Towards Responsible Consolidation of Customary Lands: A Research Synthesis

The use of land consolidation on customary lands has been limited, though land fragmentation persists. Land fragmentation on customary lands has two main causes—the nature of the customary land tenure system, and the somewhat linked agricultural system. Since attempts to increase food productivity on customary lands have involved fertilisation and mechanisation on the small and scattered farmlands, these approaches have fallen short of increasing food productivity. A study to develop a responsible approach to land consolidation on customary lands using a design research approach is undertaken and reported here. Based on a comparative study, it is found that three factors inhibit the development of a responsible land consolidation approach on customary lands—the coverage of a land administration system, a land valuation approach, and a land reallocation approach the fits the customary land tenure system. To fill these gaps, firstly, this study developed the participatory land administration that brought together traditional land administration approaches with emerging bottom-up approaches, as well as technological advances that drive these approaches together with the growing societal needs. Secondly, a valuation approach was developed to enable the comparison of the farmlands in rural areas that are without land markets. Finally, a land reallocation approach was developed based on the political, economic and social, as well as technical and legal characteristics of rural customary farmlands. This study concludes that though the land consolidation strategy developed is significantly able to reduce land fragmentation, both physical and land tenure, the local customs are an obstruction to the technical processes to achieve the best form of farmland structures

Meeting the 2030 Agenda:Responsible Consolidation of Ghana's Customary Lands

Land Consolidation on Sub-Saharan Africa’s customary lands have generally failed for various reasons. However, with the prevalence of land fragmentation as a problem in the past two decades, there has been a new wave of land consolidation activities in the region. Land fragmentation on customary lands has two main causes—the nature of the customary land tenure system, and the somewhat linked agricultural system. Since attempts to increase food productivity on customary lands have involved fertilisation and mechanisation on the small and scattered farmlands, these approaches have fallen short of increasing food productivity. Land tenure security is further low on these lands. This study examines how a responsible land consolidation measure can be developed for customary lands to contribute to food security and land tenure security. A design research approach is used to develop a land consolidation measure for customary lands and reported here. This study concludes that though the land consolidation strategy developed is significantly able to reduce land fragmentation, both physical and land tenure, the local customs are an obstruction to the technical processes to achieve the best form of farmland structures. Hence the developed approach can contribute to land tenure and food security

Gender, Land and Food Access in Ghana’s Suburban Cities: A Case of the Adenta Municipality

The disparity in land and food access in Ghana often overlooks the possibility of an underlying gender disparity. This paper explores and interrogates the disparity between land and food access with respect to gender and the evolution of this relationship over the years as a result of the settlement expansion and urban growth within the Adenta Municipality in Ghana. Adopting a mixed pairwise approach of combining spatial analytical tools, vulnerability indexing and resilient indicators, the paper examines the levels and rates of land accessibilities within the stream of modern cities. It assesses the land market system complexities within developing economies and attempts to address the potential threats of gender-land access gaps. The paper finally assigns weights of ranks to model the phenomenon and recommends trends that can facilitate predictions and early cautionary systems for effective urban land governance in Ghana. The paper concludes that though it is noticed that women engage in power structures on a daily basis, this both benefits and burdens them, depending on their socio-cultural status and other factors in terms of access to land and food

The perception of the vertical dimension (3D) through the lens of different stakeholders in the property market of China

China has experienced fast urbanization with a growing urban population, which has inevitably led to the adoption of a vertical housing style with high-rise buildings. However, how people subjectively perceive the vertical dimension (3D) in the property market is neither adequately documented nor well understood. The 3D perception helps us to understand a myriad of social and psychological effects of living in high-rise buildings. We organized and conducted semi-structured expert interviews, focus groups, and the circulation and compilation of questionnaires in Xi’an, China, to investigate how different stakeholders in the property market perceive 3D. The results show that: (1) real estate developers do not adjust property prices for specific 3D factors, and the local government does not consider 3D in housing policies; (2) the current status of 3D modeling in Xi’an is still in the embryonic state; (3) 3D factors are highly valued by buyers but not well-understood by real estate developers and local government. In addition, 3D factors score higher than horizontal (2D) factors (1.12 to 0.88). Gender and age groups do not influence housing preferences concerning 2D and 3D factors. These findings provide valuable insights for real estate developers concerning pricing policies and the local government concerning housing policies. In the future, 3D perceptions and factors should be prioritized in order to improve urban infrastructure and ensure the increased availability of, and fair public access to welfare related to 3D in urban areas

Making the third dimension (3D) explicit in hedonic price modelling : A case study of Xi’an, China

Recent rapid population growth and increasing urbanisation have led to fast vertical developments in urban areas. Therefore, in the context of the dynamic property market, factors related to the third dimension (3D) need to be considered. Current hedonic price modelling (HPM) studies have little explicit consideration for the third dimension, which may have a significant influence on modelling property values in complex urban environments. Therefore, our research aims to narrow the cognitive gap of the missing third dimension by assessing both 2D and 3D HPM and identifying important 3D factors for spatial analysis and visualisation in the selected study area, Xi’an, China. The statistical methods we used for 2D HPM are ordinary least squares (OLS) and geographically weighted regression (GWR). In 2D HPM, they both have very low R2 (0.111 in OLS and 0.217 in GWR), showing a very limited generalisation potential. However, a significant improvement is observed when adding 3D factors, namely view quality, sky view factor (SVF), sunlight and property orientation. The obtained higher R2 (0.414) shows the importance of the third dimension or—3D factors for HPM. Our findings demonstrate the necessity to include such factors into HPM and to develop 3D models with a higher level of details (LoD) to serve more purposes such as fair property taxation. © 2020 by the authors. Li-censee MDPI, Basel, Switzerland

A Quantitative Comparison of Completely Visible Cadastral Parcels Using Satellite Images:A Step towards Automation

Estimates suggest that 70 percent of the world’s population has little or no access to formal land administration systems and hence their rights are often neither recognized nor secured by governments. A system of organized land rights information, embedded in a broader land administration system, is argued as a key pillar for underpinning any sustainable economy and equitable economic development. Cadastres are a core ingredient of any land administration system. Traditional methods for cadastral surveying and mapping are however, often lengthy and labor intensive. In response, remote sensing based techniques have great potential and are being increasingly employed for rapid creation and upgrading of cadastral maps: the Global Land Tool Network (GLTN)’s fit-for-purpose (FFP) land administration guidelines provide ample evidence in this regard. Furthermore, (semi)-automatic methods for detecting cadastral boundaries are currently under development. These methods seek to make use of very high resolution (VHR) satellite images or sensors capable of similar resolutions. Creating approaches that are both highly automated and transferable between contexts remain a challenge owing to diverse morphologies of parcel boundaries found across contexts. Anyhow, object-based image analysis methods appear highly promising as they mimic the human interpretation process to identify features from an image. A pre-step to utilizing any of these methods should be determining the quantity of the boundaries that are actually identifiable through visual interpretation. Therefore, in this paper, we assess the quantity of visible/non-visible boundaries in different contexts with the aim of determining the percentage of known cadastral parcels that are completely visible via VHR satellite images. For this purpose, we selected subsets from case locations in the contexts of Ethiopia, Ghana, Kenya, Mozambique, Rwanda, Guatemala and Nepal. To cover different landscapes, a combination of rural, peri-urban and urban areas were included. In each case, control cadastral data (i.e. vector files or existing cadastral maps) served as a reference for the assessment. Results show significant difference between visual identification for the samples from seven contexts. The percentage of completely visible cadastral parcels ranged from zero to 71 percent when compared to the reference cadastral map. These were parcels for which all boundaries were fully visible, i.e. a closed polygon. Considering the result of the study, it appears that (semi)-automated cadastral boundary extraction methods using VHR imagery will have high utility in specific contexts (e.g. smallholder and rural), whereas their use in complex urban environments may be challenging and require other methods or data. Nonetheless, an approach like this will greatly enhance the application of FFP approach in Land Administration for cadastral mapping in areas where no relaible data exists, for e.g. even if a small amount of boundaries could be automatically generated (e.g. 30 percent), potentially large cost reductions in cadastral surveying and mapping could be achieved

Land valuation in support of responsible land consolidation on Ghana’s rural customary lands

In this paper, we develop a framework for an approach that assigns values to customary rural farmland parcels based on the local people’s view of land value to support land consolidation. In a case study of Nanton, Ghana, key land value factors were identified and weighted by the local community. The weights were integrated into the framework that produced a Land Value Index for each farmland parcel. Though the strength of the approach is found in scenario and sensitivity analyses. However, the prime weakness of this framework is that it is more expensive to use than automatic valuation models

Towards Responsible Consolidation of Customary Lands: A Research Synthesis

The use of land consolidation on customary lands has been limited, though land fragmentation persists. Land fragmentation on customary lands has two main causes—the nature of the customary land tenure system, and the somewhat linked agricultural system. Since attempts to increase food productivity on customary lands have involved fertilisation and mechanisation on the small and scattered farmlands, these approaches have fallen short of increasing food productivity. A study to develop a responsible approach to land consolidation on customary lands using a design research approach is undertaken and reported here. Based on a comparative study, it is found that three factors inhibit the development of a responsible land consolidation approach on customary lands—the coverage of a land administration system, a land valuation approach, and a land reallocation approach the fits the customary land tenure system. To fill these gaps, firstly, this study developed the participatory land administration that brought together traditional land administration approaches with emerging bottom-up approaches, as well as technological advances that drive these approaches together with the growing societal needs. Secondly, a valuation approach was developed to enable the comparison of the farmlands in rural areas that are without land markets. Finally, a land reallocation approach was developed based on the political, economic and social, as well as technical and legal characteristics of rural customary farmlands. This study concludes that though the land consolidation strategy developed is significantly able to reduce land fragmentation, both physical and land tenure, the local customs are an obstruction to the technical processes to achieve the best form of farmland structures

Participatory Land Administration on Customary Lands: A Practical VGI Experiment in Nanton, Ghana

Land information is one of the basic requirements for land management activities such as land consolidation. However, the dearth of land information on customary lands limits the development and application of land consolidation. This paper presents and discusses the results of an experiment carried out to test the potential of participatory land administration applied on customary lands in support of land consolidation. A brief overview of the evolution of crowdsourced, voluntary, and participatory approaches is provided alongside newly related insights into neogeography and neo-cadastre, and fit-for-purpose and pro-poor land administration. The concept of participatory land administration is then developed in this context. The area of the experiment is in Northern Ghana where the process was developed together with the local farming community. The study involved collecting land information relating to farms over a two-week period, using a mobile app and a satellite image, based on participatory land administration. The results show that Participatory Land Administration can potentially support land consolidation, though further investigation is needed on how it can be integrated into the formal land registration system, into an actual land consolidation project