ivThe rapid increase of land development, the increase in population and theexploitation of natural resources have caused great concern to mostgovernments in the world today. Land and land tenure systems are the keyelements and the key forces which shape the society. However, theconstraints of the land tenure system and the effects of rapid economicdevelopment are visible throughout the world today, especially in lessdeveloped countries. Therefore land problems often break out as disputes. Inthis context, this thesis concentrates on customary land tenure and thecustomary land problems in Fiji.The main purpose of this thesis is to propose an alternative centre for theadministration and management of customary disputes, which will utiliseland information and geographical information to its maximum capabilities.It is anticipated that this model would assist customary landowners, landadministrators and land managers to resolve customary land disputes. TheFiji customary land tenure system is examined, in particular, landownership,land boundaries and land administration. These three topics are discussedindividually and then discussed as a basis of land disputes. It is in these threeareas that a procedure is developed into a system that may help in customaryland dispute resolution.This thesis aims to assist all other countries with customary land tenureproblems, especially those countries of the South Pacific that share the sameprinciples and the same flexibility.

Access to land is crucial for combating discrimination. Women who are denied such access tend to be disadvantaged, a pattern that results in economic powerlessness. Tanzana is among the most undeveloped nations in the world, where gender inequalities with respect to accessing land are central problems. This study consequently aims at investigating women's access to land through customary land tenure in the Makete district in Tanzania. A case study strategy was adopted to address the research problem, whereby interviews, focus group discussions and documentary reviews were the main data collection methods. The findings indicate that the majority of women within villages are illiterate; unaware of any existing entitlements and lacking insufficient assets to fight for their rights, and that their involvement in land administration institutions is limited. At the familiy level, daughters and women are deprived of any right to possess land through inheritance because relatives believe they will be married to other families from which they will then gain access to land. This generally has been proven not to be the case. After marriage, women commonly are apportioned land strictly for crop cultivation (usufruct rights). Consequently, there are many challenges in realising women's property rights in Tanzania. These challenges include the dualisim of the property rights system: customary tenure operates alongside statutory tenure; inadequate knowledge about women's property rights by both women and men; negative attitudes towards women's influence, position, capability and reputation; outdated customs; archaic and conflicting interests in laws; and lack of legal capacity (empowerment) as to property rights. The most important tools for meeting these challenges include education and awareness campaigns that are designed to build the capacity of citizens as to the necessity of equity in access to property rights (land) using various legal tools at varying levels. Other measures include amending and repealing outdated laws, including provisons dicriminating against women's property rights and contradicting constitutional provisons and other international instruments. Other avenues are advocacy and working for behavioural chages can also be invoked by empowering individuals at all stages of life, supporting their involvement in productive activities and creating group networks, and facilitating the formation of community-based organisations as well as building capacity by mainstreaming land adminstration institutions. / <p>QC 20170315</p>

Magister Philosophiae - MPhil / This research examines the ways in which the rapid commoditisation of land in Ghana’s peri-urban areas is transforming local customary tenure systems. The research focuses on two selected research sites in Ghana’s peri-urban Kumasi, namely Aburaso and Kromoase. Rapid urbanisation has resulted in an increase in demand for housing land. Consequently, wealthy migrants are moving to peri-urban areas in search of relatively affordable residential land. This has accelerated the commoditisation of customary land in most peri-urban areas of Ghana. Customary forms of tenure are increasingly being converted into individual or private systems of land ownership. Evidence from this study shows that traditional authorities are increasingly alienating customary land without the consent of their subjects. The commoditisation of customary land in Aburaso and Kromoase has resulted in the decline of agrarian production as agricultural land is parcelled out to wealthy outsiders.

The thesis interrogates how the political dynamics that emerged in the formulation of the 2016 land legislation in Malawi influenced the gendered outcomes. It highlights the complexity of the policymaking process that was shaped by divergent interests and power dynamics of the stakeholders. It argues that although the interests and agenda complicated the process, their discourses were framed and justified their positions within the development and gender equality framework. It highlights the progressive nature of the socio-legal provisions in the legislation by significantly recognising and promoting women’s land rights. It contends that advances in legal institutions are essential; however, for inclusive transformation to be sustainable, changes in social and cultural practices and norms are imperative. This is because Malawian women continue to face exclusion in owning, controlling and accessing land albeit being the major agricultural producers. This is owed to the persistence of patriarchal attitudes in institutions that perpetuate contestation in the public and private spheres of women’s rights to access, own and control over land. Such is persistent particularly within customary laws which remain sites of struggle between traditional leaders’ claims and women’s societal positions. Hence, creating enabling environments for women will allow them to articulate their political voices and agenda and as such influence policy and legal formulation. Through a multi-faceted approach encompassing of legal pluralism, feminist perspectives on gender and development, and the theory of change, the paper discusses the complexity of policymaking that has been shaped by interests and power. For instance, most chiefs contested against their limited powers and the inclusion of women in land administration issues as stipulated in the new Land Laws, while CSOs advocated for the laws to be people-centred, gender-sensitive and responsive to women’s needs. Also, International organisations were interested in ensuring that there is improved land governance framework and its implementation is in line with VGGT. Thus, apparent realities emerge from the analysis of these political dynamics within the adoption of the 2016 Land Laws: the differing stakeholders’ agenda and how they all pressed on advancing their agenda. Nonetheless, gender equality and development discourse was an aspect that was apparent in the debates.

En Nouvelle-Calédonie sont réalisées deux nouveaux projets métallurgiques. Tandis que le projet « usine du Nord » s’inscrit dans la politique de rééquilibrage, le projet Goro Nickel renforce à contrario la prééminence économique de la capitale Nouméa. Les résidents des tribus de Gatope, Oundjo, Baco et Netchaot, situées à proximité de la future usine du Nord, ont une perception grosso modo positive du projet. Ils voient dans la construction de l’usine non seulement un instrument politique pour l’émancipation de la population kanak, mais associent le projet surtout à l’espoir d’avoir un emploi. De l’autre côté, ils craignent les impacts sur l’environnement. Mais le terme « environnement » n’englobe pas uniquement l’environnement physique, mais également l’environnement culturel. Sur terre et en mer se trouvent des lieux sacrés qui ont une valeur d’identité. Outre un emploi direct chez l’opérateur minier, la création d’entreprise de sous-traitance et l’acquisition d’actions, la mise en valeur des terres coutumières représente un moyen de participation au projet du Nord. Parmi les quatre tribus étudiées, Baco remplit les meilleurs conditions requises pour une intégration de ses GDPL dans le développement de la zone VKP. Mais la mise en valeur d’une terre coutumière montre que des conflits entre clans resurgissent souvent concernant la question foncière. D’une part, le développement économique rapide entraîne l’apparition de nouvelles disparités sociales et pourrait accroître la marginalité des populations tribales kanak lorsqu’elles ne sont pas ou peu connectées à ce développement. D’autre part, les Kanak ont la possibilité de devenir des acteurs du développement. / Currently, two metal processing plants are built in New Caledonia. In contrast with the policy of territorial balance, supported by the Koniambo Project, the Goro Nickel Project will nurture the economic pre-eminence of the capital Nouméa. The inhabitants of the Kanak villages Gatope, Oundjo, Baco and Netchaot, located near by the future “factory of the north”, are generally speaking in favour of the nickel project. They not only regard the construction of the factory as a political instrument for the emancipation of the Kanakian population, but, above all, associate the project with the hope of a job. On the other hand, they fear negative impacts on the environment, especially concerning the lagoon and the mangrove forests. The term “environment”, however, does not only embrace the physical, but also the cultural environment. Identity-establishing holy sites are to be found ashore as well as in the sea. Alongside the opportunity to get a job at the nickel enterprise, the foundation of a supplier and the purchase of stocks, the valorisation of customary represents a chance to participate in the Koniambo Project. Baco is provided with the best premises to integrate its GDPLs into the economic process of the region VKP. But the valorisation of estates thus forms also displays the repeated conflict over the land issue among the clans. Whereas some Kanak make use of the economic development, others will likely suffer from such a marginalisation. / Im Neukaledonien entstehen zwei neue Metallverarbeitungsfabriken. Während das Koniambo-Projekt die Politik des räumlichen Ausgleichs unterstützt, wird das Goro-Nickel-Projekt die wirtschaftliche Vorrangstellung der Hauptstadt Nouméa fördern. Die Einwohner der Kanak-Dörfer Gatope, Oundjo, Baco und Netchaot, in der Nähe der zukünftigen „Fabrik des Nordens“ gelegen, haben eine im Großen und Ganzen positive Meinung von dem Nickelprojekt. Sie sehen im Bau der Fabrik nicht nur ein politisches Instrument für die Emanzipation der kanakischen Bevölkerung, sondern verbinden mit dem Projekt vor allem die Hoffnung auf einen Arbeitsplatz. Auf der anderen Seite fürchten sie negative Auswirkungen auf die Umwelt. Der Begriff „Umwelt“ steht jedoch nicht nur für die physische Umwelt, sondern auch für die kulturelle. Sowohl an Land als auch im Meer finden sich Heiligenstätten, die einen identitätsstiftenden Wert haben. Neben der Möglichkeit eines Arbeitsplatzes beim Nickelunternehmen, der Gründung eines Zuliefererunternehmens und dem Kauf von Aktien bildet die gewinnbringende Bewirtschaftung von Ländereien eine Chance zur Partizipation am Koniambo-Projekt. Von den vier untersuchten Kanak-Dörfern verfügt Baco über die besten Voraussetzungen zur Integration in die wirtschaftliche Entwicklung der Region VKP. Die gewinnbringende Bewirtschaftung von Ländereien zeigt aber auch, dass es immer wieder zu Streitigkeiten zwischen den Clans um die Landfrage kommt. Auf der einen Seite steht eine schnelle wirtschaftliche Entwicklung, auf der anderen Seite neue soziale Disparitäten, welche die Entwicklung nach sich zieht. Während einige Kanak die Entwicklung nutzen können, werden andere wahrscheinlich untere einer verstärkten Marginalisierung leiden.

A global land rush developed during the last decade, spared primiarly by the sharp rise inglobal food prices between 2007 and 2008. The inceased international food prices resulted inincreased interest from foreign actors to invest in agricultural land in developing countries inthe global south. The “global land rush” or “land grabs” is driven by the increased demandfor primarily food and biofuels. The phenomenon refers to foreign direct investment inagricultural land in developing countries that has escalated in recent years, with Sub-SaharanAfrica as the most targeted. This study examines foreign land investment in Ghana focusingon the regions of Brong-Ahafo, Ashanti and Volta through a qualitative literature study. Thepurpose of the study is to analyze to what extent these investments can be explained asneo-colonial or as development opportunities. Based on analyzing economic, political,cultural and power relations, the study concludes that all cases are in line with neo-colonialtheory according to Nkrumah. The economic effects show temporary job creation and loss oflivelihood, which indicates economic exploitation. The cultural effects include disruption oftraditional practices and loss of cultural identity, suggesting cultural imperialism. The aspectof political power shows the marginalization of local interests and political dominance. Noneof the three cases fulfills the principles of a win-win situation and therefore can't beconsidered development opportunities either. The legal frameworks in the regions prioritizeforeign actors over the rights and welfare of affected communities, leading to an unbalanceddistribution of power. The job opportunities that the projects bring often hide the long-termeffects and loss of livelihoods for the local population. In conclusion, this study contributes tothe understanding of Land Grabbing in Ghana as a neo-colonial phenomenon rather than adevelopment opportunity.

Le déferlement urbain des grandes agglomérations sur leur périphérie est remarquable au Bénin, ces dernières décennies suite à l’évolution croissante de leurs populations. Cette nouvelle dynamique spatiale amène un changement des pratiques foncières et à un étalement urbain dans presque toutes les communes périurbaines. La production foncière aujourd’hui est basée sur les règles modernes. Mais le statut des terres dans certaines de ces communes périurbaines notamment celles qui sont à forte tradition Vodoun comme Adjarra et Avrankou suscite une interrogation quant à l’influence de la production foncière urbaine sur le patrimoine socio-cultuel. L’intérêt de cette recherche porte sur la problématique de la cohabitation entre les pratiques foncières endogènes qui cherchent à se maintenir et les exigences d’un foncier moderne qui a quelques difficultés à être généralisé. Les résultats de nos recherches nous permettent de constater l’existence, non seulement d’une certaine complicité entre les deux pratiques, mais aussi parfois de tension voire de confrontation entre la tradition et la modernité. Les réalités foncières modernes ont pu investir la région d’Adjarra et d’Avrankou à forte pratique foncière coutumière à travers l’instauration d’un marché foncier résultant des faits d’immatriculation et surtout des lotissements administratifs sans cependant réussir à s’y imposer. La présence des pratiques foncières modernes dans cette région a été surtout facilitée par sa position géographique qui fait d’elle le réceptacle des déferlements urbains de Porto-Novo, engendrant un espace mi-rural, mi-périurbain voire urbain à l’ombre de cette métropole. Parallèlement, les pratiques foncières coutumières bien que résistantes face à la modernité ont connu d’énormes mutations amenant parfois à la disparition de certaines représentations foncières. Si par le passé ‘‘la terre’’ (la terre entière) et ‘‘les terres’’ (les espaces abritant les divinités) sont perçues comme sacrées, ce caractère semble être aujourd’hui réduit au profit des ‘‘terres sacrées’’ qui se sont maintenues grâce à l’existence encore de la croyance à la religion traditionnelle. Les ‘‘terres sacrées’’ n’ont pas été emportées par la pression urbaine même si leur emprise spatiale s’est fortement réduite. Au contraire, elles ont contribué à freiner à plusieurs endroits l’urbanisation dans sa course à la consommation de l’espace, créant un paysage mixte où s’interfèrent la tradition et la modernité dans le tissu urbain. Cet espace périurbain qui présente l’intérêt d’associer les influences de la modernité et de la tradition révèle à contre-courant de la pensée dominante, qu’au lieu de s’opposer, les régimes fonciers coutumiers et modernes ont tendance à s’associer pour créer une situation nouvelle. / In Benin, the urban development of large cities on the periphery is a notorious phenomenon in recent decades, due in particular to increasing their changing populations. This new spatial dynamics results in a change of land use practices and urban sprawl in almost all the suburban municipalities. The land is now producing based on modern rules. But the status of the land in some of these suburban towns, including those with strong traditions Vodoun like Adjarra and Avrankou, raises a question about the influence of urban land production on the socio-cultic heritage. The interest of this research focuses on the issue of coexistence between indigenous land practices, looking to maintain itself, and the requirements of a modern land, which has some difficulties to be generalized. The results of our research allow us to determine the existence not only of a certain complicity between the two practices but also sometimes tensions and even confrontations between tradition and modernity. Modern land realities have been able to invest Avrankou and Adjarra area, high customary land practice, through the introduction of a land market arising from registration made especially administrative subdivisions, without managing to win in this locality. The presence of modern land tenure practices in this area was mainly facilitated by its geographical position, which makes it the receptacle of urban Porto Novo surges , resulting in a half countryside , half suburban (or urban ) next to this metropolis. Meanwhile, customary land tenure practices, although resistant face of modernity, experienced enormous changes, sometimes leading to the disappearance of certain land representations. While in the past, '' land '' (whole earth) and '' lands '' (space housing the gods) are perceived as sacred, this character seems now reduced in favor only "sacred lands", which are maintained thanks to the existence still of the belief in traditional religion. The "sacred lands" were not swept away by urban pressure, even if their spatial extent is strongly affected. Instead, they helped to slow, in many places, urbanization in its race to the consumption of space, creating a mixed landscape with interfering in the urban fabric tradition and modernity. This suburban area, which has the benefit of combining the influences of modernity and tradition, reveals, against the grain of mainstream thinking, instead of opposing, customary and modern land tenure systems tend to combine, creating a new situation.

The above topic deals with the land use planning, the land-tenure and the deeds registration systems, applicable in former black urban and rural areas of KwaZulu Natal. These areas are divided into three categories, namely: 1. black townships on former black land (former KwaZulu townships); 2. rural or tribal land; and 3. black townships on former white land (Development Aid (DDA) townships). The writer firstly explains how the above categories of land were created in terms of the 1913 and 1936 land laws and how the administration and control of the first two categories was taken over by the former KwaZulu Legislative Assembly in 1986 whilst administration and control of the last category remained with the South African Development Trust. The writer critically analyses different pieces of legislation relating to the land system in the abovementioned categories of land. The writer further critically analyses the new land laws and their effect on the said land system. / Law / LL.M.

The above topic deals with the land use planning, the land-tenure and the deeds registration systems, applicable in former black urban and rural areas of KwaZulu Natal. These areas are divided into three categories, namely: 1. black townships on former black land (former KwaZulu townships); 2. rural or tribal land; and 3. black townships on former white land (Development Aid (DDA) townships). The writer firstly explains how the above categories of land were created in terms of the 1913 and 1936 land laws and how the administration and control of the first two categories was taken over by the former KwaZulu Legislative Assembly in 1986 whilst administration and control of the last category remained with the South African Development Trust. The writer critically analyses different pieces of legislation relating to the land system in the abovementioned categories of land. The writer further critically analyses the new land laws and their effect on the said land system. / Law / LL.M.