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ABSTRACT
Banjiram is one of the communities resettled in the year
1980 to make room for the construction of Kiri dam to supply the
Savannah Sugar Company with water for Irrigation. As part of the
resettlement program, the Federal Government then, cleared and surveyed
an alternative location (now New Banjiram). A cadastral survey was
carried out and plots were physically delineated on the ground with
beacons at the corners of each plot. Land right were orally transmitted
and the evidence of such land rights has been based on the knowledge of
community elders and village chiefs. With increasing population and
consequent competition for land, there has been prevailing tenure
insecurity with its associated conflicts and litigations over land
ownership. One of the most important documents: paper-based cadastral
layout of the area containing delineated parcels has been lying the
cabinet of the Adamawa state Ministry of Lands and Survey in a decaying
state. This research is aimed at carrying out a cadastral mapping of
Banjirm using Remote Sensing and GIS with a view to developing digital
cadastral Information System which has the ability to integrate the map
and the record of ownership and use. To achieve this, the cadastral
layout of the study area was scanned and georeferenced in ArcGIS 10.1.
Parcels were then digitally delineated (digitized) and given unique
identification numbers. To obtain the textual component of the cadastre
(land ownership and use information), a fieldwork was carried out to
determine the existing land rights through a participatory process of
adjudication. The adjudication involved visits to each parcel by a team
comprising the researcher, a representative of the traditional heads and
member of the Land owners union. To ease the process, a remotely-sensed
imagery (Google Earth image) upon which the digitized parcels with
unique numbers was overlaid was presented to land owners and witnesses
(adjoining land owners) to visually identify their parcels and present
their claims. A questionnaire (adjudication form) was used to record
information on land owners and their parcels. A digital camera was also
used to capture the passport photograph of each land owner. After the
fieldwork, a cadastral database (containing the digital record of land
owners and their parcels) was then designed and built using the
information gathered. Analysis and testing of the efficiency of the
database was then performed and a variety of results were generated.
Major findings of this research include: (i) there were 1278 parcel with
1166 owner; (ii) about 1086 (84.977%) parcels were allocated while192
(15.023%) parcels were not allocated; (iii) there were 865 (67.762%)
parcels that were developed while 413 (32.238%) parcels were not
developed; (iv) out of the 1278 parcels: 758 (31.91%) were found to be
used for residential purpose; 32 (20.016%) for institutional purpose; 11
(2.431) for commercial purpose; 158 (14.2%) for agricultural purpose
and 301 (31.408%) for mixed uses.
1.1 BACKGROUND TO THE STUDY
Land
is a great resource and indeed, the backbone of wealth in many
communities, whether urban or rural. People have depended on land for
food, shelter, employment, resource, cultural and religious needs. Land
is the foundation of all human activity. The relationship of people to
land is fundamental to human existence (United Nations Economic
Commission for Europe (UNECE), 2005). Issues of land have been
identified to be a cause of civil and international wars and even
genocide (Bell, 2011). Conflicts over ownership, land grabs, social
disharmony, reductions in yields, diminished food security, weak land
markets and negative impacts on the environment are associated with
regions with poor system of land information management (McLaren, 2011).
Current and reliable land information in terms of ownership, land use
and value is necessary for: ensuring the security of property rights;
reduction in litigation and less work for the courts; better land
assessment and taxation; better information base for planning and
administration; improving map production (such as base map, utility
asset maps, zone maps and so on); easier transactions in land;
establishing a transparent and operational land market; less corruption
in land affairs and update the land information (Kabir, 2009). The
cadastre is the core component of land information management
(Andersson, 1986).
The International Federation of Surveyors (FIG,
1995) defines a cadastre as a parcel based and up-to-date land
information system containing a record of interests in land (e.g.
rights, restrictions and responsibilities). Williamson & Ting (1999)
identified three forms of cadastre: the fiscal cadastre (used for
generating revenue through taxation); legal or judicial cadastre (used
for protecting property ownership rights) and; multi-purpose cadastre
(combining both functions of the fiscal and legal cadastres as well as
being used for utility management, planning, environmental management,
etc.). The core component of cadastres, Cadastral information system or
Land Information System is the cadastral map obtained through cadastral
mapping.
Synonymous with cadastre and cadastral mapping is land
registration. According to McLaughlin & Nichols (1989) land
registration is process of recording legally recognized interests in
land. The overall aim of land registration is building a cadastre (Jing,
2011). Crucial to land registration is adjudication. The term
adjudication was first used in 1950’s to describe systematic
ascertainment of rights in land (Lawrence, 1985). Adjudication is the
first stage of land registration aimed at formalizing land through the
procedure of land rights identification, demarcation cadastral surveying
and mapping (Dale and McLaughlin, 1999). Adjudication occurs in two
cases where no earlier register information is available or where the
old information becomes obsolete with very bad quality (Jing, 2011).
Cadastral mapping could be described as the process and methods of
building of information on land. Traditionally, cadastres and cadastral
mapping systems have been manual and paper-based (Borzacchiello &
Craglia, 2012). They contained a numerical/diagrammatic description (a
graphical description of land parcels) and a separate list of land
register (containing a list of names and rights of land holder)
(Zevenbergen, 2002). Indexing schemes were used to link the map and the
register.
Recent developments in the Remote Sensing and Geographic
Information System (GIS) and web-based GIS, internet communications,
band width and transmission speeds have necessitated and made possible
the development of digital cadastres and cadastral mapping systems
allowing the map and the register to be integrated into one single
system (a digital cadastral map (database)) (Sutherland & Nichols,
2002). With the development of Geo-information technologies (GIT)
adjudication of land rights benefits greatly from the use of Remote
Sensing/Photogrammetry (Jing, 2011). Remotely-sensed georeferenced
orthophotos have been used for adjudication in various regions of the
world (Meijs, Kapintango & Witmer (2009). Remote Sensing and
Geographic information systems (GIS) have therefore become important
geometric tools for building of digital cadastral systems (Albert,
Edmund, Merem & Yaw, 2006). Elayachi & Semlali (2001) noted that
a digital cadastral map is not a map in the traditional sense, but a
map in which attributes (tabular) and map (graphic) data on cadastral
unit are stored in the same database. They added that a digital
cadastral map registers each parcel and its owners and describes all the
spatial structures consisting of location, boundaries and contents.
While
Western nations are advancing in the creation of multi-purpose
cadastres that are aimed at supporting sustainable development,
developing countries are only recently starting to establish more formal
cadastral records for fiscal or other purpose.
In Nigerian,
cadastral mapping land/registration and administration suffer from among
others lack of use of appropriate technology in surveying and the
mapping industry. Cadastral maps are worn out and outdated and
modernization efforts are only made for urban lands and are still on
pilot basis (Oboli & Akpoyoware, 2010). Only a few states including
Lagos, Kano and the Federal Capital Territory have computerized land
information (Bell, (2011). A greater part of land in Northern Nigeria is
held under a customary system without being covered by cadastral
mapping and land title registration (Usman, 2010).
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