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Why govt is launching a comprehensive digital land registry

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RDC Fatumah Ndisaba making enquiries at the MZO-Mukono’s registry desk in 2024. Govt is launching a comprehensive digital land registry

COMMENT | DAVID MUWONGE |  Land has historically symbolized wealth and power. In the past, kingdoms expanded their influence by acquiring new territories.

This pursuit continued into the colonial era, spanning the 15th to the 20th centuries, with European powers scrambling for control over Africa. They were driven by a desire not just for human labour but also for large amounts of agricultural land, political power, and the raw materials needed to fuel the Industrial Revolution in the West. As a result, the distribution and management of land became increasingly complex.

In Uganda, the colonial era ushered in the 1900 Buganda Agreement, a turning point in the nation’s land history. Among its key provisions was land reform. It introduced the mailo system at the center of it all. Under this agreement, large estates were divided. About 8,000 square miles were granted to roughly 1,000 chiefs and landowners, establishing a unique land tenure system. These changes have had lasting effects on Uganda’s approach to land ownership and governance.

Over time, this structure evolved into the four land tenure systems recognized by the 1995 Uganda Constitution: customary (traditional communal or family-based ownership), freehold (absolute ownership), mailo (a system with distinct rights for owners and tenants), and leasehold (land held for a fixed term under a lease agreement, often with rent payments).

However, even as the land tenure system evolved by law to include leasehold, controversy persisted, especially regarding government land. This ongoing tension highlights the need to address historical challenges while adapting to modern realities.

This is partly because there is no comprehensive, up-to-date inventory of government land, and the Uganda Land Commission’s limited district presence. Thus, significant tests in managing and protecting government land, making it vulnerable to mismanagement and encroachment.

Recognizing these challenges, the Government of Uganda is now taking decisive steps to modernize land management systems and restore confidence in public land administration. The government is launching a digital land inventory through the Uganda Land Commission, aiming to secure, monitor, and ensure transparent management of all state-owned land.

The Uganda Land Commission (ULC), established under Article 238 of the Constitution, is tasked with holding and managing all land in Uganda vested in or acquired by the state, ensuring it is protected, put to proper use, and fully accounted for.

According to Tom John Fisher Kasenge, a commissioner at Uganda Land Commission, much of the government land has been encroached upon. Government land includes all property managed or held by ministries, departments and agencies (MDAs), government schools, health centres, hospitals, police stations, prisons, offices, farms, and army barracks. It also covers land under the National Forestry Authority. ULC is the custodian of this land and holds the titles on behalf of all MDAs.

“This inventory will also go a long way in helping to solve land disputes, wrangles and conflicts that are over land management and ownership in the country,” Kasenge remarked.

“There is a big problem now, as we talk, in distinguishing between land owned by the government and managed by the Commission; land under the Buganda Land Board; and land under the authorities, like the local governments and the cities,” Kasenge added.

“Because of that lack of accuracy in the boundaries and extent of the land and the jurisdiction of each of these bodies.”

The Land Commission’s priority is to create a digitized, accurate inventory of all government land to close information gaps. By bridging the current information divide, this initiative seeks to support proper planning, protect against encroachment, and encourage investment in projects, recognizing land as a vital national resource.

“So, planning for this land becomes very crucial at the moment that the NRM government has attracted a lot of investors, and every now and then, these investors would like to put their projects in various places around the country,” Kasenge observed. This further emphasizes the importance of reliable land records for national development.

With updated digital land records, the Commission expects to resolve disputes, reduce misallocation, and ensure efficient use of public land. These improvements are expected to build greater transparency and accountability in land administration.

Revenue Collection

Many occupants of government land are not paying ground rent largely due to limited awareness and the absence of formalized tenure, a situation that continues to affect national revenue, Kasenge revealed.

He explained that to address this gap, the Uganda Land Commission (ULC) is rolling out a new system that will regularly remind lessees of their ground rent obligations and notify them ahead of lease expiry dates, a move aimed at improving compliance.

Kasenge further noted that correcting erroneous freehold titles will allow affected lessees to regularize their tenure. This will also enable the government to collect due ground rent. He emphasizes that stronger land administration and improved revenue collection are critical to better service delivery and to ensuring government land benefits both the state and citizens.

Currently, ULC has a Financial Year revenue target of UGX 7 billion from ground rent and leases on government land. After the digitized, GIS-enabled (Geographic Information System) inventory is fully rolled out, the Commission expects collections to rise to about Shs12 billion in the first three years. Revenues are projected to gradually increase to as much as Shs40 billion in the long term.

Local governments and technical officers are playing a key role in supporting the nationwide exercise through boundary verification, data sharing and identification of government land. Their contributions include providing physical planning and land-use guidance, protecting environmentally sensitive areas, and engaging communities to raise awareness and build cooperation.

The Land Commission assures the public and current lessees that the inventory exercise is not intended to trigger evictions but is focused on documentation, compliance and improved land governance. Addressing public concerns remains central to the Commission’s approach, with an emphasis on fairness and openness throughout the process.

Uganda Land Commission has formally written to all ministries, departments and agencies (MDAs), requesting details of land under their custody and the nomination of focal persons to work with the Commission in developing a comprehensive inventory, a request that has received positive responses.

In addition, the Commission has engaged 16 town clerks from cities and municipalities. It has reviewed its own records and those of the National Land Information System (NLIS), a centralized digital platform for managing national land records, to verify government land details. The Commission has also partnered with the Ministry of Lands, Housing and Urban Development (MLHUD) to support the exercise through surveying, valuation, and titling. These collaborative efforts highlight the collective responsibility needed to address longstanding land challenges and a need to strengthen accountability, improve compliance, and enhance management of government land across the country.

As the digital registry project continues, ongoing collaboration among government agencies, local authorities, and the public will be crucial to its success. Sustained commitment and transparent communication will ensure that the benefits of improved land management are realized for all Ugandans.

Source: independent.co.ug

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CSOs push for reforms at the KFW Accountability Mechanism after experts discovered that it has weak remedies in addressing grievous harms caused by its investments.

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By Witness Radio Team

Germany’s state-owned development bank, KfW, is facing renewed scrutiny as Civil Society Organizations (CSOs) issue detailed recommendations to reform its Complaint Mechanism, citing systemic failures to prevent harm, address reprisals, and ensure accountability in projects it finances across developing countries.

The recommendations follow the release of “Irresponsible Banking”, a report by the Coalition for Human Rights in Development launched in September 2025, which documented alleged links between KfW-backed projects and land dispossession, environmental degradation, and threats against human rights defenders (HRDs).

The report documented cases in Indonesia, Mexico, and Tanzania in which affected communities claimed to have faced intimidation, livelihood losses, and violations of their right to Free, Prior, and Informed Consent (FPIC) by KFW-backed projects.

In response, a coalition of organizations, including Asia Indigenous Peoples Network on Extractive Industries and Energy (AIPNEE), Community Empowerment and Social Justice Network (CEMSOJ), Defenders in Development Campaign (DiD), and Protection International, has submitted over 20 detailed recommendations aimed at fundamentally strengthening the independence, transparency, and effectiveness of KfW’s Complaint Mechanism.

Some of the key recommendations include a call for structural independence, a separate budget for the mechanism established and managed independently of the management of the KFW Bank, taking into consideration reprisals suffered by project-affected people, and mentioning that the Complaints Office will commit to implementing a more comprehensive approach, looking beyond individual complainants, among others.

These proposals stem from documented concerns that communities affected by KfW-funded projects struggle to access meaningful remedies.

According to the KFW irresponsible banking report, projects branded as sustainable and pro-development have, in several cases, been linked with forced displacement, inadequate consultation, and reprisals against those who speak out.

“KfW calls it ‘responsible banking’, but it’s using German taxpayers’ money to bankroll projects that displace Indigenous Peoples, destroy ecosystems, and endanger human rights defenders. If KfW wants to demonstrate real responsibility, it needs to listen to local communities and ensure their voices are not silenced.” Dalile Antunez, collaborative researcher at the Coalition for Human Rights in Development.

Being fully owned by the German government, CSOs emphasize that its operations must align with the United Nations Guiding Principles on Business and Human Rights and Germany’s Supply Chain Due Diligence Act.

According to the United Nations Guiding Principles on Business and Human Rights, business enterprises are expected to respect human rights, meaning they should avoid infringing on others’ human rights and address adverse human rights impacts with which they are involved. This is in addition to Germany’s Supply Chain Due Diligence Act, which requires enforcement of corporate accountability for human rights and environmental standards across global operations.

But such standards have never been adhered to by development projects such as KFW-funded projects.

KfW bank is further urged to adopt a comprehensive anti-reprisals framework, including concrete measures such as suspending project disbursements where threats persist, documenting all reported reprisals in a public registry, providing emergency assistance where needed, and communicating incidents to oversight bodies such as the German Institute for Human Rights.

Civil society groups argue that these recommendations demonstrate the need not only for stronger safeguards but also for genuine participation by affected communities in remedial processes.

The recommendations, therefore, propose that complainants have the authority to choose whether their case proceeds through dispute resolution, prior resolution, or compliance review.

They also call for guaranteed access to all information used in decision-making, publication of both admissible and inadmissible complaints, and extended deadlines for filing complaints to account for delayed discovery of harm.

Additionally, CSOs advocate for a simplified complaint process that allows grievances to be submitted orally or through accessible channels, recognizing the barriers faced by remote or marginalized communities.

“Many Indigenous communities in remote areas may face barriers such as limited access to technical support or a lack of experience in preparing formal written complaints, particularly in the absence of supporting NGOs. So, they should be able to file complaints verbally or in other forms and through various channels. The current system is overly complex, creating barriers for communities to submit grievances independently without supporting NGOs,” reads part of the recommendations.

CSOs argue that unless KfW Bank strengthens the independence of its Complaint Mechanism and adopts enforceable protections against reprisals, its sustainability commitments risk remaining utopian rather than realistic and transformative.

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UPDF General on the spot over fresh evictions in Hoima

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A section of evicted residents of Kapapi, Hoima District, are now staying in a tobacco drying house after being evicted from their alleged land for the second time. Photo | Joseph Kasuba

Over 1,000 residents in Kapapi Sub-County, Hoima District, are facing a second forced eviction from their ancestral land in three years, sparking widespread tension and anger among the community.

The latest evictions have been linked to a senior Uganda Peoples’ Defence Forces (UPDF) officer, Brigadier General Peter Nabasa, whom residents accuse of masterminding the displacement, allegedly in defiance of earlier government directives issued by the state minister for Lands, Dr. Sam Mayanja.

In October 2025, Minister Mayanja ordered that over 1,000 families who had been evicted from contested land in Kapapi Sub-County be resettled back onto their bibanja.

He also directed security commanders in the area to withdraw armed personnel and allow the affected communities to return. However, residents claim the situation has worsened, with renewed evictions pushing thousands into uncertainty once again.

The affected families, estimated to be over 1,000 and comprising over 4,000 people, include both cultivators and pastoralists. They were evicted from their homes in several villages, including Waaki North, Kapapi Central, Waaki South, Runga, Kiryatete, and Kiganja, all located in Kapapi and Kiganja sub-counties, Hoima District.

Residents insist the land has been their home for decades, passed down through generations, and accuse powerful individuals of using land titles and security enforcement to displace them.

“We were returned to our land in October last year on the orders of President Museveni and Minister Mayanja, but shortly after the elections, we were evicted again,” said Deusi Mugume, a resident of Runga.

“The Brigadier General came with armed security personnel and ordered us to vacate the land immediately. They even fired bullets in the air to disperse us, disrespecting the orders of both the Minister and the President.”

The residents were evicted from two titled pieces of land said to belong to businessmen and private individuals based in Hoima and Kampala. One of the contested titles measures approximately 2,545 acres (1,030 hectares) and is reportedly owned by seven individuals, including Ndahura William Gafayo, Aston Muhwezi, Alex Kyamanywa, Nathan Kiiza Byarugonjo, Bahuzya, Monica Rwashadika, and Wilber Kiiza. This land reportedly covers parts of Kapapi and Kiganja sub-counties.

Another title, measuring about three square miles, is said to belong to the family of the late Tito Byangire of Kigorobya, Hoima District. This land reportedly covers four villages, including Waaki South, Waaki North, Runga, Kapapi Central, and Kiryatete.

Brig Gen Nabasa claims he legally leased 700 acres of land from the Byangire family for 10 years starting in 2023.

“The residents were allowed to live there temporarily because elections were approaching, but they were supposed to leave immediately after the polls,” he said.

The residents, who are now living in temporary structures in Rwenyana, say their food and cash crops were destroyed after cattle were introduced onto the land following their eviction.

“We are going through many difficulties. We have no food, we are sleeping in makeshift shelters, children are not going to school, and we don’t know if we shall ever return to our land,” said Madinah Nyanjura and Nyarabiraho Cheya, both residents of Kapapi.

The Hoima Deputy Resident District Commissioner, Christopher Aine, blamed land brokers for misleading residents and bringing more people onto the contested land.

Minister Mayanja had previously directed the arrest of Brig Gen Peter Nabasa, Capt Rogers Karamagi, former Hoima Deputy Resident District Commissioner Michael Muramira Kyakashari, and William Ndahura Gafayo for allegedly illegally evicting residents from their bibanja land.

Mr Joshua Byangire, one of the administrators of the late Byangire estate, said the family has faced continued disruption and appealed to the government to buy off the land title.

“We have been disturbed on our family land. I request the government to buy off our land title. I don’t understand why soldiers have been deployed there, yet we are civilians and cannot access our property,” he said.

Original Source: monitor.co.ug

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Small-scale fishers and coastal communities are pushing to testify before a human rights commission investigating the causes of food inequality in South Africa.

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Fisher women play a vital role in sustaining household food security, yet remain under‑recognised, excluded from permits, and denied equal income opportunities in the fishing sector.Photo Credit: The Green Connection.

By Witness Radio team.

South Africa produces enough food to feed its population, yet millions go to bed hungry every night.

According to Statistics South Africa’s General Household Survey 2024, released in 2025, about 14 million people experienced hunger, representing 22.2% of households reporting inadequate or severely inadequate access to food. The Northern Cape (34.3%), Eastern Cape (31.3%), and Mpumalanga (30.4%) recorded the highest levels of food insecurity.

One in four children in South Africa is stunted due to chronic malnutrition. In the Eastern Cape alone, 70 children under the age of five reportedly died from malnutrition-related complications between January and July 2025.

In response to the growing problem, the South African Human Rights Commission, a national institution established to support constitutional democracy, declared last year that it would hold a National Public Inquiry into the Constitutional Right to Food. This inquiry will examine how communities, corporations, laws, and policies shape food systems and seek to address the structural causes of hunger.

As a result, the investigation will try to describe a future in which food is once again understood as sustenance, dignity, and justice.

Thousands of small-scale fishers along South Africa’s 3,000 km coastline depend on marine resources for their livelihoods, highlighting their vital role in the nation’s food security and cultural fabric.

Many fishing families struggle to make ends meet, even though they harvest food from the ocean. The livelihoods and food security of about 28,000 small-scale fishermen are directly reliant on marine resources. Yet, existing policies-such as restrictive permits and limited market access-exclude them from full participation, perpetuating food insecurity.

For these communities, food systems are not abstract policy concepts. They shape daily survival, dignity, livelihoods, and cultural identity.

“As part of our submission, we emphasize that concrete policy changes-such as recognizing customary fishing rights and improving market access-will directly enhance the livelihoods and food security of small-scale fishers and coastal communities, making the case for urgent reform.” Says Buthelezi

The Green Connection, a registered non-profit organisation, works with coastal communities to promote environmental justice, human rights, and accountable governance.

In the submission, the Green Connection states that the inquiry is timely as it will examine the structural and economic dynamics that perpetuate hunger. “It will assess the concentration of power in the food value chain, affordability and access, land and tenure security, policy coordination, and the realization of the constitutional right to food. This includes its links to dignity, health, water, culture, and a healthy environment.” The submission reads.

The Green Connection further argues that the Commission’s examination of governance, participation, and accountability must include scrutiny of marine and ocean policy.

“Poor implementation of the Small-Scale Fisheries Policy, limited market access, inadequate infrastructure, and weak consultation processes continue to undermine the sector. Women – who make up less than 30% of participants – remain under-recognised. At the same time, young people leave coastal communities due to declining economic prospects,” says Khetha Buthelezi, Economics Officer at The Green Connection, adding that, “Food and the systems we put in place to produce it cannot be separated from human dignity, livelihoods, and cultural rights. These issues are not abstract policy debates. For small-scale fishing communities, food from the ocean is not merely a commodity – it is a foundation of identity, survival, and social cohesion.”

The organisation also raises concerns about the potential impacts of offshore oil and gas expansion under Operation Phakisa. It further adds that Seismic surveys, drilling, and increased shipping activity can threaten fish stocks and restrict access to traditional fishing grounds, thereby directly affecting food security and livelihoods.

“For small-scale fishers, these are not abstract environmental issues. It is about income stability, cultural survival, and the constitutional rights to food, livelihoods, and participation in decision-making, and protecting these rights and resources for future generations,” says Buthelezi

Several fishing communities consulted shared testimonies describing worsening conditions.

“While small‑scale fishers support around 28000 people in South Africa, many of us can no longer catch or sell enough fish to feed our own families. Walter Steenkamp says on behalf of Aukotowa Small‑Scale Fishers Co‑operative in Port Nolloth, Northern Cape.

Steenkamp adds that Decisions are often made without consulting them, which reflects an intended exclusion from decision-making. “We hope this inquiry will result in the recognition of our customary rights, the return of our fishing grounds, and for the government to listen to those of us who live from the sea, so that we can feed our families with dignity.”

According to Kristie Links from the Sal-Diaz Small-Scale Fisher Co-operative in Saldanha Bay, Western Cape, farmers are forced to use larger boats that they cannot afford. “We have no money for the bigger boats they want us to use, and the areas we are given have little or no fish.

Industrial boats continue to overfish, especially at night, while our communities struggle to put food on the table. This situation is destroying our livelihoods, our food security, and our right to be recognised as small-scale fishers,” Kristie adds.

The organisation argues that poor implementation of the Small-Scale Fisheries Policy, weak consultation processes, and inadequate infrastructure continue to undermine the sector.

“Our message to the SAHRC is clear. If South Africa is serious about tackling hunger and inequality, it must ensure food systems governance is transparent, inclusive, and accountable. Coastal communities are not asking for charity – they are demanding justice.” Buthelezi concludes

The deadline for written submissions has been extended to 27 February 2026, with public hearings scheduled for March during Human Rights Month.

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