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Hyndman House
Built in 1946, this home is a good example of the local use of the International style after the Second World War.
Built in 1946, this home is a good example of the local use of the International style after the Second World War.
The Hyndman Residence includes typical details of the International style including a flat roof, unadorned surfaces in a cubic shape, and cantilevered projections such as the roof over the front door and the upper balcony. The residence was designed by one of Edmonton's preeminent architects, George Heath MacDonald of the firm Magoon and MacDonald, who helped introduce the simple esthetic of the modern styles, including International, to Edmonton. The house was built by well-known local contractor Arthur Victor Carlson of Carlson Construction.
The home was named after the Hyndman family, who owned and occupied the house for over fifty years. The Hyndmans were prominent community figures in Edmonton and Alberta, serving on provincial courts and in government. Louis Hyndman was born in 1904 and raised in Edmonton where he became a prominent lawyer, serving on the Edmonton Public School Board, the City's Planning Advisory Committee, and as Master of Chambers for the Alberta Courts. His son Lou, who grew up in the house, also became a lawyer, MLA for Glenora and served as provincial treasurer in the Lougheed government.
Designation Status
No Historic Recognition
Time Period
Year Built
Architectural Styles
Character Defining Elements
Balcony , Cantilever projections , Coping , Flat roof , Glass block , Irregular footprint , Nailed frame structure , Porch , Stucco cladding , Two storeys


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Comfort women remarks "incendiary"0
Korean-American author Kalliope Lee is, born in Seoul, Korea and moved to the United States with her family as a child, responded to an Associated Press story that quoted an outspoken Japanese mayor who said "the Japanese military's forced prostitution of Asian women before and during World War II was necessary to 'maintain discipline' in the ranks and provide rest for soldiers who risked their lives in battle."
When Lee first heard of "comfort women" the young Korean girls abducted by the Japanese army during World War II, taken from their homes to serve as sex slaves for the soldiers – she became determined to speak for them, these women whose voices had been unjustly stifled for years. It was from this desire that Lee penned Sunday Girl, a novel that breaks down the shame-induced silence that perforates this scandal.
Lee said Hashimoto were incendiary.
"I think that Japan still has a lot of healing to do after WWII. The nation and its leaders must address its record of war crimes in an honest, open and humble way. They must sincerely confess their wrongdoings and apologize to those to whom they've caused enormous suffering.
Otherwise, the generations to come will inherit this unresolved guilt, and it will permeate the soul of the land and its people. Suffering will only continue in new forms; and healing with never happen. Which is so indescribably unjust to the innocent children born after the war, and the enormous potential of their lives.
Osaka mayor Toru Hashimoto has effectively stanched the progress that Japan has made in coming to terms with their past and thus their national healing. His words are hubristic and childishly petulant in their failure to consider their deleterious consequences. Not only as a disservice to his own nation, but to the rapprochement between Japan and Korea and the welfare of the international community.
That Hashimoto felt compelled to publicly voice his views is to me a sign of knee-jerk defensiveness. It is a patent attempt to cover up and assuage the shame of what the Japanese Army did to the "comfort women." His vociferous claim that the brutal and inhumane destruction of 200,000 women's lives was "necessary" is chillingly reminiscent of history's most heinous dictators.
The scars and wounds of history will not just go away, nor can they be so defensively covered up with jingoistic clap-trap. They remain in the blood like a virus and must be cured. It is a debt that must be paid. This is a main theme in my novel, Sunday Girl, which addresses the very tragedy of these comfort women and the wounds that haunt the blood through generations."
Kalliope Lee studied Classical Literatures and Languages as an undergraduate at the University of Chicago, focusing on Greek Tragedy and Ancient Greek language. She was the recipient of the Presidential Fellowship to study in the PhD program in Classics at Columbia University. She had begun a PhD in the Classics, and received an MA before going on to get her MFA in the Creative Writing Program at NYU. www.kalliopelee.com
Sunday Girl can be purchased as an ebook from amazon.com and Smashword.

subset: commoncrawl


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Since April 2017, Unicard has involved in the new project and with the Presidential Reserve Fund financing, within this new project and released the new card "Ask for Georgian".
The project is of a social nature and its purpose the promotion and sales growth of the products produced in Georgia. The new card, "Ask for Georgian" will encourage small and medium entrepreneurs, retail facilities and customers in production, sale and purchase of Georgian products.
The cardholders of "Ask for Georgian" will also be able to collect "Georgians" along with the Unicard points. "Georgians" will be accumulated on any kind of Georgian products in the supermarkets "Spar", "Ioli" and "Foodmart".
The cardholders will be able to spend Unicard points in the online catalog on www.unicard.ge or at the partner companies. "Georgians" are accumulated on the card independently from the Unicard points. Within the project, according to the accumulated points, encouraging contests and awards will take place every month. The owners-customers of the largest numbers of "Georgians" will be announced, who will be awarded various prizes and with the certificate signed by the President.
© 2010 All rights reserved by the "Universal Card Corporation"


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Conference Agenda
The conference agenda provides an overview and details of sessions. In order to view sessions on a specific day or for a certain room, please select an appropriate date or room link. You may also select a session to explore available abstracts and download papers and presentations.
Session Overview
|Location: MC 7-100
|Date: Tuesday, 21/Mar/2017
|8:30am - 10:00am
|01-10: Socio-Economic Aspects of Land Admin. Service Delivery
Session Chair: Christian Graefen, Gesellschaft für Internationale Zusammenarbeit, Germany
The Importance of Ostrom's Design Principles: Youth Group Performance in Northern Ethiopia
Norwegian University of Life Science, Norway
Youth unemployment and migration is a growing challenge that needs more political attention in many countries in the world, particularly countries with rapid population growth and economic transformation. Proactively mobilizing the youth as a resource in the creation of sustainable livelihoods can potentially be a win-win-win solution that Ethiopia is currently attempting with its new youth employment strategy allocating rehabilitated communal lands to youth groups. The youth groups organize as primary cooperatives, establish their own bylaw, develop a business plan and are audited. This study investigates the extent of compliance with Ostrom's Design Principles by the youth groups and their relationship with the early performance of youth groups in terms of their level of internal cooperation, trust and overall performance in their land management and development of a joint business and livelihood. The study builds on a census of 741 youth groups in five districts in Tigray region with an average group size of 20 members and close to 15000 youth. The groups established in the period 2011-2015. The study shows that most groups adhere to the Design Principles and that adherence with some of the Design Principles is correlated with the various performance indicators.
Land policy and the youth 'bulge' in Ethiopia: How social and economic transformations are scrutinizing the status qou
International Food Policy Research Institute, United States of America
This study explores how youth land access affect their occupational (employment) and spatial mobility (migration) in the context of dynamic social and economic setups using panel data from 2011 and 2013 from the four major regions in the country (total of 7500 households). We estimate household fixed effects model to also evaluate differential impact access to land markets have on the youth. We find that land scarcity significantly dictates youth's likelihood of long-distance permanent migration and overall welfare status. We also find that smooth functioning of land markets serve as a crucial mediating factor in weakening the push-effect of land scarcity in influencing youth's occupational and spatial mobility decisions. As a result, land scarcity plays a much more pronounced role in dictating rural-to-urban permanent migration and non-agricultural sector employment in areas with less-vibrant land markets. Therefore, recent restrictive land policy reforms (both size and durational restrictions) in Ethiopia may undermine the potential role land rental markets play in avoiding unrewarding employment and migration decisions. For the youth, this is mainly so both on the demand side (using land markets for access to more land) and supply side (using the market as exit strategy to pursue livelihood in the non-farm sector).
Land Distribution in Northern Ethiopia From 1998 to 2016:Gender-disaggregated, Spatial and Intertemporal Variation
1School of Economics and Business/Centre for Land Tenure Studies, Norwegian University of Life; 2Mekelle University, Department of Economics
Tigray Region in Ethiopia was the first region to implement low-cost land registration and certification in 1998 (FSLR) when land was registered in the name of household heads. From 2015 the region started scaling up Second Stage land registration (SSLR) and this results in issuing parcel-level land certificates and availability of data on all holders of parcels by name and gender. We utilized the SSLR data for detailed gender-disaggregated analysis. The Data from 11 communities in four districts covers more than 78000 parcels (30000ha) in the SSLR to 31500 households. Various statistical measures are used to assess the gender-disaggregated, spatial and intertemporal variation in land distribution. The comparison of FSLR data with SSLR data facilitates critical assessment of the quality of FSLR data and changes in farm size distribution. We find that females' land ownership share is as high as 48.8% and indicates a considerably lower skewness than we expected. The Gini-coefficient for land distribution among women is lower than that among men (0.45 versus 0.57). The share of male-headed households with no female landowners varied from 25 to 60% across communities. There is a clear trend towards smaller farm sizes from the FSLR in 1998 to SSLR in 2016.
Land As Matrimonial Property In Kenya: Demystifying The Concept Of Contribution To Acquisition Of Land As Matrimonial Property
Federation of Women Lawyers-Kenya(FIDA-Kenya), Kenya
In Kenya,equality in marriage is underscored in law by the Constitution which stipulates that parties to a marriage are entitled to equal rights at the time of marriage, during marriage and at the dissolution of marriage. This paper undertakes a critique of the various laws and policies governing land access and ownership in Kenya. It further undertakes an audit of the recently enacted Matrimonial Property Act(MPA) that governs division of matrimonial property especially section 7 of the Matrimonial Property Act which requires any spouse to prove contribution to the acquisition of the said matrimonial property. It undertakes this audit to determine the impact Section 7 of the MPA has on women land and property rights. It also undertakes a further audit of the repealed section in the Land Act that required any spouse to obtain spousal consent before disposing of matrimonial land. It espouses that these highlighted sections are unconstitutional and should be amended to accommodate equality in marriage as stipulated in article 45 of the Constitution. It further provides that the concept of spousal consent to the disposal of land should be anchored in law to safeguard women land and property rights.
|10:30am - 12:00pm
|02-10: Contribution of Knowledge-Action Networks
Session Chair: Peter Messerli, University of Bern, Switzerland
Establishing a Science-policy Interface for Sustainable Land Systems – an Initiative of Future Earth's Global Land Programme (GLP)
1University of Bern, Centre for Development and Environment (CDE); 2Global Land Programme
Land use plays an essential role in mediating the tension between planetary boundaries and growing development aspirations worldwide. Land use change is both consequence and cause of global change, and a solution towards sustainability transformations. The Global Land Programme (GLP) produces knowledge to better understand and guide such transformations under the Future Earth Initiative global research programme of the International Science Union. Because land systems lie at the intersection of diverse interests and claims concerning societies' needs for sustainable development, implementation of the SDGs may translate into competing claims on scarce land resources. Research also points to emerging opportunities for land-based innovations, and the possibility that co-design of sustainable land systems may play a strong role in alleviating these competing claims and aid achievement of the SDGs. GLP undertakes to strengthen its transformative potentials by intensifying its competencies in co-production of knowledge and establishing science-policy interfaces with non-academic partners at national and international levels. We present insights from recent research and 'mapping' exercises exploring what goals and targets of Agenda 2030 are most dependent on sustainable land systems; discuss our analysis of key interactions, trade-offs, and synergies; identify knowledge gaps and explore opportunities for co-design and support to societal actors.
Future Earth and the Science-Policy Nexus: Co-designing a solutions-oriented science for global sustainable development
Future Earth
Future Earth is an international research program whose main goal is to foster the generation of knowledge needed to accelerate transformations to a sustainable world. In the realm of sustainability science, Future Earth serves as a key emerging platform for international engagement to ensure that knowledge is generated in partnership with societal decision makers who rely on science to further sustainability goals. Future Earth has worked at structuring its links to policy and action through Knowledge-Action Networks that align with key sustainability challenges related to decarbonization; the difficulties of delivering water, energy and food to growing populations; the management of the complex connections between human and environmental health; the future of cities and rural landscapes; the wise use and stewardship of natural assets; the reduction in the environmental costs of consumption and production; and the establishment of robust governance that effectively manages risk and security. Engaging the science-policy interface is a core function of these Knowledge-Action Networks. We will present the way that one of these Knowledge-Action Networks, on the food-water-energy nexus, is designing its science-policy interface through agenda setting and capacity building. The presentation will focus on upcoming work in Africa.
Rethinking the science-policy nexus in the land sector – Promoting People Centered Land Governance and Monitoring
1CIRAD, France; 2Iternational Land Coalition, Italy
The presentation will contribute to rethinking the science-policy nexus in the land sector, by presenting ILC's People Centered Land Governance and Monitoring strategy. It will detail a diverse set of possible activities in this framework as well as critically assess them by reflecting on the potentials (data ownership, inclusive decision-making) and challenges (data quality, power biases)of People Centered Land Governance and Monitoring tools and instruments.
|2:15pm - 3:45pm
|03-10: Reducing the Risks of Agribusiness Investment
Session Chair: Marc Levy, Earth Institute, Columbia University, United States of America
Advocating for Safeguards in Governing Land for Investment: Ethiopia, Mozambique, Uganda, and Malawi
Human Rights Watch
With the new wave of land related laws and policies enacted in Africa recently, special focus should be on key governance gaps related to how land is allocated for investment purposes vis-à-vis local communities. We argue that governments and donors such as the World Bank need to undertake preventative measures when embarking on policies that encourages large-scale land based investments for extractives, agriculture and infrastructure.
To highlight governance gaps related to governing land for investment we use data from Ethiopia, Mozambique, Uganda and Malawi based on field research conducted in 2011, 2012, 2013-2014 and 2015-16 respectively. We interviewed approximately 330 respondents for the four case studies, including local community members, government officials, investors and other stakeholders. We find that when there are weak government policies, lack of transparency in land transactions and monitoring of negative consequences for communities, vulnerable groups are disproportionately impacted.
We conclude by proposing measures to close these governance gaps. These measures should be tailored to address the distinctive impacts on women and men. This will ensure that projects planned and carried out do not violate rights of local communities, and would minimize displacements and disruptions of livelihoods.
Responsible Large-Scale Land Investments in Uganda: Current Application and Potential Scope of International Safeguards
1University of Marburg, Germany; 2Deutsche Gesellschaft für Internationale Zusammenarbeit (GIZ)
A number of international initiatives have endorsed voluntary safeguards such as the VGGT to stipulate responsible large-scale investments in land and agriculture in developing countries. The underlying assumption of these safeguards is that investors face numerous risks related to land disputes and hence have intrinsic motivations to responsibly acquire agricultural land in order to mitigate these risks. Despite the central role of investors for the implementation of voluntary safeguards, few systematic attempts have been made to share the experiences and perspectives of investors regarding the implementation and operationalization of such guidelines and principles. This study focuses on how voluntary safeguards are operationalized by large-scale agricultural land investments in Uganda and whether the resulting activities successfully mitigate risks of (land) disputes. Primary data was collected during a field research in Uganda in August 2016 through key informant interviews with investors, community associations, the local government, CSOs, donors and national government agencies. Our findings highlight that land acquisitions in line with safeguards can successfully mitigate risks for investors. But low awareness for the risks of land disputes, insufficient knowledge of guidelines and principles, monitoring of investments and secondary effects on land markets remain a challenge for responsible large-scale land investments in Uganda.
Mechanisms for Consultation and Free, Prior and Informed Consent in the Negotiation of Land Contracts
Columbia Center on Sustainable Investment, United States of America
Investor-state contracts are regularly used in low- and middle-income countries to grant concessions for land-based investments, such as agricultural or forestry projects. These contracts are rarely negotiated in the presence of, or with meaningful input from, the people who risk being adversely affected by the project. This has serious implications for requirements for meaningful consultation, and, where applicable, free, prior, and informed consent (FPIC), and is particularly important in situations in which investor-state contracts grant the investor rights to lands or resources over which the community has legitimate claims.
The paper explores how consultation and FPIC processes can be integrated into investor-state contract negotiations, taking into account the practicalities of contract negotiations, to better safeguard the land rights and human rights of members of project-affected communities. Based on a review of relevant international law standards and guidance documents, as well as a close analysis of typical investor-state negotiations and of consultation and consent processes in other contexts, the paper provides various options that may be appropriate, depending on the local context and the community's resources and decision-making structures.
Pre-existing Community Land Disputes In Private Sector Investments and Development Interventions
1The Cloudburst Group, United States of America; 2Independent Consultant
Pre-existing community land disputes can profoundly affect private-sector investments and development programs or interventions. If these disputes, which can sometimes be difficult for outside actors to identify, address and mitigate, are not recognized they can re-ignite or trigger conflicts that delay, stop, or add significant financial and other costs to projects. Finding practical methods to address these conflicts is essential to promoting sustainable development and inclusive enabling and investment climates. Unfortunately, the issue of pre-existing community land conflicts is often which increases risks for communities, investors, development agencies and other stakeholders (such as host governments). This paper explores this under-addressed issue and provides clear and practical guidance on strategies to identify and address pre-existing community land disputes with a focus on the agricultural sector. It provides a brief and simple typology of land disputes with examples of how pre-existing disputes have affected projects. It identifies lessons learned from efforts to identify and address such disputes and, finally, it offers actionable recommendations for private sector and public sector actors to reduce harm and increase positive outcomes.
|4:00pm - 5:30pm
|04-10: Land Policy Developments in Africa
Session Chair: Moses Kibirige, World Bank, Uganda
Towards an efficient and effective Land Administration System: The case of Ghana's legislative Reform; Lessons and Challenges
MINISTRY OF LANDS AND NATURAL RESOURCES, Ghana
Ghana started a legislative reform of its Land Administration System in 2003. The reforms emanate from its National Land Policy which came into effect in 1999 identified about 166 pieces of legislation (including subsidiary legislation) that formed the legal framework for land administration. These were variously described as inadequate, conflicting, overlapping or outdated. In other words, the substantive land law remained in a highly unsatisfactory state, being derived from varied sources which can be excessively complex, difficult to ascertain and sometimes based on uncertain principles. Other land tenure arrangements including the management of family lands, the menace of landguards and existence of customary land secretariats as structures at the local level were without any legal framework.
The paper discusses the approach, methodology and innovation adopted to enact the Land and Land Use and Spatial Planning Bills and the New key provisions introduced. It draws lessons for other countries, especially those in Africa.
The South African Land Observatory – The Establishment of a Multi-stakeholder Platform for Multi-level Evidence-based Decision-making on Land in South Africa
1University of Pretoria, South Africa; 2International Land Coalition
This paper proposes an in-depth technical outline and a critical assessment of the implementation of the South African Land Observatory (SALO). The goal of the SALO is to facilitate evidence-based and inclusive decision-making over land resources in South Africa by generating, analyzing and making available land-based information and by widening participation to all stakeholders. Given the experiences within the different programs of land tenure, redistribution and restitution in South Africa, it is important to gather information that will address identified challenges/concerns in each locality, as well as identify what is necessary for effective land reform to occur. To address these and other questions, the establishment and development of well-coordinated information and data gathering, useful to all stakeholders and aiming at supporting evidence-based decision-making is essential.
Using LGAF as a basis for land policy dialogue and monitoring progress
NIRAS/LGAF Ethiopia Country Coordinator, Ethiopia
Implementation of LGAF in Ethiopia has been initiated in September 2014. Information related to nine themes are collected from existing record, administrative reports, existing policies and legal frameworks and from review of institutional setups at federal and regional levels by nine professional experts assigned for each thematic area/panel. Background reports had been reviewed by many, which includes the country coordinator, World Bank expert responsibly for the process, Technical Advisory Group (TAG) established for the purpose under LGAF Africa secretariat, three national senior experts appointed to review three themes each of them, and national senior experts participated in panel sessions and validation workshop. The validation workshop had been conducted in December 2015 that marked the end of the assessment process. Although recommendations are given in each thematic/panel areas, they are not presented in a prioritized order. It may be difficult to implement all recommendations at once due to various limiting factors. Hence, it is absolutely essential to make prioritization of recommendations. The country report does not include roadmap to frame implementation of recommendations in a step by step manner. Therefore, prioritization workshop had been organized 14 - 16 February 2017 and recommendations are prioritized. Formulation of roadmap will follow.To be completed
Delivering Land Administration Service At Scale Through Major Land Reforms- Malawi`s Experience
Ministry of Lands, Housing and Urban Development
Malawi Government is implementing national wide land reforms to improve service delivery. The need to migrate from paper based to electronic based land records has become a priority. So far, land records for estates leases have all been digitized and has revealed alot of things. Meanwhile, a performance survey of these estates is also underway to investigate more in terms of how they have been performing with respect to productivity . Government is also planning field verification to ensure that the degitized data is indeed reflecting the true picture on the ground before enforcement of breach of covenants can commence. These activities have been implemented with support from Agriculture Sector Wide Approach - Support Project financed by the World Bank. These records are now in a database and can easily be accessed as opposed to the paper based records. Moreover, the captured data has revealed that most of the leases on estates have expired and many owners of these estates are not paying ground rent accordingly. This project has really assisted Government to plan effectively in terms of making underutilized land available to investors in agriculture sector. This is part of the major national wide land related reforms underway in Malawi
|Date: Wednesday, 22/Mar/2017
|8:30am - 10:00am
|05-10: Development Partners Support to Tenure Security
Session Chair: Suzuka Sugawara-Sato, Japan International Cooperation Agency, Japan
Improvement Of Community Tenure Security Through Access To Land Data: Evidences From GLTN Tools Application In Uganda And Kenya
1UN-Habitat, Kenya; 2University of Wisconsin-Madison
Access to land information is key in ensuring community protection against eviction promoting efficient mechanisms that guarantee tenure security. Administrative data through the formal cadaster may exist, but it may not be enough in terms of coverage and access for the community. In such cases, innovative approaches are required to bridge the gap between formal and informal land rights and to empower communities living in the second rank, protect their rights and establish a manageable land information system.
The Global Land Tool Network (GLTN) was launched in 2006 to find balance among practical tools and land policies and to help resolve the problems of land access for the poor and disadvantaged. This initial orientation has informed the subsequent evolution of the GLTN as it tries to reconcile these two challenges while ensuring it remains pro-poor and gender sensitive.
This paper explores how the GLTN vision has worked out in practice, as illustrated in eight case studies done in Kenya and Uganda. The cases show how GLTN and partners have adapted three land tools: 1) participatory enumeration; 2) STDM) and 3) GEC-in urban and rural contexts and how land policy evolution has proven more productive at the local level.
Establishing An Intra-Oganizational Fit For Purpose Land Rights Policy. Comparison Of Successes, Lessons Learned And Best Practices Across Projects.
ZOA, Netherlands, The
The paper compares the successes and lessons from land rights related projects, which are implemented by ZOA, a Dutch Humanitarian organization in Uganda and Burundi. The projects are evaluated with regard to how best practices might be applied in other contexts as well as how they might be integrated into an internal and fit for purpose land rights policy. The formulation of specific intra-organizational frameworks for coherent approaches to land rights related projects is valuable for organizations working in complex and fragile contexts. While the broadly appliedFit For Purpose Land Administration framework (FFP) developed by the World Bank and the International Federation of Surveyors (FIG) provides valuable guidelines for organizations working on land tenure related issues in developing countries it is necessary for an organization like ZOA with a very particular profile and target group to develop its own internal guidelines, which provide a more specific framework. Furthermore, the ongoing discourse concerned with practical ways of integrating land tenure administration into broader development frameworks and linking the issue with other aspects of sustainable development can strongly profit from linking on-the-ground experiences of specific projects with the broader existing frameworks and guidelines. The paper gives initial, practical recommendations in this regard.
Updating Land Records, Resolving Land Problems and Securing Clear Land Titles through the Community-driven Process Involving Local Youth
Landesa, India
Up-to-date land records and clear land titles are the pre-requisite for economic development and optimum utilization of the land by its owners. Government of India is making efforts to modernize management of land records in the country through Digital India Land Records Modernization Programme (DILRMP). Lack of requisite community involvement was identified as a major challenge during the recent review of the NLRMP. Landesa made efforts to address this gap through a four-step process to verify and update the land records – 1) Household Survey; 2) Collecting Information from Land Records; 3) Field Verification; and 4) Data Analysis. This four-step process was done manually and later a technological application was designed and tested. About four thousand land problems were identified in the pilot villages and 60% - 90% entries in land records do not reflect the filed reality. This pilot offers a low cost community-driven model which can be scaled through the Digital India Land Records Modernization Programme. This paper discusses the learning from the six village pilot and the ways to make the large scale land records updation initiatives in India more effective and with the increased community participation.
District Multi-stakeholder Forums: Unexhausted Opportunity For Securing Land Rights, Tanzania Experience
Tanzania Natural Resource Forum, Tanzania
Administration of land in Tanzania is more decentralized from the president to the village level. The law gives power to village councils and village assemblies to administer village land. The District authorities are given advisory and supervisory mandates over villages and represent the commissioner who takes overall administrative powers. Despite decentralization, institutions responsible for land administration, land have continued to be cause of many conflicts for years. Conflicts have been escalating and lead loss of lives and property. Lack of coordination among land administrative institutions has been the main route cause of land conflicts and ineffective systems of handling land conflicts administratively.
Civil society organisations, government institutions and development partners have been working to address and enhance coordination and communication among responsible institutions responsible for tenure security. The presents platforms which aim at multi-stakeholder policy dialogue on sustainable land-based businesses and investment solutions in ways that build upon active citizen participation. Therefore this paper presents multi-stakeholders forums as best model to address institutional coordination for land tenure security.
|10:30am - 12:00pm
|06-10: Agribusiness Investment, Land Tenure, and Land Use
Session Chair: David Bledsoe, Resource equity, United States of America
Rubber Boom and Land Use Dynamics in Southwest China: Driving Force and Its Impact on Carbon Balances
1Leibniz Universität Hannover, Germany; 2University of Hohenheim, Germany; 3Peking University, China
The objective of this study is to explore the trajectory of land use change of smallholder rubber farmers in XSBN and empirically examine its driving factors as well as evaluate its implications for local environment regarding carbon balances. The analyses use the household survey data of some 600 smallholder rubber farmers conducted in 2013 in XSBN, and the collected second-hand time series data such as GDP and the prices of rubber and other crops in the past three decades. Follow the Seemingly Unrelated Time Series Equations framework (SUTSE), we develop a structural model to estimate the changes in land use pattern in XSBN. A simple land use allocation model is established to analyze the impacts of farmers' socioeconomic characteristics and geographical conditions on their decisions of land use for rubber farming. Finally, follow the Rapid Carbon Stock Appraisal (RaCSA) method, we estimate the carbon stocks of land use systems of all sample households in XSBN over the past three decades. The results provide critical information on the trajectory of rubber expansion and land use change in XSBN, and is intended to support discussions on the future of rubber based land use system and its sustainability.
Gender Norms and Gendered Impacts of the Oil Palm 'Land Rush' in Indonesia
1Center for International Forestry Research (CIFOR), Indonesia; 2University of Brighton, UK; 3University of Indonesia, UK
Gender issues are relegated to the periphery in current debates and approaches concerning the sustainable governance of oil palm. However, ongoing research by the Center for International Forestry Research in collaboration with University of Brighton, University of Indonesia and the Rights and Resources Initiative in Indonesia points to the critical roles that women play as workers, smallholders and members of affected communities. Oil palm expansion is displacing local women from land on which they cultivate food crops. Women workers' contributions to production are either less visible, rendering them as shadow workers, or women are over-represented in the 'casual worker' category, with limited entitlement. Male community leaders and household heads have a greater voice in decision-making process. The Roundtable on Sustainable Palm Oil (RSPO) could be a platform to raise gender awareness, hold producers accountable and offer lessons for other standards in the sector. However, the RSPO principles and criteria, guidance and auditing mechanisms conflate gender with other forms of discrimination and view gender issues as beyond RSPO boundaries. Greater specificity and clarity in the P&C are needed and so is guidance on selection, training and evaluation of social auditors. RSPO must also learn from good practices in other certification schemes.
The Impact Of Large-Scale Land Development Deals That Remain Unimplemented
1Dept of Geoscience, University of Copenhagen, Denmark; 2Faculty of Forestry, National University of Laos, Laos
Many land deals are never implemented or only partially so and more knowledge is needed regarding the ways in which unimplemented or abandoned projects affect local communities. We use empirical interview-based case-study evidence of the first three years of a large-scale biofuel project in northern Laos, examining the negotiation processes of a partially abandoned project and its effect on local people's land access and their perceived tenure security. The project negatively affected local land use and community members' land rights. Political pressure on administrative actors to increase economic development in poor provinces and districts, limited consideration of proposals and priorities from villages, combined with officials' lack of experience of negotiating large contracts and limited attention paid to exit conditions created a strong bargaining-position for investors. However, the investment project helped the government policy to move away from the traditional, subsistence-oriented land use, towards commercially oriented agricultural production. In this way, we argue that the land grab continues after the original investor is gone.
Where Effective Governance is Absent, Ineffective Governance Becomes the Obvious: Interrogating Large Land Acquisition Processes and its Impacts on Investment Projects in South West Cameroon. The Case of Herakles Farms.
University of Melbourne, Australia
This paper will examine how the conventional top-down approach used in large-scale land allocation to foreign investors undermines the effective implementation of land investment projects in Cameroon. Long-held customary land used by communities in the South West Region to sustain rural livelihoods is under 'grab' by foreign investors for the development of commercial oil palm plantations without the consent of those on the land. This paper will argue that the approach used to acquire land is elite- dominated, corrupt, and shapes prospects for local resistance, which in turn negatively affects the effective implementation of investment projects despite government's approval. The study will advocate the need for effective land governance policies – suggesting a re-visitation of the existing politico-administrative and legal instruments governing land use and management in the country, with emphasis on the need to practically engage local communities in land deal negotiation and implementation processes. Without these, I argue that local communities will continue to contest the establishment of commercial agricultural projects on ancestral land despite its promises in enhancing local economic development.
|2:15pm - 3:45pm
|07-10: Assessing Impact of Land Reform Interventions
Session Chair: Jennifer Lisher, Millennium Challenge Corporation, United States of America
Baseline Findings And Evaluation Challenges For An Irrigation and Land Tenure Security Initiative in the Senegal River Valley
Mathematica Policy Research, United States of America
Improving irrigation infrastructure in the Senegal River Valley has the potential to boost agricultural productivity and the welfare of households in the region. However, unless land rights are clearly assigned and secure, investments in land may be dampened, preventing the benefits of improved irrigation from being fully realized. In addition, the potential for land conflicts could rise as land increases in value, particularly if land tenure is insecure.
With these issues in mind, between 2010 and 2015, the Millennium Challenge Corporation (MCC) invested in an initiative in the Senegal River Valley that combined irrigation infrastructure improvements with activities to improve land tenure security and governance in affected areas. Mathematica Policy Research is conducting a rigorous evaluation of the initiative.
Here, we present findings from our analysis of a baseline survey conducted by a previous evaluator between 2012 and 2013 among households targeted by the intervention and a group of comparison households. Our analysis illustrates several challenges for evaluations of land interventions, including measurement issues, identifying a credible comparison group, and isolating impacts from the effects of other contemporaneous interventions. We will present our plan for mitigating these risks, and considerations for designing our upcoming follow-up surveys.
Outcomes of land and forest tenure reform implementation in Indonesia
Center for International Forestry Researcy, Indonesia
Most of the developing countries have undergone through forest tenure reform in past two decades offering some rights to local communities over land and forest resources. About one third of world's forest is under community ownership or use. However, the actual contribution on tenure security, livelihoods and forest condition is not fully understood. This paper tries to fill that gap by analyzing outcomes of various forest tenure regimes in Indonesia based on the research from 16 forest communities under social forestry schemes, informal customary systems, and various partnership schemes.
The results show that all the communities whose rights were legally recognized under the reforms had strong perceptions of tenure security; and improved forest condition was observed in the communities with advanced reform implementation. However, these communities had low increase in income after the reform as well as have failed to take into account women's representation and voice in forest governance. Variation in outcomes within and across the formal reform types could be attributed to the disproportionate possession of extent, protection and assurance of rights, access to capital, capacity, biophysical conditions and post formation support.
Methods for Determining Land Formalization Cost-effectiveness: The Per-parcel Cost and Quality of USAID's MAST Pilot in Tanzania
1NORC at the University of Chicago, United States of America; 2Management Systems International
Technical and financial requirements for land formalization programs are substantial, prompting donor and government interest to find low-cost approaches to customary land documentation and registration. Such programs must be feasible to implement at scale, with manageable time, personnel and technical requirements, but also provide sufficiently high-quality service delivery to meet development objectives and ensure sustainability of the process beyond initial donor support. Currently there is no standard approach in the land sector for determining per-parcel costs or cost-effectiveness of such programs. Such analyses could, however, help clarify resource needs and potential efficiencies, identify how differences across approaches may contribute to overall quality and sustainability, and facilitate selection from a range of options. We draw on cost-effectiveness analyses and qualitative data collection with district land staff and program beneficiaries to estimate the cost-per-parcel and associated quality dimensions of USAID's Mobile Application to Secure Tenure (MAST) pilot approach to map land and facilitate formal documentation of customary use rights in Tanzania. While cost data present several uncertainties, results suggest evidence of a trade-off between per-unit cost and quality, and identify advantages of the MAST system that appear to benefit overall quality, CCRO delivery time, and beneficiary trust in the process.
Land Markets, Property Rights, and Deforestation in Sumatra, Indonesia (1992-2015)
1Georg-August University of Göttingen, Germany; 2Basque Center for Climate Change, Spain
We examine the emergence of land markets and their effects on deforestation in Sumatra (Indonesia), using farm-household data for the period 1992-2015. The paper is based on a theoretical model of land acquisition for cultivation by a heterogeneous farming population, as well as micro-econometric analysis of primary data. We observe that land market development, under an institutional context of weak land tenure security, has not triggered deforestation in the study area. While the de facto property right protection provides sufficient internal tenure security for most farm-households, the sense of external tenure security is low for the land that cannot be formally titled. This results in the undervaluation of directly appropriated forest land. Clearing forest land for trading in the land market is, therefore, financially less lucrative for farmers than engaging in cultivation of plantation crops in already converted land. The study also indicates that land market development alone has been unable to deter forest appropriation by local (non-migrant) households.
|4:00pm - 5:30pm
|08-10: Property Rights and Operation of Factor Markets
Session Chair: Fernando Pedro Mendez Gonzalez, COLEGIO DE REGISTRADORES DE ESPAÑA, Spain
Land administration & property titles
IPRA-CINDER, Spain
What do the Land Registries serve for? In a complex society there are institutions that made possible impersonal and abstract trust. Secure and well defined property rights is one of the foundations of the economic development. The exchange of "rights in rem" takes place through contracts, which have been previously checked (ex ante control). This leads to a reduction of transaction costs and information asymmetries. Blockchain and smart contracts theorists believe that this new technology can perform (substitute), in a decentralized environment, the functions that until the present have been done by the Land Registries. But these new technology is challenged because the (truth) exactness of the contracts cannot be proved and thus the chain of contracts becomes uncertain.
Romania's Housing Privatization as an Anticommons Problem
World Bank group, United States of America
Romania has the world's highest share of privately owned housing. It has also experienced a rapid shift in housing property rights ever, which changed from the most strictly publicly-controlled of any economy to one where individual decision-making became the highest in the world. And while it would appear that the widespread private ownership would lead to a well-functioning housing market, this is unfortunately not the case. As many have pointed out, the so-called "tragedies" in literature on common pool resources are often really fables that overlook details about how these resources ultimately get managed. Unfortunately, for Romania's housing sector, the word tragedy appears to be an all too accurate description of how property rights have been allocated.
Romania's common pool tragedies are an outcome of the strictly controlled housing rights under the old regime, and also the fact that the new property rights definition ignores the effects of the old system on the spatial, management, and architectural dimensions of the housing stock. Unless more attention is given to property rights governing the use of buildings rather than those of individual housing units, Romania will continue to have limited labor mobility, and a housing market that is unresponsive to demand.
Public/Public Tenure Dualism in China: How the Dichotomy between State and Collective Ownership Has Shaped Urbanization and Driven the Emergence of Wealth Inequality
former Visiting Professor, Renmin University, Beijing; former Senior Land Law and Land Tenure Expert, World Bank; former Director, Land Tenure Center, University of Wisconsin-Madison
In China, the two basic forms of land ownership are both public: state ownership, which applies to all urban land, and collective ownership, which applies to almost all rural land. This paper examines how China's dual land tenure system originated; how it has shaped China's urbanization and contributed to both modernization and the rise of dramatic wealth inequality; what its intended and unintended results have been; how far the tenure reform program now taking shape will alter the nature and extent of that dualism, and how adequately those changes will address dualism's problematic impacts. The paper also examines from a comparative perspective how tenure dualism is employed elsewhere to disadvantage one portion of the nation and advantage another. This is often seen in post-colonial polities. The similarities and contrasts between dualism and its role in the Chinese and post-colonial cases are revealing. They also have implications for the applicability of the Chinese model of modernization through urbanization in other developing country contexts.
|Date: Thursday, 23/Mar/2017
|8:30am - 10:00am
|09-10: Addressing Land Tenure in Irrigation Schemes in West Africa
Session Chair: Caroline Plançon, world bank, United States of America
Building Resilience By Strengthening Women's Land Rights In The Senegal River Valley
University of Arizona, United States of America
Empirical data shows that gender-related inequalities are pervasive in the Sahel. Although women account for most of the agricultural sector in the Sahel, they represent less than 10 percent of registered landholders and continue to face barriers in access to land, especially in rural areas where social exclusion and patriarchal traditions are very strong. Although the current land law recognizes the right of women to own land, in practice, women have not acquired the same rights and duties as men in Senegal River Valley land tenure system. Positive discrimination is required to counter the longstanding negative discrimination against women in accessing and owning land. This paper based on data collected in the field highlights the urgent need to significantly improve women's control and ownership of land as a prerequisite for building resilience in the Senegal River Valley communities. It concludes by providing concrete and prioritized recommendations on how to promote and strengthen women's land rights in the context of climate change, land grabbing and new policies on land governance.
Securing land rights in irrigated scheme in Mali. Cas study of Sélingué.
CIRAD, France / University of Gaston Berger, Sénégal
Land tenure security is key to improving productivity and to promote rural development. In the Sahelian irrigation, a recurrent problem is the farmers 'lack of tenure security. A new land tenure law is currently under discussion in Mali, which is an opportunity to address some of the current gaps in how land is allocated and registered – both for the State and for local communities. Approximately 2,200,000 hectares are deemed to be suitable for the development of irrigated agriculture in Mali, only 20% of this land is currently developed. Sélingué is the second most important national irrigated scheme. This paper , based on empirical investigations, is explores land tenure systems in Selingue and Maninkoura irrigation scheme, the nature of these systems (formal and informal), and analyses the roles of different actors. He is explores the gap between the official land tenure system, and the practice developed by irrigated farmers. Studying current arrangements between stakeholders, being spontaneous or institutionalized, allows picturing issues in terms of decision-making, management schemes and territories to consider.
Inclusive land and water governance: Experiences from Mauritania and Senegal
IFAD, Italy
This paper will look at two experiences where inclusive land and water governance has been promoted in West Africa: one in Mauritania and another in Senegal. IFAD-supported projects in Mauritania have been facilitating the use of «Ententes foncières» or land distribution agreements between landowners and the landless, as pre-condition for water infrastructure. The approach is based on three principles: (i) justice; (ii) solidarity; (iii) efficiency and includes three steps: (i) land tenure assessment; (ii) negotiations; (iii) written agreement (endorsed by local authorities, prefect, land owners and village chief). In Senegal, the AFD-funded Rural Communities Support Programme has introduced land use plans These participatory plans have been used to decide where water infrastructure will be built and to decide access rights of farmers and pastoralists.
Ideologies, Development Models and Irrigated Land Tenure: The Bagré Irrigation Project in Burkina Faso
1IRD, URA, Wageningen University; 2CIRAD; 3Bagrépôle; 4Agence de l'Eau du Nakambé; 5INSUCO
This paper discusses the history of irrigation development and related land allocation in the Bagré area in the South of Burkina Faso. It specifically analyses current processes at play as part of the recent Bagré Growth Pole Project implemented by the government of Burkina Faso with support of the World Bank. The paper stresses the efforts made to put in place a fair and equitable compensation mechanism for the people being affected by the extension of the irrigated area downstream of the Bagré dam. The practicalities and thresholds considered in the compensation scheme are partly driven by the need to free some rainfed land to allow agro-entrepreneurs to settle in the area, financially contribute to the infrastructural costs of developing irrigation, and develop intensive and profitable irrigated production systems. This leads to socially constructing land scarcity, and threatens the future viability of smallholder farming. This happens even though the expressions of interests received to date by Bagrepole from agro-entrepreneurs appear little likely to trigger the virtuous development circle hoped for.
|10:30am - 12:00pm
|10-10: Expanding and Sustaining Land Registration
Session Chair: Elena Busch, Statens kartverk - Norwegian Mapping Authority, Norway
After 10 Years of Land Reform in Madagascar: Is the Process of Land Certification Massive and Inclusive?
1Madagascar Land Observatory, Madagascar; 2CIRAD, UMR Tetis; 3IRD, UMR Dial
The Malagasy reform on going since 2005 belongs to a new generation of land reforms in Africa. Two major innovations have emerged: decentralized land management through the creation of local land offices at commune level and land certification. The land reform objective is to overcome the pitfalls of the former land titling system and to provide tenure security to a majority of households thanks to a low cost, easy and participatory registration process. However, contrary to similar land reform in other African countries such as Ethiopia or Rwanda, land certification is "on demand" and not based on a systematic demarcation process.
Is the Malagasy certification really massive and inclusive? To explore this issue, the paper analyzes the evolution and the determinants of land certificates demand. It puts a special emphasis on the forms of offer (promotional campaigns) and its impacts on the level and distribution of demand for land certificates. Policy implications to foster inclusivity and local and offices sustainability are debated.
The paper uses first-hand data that were collected through two specially designed survey conducted on a large sample of rural households in 2011 and 2015 (1 834 with 1 551 households in panel) in nine communes of Madagascar
Is Land Tenure "Secure Enough" in Rural Rwanda?
Chemonics International, United States of America
Application of the secure enough tenure framework allows for recognition of formal and informal tenure rights to promote economic development and livelihoods. Tenure may be secure enough when rights to land and natural resources are not arbitrarily contested by the state, private entities, or others. In Rwanda, the government promotes improving agricultural production through land use consolidation and private investment. These programs are founded on the assumption that through the legal framework, Land Tenure Regularization, and ongoing participation in the land administration system, land rights are secure for women and men. However, policies designed to facilitate land use consolidation and agricultural investment have inadvertently led to informal land subdivisions, transfers, and lack of registration, as well as new challenges for women's access to land. This has catalyzed a reintroduction of informal land tenure arrangements. The attendant risk of this trend is that tenure will eventually regress to not secure enough, and farmers will be unable to participate in government investment programs or reap the benefits of their land. Using original research in Rwanda and literature review, this paper explores the potential for reconsidering what secure enough tenure could look like in Rwanda considering both state and customary objectives.
Land Registration Reform in Georgia
National Agency of Public Registry, Georgia
Land is Georgia's greatest resource and the registration is a vital precondition for the social and economic development of the country. Despite the land registration reform conducted in 1992-1998, the majority of agricultural land parcels outside the urban areas of Georgia aren't yet registered and recorded accurately in the national cadaster.
The efforts of the Government of Georgia to introduce a comprehensive solution in order to increase the number of registered land parcels, register land without barriers, ensure cadastral coverage of privately held land parcels and develop the land market.
For this purposes, the law of Georgia "On Special Procedures for Systematic and Sporadic Registration of Land Titles and Improvement of Cadastral Data under the State Project" has been adopted.
The State Project ensures centralization of registration process – "one-stop-shop" principle, time and effort saving, alternative dispute resolution mechanism, free-of-charge services of NAPR and other organizations, secured ownership rights, regulated property market.
The Pilot Project is a component of the State Project, which envisages the systematic registration of land titles and is implemented in 12 settlements selected across Georgia. It aims at identifying additional gaps in regulations, development of policy and procedures to start National Rollout of systematic registration.
The Missing Link: Successes And Lessons Learned From An Integrated Approach To Land Tenure Registration In Burundi.
ZOA, Netherlands, The
The authors review a locally based land tenure registration project in Burundi, which combines tenure registration with conflict resolution. They lay out the program in detail and evaluate the successes and lessons learned. This evaluation also points towards broader issues related to land rights projects, pertaining to the national and international frameworks for such ground-based projects.
While there are established networks and policy frameworks on the international and national level, effectively informing locally based projects, an effective feedback link from the local level back to these higher levels of policymaking needs to be established.
The paper gives recommendations for improving the overall impact of land rights projects and suggests some necessary steps for establishing better and more supportive structures to increase the overall efficiency of land rights programming and policy making. Three aspects are particularly important:
1. Long-term funding by international donors involving strong financial resources for monitoring and evaluation.
2. Targeted research programs with the objective of identifying the necessary conditions of successful land tenure registration programs in various settings.
3. Institutionalized communication structures allowing actors involved in land tenure programs to communicate effectively and efficiently on their experiences – within program countries as well as across different contexts.
|1:00pm - 2:30pm
|11-10: Scaling Good Practice on Land Administration Delivery
Session Chair: Michele Oriol, Comité Inter Ministériel d'Aménagement du Territoire, Haiti
Tracking Impacts of Tajikistan Land Reform Across Multiple Projects, Donors and Districts from 2006-2016 Using a Common Core of Survey Questions and Field Methods
1Iowa State University, United States of America; 2The World Bank, Washington D.C.
This paper utilizes a series of four major project survey evaluations undertaken across a 10-year period to track key impacts of country-wide land restructuring in Tajikistan. Each survey of more than 1200 scientifically selected farm households by different donors including the World Bank, USAID and DFID included the same set of core questions and enough of the same regions and districts so that longer-term impacts could be followed over time. Cross-project collaborative leadership, careful planning and cooperation, and care in preserving and maintaining datasets made it possible to examine impacts of land reform in key geographic areas, as well as across the country in general. Key impacts identified over time include: (1) Most of the agricultural farmland has been restructured into plots of less than 5 hectares; (2) Farmers increasingly make their own independent farming decisions (freedom to farm); (3) farmers are investing more money and labor in their farms, and agricultural production and income are increasing; (4) The average number of crops grown has more than doubled over time, with significant increases in fruits and vegetables; (5) Farmers report eating more fruits and vegetables when they are produced on the farm.
Delivering Land Administration Services at Scale
Land Administration Authority, Lesotho
Land is a finite and one of the most valuable resources. Its administration deserves an optimized hence the need for proper land administration. Effective land governance ensures transparent and efficient land administration, equity and access to land by all, food security, land use planning, and natural resources management to name but a few. Land administration services should be business oriented as such adoption of appropriate customer centric models is significant. Balancing demand and delivery of the services should always be part of the game. Although there are always lessons that could be learned from one country to another, there is usually no "one size fits all" hence concepts like "fit for purpose" come to play. One of the core reasons for embarking on land administration reform initiatives is that it is known to promote economic development hence poverty alleviation. Land administration services are part of day to day for public services. These are usually services provided by government offices and it is a common concern in developing countries that public service delivery is sluggish and sometimes contaminated by acts of corruption. Organisations providing land administration services still need to monitor performance and quality of service provided to the public.
The Case for Participatory Fit For Purpose Massive Land Registration as a means for a Sustainable Cadaster in Mozambique
1EXI LDA, Mozambique; 2DINAT - National Directorate of Lands; 3Dutch Kadaster; 4Verde Azul/DINAT
It is now twenty years since a new land law was enacted in Mozambique, after 16 years of civil war. By force of the Constitution, the new law establishes that the state recognizes community and individual rights acquired through customary and good-faith occupation, although no provision was made for the registration of such occupation.
The development in the last two decades has prompted the need to systematically register and map land occupation, to secure the occupants rights, to avoid conflicts and to promote efficient land use, and development.
In the last five years, a more mature LAS/LIS (called SIGiT) is being used. There is, however, no way to circumvent the need to directly involve the citizens and a broad institutional collaboration.
We claim that the best approximation is achieved through a standards-based participatory and all-inclusive bottom-up cadastre and land management.
This paper discusses the main features of several components in view of the experience of the last five years in constructing the national land cadastre and how they can be implemented through participatory and decentralised land administration.
La problématique foncière en Haïti : Comment le Recensement Général Agricole de 2010 questionne les politiques publiques
1CIRAD, France; 2FAO; 3Chibas Foundation / Quiskeya University, Port-au-Prince
Nous posons les hypothèses suivantes : i) les réponses de politique apportées durant les dix dernières années à la problématique foncière sont insuffisamment ancrées sur des données empiriques récentes; ii) en conséquence, l'offre de régulation foncière récente ignore des aspects essentiels; iii) la question foncière aujourd'hui demande une réponse intégrale de politiques. En termes de méthode, i) nous rappelons d'abord l'empreinte de l'histoire; avec précaution, nous exploitons les données du Recensement Général Agricole 2010; iii) nous analysons les caractéristiques de l'offre de politiques foncières des dix dernières années; nous confrontons offre et demande de régulation foncière. Notre constat est que l'écart entre demande et offre de politique foncière reste notable : i) l'offre contient un éventail trop réduit d'outils d'intervention; ii) les formes précaires d'accès au foncier (métayage), ne sont pas régulées; iii) les conflits fréquents, ne sont pas répondus; iv) la pulvérisation des exploitations et le grignotage urbain placent le zonage et l'élaboration de plans locaux d'utilisation des sols comme priorités. La fragmentation extrême pose la question de politiques d'accompagnement de sortie.
|2:45pm - 4:15pm
|12-10: Experiences of Large Scale Land Acquisition
Session Chair: Issa Faye, African Development Bank, Tunisia
The Impact of Large Scale Foreign Land Acquisitions on Rural Households: Qualitative and Quantitative Evidence From Tanzania
1University of Hamburg; 2Erasmus University Rotterdam
The impact of large-scale foreign land acquisitions on rural households has proven highly contentious question in both public discourse and academic literature. The current paper takes a multi-method approach to analyzing the impacts of large-scale land acquisitions in Tanzania. I begin with an overview of leading economic theories which predict alternatively positive or negative effects from the entrance of foreign actors in the agricultural sector of developing countries. I also survey the existing qualitative evidence on these impacts for Tanzania, and find that this literature is highly critical of the repercussions of the so-called 'land grab' for the livelihood of rural populations. My original contribution begins with a law-and-economics approach, analyzing three specific foreign acquisition contracts from Tanzania for their likely impacts on rural households. Finally, I provide some rare quantitative evidence on the impacts of large-scale land acquisitions. To do this I combine data on large-scale foreign land acquisitions with newly available, specially designed, World Bank household surveys for rural Tanzania. The quantitative analysis shows mixed effects of land acquisitions on a range of development indicators for rural households.
The Implications of Infrastructure Investments on Land and Livelihoods
DAI, United Kingdom
After more than two decades of exploration activity, commercial quantities of oil and gas were discovered off the coast of Ghana in 2007. The prospects for the sector still remain positive with additional fields coming on stream in the second half of 2016 and 2017. Discovery has led to a high increase in infrastructure projects and investments in the Western Region particularly the six coastal districts. Large tracts of land have been taken over for oil and gas infrastructure, businesses, pipelines, roads and areas for machinery repair. These huge investments obviously have big implications for the communities who live in these areas and for their livelihoods, particularly for those who rely on natural resources. This paper will provide some real life examples of how investments in land (from government and private sector alike) affect the lives of ordinary people; the consequences of resettlement, beyond initial compensation packages; and experiences of bringing to the fore investors, communities, government and CSOs to discuss priority issues and concerns together, and ultimately develop solutions for all parties concerned.
Are Rural Areas Taking Advantage of Proximity to Cities?
RIMISP-LATIN AMERICAN CENTER FOR RURAL DEVELOPMENT, Chile
We identify the effects of proximity to cities on the economic development of rural areas in Chile. Following Partridge and Rickman (2003), and Rappaport (2004), this work characterizes the changes in population and employment in rural areas as the partial adjustments on the location of households and firms due to the spatial variations in agglomeration economies, amenities, and public provision of services of nearby cities. In order to observe how rural areas are influenced by the scope and intensity of the linkages with urban areas, we estimate the effect of travel time to cities and market potential variables, over the change of population and employment for 22,241 rural areas in Chile, using the last two Chilean national censuses of 1992 and 2002, rural travel time estimates, and stable satellite light night. We found that rural people are drained by urban areas, especially when the proximate city its large. But if the cities are medium or small in population size, they attract population to work there, but do not cause delocalization. Therefore, small and medium cities in Chile are generating more virtuous dynamics with the rural world, which is where a large share of poor people continue to live.
Review of Land Tenure Systems to Support the Creation of an Enabling Environment for Agricultural Transformation in Africa.
African Development Bank, Côte d'Ivoire
Subject to an enabling environment Africa can and should feed the region's population. The African Development Bank's Feed Africa- Strategy for Agricultural Transformation recognizes that security of land tenure and good governance remain major challenges across the continent
|Date: Friday, 24/Mar/2017
|9:00am - 10:30am
|13-05: Screening Prospective Investors
For more information or signing up, please contact email@example.com
Screening Prospective Investors
1UNCTAD, Switzerland; 2World Bank, USA
Financial and operational success is an essential pre-condition for agricultural investments to make a positive contribution to development. Yet a significant proportion of investors fail, many for reasons that should have been foreseen at the outset of the project. And there is great variation in the extent to which investments deliver development benefits. This underscores the importance of sound pre-screening procedures by host country governments when approached by investors.
The pre-screening capacity and procedures of host governments may not be sufficiently functional to successfully screen out investors with unrealistic business models. There appears to be a dearth of guidance available to governments on how to effectively screen out investors that have deficiencies in their plans, and screen in investors that make a positive contribution to the country's development goals. A frequent weakness pre-investment procedures is a failure to properly assess the land tenure implications. This can occur due to lax due diligence on the part of investors, or due to weaknesses in host country land legislation or application thereof. This Master Class will focus on how governments may improve their screening system, with an emphasis on addressing risks related to access to land for land-based investments.
|11:00am - 12:30pm
|14-05: Responsible Governance of Tenure: Technical Guide
For more information or signing up, please contact firstname.lastname@example.com
|1:30pm - 3:00pm
|15-05: Gender and Responsible Agricultural Investment in Africa
For more information or signing up, please contact firstname.lastname@example.com
Gender and Responsible Large Scale Land Based Investment in Agriculture in Africa: A Gendered Guide on Meaningful Community Engagement
1Oxfam Pan Africa Programme; 2International Institute for Sustainable Development
Oxfam and its partner, International Institute for Sustainable Development have developed a gendered guide intended to provide an overview of the key steps in the Large Scale Land Based Investment (LSLBI) process while defining what women and community engagement looks like through the evolution of the process. It seeks to provide a resource for women, communities and those seeking to empower them by addressing associated issues in a simplified manner
The guide is specifically intended for use by women, communities, their organizers and their facilitators once they discover an LSLBI is proposed or underway in their area. The guide highlights five key entry points which communities can use to influence the LSLBI process through organized and targeted engagement. The guide is intended to help maximize women and community's ability to engage meaningfully in LSLBI processes.
The guide development process was informed by community consultations in sampled countries among Communities affected by LSLBI. The countries include Cameroon, Kenya, Senegal and Zambia. While by no means providing all the evidence required, the information gathered from these countries was critical in development of the tools.


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It's been reported that under a Labour government football clubs will no longer be allowed to sign shirt sponsorship with betting companies in order to protect children from early exposure to gambling, and also deter those who may become 'problem gamblers'.
The UK gambling commission is also taking a hard line on gambling operators after the exponential growth over the last several years. With more new bingo sites in 2018 launching it is safe to say that a new labour government will be keeping a close eye on this sector.
The latest figures show that those that have an online gambling issue spend on average £98 each day, can place up to 90 bets and are more likely to gamble in the middle of the night. These figures compare with just £14 among gamblers that are not considered to be at risk.
Those gamblers will typically place and average of three to four bets a day (statistics provided by Gamble Aware.) It is young, unmarried men who are unemployed but who are looking for work who are considered to be most at risk of developing a gambling problem, and the latest statistics should enable the online gambling companies to identify and also protect any individual who might develop a gambling problem.
Labours policy was unveiled by deputy leader Tom Watson, who is also the shadow minister for digital, culture media and sport said that a Labour government would encourage the Football Association to implement its own ban on any sponsorship deals with betting companies, but it was prepared to legislate if it is needed.
These proposals follow the record fine which was levied on an online gambling company when a technical failure allowed 7,000 customers who had chosen to bar themselves from gambling were still able to gamble.
The simple fact is that the country has more than 400,000 problem gamblers which is a figure that has grown by a third in three years. Many problem gamblers suffer the urge to gamble continually regardless of the damage they are doing to their families and themselves.
Mr Watson is also reported as saying; 'football has to play its part in tackling Britain's hidden epidemic of gambling addiction, shirt sponsorship sends out a message that football clubs do not take problem gambling among their own fans seriously enough. It puts gambling brands in front of fans of all ages, not just at matches but on broadcasts and highlights packages on both commercial television and the BBC.'


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8 Simple Ways to Reduce Your Risk of DementiaFrom eating your greens to making time for friends, there's a lot you can do to reduce your risk for dementia and Alzheimer's disease.
If you took music lessons as a kid, there's good news: Whether you tooted a trumpet or pounded away at the piano, researchers at Emory University have found that it may have fine-tuned your mental abilities.
The new, small study looked at 70 adults between the ages of 60 and 83, all with good bills of health. Those with the most musical experience tended to perform better on cognitive tests than those with little or no musical know-how. Interestingly enough, the participants who still played an instrument performed no better than those who played an instrument as a child, showing the importance of starting at a young age.
The cognitive tests used in the study measure brain functions that typically decline with age and more dramatically with Alzheimer's disease and other forms of dementia. So are piano-playing child prodigies scot-free from getting dementia one day? No, but it certainly can't hurt. And that's not the only way to potentially lower your dementia risk.
How to Reduce Your Dementia Risk
There is a lot you can do to proactively reduce your risk of dementia. The first step is just being realistic about your risk — if dementia occurs in your family, that should spur you on to take better care of yourself.
Here are some more steps you can take:
Ultimately, say Andel, the best advice for calming your fears about future memory loss or Alzheimer's disease is to live as full and rich a life as you possibly can right now.
"Basically if you're active in one respect or another, you're better off than someone who is not," Andel says.


text:
Are Corporations People?
Release Date
May 7, 2012
Are corporations people, or are they something else? Corporations are made up of people – including employees, shareholders, and executives. So, are corporations distinct from the people that comprise them? Economics professor Steven Horwitz addresses this question.
Today, many people say we should raise the corporate income tax as a way to tax the rich, or the so-called "1%". But according to Professor Horwitz, taxes on corporations don't just tax rich executives, but also average workers and consumers.
So who ends up paying when corporate taxes are raised?
- Workers pay in the form of lower wages
- Consumers pay in the form of higher prices
- Americans saving for retirement pay in the form of lower stock prices and a less valuable retirement portfolio
Professor Horwitz shows that a tax on corporations is not the equivalent of a tax on the wealthy; instead individual people will pay these taxes, regardless of wealth. Working people bear the costs of the corporate income tax.
9 Comments
Matt Wavle
I can call a house a person, but it doesn't make it so.— "taxing the rich" is just using greed as a control tool, used against the poor who are not smart enough to know better.
[email protected]
So true
Good comment. I think you're right on.
Autumn Reed
Yep. The government and Walmart are made up of people.
I have some friends who might try to disagree. But I wonder what their reasoning would be.
Kenny Legge
So true. It seems that we forget this fact often, and only to our own determent.
Thomas Pearce
The left's argument is that the trickle down to wages and cost of goods is imperceptible. This video does not address just how significant those effects are. Coming from a professor, I'd like to see some data to reinforce that intuitive assumption that the trickle down is real and important.
Thomas Pearce
As do I, they'd certainly disagree because this video gives no data. Only the explanation of an intuitive assumption. I tend to agree with speaker, but disappointed in video.
Thomas the Left's argument is FALSE. So Thomas why would anyone try to make an argument against some false argument??
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On this year's Study Tour there's a solid turnout of businesses already in the Better by Design programme and it's great to hear such an appetite for ways to connect with customers.
A common question asked of our hosts is around how the company interacts or gathers feedback from its customers, so it was not long into the BBD Study tour we heard the often-used Henry Ford quote: "If I asked my customers what they wanted, they'd ask for a faster horse."
But there's another side to this, explained beautifully during our visit to Behance.
Behance is Adobe's folio site for the creative community and way to "connect creative talent with opportunities." (Think LinkedIn for creatives.)
Having millions of users across the world makes face-to-face interaction with these customers a challenge, but that doesn't stop Behance seeking to understand and learn from them using their digital channels. It's not a deep dive into their lives, but their eyes and ears are open for how to improve their product based on a short feedback loop.
Evidently, having designers as your customer base makes for a river of feedback, (and quite a few faster horses) which Behance doesn't take on face value, but looks beyond…
Will Allen, Behance's strategic lead says "designers are very vocal and will tell you what they want; they are not going to hold back."
Every week they have around 1000 interactions with customers through digital channels, with community managers moderating and interacting in those discussions, collecting data as they go. That's a lot of data to chew on, so they aggregate all these: "We aggregate all the digital touchpoints, from the community, twitter etc., and then take a step back to come up with a bigger perspective of what's actually going on here"
Henry Ford was right in that people are notoriously unreliable when it comes to expressing what they want, so only listening to their expressed needs gives you just half of the story. Behance takes this feedback on board, then looks beyond the expressed needs and deeper into the problems faced by customers.
Will says, "you should always listen to the problems and not the solutions of your customers - they'll let you know what's not working, but they'll come with their own perspective of what the solution is - it won't make sense from a strategic or product perspective, but their problems are very real, and that's where we should focus."
Couldn't have said it better myself, and I'm sure Henry would agree.
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Vocational insights: Power equipment is only part of the learning.
August 09, 2011 by Dale Vincent, Union Leader
Patrisha Biron was reminding Caitryn Gibeau to check the spacing between boards on a picnic table they were building Monday. "Run your fingers along," Biron told Gibeau.
The two 11-year-olds were among 18 members of Girls Inc. Manchester who are taking part in Middle School Girls in Construction at Manchester Community College this week.
The 18 Manchester girls were building picnic tables Monday and will be back at work on another project today.
Nashua Girls Inc. members are scheduled to be there Wednesday and Thursday and both groups will be there Friday to build items they can take home.
The girls will also hear from speakers about potential careers in the construction and engineering fields as part of a program to promote those fields are career choices for girls in New Hampshire.
The impetus for the program is the statistics regarding high school students in the vocational school construction programs. Of 840 students, only 48 are female, said Mary Laturnau of the New Hampshire Department of Education Career Development Bureau, "This is a primary way to get them," she said.
Elaine Hamel, director of Girls at Work, a non-profit dedicated to empowering girls by teaching them woodworking, design and carpentry skills, was assisted by two other female instructors, but Hamel seemed to be everywhere at once. "Listen up" and "Hold your frames" were among the admonitions as the middle school-age girls occasionally were in too much of a hurry or didn't measure carefully, put screws in crooked, or had their safety glasses atop their heads instead of over their eyes as they worked in teams sanding, cutting and assembling tables. Hamel said it's not every day that the girls get the opportunity to build something. "The goal is to empower them," she said. "They walk away thinking they can build their own house."
That may be a slight exaggeration, but the enthusiasm was obvious.
"I didn't know it was gonna be this fun," Biron said. "It looks harder than it is."
Although Gibeau had to stand on a milk crate to be tall enough to use the power saw, she was the perfect height when it came to using the power screwdriver on the table top, not having to bend over.
Hamel said the teamwork is an important part of the project and so she deliberately broke up "friends" when determining teams. She said working as a team builds new bonds among the girls.
As 12-year-old Zania Norman carefully measured, to make sure the screw position in the center plank of the table top would tie the plank securely to the center support underneath, Catherine Schoenenberger of the National Association of Women in Construction said: "They've never had a screwdriver in their hands."
In this program, the girls are using power tools — saw, sanders, screwdrivers — but also learning the importance of lower-tech tools of the trade — tape measures and pencils.
While they are learning basics of construction, such as how to support a tabletop effectively, some of what is covered is common sense, like how close the board of a bench seat should be. Enough space to permit drainage after a rain, but close enough to avoid pinching butts.
At 9 years old, Claire Hoyt is the youngest participant, but she already has some experience. "I helped my dad build a chalkboard in my room," she said. "I like to build."
Not everybody would consider a career in the building trades. Norman, whose sister, Aliyah, 10, is also in the program, said: "Probably not, because it's a lot of work."
Cydney Nordstrom, 12, said: "I do enjoy wood work. I did wood shop at school."
But Nordstrom said her career choice of fashion designer has been set since she was a little girl and she doesn't plan to change.
That's fine with those behind this program. They aren't looking to have women take over the building trades and engineering, but they want to make it a viable career option for some who might not otherwise consider it.
The workshop is funded by the Carl D. Perkins Career and Technical Education Improvement Act of 2006, in partnership with the ITM Partnership (Information Technology & Manufacturing), the New Hampshire Department of Education Career Development Bureau, Manchester Community College, Girls at Work and the National Association of Women in Construction.
Building supplies were donated by Meridian Construction Corp., Kamco Supply Corp., Eldridge Lumber & Hardware, P.J. Currier Lumber Co., LaValley Building Supply and Belletetes.
Manchester Community College: Ideas To Build On


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DescriptionAhoy me mateys! The four-piece, sexy stewardess costume includes a mini dress with keyhole detail, gold belt waist, matching gloves and headpiece.
Fabric: Polyester
Theme: Stewardess
Occasion: Holiday
Size Chart(Inch) S M L Bust 32.3 33.5 34.6 Waist 27.2 28.3 29.5 Size Chart(CM) S M L Bust 82 85 88 Waist 69 72 75
The dimensions data from the measurement of the product, "click here" to see the measuring methods details, and allow 1-2cm (0.4-0.8") differences due to manual measurement, thanks.
Actual fabric colors may vary slightly from online colors due to variations in screen color settings.
30 Days Return + Shipping PolicyShipping & Delivery
Receiving time = Processing time + Shipping time
Note: In orders with more than one item, the processing time will be based on the item with the longest processing time.
We will prepare your order after it have verified. Such as: strict quality control, arrange the suitable carriers.Return Policy
Return within 30 days from the delivered date.
1. Items received within 30 days from the delivered date.
2. Items received unused, undamaged and in original package.


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Advanced schooling in the UKmore
Western universities and colleges and colleges turned out to be more popular then ever amid overseas kids. Why? The correct answer is crystal clear: quality and exclusive teaching is key to well being as a result of graduating. Professionals, informed in European colleges are likely to get, they are able to get famous and remarkably paid off poses. Which.


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A wonderful hand to go with a wonderful juice! Straight is a powerfully flavorful combination of Green Apples, Pomegranate, and Strawberries over a bed of cream that will keep you in the game until the money is all yours.
Straight is a 50% PG / 50% VG Blend.
Bottle Size: 30ML


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Eyeing wholesome results on a property? It has remained a well-known phenomenon that residential plots in Gurgaon score greater over different property classes in courses of results. Consequently, if you can control to beat a great or somewhat 'safe' opportunity, purchasing a design can imply a worthwhile investment thinking that increasing property values.
However before you definitely necessitate that clear action in high wedgies, there are amazing vital circumstances to be examined to assure that you are buying with the best seller and financing in a design established by the city preparation unit or the concerned government.
Key factors to review before buy plots in Gurgaon
- Neighbourhood: It is essential that you discover the neighbourhood of the area by holding its vicinity to the major sections within the township. Do not become tempted by less valued property in faraway regions including the least progress.
- The dimension of the Plot/property: In case, you are contemplating to purchase a lot of property for living tenacity at the following degree, it is desirable to first know your condition. Assure that you review how many tracts (built-up-area) you will require to create your dream house. Topography and earth are the additional two vital circumstances to examine while purchasing the land.
- Examine the actual price of the property: Rather than frantically hastening in to purchase land that looks reasonable to you, it is desirable that you prepare your analysis well and discuss with a real estate specialist to discover the price of the land/property. Following all the fundamental depositions, you must allocate well with the agent on a property of land.
- Check the constructor: One may frequently listen that 'the portion of the property is below prosecution' or some additional problems. Therefore, it is suggested that you prepare a cross-verification concerning the dealer (in various circumstances it remains the constructor). You could probably check the old or prevailing designs (plots) concerning the concerned constructor or also post your questions approaching the online real estate panels. This will provide you with some thought regarding constructor reliability and authenticity.
- Discharge Warranty: In some matters, the property may have remained vouched to secure bank credit. In such a situation, you will need to arrange a discharge document from one bank, which guarantees that the mortgage on the property has been totally paid. However, if there exists higher than one landlord, do get the license from all the characters included.
- Confirm Title Deed: Investigate whether the agent has a preference over the business. The initial action is to understand the title deed concerning the property which you are working to gain. Authenticate whether the property exists in the title of the merchant plus that the whole license to market the land rests with him including no other character. It is constantly greater to perceive the initial deed reviewed by a supposed attorney.
- Required Endorsements by Regional Body: Confirm whether the area or the whole design has been adopted with the City Development Corporation including the regional body. For example, in Bangalore, the principal officials are BBMP including BDA. Request for the required endorsement papers and if probable get it checked by a prosecutor. In event of a considerable design where the developer intends to expand the area, assure that the outlining settlement and construction permission has been received from the City Development Corporation.
- Review Impediment Certificate: Before purchasing land, it is necessary to authenticate that the area is unoccupied from legitimate dues. Concerning this, examine the Impediment Certificate concerning at least 30 years. Presented at the sub-registrar's position, this declares that the announced land does not possess any legitimate dues and accusations.


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Cracker - The Complete Collection in November
ITV DVD have announced the UK Region 2 DVD release of Cracker: The Complete Collection for 13th November 2006. To mark the return of Cracker to our television screens this Autumn with a brand new feature length episodes of the smash hit drama series created by Jimmy McGovern and starring Robbie Coltrane, ITV DVD are releasing this complete DVD collection.
Available as Cracker: The Complete Collection (£124.99 RRP) and as stand-alone episodes (£12.99 RRP each) as follows:- The Mad Woman in the Attic, To Say I Love You, One Day A Lemming Will Fly, To Be A Somebody, The Big Crunch, Men Should Weep, Brotherly Love, Best Boys, True Romance, White Ghost, and the new upcoming episode Cracker.
In the brand new episode written by Jimmy McGovern, Fitz (Robbie Coltrane) returns to his native Manchester to see his daughter Katy get married after spending several years in Australia with his wife and son James. Fitz appears to have left his old life behind, but it's not long before the old, deeply-flawed Fitz resurfaces and he recovers his old passions.
Excessive gambling, smoking, drinking and sex are firmly on the agenda but he is also keen to 'crack' his first case in the newly rehabilitated city of Manchester and it is not long before Fitz gets caught up in a murder case.


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Leicester City have apparently knocked back a tasty offer of £20m from Bournemouth for winger Demarai Gray.
The 21-year-old has been at the King Power since moving from Birmingham in January 2016 after the Foxes triggered his £3.7m release clause, and showed flashes of his ability last season.
The youngster, who has been capped by England at all levels bar the senior side so far in his fledgling career, has failed to force his way into the starting line up since arriving in the Midlands, and south coast side Bournemouth have apparently tried to capitalise on that by making an offer.
As tweeted out by Sky Sports reporter Kaveh Solhekol, the Cherries bid in the region of £20m for Gray, but the offer was swiftly rejected by the Foxes, who say he is not for sale.
Should there be truth to the report, it will be interesting to see what action Gray will take next - the Birmingham-born youngster currently has Marc Albrighton and Riyad Mahrez ahead of him in the pecking order and could force through a move away.
Bournemouth have made an offer in the region of £20m for Leicester City winger Demarai Gray. Offer has been rejected. Gray not for sale.— Kaveh Solhekol (@SkyKaveh) August 3, 2017
That said, Gray may be acutely aware that Algerian star Mahrez has spoken of his intention to leave the club, and so could stay put to take his place.
The former PFA Player of the Season has been linked with a move to Serie A side Roma and Premier League giants Arsenal.
Bournemouth have made some smart acquisitions in the transfer window so far, including Asmir Begovic, Nathan Ake and Jermain Defoe at a combined cost of around £30m.


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The Ministry of Natural Resources and Environment August 4 agreed to a proposal which would advance farmers in Ba Ria – Vung Tau Province VND2.6 billion (US$130,000) to cover legal fees involved with suing the Taiwanese MSG company Vedan.
|Taiwanese MSG company Vedan
The money will come from the Vietnam Environment Protection Fund, said a representative from the ministry.
According to Tran Van Cuong, deputy chairman of Ba Ria – Vung Tau Province's Department of Agriculture and Rural Development, the Tan Thanh District People's Court has received 700 of 1,255 petitions of affected farmers requesting Vedan pay for damages.
Lawsuit applications against Vedan are expected to be filed with the district People's Court on August 12, Cuong said.
On the same day, lawyer Nguyen Duc, Chairman of Dong Nai Province Lawyer Association said lawyers, acting on behalf of farmers, filed 30 petitions to bring Vedan to court.
To date, lawyers in Dong Nai Province have instructed 2,500 households to complete legal procedures necessary to sue Vedan.


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So finden Sie den Weg ins größte Skigebiet Österreichs
Arrival by car
Rendl car park
Parking charge: € 7 per day for cars
Parking charge: € 20 per day for bus/caravan
at the old Rendlbahn valley station, after the roundabout (Map)
Nasserein car park
Parking charge: €7 per day for cars
Parking charge: €20 per day for bus/caravan
at the eastern entrance to the town in St. Anton (Map)
St. Christoph car park - free
above the Findelkind tunnel (Map)
Arrival by train
St. Anton am Arlberg is a Railjet- and Eurocity station. The station is located in the center of St. Anton am Alrberg and just 5 min distant to the ski area. All important international express trains stop here, also the Venice-Simplon Orient-Express.
Informationoffice: +43 (0) 5-1717