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A decade of displacement: How Uganda’s Oil refinery victims are dying before realizing justice as EACOP secures financial backing to further significant environmental harm.

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By Witness Radio team.

“Laws are like spider webs: they catch the weak and let the powerful go free,” said Anacharsis, a Greek philosopher. These ancient words still ring painfully true for thousands of residents from Kyakaboga Sub-county in Hoima District, Uganda, who were displaced over a decade ago to pave the way for the country’s first oil refinery project. Despite 13 long years of broken promises and unending court delays, these communities continue to fight for justice, their unwavering resilience a source of inspiration.

Recently, the East African Crude Oil Pipeline (EACOP) project secured financial backing, including both debt and equity. The project is estimated to cost around $5 billion, with the project owners contributing about $2 billion in equity and raising an additional $2.4 billion – $3 billion in external debt. Funds were secured from Standard Bank, Stanbic Bank Uganda, KCB Bank Uganda, and the Islamic Corporation for the Development of the Private Sector in Saudi Arabia, among the financiers backing the project.

Many people consider EACOP to be responsible for causing significant environmental harm in Uganda. The project is projected to impact numerous protected areas, including forests and national parks, and could potentially lead to the destruction of habitats and displacement of endangered species. Additionally, the pipeline’s construction and operation pose risks to water resources, including the Lake Victoria basin, which is a vital source of water for millions.

In 2012, the Ugandan government compulsorily acquired 29 square kilometers of land affecting over 13 villages in Buseruka Sub-county. More than 7,000 people, including 3,500 women and 1,500 children, were evicted to make way for the oil refinery. The project, touted as a symbol of national progress, instead left a trail of disrupted lives and systemic injustices —a stark reminder of the moral outrage that underlies this issue.

According to the Petroleum Authority of Uganda, the Resettlement Action Plan (RAP) for the refinery offered affected people two options: cash compensation or resettlement with new houses built by the government. However, to date, many remain uncompensated, and others who opted for cash claim that their land and property were undervalued.

“At the time of compensation, we realized that the government was not paying us fairly as promised,” said Abigaba Esther Mpabaisi, one of the displaced residents. “Some villages in the same locality were compensated using different rates.” She added.

In response to these over-arching concerns, the residents, through their organization, the Oil Refinery Residents Association (ORRA), filed a case at the High Court in Kampala in 2014, seeking redress for forced evictions and human rights violations. Their courage in the face of a decade-long pursuit of justice, frustrated by systemic delays, shifting court venues, and what they describe as deliberate obstructions by state agencies, is truly admirable.

Christopher Opio, the ORRA leader, said the Court of laws meant to protect the poor had let them down: “We went to court, just like we have tried many other things. But the court has let us down. Even today, over 47 families have never received houses as part of the resettlement.” Opio added.

Uganda’s oil development efforts have repeatedly come under fire for forced land takeovers, delayed and inadequate compensation, and coercion accompanied by gross human rights abuses and violations. Despite communities turning to courts as a last resort for justice and demanding accountability for the harm caused to them, they are often left disillusioned.

Uganda’s judicial system operates with a stark contrast in the treatment of cases. While cases filed by powerful institutions often move swiftly, those filed by people experiencing poverty against the state or investors are subjected to years of postponements. A glaring example is the case in Buliisa District, where the government sued 42 families who refused undervalued compensation for their land for the Tilenga project, part of Uganda’s oil development activities.

The Tilenga project, is a major oil development in Uganda’s Albertine Graben, specifically in the Buliisa and Nwoya districts and it has caused displacement of local communities. The courts delivered judgment just four days after the case was filed, upholding the eviction of the families, who were also the legal landowners.

Meanwhile, the Kabaale case continues to stall. 75-year-old Kato Phinehas, who is also among those affected, reveals that the transfer of the case from one court to another is another factor that victims see as a deliberate effort by the state and courts to deny them justice.

“We started from the High Court in Kampala. There, government officials who were party to the case kept dodging us. Many times, the case was scheduled, but they would be absent, and it would be adjourned for several months. Despite little progress, the case was, to our surprise, referred to the Masindi High Court.

We decided not to give up. We followed the case to Masindi, but it was bounced back to the Kampala High Court. In Kampala, they told us the case had been sent to Masindi. Then, in Masindi, after a long wait, the case was referred to the Hoima High Court. However, in Hoima, they informed us that the files could not be traced. We later learned the case files were still in Masindi allegedly because there was no transport to deliver them to Hoima.

The judicial delays have taken a personal toll on individuals like Kato Phinehas. At 75 years old, he wonders if he will live to see the end of these delays. “this shocked us. We asked ourselves: how can a whole government fail to transport case files from Masindi, which is nearby? I’m 75 years old now, you can see me. I wonder: if these judicial delays continue for another ten years, will I still be alive to pursue this case?”

In addition, the eviction took a toll on the socio-economic life of residents, as Wandera John Bosco explains.

“I have been so much disturbed by the displacement because they evicted us from Kabaale and brought us here in Buseruka, about 25 kilometers away. In Kabale, we were flourishing in our work, had good business, and people were carrying out their daily activities, including farming, which yielded a lot and allowed them to thrive. This is a different case here. Life is hard,” said Wandera John Bosco, one of the Oil Refinery Project Affected Persons.

The economic effects have been severe. Many families who relied on farming lost their livelihoods. With no land and no crops, they couldn’t pay school fees. Children dropped out in large numbers.

“I dropped out of school in 2012,” said Tumwebaze Innocent, who was in secondary school when the evictions happened. “The government imposed a cut-off date and banned cash crops that grow beyond six months. And parents, including mine, had no alternative source of survival, which caused many of us to stop education,” he added.

Despite Article 126(2)(b) of Uganda’s Constitution, which mandates that “justice shall not be delayed,” these communities are trapped in a judicial limbo.

Community leaders are now urgently calling on Parliament, the Ministry of Justice and Constitutional Affairs, and the Ministry of Energy and Mineral Development to intervene not only to expedite the court case but also to revisit the entire compensation process. The need for new, fairer valuations based on current land rates and appropriate compensation for families still residing in inadequate or temporary housing is immediate and pressing.

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Mbale City Senior Lands Officer Charged with Abuse of Office Over Sale of Govt Property

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KAMPALA — A senior land management official in Mbale City has been arraigned before the Anti-Corruption Division of the High Court on charges of abuse of office and fraudulent procurement of a certificate of title after allegedly facilitating the irregular sale of government-allocated land to a private businessman.

Emmanuel Paul Kigaye appeared in court Tuesday following his arrest by the State House Anti-Corruption Unit in collaboration with the Criminal Investigations Directorate and the Office of the Director of Public Prosecutions.

According to the prosecution, between September 2019 and May 2023, Kigaye, while serving as senior land management officer at Mbale City, engaged in an arbitrary act prejudicial to his employer’s interests. He is accused of irregularly causing the Registrar of Titles at the Mbale Ministry Zonal Office to issue a certificate of title for Plot 27, Bishop Masaba Road, in the name of businessman Moses Wamatsembe.

The state alleges that the action was illegal because the plot had already been allocated to the Dairy Development Authority. Prosecutors further claim that Kigaye fraudulently processed and procured the registration of a freehold certificate of title — FRV MBA199 Folio 22, instrument number MBA-0009476 — for land measuring approximately 0.5040 hectares at the same location, still in Wamatsembe’s name.

Kigaye denied the charges. He was remanded to Luzira Prison and is scheduled to reappear in court July 16.

The case highlights ongoing efforts by anti-corruption agencies to tackle irregularities in land administration, a sector long plagued by disputes and allegations of malfeasance in Uganda. Land management officers wield significant influence over title processing and allocations, making the position susceptible to abuse when proper safeguards are bypassed.

The State House Anti-Corruption Unit, established by President Yoweri Museveni in December 2018 under Article 99(4) of the Constitution, was created to fast-track the resolution of corruption complaints received by the presidency. Since its inception, the unit has conducted more than 400 operations across more than 100 districts, resulting in the arraignment of more than 856 suspects and 150 convictions. It has also recovered billions of shillings in public funds and facilitated the interdiction of numerous corrupt officials.

The arrest of Kigaye forms part of the unit’s intensified scrutiny of public officials suspected of undermining government interests through corrupt land deals. Such cases often involve collusion between bureaucrats and private individuals to divert public resources for personal gain, eroding public trust in local governance and development authorities.

Court proceedings are expected to shed more light on the alleged transaction as investigations continue. Officials from Mbale City and the Dairy Development Authority have yet to issue public statements on the matter.

Source: pmldaily.com

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Kibaale Residents Raise Corruption Concerns Over Delayed Land Title Processing

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Residents of Kibaale District have accused officials of corruption and unnecessary delays in the processing of land titles, saying the challenges continue to fuel land conflicts and deny vulnerable communities secure land ownership. The concerns were raised during a Uganda Land Commission sensitisation on the Systematic Land Adjudication and Certification programme.

Residents of Kibaale District have raised concerns over alleged corruption and prolonged delays in the processing of land titles, saying the challenges continue to affect land ownership and fuel disputes within communities.

The concerns were raised during a community sensitisation meeting organised by the Uganda Land Commission (ULC) on the Systematic Land Adjudication and Certification (SLAC) programme, ahead of the issuance of more than 2,000 land titles covering 647 hectares (1,600 acres) of land purchased by the government from Fred Kasozi for beneficiary communities.

The land, located on Block 241, Plot 1 in Buyanga, covers Kasambya, Kineka A, Kikonge, and Kidukuule villages in Buyanga Sub-county, Kibaale District.

Residents welcomed the initiative but questioned why many beneficiaries under previous phases of the programme are yet to receive their land titles despite completing the registration process several years ago

They argued that the delays have created uncertainty over land ownership and contributed to an increase in land-related disputes.

Community members also alleged that corruption within the land administration process has made it difficult for vulnerable people to access land titles, with some officials reportedly demanding bribes before processing applications.

Ibrahim John Mulumba, a resident of Kibaale Town Council, said he applied for a land title more than six years ago but has never received it.

“Some of us processed our land titles over six years ago, but they have never been released. We believe some of the delays are because people could not afford to pay bribes. Corruption among some land officers has frustrated many applicants,” Mulumba said.

He further claimed that only a few people managed to obtain land titles through the intervention of adjudication committees.

Janepher Mbabazi, a resident of Kikonge A Village, accused some government officials of promoting corruption, which she said has contributed to increasing cases of land grabbing.

Matia Birungi, the LC I Chairperson of Kasambya Village, welcomed the government’s intervention, saying the programme offers a lasting solution to persistent land conflicts affecting communities.

Augustine Bugara from the Uganda Land Commission warned officials against engaging in corrupt practices, noting that such behaviour undermines government programmes intended to improve people’s livelihoods.

“Corruption sabotages government programmes and denies intended beneficiaries the services they deserve,” Bugara said.

Vincent Kasaija, the LC II Chairperson of Kibaale, applauded the government for rolling out the programme, saying secure land ownership would promote peaceful coexistence and create a stable environment for economic development.

Kenneth Kabyanga, Chairperson of Kibaale Town Council, urged the Commission to ensure that land titling is implemented in line with the town’s physical development plan to avoid future planning challenges within the central business area.

Tom John Kasenge, a Commissioner at the Uganda Land Commission, said the programme is intended to improve community livelihoods by securing land rights and reducing land-related conflicts.

“The programme is aimed at promoting community livelihoods through agriculture by securing land ownership and ensuring communities live in a conflict-free environment,” Kasenge said.

He explained that communities who have occupied the land as bona fide occupants would eventually receive legal ownership, enabling them to invest confidently in long-term development.

Kasenge also outlined the requirements for processing land titles, noting that beneficiaries would pay processing fees ranging between Shs30,000 and Shs40,000.

He said the exercise would begin with community mobilisation, followed by boundary opening, land surveys, plot subdivision, and eventual issuance of land titles.

Responding to concerns raised by residents, Kasenge assured the community that the Commission remains committed to addressing challenges affecting the programme and finding sustainable solutions to land disputes.

Meanwhile, Kibaale Resident District Commissioner Stephen Byaruhanga acknowledged the existence of corruption within the district’s land administration system, alleging that some officials attached to the District Land Board had frustrated legitimate applicants.

“There have been corruption tendencies involving some officials, and many people have failed to benefit because of those practices,” Byaruhanga said.

He requested the Uganda Land Commission to provide his office with records from previous land title processing exercises to facilitate investigations into cases where beneficiaries never received their titles.

“Having this information will enable the security team to investigate those who frustrated the process and ensure accountability,” he added.

John Byarugaba, a staff surveyor in the Kibaale District Lands Office, said preparations for the latest land title distribution exercise had been completed.

“We already have everything in place, including survey stones, and we are ready to begin the exercise,” Byarugaba said.

He explained that under Block 244, Plot 20 in Karuguza, 912 land titles were processed and all beneficiaries received them, while under Block 178, Plot 1 in Nyamarunda Town Council, 1,517 land titles were processed, although a few remain uncollected.

He added that approximately 200 land titles under Block 244, Plot 19 in Buyaga, Karuguza, are still pending processing.

Source: nilepost.co.ug

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New MPs to undergo orientation on land governance

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KAMPALA – Members of Uganda’s 12th Parliament are set to participate in a high-level orientation on land governance on 17th July 2026 at the Parliamentary Conference Hall, in a move aimed at strengthening legislators’ understanding of one of the country’s most complex and sensitive development issues.

The orientation, organised by the Uganda Parliamentarians Land Management Forum (UPLMF) in collaboration with the Ministry of Lands, Housing and Urban Development, will bring together Members of Parliament, government officials, development partners, technical experts and civil society organisations to discuss emerging land governance challenges and the role of Parliament in promoting equitable, transparent and sustainable land management. Land remains a critical national asset that underpins  agriculture, investment, infrastructure development, environmental conservation and social stability.

However, persistent challenges such as land conflicts, illegal evictions, insecure land tenure, weak land administration systems and limited public awareness continue to hindersocio-economic transformation. Parliament has consistently identified land governance as a priority area requiring stronger legislative oversight and policy implementation.

The orientation is expected to equip legislators with practical knowledge on Uganda’s land laws, the National Land Policy, customary and statutory land tenure systems, land administration institutions, and the rights and responsibilities of citizens. Special attention will also be given to gender-responsive land governance, dispute resolution mechanisms, and the importance of protecting vulnerable groups, including women and youth, in accessing and owning land.

Participants will engage with experts from government, academia, development partners and civil society, providing an opportunity to exchange experiences and identify policy interventions that can strengthen land governance across the country.

According Charles Opolot, the orientation comes at an important time as the new Parliament begins its legislative work. It is expected to prepare Members of Parliament to effectively debate land-related legislation, scrutinise government programmes, monitor implementation of land policies and respond to constituents’ concerns on land matters.

Charles Opolot, Advocacy and Partnership Manager with the forum, believes that well-informed legislators will contribute significantly to reducing land-related disputes, promoting responsible land administration and advancing inclusive national development.

The orientation has attracted support from development partners such as Oxfam, Pelum Uganda, Cordaid and Zoaamong others who committed to improving land governance and strengthening parliamentary engagement on land issues. It also reflects growing recognition that effective land governance is central to achieving sustainable development,  food security, environmental protection and economic growth.

As Uganda continues to experience increasing pressure on land arising from population growth, urbanisation and commercial investment, stakeholders hope that the orientation will strengthen Parliament’s capacity to champion policies that promote justice, transparency and equitable access to land for all Ugandans.

Source: pmldaily.com

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