

s per

theLandAcquisition

Act

and

sect

ion

91

Wat

er A

ct.

Und

er se

ctio

n 91

, co

mpe

nsat

ion

is paidtoallwith

an in

tere

st in

the

land

or d

amag

ed

prop

erty.

Marketvalue

Section91(6)

appe

al to

the

ministerwhoshall

cons

ider

the

appe

al

within30daysfrom

the

date

of

rece

ipt

of th

e no

tice

of

appe

al a

nd u

nder

se

ctio

n 93

cou

rt m

ay

orde

r the

off

ende

r to

com

pens

ate

the

auth

ority

as c

ourt

maythinkfit.

The

E

lect

ricity

A

ct, 1

99

Section68(3)

A li

cens

ee

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nd

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envi

ronm

ent

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l pay

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nd

owner.

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lice

nsee

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l payfairandadequate

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pens

atio

n to

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rest

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mag

e or

loss

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she

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andownersof

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stal

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Marketvalue.

Section71(2)lodge

the

com

plai

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the

authoritywithinone

year

from

the

date

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the

inci

dent

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to th

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aim

.Se

ction

71(

3) A

ppea

l


60

Stat

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xpla

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ompe

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tribunalwithin

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-ve

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ct

Cap

232

Section23(1)

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pens

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ence

s, bu

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.

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clea

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es u

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rson

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pens

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land

.

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Land

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rvey

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dissatisfiedwith

the

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pens

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n ca

n ei

ther

app

eal

to M

agist

rate

G

rade

1 o

r Chi

ef

Mag

istra

te.


61

Stat

ute

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aint

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lect

ricity

D

isput

es

tribunalwithin

30daysafterthe

deci

sion

is m

ade.

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Sur

-ve

ys A

ct

Cap

232

Section23(1)

Com

pens

atio

n fo

r tre

es, f

ence

s, bu

shes

an

d st

andi

ng c

rops

.

Thi

s com

pens

atio

n ismadetowhile

clea

ring

boun

dary

lin

es u

nder

Sec

tion

22and29wherethe

Gov

ernm

ent i

s the

beneficiary.

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plic

atio

n fo

r sur

vey

is m

oved

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rson

, th

at p

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pens

atio

n to

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cted

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.

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ther

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ted

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rvey

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ectio

n 23(2),aperson

dissatisfiedwith

the

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pens

atio

n ca

n ei

ther

app

eal

to M

agist

rate

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rade

1 o

r Chi

ef

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istra

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The

Na-

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rest

ry

and

Tree

Pl

antin

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ct N

o. 8

of

200

3.

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cour

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orde

r for

C

ompe

nsat

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cou

rt h

as

powertomakean

orde

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o co

mpe

nsat

ion

whichispaidbythe

personwho

com

mits

off

ence

s un

der s

ectio

n 81

of

theactwhich

incl

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unau

thor

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tting

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an

d de

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bo

unda

ries.

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or L

ocal

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ctio

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is up

to 5

tim

es

the

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ase

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to fo

r cul

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ction

85

(b) 1

0 tim

es th

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lue

of th

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es

or r

oyal

ties l

ost

had

the

in re

spec

t to

the

un

auth

oriz

ed A

ct.

The

rele

vant

co

urt.


62

Stat

ute

Prov

isio

nE

xpla

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nPe

rson

to b

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ompe

nsat

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lue

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pens

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ompl

aint

pr

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The

Phy

s-ic

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lan-

ning

Act

, 20

10

Section55(4)

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pens

atio

n to

pe

rson

s aff

ecte

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th

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f en

try.

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occu

pier

of

the

land

af

fect

ed b

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ntry

by

the

auth

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from

the

urba

n au

thor

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is

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pens

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for

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dam

age

caus

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s com

pens

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ect t

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the

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oriz

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cons

titut

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n of

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occu

pier

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cted

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d.

MarketValue.

Und

er se

ctio

n 48

, the

agg

rieve

d pe

rson

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Phys

ical

pla

nnin

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omm

ittee

s, th

e to

the

Boar

d thenfinallyto

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Hig

h co

urt.

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thes

e ap

peal

s mustbewithin

30daysfromthe

date

the

deci

sion

is m

ade

at e

very

st

age.


63


64

Compensation is key andmust be paid to personswith aninterestinthelandbeforethegovernmenttakespossession,both physical and legal.

Supreme Court Constitutional Appeal No. 2 of 2014


65

SELECTED CASES & COURT DECISIONS ON COMPENSATION FOR LAND ACQUISITION

8


66

Case Ruling/ Decision/ Comment

Uganda National Roads Authority (UNRA) v Irumba Asumani and Magelah Peter Supreme Court Constitutional Appeal No. 2 of 2014

Brief Facts: TheGovernment acquired landcompulsorily for purposes of upgrading the Hoima-Kaiso-TonyaRoad.UNRAtookpossession of the land prior to compensating the deprived persons. This case challenged Section 7 of the Land Acquisition Act, 1965, which allowed theGovernmenttotakepossessionof suchlandwithoutpaymentof priorcompensation.

Holding: The Supreme Court of Uganda statedthatSection7(1)of LandAcquisitionActwhichpermittedthegovernmenttotakepossession of private land before compensationisinconsistentwithArticle26(2) (b)of theConstitution. Compensationiskeyandmustbepaidtopersonswithaninterest in the land before the government takespossession,bothphysicalandlegal.

Buran Chandmary v The Collector under the Indian Land Acquisition Act (1894) 1957 EACA 125

Holding:Themarketvalueof landisthebasisonwhichcompensationmustbeassessed.Marketvalueof landisthepricewhichawillingvendormightbeexpectedtoobtainfromawillingpurchaser.Awillingpurchaserisonewhoalthoughmaybeaspeculatorisnotawildorunreasonablespeculator


67

Inter freightForwarders (U) Ltd v East African Development Bank Supreme Court Civil Appeal No. 33 of 1992

Holding: Assessing property at the current market value leads to reasonable, fair andjust compensation to deprived persons.

Sheema Cooperative Ranching Society & 31 Others v the Attorney General High Court Civil Suit No.103 of 2010

Brief Facts:TheClaimantsweretheregistered owners of land in the Ankole -MasakaRanchingScheme.TheGovernment compulsorily acquired theirland following a policy to restructure theranches for the purpose of resettling landlesspeople. Personswere resettledonthelandwithoutpaymentof fairandadequatecompensationtothelandowners.

Holding:Fair,timelyandadequatecompensationmustbepaidtopersonswithaninterestinthelandatmarketvalueuponcompulsoryacquisition.

Certainproceduresmustbefollowedbeforecompulsoryacquisitioncanbelawful. TheGovernmentdidnotdo so inthis case. Also, the process of compensationwasnottransparentsincethepersonsaffecteddidnotknowwhatwastaking place. They were not approachedtogive theirviewsand theawardgivenforcompensationwasnotdisclosed.


68

Uganda Electricity Boars (UEB) v Launde Stephen Sanya Court of Appeal Civil Appeal No.1 of 2000

Brief Facts:UEB,aGovernmentCorporation, entered private land, destroyed trees, crops and building materials and placed itssurveymarksandhighvoltagepowerlineswithouttheconsentof thelandowners.

Holding: The Court held that UEB contravenedArticle26(1)(2)andArticle237of theConstitutionby entering and takingpossessionof privatelandwithoutacquiringit and paying compensation to the affected parties. UEBshouldhavefirstnotifiedtheowners of the land before taking over thelandwhichtheydidnotdo.

Esso Standard (U) Ltd v Samu Amanu Opio Supreme Court Civil Appeal No.3 of 1993

Holding:Insituationswheretherearefluctuations of currency, such fluctuationsneedtobetakenintoconsiderationinanefforttoarriveatwhatisadequatefaircompensation.


69


70


71

MECHANISMS TO REPORT VIOLATIONS

AND ABUSES OF LAND RIGHTS

9


72

a. Filing Claims in Courts of Law

• Any person whose interestsand rights to land discussed above have been affected can bring a claim inthecourtsof lawtoobtainremedies. • The Court to report to dependsonthevalueof theland:

i. Grade One Magistrates Court:LandwhosevalueisUGX.20,000,000/=(TwentyMillionUgandaShillings)andbelow;

ii. Chief Magistrates Court: Land whose value is UGX. 50,000,000/=(Fifty Million Uganda Shillings) andbelow;and iii. High Court:Landwhosevalue exceeds UGX. 50,000,000/=(FiftyMillionUgandaShillings).

b. Time period for Land Claims in Courts of Law

• It is very important to note that for land matters, affected partieswhoserightshavebeenviolatedhaveaperiodof twelve(12)yearswithinwhichtobringacasetocourt. (Section 5 of the Limitation Act)

• The only exception is in cases of fraud(timebeginstorunwhenthefraud is discovered by the claimant) and if the claimant canprove that they faced a disability and wereunabletobringthematterwithin this period, inwhich case, anextensionof six(6)yearsispermitted.

c. Filing Claims with Quasi-judicial bodies

• The 1995 Constitution of Ugandaestablishesquasi-judicialbodies including the Uganda HumanRightsCommission(UHRC)andtheEqualOpportunitiesCommission(EOC)whichareempoweredtoreceiveanddetermine complaints of violation of human rights.

• The UHRC and EOC handles complaints related to land suchasunlawfulandforcedevictionsand deprivation of property across the country.


73

d. Local Council Courts

1. EveryVillage, Parish,Town,Division and Sub-county has a Local Council Court. These Courts have thepowertohandlelandmattersforlandlocatedwithintheirareaof operation. (Section 9 and 10 of the Local Council Courts Act).

2. However, theycanonlydealwithlanddisputeswherethevalueof the land is UGX 2,000,000/= (TwoMillionUganda Shillings) and belowexceptcustomarylandwherethereisno limit on the value of land. (Section 10 of the Local Council Courts Act).

3. The first court inwhich toreport a land complaint is the Village Local Council Court. TheseCourts can grant reliefs such as reconciliation, declaration, compensation and damages to the af-fected persons. (Section 13 of the Local Council Courts Act).

4. Note that LC III courts are notcourtof firstinstanceinhandlingland matters. See several cases including that of Ruranga Vs. Elec-toral Commission and Ag, Nalongo Burashe Vs. Kejittibwa Magadalena C.A. No. 89 2011

e. District Land Boards and Area Land Committees

1. District Land Boards hold andallocatepubliclandorlandwhichisnotownedbyanyindividualorauthority in their respective districts. (Article 240 and 241 of the 1995 Constitution of Uganda).

2. They are also required tocompile,maintainandreviewalistof rates of compensation payable in respect of crops, buildings of a nonpermanent nature and any other thing on the land in their districts. (Section 59 of the Land Act)

3. AreaLandCommitteesworkcloselywiththeDistrictLandBoards.

4. Every Sub-county, gazetted urban area and division (for cities)has a Committee which advises theBoards on matters relating to land including ascertaining rights in land.

f. Alternative Dispute Resolution (ADR) Mechanisms

WhatareADRs?These are dispute resolution mechanisms that are alternative to the formal court based litigation approach.


74

Types of ADR

1. Mediation; generally referred to as an interest based process. Mediation is a structured negotiation, introducing a third party whoassist thepersons tosettle theirdispute.

2. Negotiation; This refers to theprocessof workingoutanagreement by direct communication betweentheparties.

3. Reconciliation; often used interchangeably and indiscriminately withmediation.Anindependentpartyassist the parties to settle their differences or the parties themselves afterrealizingtheirmistakestakeinitiative to apologize and create peace betweenoramongthem.

4. Arbitration; an adjudicatory rightsbasedapproachwhereoneormore arbitrators hear adversarial pre-sentations by each side in the case the issue a decision based on the facts andapplicablelaws.

5. Counselling and advise; whereapersonnotpartytothedisputetalkstotheaggrievedpersonandgivesalternativeswhichcansettlethematterinapeacefulway.

Advantages of ADR Mechanisms

1. Saves money because it is cost effective.

2. Saves time; its completionis determined by the parties and the time they allocate to completing it.

3. It is user friendly and offers more control to disputant to reach amicable settlement.

4. Partieshaveachoiceonwhoto settle the dispute.

5. Its process is flexible sinceit’snotsubjecttoanywrittenrulesof procedure.

6. It fosters reconciliation, peace and harmony

7. Decision are reached at by thepartieswhoareguidedbythemediator

NB. ADR does not apply to criminal cases for example cases that involve forgeries of Land titles and other documents of Land ownership.


75

Apicture taken in 2016 of children in a makeshift classroom in Rwamutonga IDP camp, after over 250 families were violently evicted off their land to make way for the construction of an Oil Waste Treatment Plant in Hoima District.


76

“The obligation of States to refrain from, and protect against,forcedevictionsfromhome(s)andlandarisesfromseveral international legal instruments that protect the humanrighttoadequatehousingandotherrelatedhumanrights.”

BASIC PRINCIPLES AND GUIDELINES ON DEVELOPMENT-BASEDEVICTIONSAND

DISPLACEMENT - A/HRC/4/18


77

FORCED EVICTIONS

10


78

a. Forced Evictions Defined

The permanent or temporary removal of individuals, families and/or communities from the homes and/orlandwhichtheyoccupyagainstthewill,withouttheprovisionof,andaccess to, appropriate forms of legal orotherprotection.(Generalcommentnumber7)

However evictions carried out byforce in accordance with the lawand inconformitywithInternationalCovenants on Human Rights do not amount to forced evictions.

b. International Guidelines for Forced Evictions

Due to the relationship between theright to land as a property right and other rights described above, forced evictions are considered an extreme violation of human rights.30 There arevarious contexts inwhich forcedevictions may occur including decongestion of a heavily populated urban area through forced population transfers, development purposes for instance for infrastructure projects, land acquisition for urban renewaland renovation among others.31

Althoughthenationallawsof Uganda do not provide a comprehensive guidance on forced evictions, there are some guidelines at an international level under the Covenant on Economic, Social and Cultural Rights General Comment 7 on the right to adequate housing:forcedevictions.Theyinclude:

i. All evictions must be carried out in a manner

acceptable by law which is compatible with International

Human Rights Standards and in accordance with principles of

reasonableness and proportionality depending on the

particular circumstances.32

ii. Prior to carrying out any evictions, especially those involving large groups, all

feasible alternatives must be explored in consultation with the affected persons, with a view to

avoiding or minimizing, the need to use force.33

iii. Legal remedies or procedures should be provided to those who are affected by eviction orders. All the affected individuals

have a right to adequate compensation for any affected

property, both personal and real.34 30 UNCommitteeonEconomic,SocialandCulturalRights,GeneralCommentNo.7ontherighttoadequate housing:forcedevictions,Paragraph2.31 Ibid. at paragraph 7. 32 Ibid. at paragraph 11 and 14.

33 Ibid. at paragraph 13.


79

34 Ibid. at paragraph 11 and 13.35 Ibid. at paragraph 16.36 Paragraph 15 of the Covenant on Economic, Social and Cultural Rights General Comment 7 on the right to adequatehousing:forcedevictions.

iv. Evictions should not result in individuals, families or communities being rendered homeless or vulnerable to the violation of other human rights. Where affected persons are unable to provide for themselves,theStatepartymusttakeall appropriate measures, to the maximum of its available resources, to ensure that adequate alternativehousing, resettlement or access to productive land is available.35

c. Procedural protections which should be applied in forced evictions include.36

i. An opportunity should be given for genuine consultation withthoseaffected;

ii. Adequateandreasonablenotice should be given for all affected persons prior to the scheduled date of eviction;

iii. Information on the proposedevictions,and,whereapplicable, on the alternative purpose forwhichthelandorhousingistobeused, should be made available in reasonable time to all affected persons;

iv. Governmentofficialsortheirrepresentatives should be present during evictions, especially in cases wheregroupsof peopleareinvolved;

v. All persons carrying out the evictionmustbeproperlyidentified;

vi. Evictionsshouldnottotakeplaceinparticularlybadweatheroratnight unless the affected persons consentotherwise;and

vii. Affected persons should be provided with legal remedies, andwherepossible,legalaidtoseekredressfromcourtsof law.

“Forced evictions intensify inequality, social conflict,

segregation and “ghettorization,” and invariably affect the poorest, most socially

and economically vulnerable and marginalized

sectors of society, especially women, children, minorities

and indigenous peoples.”

-A/HRC/4/18


80

Chapter image graphics created by Harryarts - Freepik.com

About UCCA

TheUgandaConsortiumonCorporateAccountability(UCCA)isaCivilSocietyConsortium on corporate accountability aimed at enhancing accountability by corporations, states, internationalfinance institutionsanddevelopmentpartnersforviolationsorabusesof Economic,SocialandCulturalRights(ESCRs).

Currently, the UCCA has a founding membership of four organizations specializing in different areas of rights protection, including the Initiative for SocialandEconomicRights(ISER),thePublicInterestLawClinicatMakerereUniversityLawSchool(PILAC),LegalBrainsTrust(LBT)andtheCenterforHealthHumanRightsandDevelopment(CEHURD).

OtherUCCAmembersareTwerwanahoListenersClub(TLC),KaramojaDevelopmentForum(KDF),theSouthernandEasternAfricaTradeInformationandNegotiationInstitute(SEATINI),theCentreforEconomicSocialandCulturalRightsinAfrica(CESCRA),BuliisaInitiativeforRuralDevelopmentOrgansation(BIRUDO),NavigatorsforDevelopmentAssociation(NAVODA),EcologicalChristianOrganisation(ECO),WorldVoicesUganda(WVU),RuralInitiativeforCommunityEmpowermentWestNile(RICEWN),TesoKaramojaWomenInitiativeforPeace(TEKWIP),ActionAidInternationalUgandaandInternationalAccountabilityProject(IAP).


81

UCCA SECRETARIATInitiative for Social and Economic

Rights (ISER)Plot 60 Valley Drive, Ministers’ Village,

NtindaP.O. Box 73646, Kampala - Uganda

Telephone: +256 414 581 041Web: www.iser-uganda.org

Documents

HANDBOOK ON LAND OWNERSHIP, RIGHTS, INTERESTS AND ... · 1 These laws were repealed by the Land Reform Decree, 1975. Handbook On Land Ownership, Rights, Interests And Acquisition