Annual World Bank Conference on Land and Poverty Session March 17 th 2016 Perspectives in New Approaches to Securing Land Tenure in Africa Why should Urban land Issues be Integrated in African Land Policies Alain Durand-Lasserve CNRS - France

- African regional institutions, programmes or initiatives - such as the Land Policy Initiative for Africa - as well as national governments have mainly focussed their attention on land policies in rural areas. - Little attention given to urban land issues in national land policies. - Focus on Francophone countries of Western and Central Africa (former French Colonies)

1. PRINCIPLES OF LAND MANAGEMENT AND ADMINISTRATION BY COLONIAL POWER The context Combination of Civil Code and land Registration Selective transfer of customary land to the Colonial State… … and reallocation of land : administrative permits and/or property titles (Titre foncier) 2. NEW INDEPENDANT STATES TOOK OVER AND CONSOLIDATED THE LAND PREROGATIVES OF THE COLONIAL STATE « Principe de domanialité » Making possible appropriation of customary land its massive conversion into administrative permits to use or to occupy and in a later stage into ownership title

3. IN URBAN AND PERI-URBAN AREAS AND BEYOND (RURAL HINTERLAND OF CITIES) Impact on market value of the land Reduce supply of affordable land land Induce spatiai expansion of cities (urban sprawling) 4. YET 60 TO 80 PERCENT OF LAND FOR HOUSING PROVIDED BY CUSTOMARY LAND DELIVERY SYSTEMS No or little security of tenure High market pressure on informal / Customary settlements Conversion of customary to statutory is highly profitable but reduced accessibility Capture of land rent but urban « elites »

5. LEGAL AND REGULATORY FRAMEWORK ADOPTED AND IMPLEMENTED IN PREDOMINANTLY RURAL AREAS NOT ADAPTED TO RAPID URBANIZATION Land administration can hardly be reformed Vested interests in land and high level of corruption (the “land mafia”) Highly profitable sector of investment (tenure upgrading) Inflation proof investment

6. LONG-TERM PROSPECT OF URBANISTION IN SUB-SAHARAN AFRICAN COUNTRIES 2015 to 2050 Population growth 1 billion in 2015 to over 2,1 billions in 2050 Urban population growth 38% pop urbanized in 2015; 55% in 2050 How to accomodate 790 miilion additional population in cities in the next 35 years in cities - Where 60% to 70% already living in informal settlements in Where most available land for future urbanisation being appropriated Which land and planning tools? Which procedures?

FACTORS THAT IMPACT ON LAND AND TENURE DYNAMICS LAND AND TENURE Including CONTINUUM OF LAND RIGHTS DEMOGRAPHY - Population growth - Spatial distribution of population - Migrations flows POLIT. & GOUVERNANCE - Securization of individual rights - Markets regulation - Functioning of public administrations & political system GLOBAL ECONOMIC ENVIRONMENT - Economic libéralisation & globalisation - Risks/anticipation food crisis - Demand for agricultural commodities - Demand for agricultural land NATIONAL ECONOMIC POLICY - Objectives: growth, employment, environment - Budgetary guidelines and policy Taxation and allocation of fiscal resources URBANIZATION - Rate of urbanization - Rate of urban population growth - Spatial expansion of urban areas INVESTISMENTS Investments in agriculture, mining, industries, services & infrastructures - National & foreign investments - Public & private AGRICULTURE - Agricultural land use and development By categories (irrigated, rain-fed, …) By crop intensity (intensive / extensive) - Potential of arable land (estimates) ENVIRONMENT - Climate / Climate change - Agro-ecological zones - Water resources - Other natural resources Land & tenure systems Land Governance Land delivery & land markets STANDARDS OF LIVING - Creation of wealth - Distribution of wealth - Purchasing power of households SOCIAL REPRESENTATION - Perception of space and time - Perception of environnement - Relations communities-territories - Social relations and social links

3. DYNAMICS AND INTERACTIONS FIGURE 2. INTERACTIONS BETWEEN FACTORS THAT IMPACT ON LAND & TENURE LAND AND TENURE DEMOGRAPHY AGRICULTURE Land and tenure sustems Land Gouvernance Land markets GLOBAL ECONOMIC CONTEXT ENVIRONMENT URBANIZATION INVESTMENTS POLITICAL FRAMEWORK AND GOUVERNANCE SOCIAL REPRESENTATIONS NATIONAL ECONOMIC POLICY STANDARDS OF LIVING