Impact Of Land Tenure On Physical Planning In Uganda: A Case Study Of Mbarara District
Ahumuza, Asiimwe Yvonne
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The study aimed at assessing the impact of land tenure on Physical planning in Mbarara District. The study focused on three objectives of developing an understanding of the various land tenure systems in the study area, identifying the implications of land tenure on the effective physical planning in Mbarara and finally assessing the level of physical planning under the different land tenure systems. In order to obtain primary data, the study employed open and closed ended questionnaires. A sample size of 115 people was involved in the study, these included 15 0fficials whose selection was based on purposive sampling method and 100 land owners whose selection was based on simple random sampling method. The findings of the study indicated that the existing land tenure systems in the study area included Freehold, leasehold and customary where Freehold and customary where the most predominant. Another finding revealed that areas with leasehold tenure are the most fairly planned places in Mbarara district since they usually have conditions attached to them. Other findings revealed that a small percentage of people are supportive towards physical planning, even those that are supportive have properties that do not compile to the building standards and regulations put by the Mbarara Municipal Council which included; zoning, subdivisions. Above all, if land is developed in accordance with its planned land use regulations, then the value would be high since it is at its highest and best use. Conclusions were also drawn from the study that revealed that Mbarara district has got physical planning departments. However the main problem is improper implementation of the physical planning goals and objectives. Some of the recommendations are they should be massive sensitization of the people about the benefits of physical planning, need for an effective land bank where land is purchased from private users and held in reserve for selling to potential developers, increase in the staff, in the different physical planning departments and designing an effective sound land registration and titling system.