Land Administration for Sustainable Development

506 Pages·2013·7.14 MB·English

by  Ian Williamson

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Land Administration

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for Sustainable Development d
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Land Administration

Land is much more than the earth we live on. The way land is administered can have a profound effect on i
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social equity, economic growth, and environmental protection. We need well-managed processes in land
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administration that ensure sustainable development. r
a for Sustainable Development
Authors Ian Williamson, Stig Enemark, Jude Wallace, and Abbas Rajabifard have spent more than three decades t
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studying how people relate to land. In Land Administration for Sustainable Development, they show how o
these varying perceptions of land form the basis for building and reforming land administration systems (LAS). n
The book, which contains fourteen chapters covering the theory, history, and evolution of LAS, includes a best
practices toolbox and ten principles for creating and reforming LAS in developed and developing countries. f
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The authors explore the capacity of the systems that administer the way people relate to land. A land

administration system provides a country with the infrastructure to implement land policies and land S
management strategies. From the origin of the cadastre in organizing land rights to the increasing importance u
of spatially enabled government in an ever-changing world, the writers emphasize the need for strong s
geographic and land information systems to better serve our world. t
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Land Administration for Sustainable Development forms a solid basis for building the capacity of governments i
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and people around the world to use modern technologies productively and sustainably, thus empowering
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future generations.
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“The material in this book is extremely valuable. It also represents a significant effort to assemble
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many important ideas in one document. It is timely that this should be done. This book is needed.”
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Earl Epstein, v
Professor in the School of Environment and Natural Resources, e
The Ohio State University
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Ian Williamson is both a professional land surveyor and chartered engineer who is professor of surveying and land m
information at the Center for Spatial Data Infrastructures and Land Administration, Department of Geomatics, at the
University of Melbourne, Australia. His expertise is the cadastre, land administration, and spatial data infrastructures. e
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Stig Enemark is a professional land surveyor who is professor of land management and problem-based learning at the
Department of Development and Planning at Aalborg University, Denmark. He is president of the International Federation t
of Surveyors.
Jude Wallace is a land policy lawyer who is a senior fellow at the Center for Spatial Data Infrastructures and Land
Administration at the University of Melbourne. Her specialties range from improving the most modern land administration Williamson Enemark Wallace Rajabifard
Williamson
to developing pro-poor land strategies.
Enemark
Abbas Rajabifard is a professional land surveyor and chartered engineer, who is an associate professor and director of
the Center for Spatial Data Infrastructures and Land Administration at the University of Melbourne. He is president of the Wallace
Global Spatial Data Infrastructure Association.
Rajabifard
ISBN 978-1-58948-041-4
102979 RRD2.5M6/11jh
Printed in the USA Esri Press
9 781589 480414 90 00 0
Category: Land Administration
LandAdmin-Cover_ed1p2.indd 1 5/17/11 2:39 PM
i
Land
Administration
for
Sustainable
Development
Ian Williamson
Stig Enemark
Jude Wallace
Abbas Rajabifard
ii
Quilt mosaic cover images courtesy of Landsat.org, Global Observatory for Ecosystem Services, Michigan State University; Ramon
Perez; Earth Satellite Corporation, from Esri Data and Maps 2008; Alachua County, Florida
Esri Press, 380 New York Street, Redlands, California 92373-8100
Copyright 2010 Esri
All rights reserved. First edition 2010
16 15 14 13 12 2 3 4 5 6 7 8 9 10
Printed in the United States of America
Library of Congress Cataloging-in-Publication Data
Land administration for sustainable development / Ian Williamson ... [et al.]. — 1st ed.
p. cm.
Includes bibliographical references and index.
ISBN 978-1-58948-041-4 (pbk. : alk. paper)
1. Land use—Management. 2. Sustainable development. I. Williamson, I. P.
HD111.L195 2009
333.73’16—dc22 2009030118
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Contents iii
Contents
List of tables ————————————————————————————————————————— VI
Foreword ——————————————————————————————————————————VIII
Preface ——————————————————————————————————————————— IX
Acknowledgments ——————————————————————————————————————XII
About the authors ——————————————————————————————————————XIII
List of abbreviations ———————————————————————————————————— XIV
Part 1 Introducing land administration ———————————————2
Chapter 1 setting the scene ——————————————————————————— 4
1.1 Integrated land administration ————————————————————————————— 5
1.2 Why build a land administration system? ———————————————————————— 15
1.3 The changing nature of land administration systems ——————————————————— 26
1.4 Land reform ————————————————————————————————————— 29
1.5 Good governance ———————————————————————————————————30
1.6 Ten principles of land administration ——————————————————————————33
Chapter 2 People and land administration ——————————————————— 36
2.1 People and land ———————————————————————————————————— 37
2.2 Historical evolution —————————————————————————————————— 58
Part 2 A new theory ——————————————————————— 68
Chapter 3 the discipline of land administration ———————————————— 70
3.1 Evolution of land administration as a discipline —————————————————————— 71
3.2 Land administration and sustainable development ————————————————————84
3.3 Incorporation of restrictions and responsibilities in LAS —————————————————— 88
Chapter 4 Land administration processes ——————————————————— 94
4.1 Importance of land administration processes —————————————————————— 95
4.2 Core land administration processes ——————————————————————————— 97
4.3 Examples of tenure processes —————————————————————————————99
4.4 Reforming LAS by improving process management ————————————————————112
Chapter 5 Modern land administration theory ————————————————— 114
5.1 Designing LAS to manage land and resources ————————————————————— 115
5.2 The cadastre as an engine of LAS ——————————————————————————— 127
iv Contents
Part 3 Building modern systems ————————————————— 134
Chapter 6 Building land markets ————————————————————————136
6.1 A land administration view of land markets —————————————————————— 137
6.2 Building infrastructure to support formal markets ——————————————————— 150
6.3 Land valuation and taxation ————————————————————————————— 163
Chapter 7 Managing the use of land ——————————————————————170
7.1 Land use —————————————————————————————————————— 171
7.2 Planning control systems —————————————————————————————— 176
7.3 Urban land-use planning and regulations ——————————————————————— 179
7.4 Rural planning and sectoral land-use regulations ———————————————————— 185
7.5 Land consolidation and readjustment ————————————————————————— 189
7.6 Integrated land-use management ——————————————————————————— 192
7.7 Land development ————————————————————————————————— 194
Chapter 8 Marine administration ——————————————————————— 204
8.1 The need to improve marine administration —————————————————————— 205
8.2 Challenges in building marine administration systems ————————————————— 206
8.3 Existing marine administration ———————————————————————————— 207
8.4 The marine cadastre concept ———————————————————————————— 210
8.5 Marine registers —————————————————————————————————— 214
8.6 Developing a marine SDI ——————————————————————————————— 216
8.7 Using the land management paradigm to meet marine needs —————————————— 222
Chapter 9 sDis and technology ———————————————————————— 224
9.1 Why do land administration systems need an SDI? ——————————————————— 225
9.2 Introducing the SDI ————————————————————————————————— 229
9.3 Integrating information about the natural and built environments ———————————— 233
9.4 Making ICT choices ————————————————————————————————— 238
9.5 Land administration and cadastral data modeling ——————————————————— 256
9.6 Maintaining momentum ——————————————————————————————— 261
Chapter 10 Worldwide land administration activities ————————————— 262
10.1 Land administration projects ———————————————————————————— 263
10.2 Recent land administration and cadastral activities —————————————————— 269
10.3 The Worldwide Cadastral Template Project —————————————————————— 271
10.4 Improving capacity to make global comparisons ——————————————————— 290
Contents v
Part 4 Implementation —————————————————————— 292
Chapter 11 Capacity building and institutional development —————————— 294
11.1 The modern capacity-building concept ———————————————————————— 296
11.2 Capacity development ——————————————————————————————— 297
11.3 Capacity-building issues in land administration ———————————————————— 301
11.4 Institutional capacity in land management —————————————————————— 303
11.5 Education and training in land administration ————————————————————— 307
Chapter 12 the land administration toolbox —————————————————— 314
12.1 Using land administration tools ——————————————————————————— 315
12.2 General tools ——————————————————————————————————— 320
12.3 Professional tools ————————————————————————————————— 333
12.4 Emerging tools —————————————————————————————————— 387
Chapter 13 Project management and evaluation ———————————————— 402
13.1 Project context —————————————————————————————————— 403
13.2 Designing and building land administration systems—————————————————— 404
13.3 Evaluating and monitoring land administration systems ———————————————— 429
Part 5 The future of land administration ———————————— 434
Chapter 14 Future trends ——————————————————————————— 436
14.1 The land administration journey ——————————————————————————— 437
14.2 LAS supporting sustainable development —————————————————————— 439
14.3 LAS to support spatially enabled society ——————————————————————— 440
14.4 LAS issues in the next decade ——————————————————————————— 443
14.5 The challenges ahead ——————————————————————————————— 445
Glossary —————————————————————————————————————————— 448
Reference list ——————————————————————————————————————— 458
Index ——————————————————————————————————————————— 472
vi taBLes
Tables
CHAPTER 1
table 1.1 Traditional benefits of LAS ———————————————————————————————————— 17
table 1.2 Ten principles of land administration ——————————————————————————————— 34
CHAPTER 2
table 2.1 Array of concepts of land ————————————————————————————————————— 40
table 2.2 Cadastral components —————————————————————————————————————— 65
table 2.3 General relationships between land registries and cadastres —————————————————— 66
CHAPTER 4
table 4.1 Processes for second-class surveys in systematic land titling ———————————————————101
table 4.2 Simple land transfer process ———————————————————————————————————102
table 4.3 Simple mortgage process —————————————————————————————————————103
table 4.4 Formal and informal transfers of land ——————————————————————————————104
table 4.5 Boundary determination processes ————————————————————————————————109
table 4.6 Simple cadastral surveying process ————————————————————————————————110
CHAPTER 6
table 6.1 Simplified characteristics of evolutionary stages of land markets —————————————————152
table 6.2 Evolution of infrastructure and tools in LAS ———————————————————————————155
CHAPTER 8
table 8.1 Range of activities in the marine environment ——————————————————————————214
table 8.2 Marine resource titling standards —————————————————————————————————217
CHAPTER 9
table 9.1 Integration issues —————————————————————————————————————————236
taBLes vii
CHAPTER 10
table 10.1 Types of worldwide land administration and related projects ——————————————————264
table 10.2 Principles and associated indicators ——————————————————————————————275
table 10.3 Matrix of registration system vs. registration method —————————————————————276
table 10.4 Matrix of registration system vs. establishment approach ————————————————————277
table 10.5 Land parcels and population and number of strata titles per million ———————————————278
table 10.6 Averages of parcel registration data ———————————————————————————————283
table 10.7 Number of full-time equivalent professional land surveyors per million population ———————287
CHAPTER 11
table 11.1 The new capacity-building approach ———————————————————————————————299
table 11.2 Capacity building in land administration —————————————————————————————301
table 11.3 Comprehensive approach to institutional development —————————————————————304
CHAPTER 12
table 12.1 The land administration toolbox —————————————————————————————————318
table 12.2 Tenure tools ———————————————————————————————————————————333
table 12.3 Differences among registration systems ————————————————————————————341
table 12.4 Comparison of systematic and sporadic titling —————————————————————————351
table 12.5 Building tenure tools ———————————————————————————————————————384
table 12.6 Characteristics of pro-poor vs. market tools ———————————————————————————388
table 12.7 Gender land tools ————————————————————————————————————————397
CHAPTER 13
table 13.1 A LogFrame analysis for titling projects —————————————————————————————417
table 13.2 The LogFrame matrix ——————————————————————————————————————420
table 13.3 Summary of evaluation framework for LAS ———————————————————————————431
vii i ForeWorD
Foreword
When people think about geography, they generally think about land. So, it is not a great leap to
see the connection between geographic and land information systems, and how they work
together to achieve effective land administration. Land administration systems (LAS) in turn
drive the way toward sustainable patterns of land use across the globe.
Land Administration for Sustainable Development details this journey. The book, by renowned
experts in the field Ian Williamson and Stig Enemark, and their coauthors Jude Wallace and
Abbas Rajabifard, chronicles how land administration systems have evolved from linking cadas-
tral land records to demonstrating their inherent power for sharing spatial information that can
change the world. Advances in spatially based technologies have helped land administration
systems to bring about development that is just, equitable, and ultimately sustainable.
The book reflects the philosophy of Hernando de Soto, an author and Peruvian economist who
extols the value of empowering the poor through property ownership. Poverty reduction, gender
equality, and social justice are important themes of the book as it shows how securing land
tenure and managing the use of land can transform society.
Land is not just the earth that people walk on. It is fundamentally the way people think about
place. Thus, land administration is not just about land — it is about people. Land Administration
for Sustainable Development explores why it is imperative for society to build the capacity to
manage land for the public good. It presents ten principles of land administration, along with a
toolbox of best practices for realizing the land management paradigm of land tenure, land value,
land use, and land development. Finally, it points the way toward meeting the challenges that
land administration systems face to ensure the vision of economic development, social justice,
environmental protection, and good governance.
This is a book for people who want to learn about the theory and processes of land administration
as they relate to land markets and to the world we live in. For as much as land is a consumable
good, it is also a spiritual place, a natural resource, and an environmental wonder. I hope you will
enjoy this book, which provides the career wisdom of four scholars who have devoted themselves
to sharing their knowledge to make the world a better place.
Jack Dangermond
President, ESRI
PreFaCe ix
Preface
Imagine a country without any basic administration of land. Imagine that tenure to land and
property cannot be secured and that mortgage loans cannot be established as a basis for property
improvement and business development. Imagine that the use and development of land is not
controlled through overall planning policies and regulations. And imagine a slum area of 250
hectares (about 1 square mile) with more than 1 million inhabitants lacking the most basic occu-
pation rights and without basic water and sanitary services.
Land administration systems (LAS) are designed to address these problems by providing a basic
infrastructure for implementing land-related policies and land management strategies with the
aim of ensuring social equity, economic growth, and environmental protection. A system may
involve an advanced conceptual framework supported by sophisticated information and commu-
nications technology (ICT) models as in many developed countries, or it may rely on very frag-
mented and basically analog approaches that are found in less developed countries.
Until the past couple of years, the developed world often took land administration for granted and
paid little attention to it. But the recent global economic collapse has sharply focused world atten-
tion on mortgage policies and processes and their related complex commodities, as well as on the
need for adequate and timely land information. Simply put, information about land and land-
market processes that can be derived from effective LAS plays a critical role in all economies.
The preceding examples are just some of the issues that motivated us to write this book. This book
is intended for a wide audience. Nonexperts and those unfamiliar with LAS may find it useful to
enhance their basic understanding of landownership, land markets, and the environmental and
social issues concerned with land. Politicians and senior government officials may find it useful
as they tackle problems of economic development, environmental and resource management,
poverty alleviation, social equity, and managing indigenous rights, particularly from a sustainable
development perspective. Land administrators and others working in land-related professional
fields may benefit from the theory and toolbox approach to assist in improving or reforming LAS.
Finally, the academic community — instructors and students at the university and college
level — may find it a useful book that explores both theory and practice by looking at the adminis-
tration of land holistically, as well as exploring the institutional, policy, and technical aspects of
designing, building, and managing LAS.