The Governance in Land Administration Project is in full swing. After an initial presentation of the fundamental concept during the World Bank Land Thematic Group Mini-Retreat, Tony spent a very busy week meeting with Bank staff discussing their ideas and experiences on land administration projects. Not being a typical LEI project, these face to face encounters provided a crucial stage in developing an understanding of the project needs and significantly expanding our coverage of land administration issues in a global context.
Upon return Kate and Tony have been busily preparing a large Conceptual Framework Report with the assistance of our close colleagues and associates. With seriously short deadlines and a huge research study ahead of us we have been calling on the assistance of some of our close colleagues and associates. Once the draft report is completed by the 7th January, more activities begin to roll out, including: an e-discussion, additional World Bank presentations to the advisory committee, a regional workshop, 5 country case studies (Burkina Faso, Indonesia, Kyrgyzstan, Peru and Tanzania) and wrapping up with a final synthesis report. Expected to be complete by November 2008, it will be a very busy but exciting next few months for all involved.
Check out the GLTN forum website for our topic posting http://www.gltn.net/en/forum/listcat.html. The e-Discussion isto be held from January 14th –25th. We look forward to reading your contributions! Provided by Kate Dalrymple
The end of another year is quickly approaching. It has been a busy year for LEI, a year where we have made significant progress in the implementation of the growth strategies that we had developed last year. During the year we have registered a new company in the US – Land Equity Americas Inc and a branch company in Macedonia – Land Equity International (Europe). David Hosking is heading up our efforts in the US and Suleiman Dabbas is setting up our office in Macedonia and both were in Wollongong last week to participate in our semi-annual meetings and to make presentations to the board.
The US effort is focussed on opportunities in the Americas and on projects funded by USAID and MCC. We are making progress in the US and almost had consultants mobilised to our first USAID funded project in December. We will be mobilising consultants to the USAID funded project in East Timor under a sub-contract with ARD early in the New Year and we have some other immediate opportunities to follow-up.
The strategy in Macedonia is to establish a local survey company in Skopje and to use this as a base for bidding on consulting work in the time zone. Suleiman made a very interesting report to the board and it is likely that we will be looking at an acquisition to get the business moving quickly in a way that Suleiman has the time available to follow up the many consulting opportunities in the region. Our existing business is also progressing well, although not without its challenges. LAMP II is preparing for a Mid-Term Review in March 2008 and this review will determine the shape of the project going forward and our future involvement. The project is meeting some key targets but faces many difficulties.
However I am confident that Ian Lloyd and his team are making every effort to ensure the success of the project. The project in Laos is also reaching a key stage. In the past year there has been significant institutional reform. Although there are some risks associated with this reform we are hopeful that our contract will be extended to help support the reform and ensure that past project initiatives continue to be sustainable. Again I am confident that Steve McFadzean and the team in Laos are making every effort to ensure project success. In Wollongong a major project that we are working on is the Governance in Land Administration study for the World Bank. Kate Dalrymple and I are working on this study with input by a number of key associates,including the University of Melbourne and Washington University in St Louis. We are busy preparing a detailed conceptual framework for this study for an eConference that will be run on the Global Land Tools Network in the later half of January.
We have increased staff in the past year to support our business strategies. Giulietta Cappellin returned from maternity leave and we had four new starters during the year - Daniel Carter, Ciara Crowley,Rebecca Palmer and Craig Thomson. Daniel has spent his time on the projects in Laos and the Philippines. Ciara Crowley joined the company as a Project Coordinator. Rebecca Palmer joined the company as an Administration Officer when Giulietta Cappellin returned part-time from maternity leave and Kim Martin left the company to take up a fulltime position at the University of Wollongong. Craig Thomson joined the company as General Manager in October and has quickly settled in. Craig will spend a lot more time in the office and less time travelling than Chris or myself and will be takingon a key management role in Wollongong. The board has agreed on a set of responsibilities for Craig and myself and I am sure that this will strengthen our head office operations. Craig has a strong management and industry background and I am sure he will be a strong contributor to our growth going forward.
Finally, I would like to thank all our staff and associates for their contributions during the year and wish them and their families a Merry Christmas and a Happy New Year.
The last few months have been busy for LEI and myself personally.I returned from a 6 week overseas trip on 9 September. I spent the first 2 weeks of this trip in the US, meeting with David Hosking, having discussions with potential partners in the US and catching up with key contacts in World Bank. Land Equity Americas Inc (LEA), or our new company in the US, is now gaining some traction. We have identified key partners and have in the past month prepared proposals for three US-funded projects, 2 for USAID funded projects as an associate to major US contractors and one for MCC in association with a major US company. I am working with David Hosking to update our business plan and to move LEA to the next level. There will be more news on this in our next newsletter.
After leaving the US, I spent a week in Sweden. Sida has recently published a paper on Land Tenure (available on http://www.sida.se/sida/jsp/sida.jsp?d=118&a=32805&language=en_US&searchWords=SIDA37805en) so my visit was timely. In Sweden I had meetings with key people in Sida and met with several potential partners.
I then spent about 10 days in Ramallah working with Rae Porter and our local associates and counterparts in preparing a draft National Land Policy Framework document and participating in two workshops with key stakeholders. This assignment went well and I was particularly pleased at the ownership now being taken by our counterparts in the Ministry of Planning.
The work in Palestine is on track for completion late in 2007. On the way back to Australia I spent about 10 days in Delhi working with Klaus Deininger and Ed Cook on a strategy for land projects in India.
The strategy for Macedonia is also progressing well. Suleiman Dabbas has agreed to join us and help establish a branch office in Skopje and then to run this office. Suleiman is busy preparing a bid for the World Bank project in Skopje that is due early next month. I am sure that everyone welcomes Suleiman to LEI.
Giulietta Cappellin returned from maternity leave in August qand is now working 2 days a week in Wollongong. Another recent starter in the office in Wollongong is Rebecca Palmer, who started earlier this month as the full-time Administration Officer. Giulietta Cappellin and Anne Lunnay have made sure that Rebecca settled in smoothly and again I am sure that everyone will welcome Rebecca to LEI.
I would like to thank Anne for helping hold things together. Rae Porter is acting as Team Leader in the Philippines so that Ian Lloyd can take a welldeserved break. I have had a few recent messages from Rae and I know that she now has a new appreciation of what is involved in running the project in the Philippines. David McDowell is also standing in as Team Leader in Laos so that Steve can also take a well deserved break. I would like to thank both Rae and David for taking on the increased role as acting Team Leaders.
The LAMP Phase 2 Project finished the year on a high note with the reaching of the year two target for issuance of land titles, and the continued increase in formal land transactions processed through the Leyte Province One Stop Shop (OSS). In addition, the mass data capture of all land titles in the province Register of Deeds (1/4 million titles) is underway and complements the parallel data capture of all approved survey plans which was commenced earlier.
It is planned that both data capture programs will be done by June 2008, allowing a further improvement in OSS services to the public and business as well as the identification of any inconsistent records between the two agencies.
The Department of Finance manages the property valuation component. The objective of creating a valuation base at true market levels was achieved at Naga City and is well advanced in Iloilo City which is the fourth largest city in the country. These are two of a planned four example sites for demonstrating the application of international standards in valuation. LEI provided advisers to assist in designing the methodologies, creating a database system for holding and disseminating sales information and training of assessor’s staff. Since existing schedules are well below market levels, LEI also provided technical assistance on ways to phase in the valuation increases for the purpose of annual property taxation. To ensure sustainability of technology transfer to assessor offices, the Secretary of Finance created a new Valuation Office at central level within the Bureau of Local Government Finance and LAMP has started a change management program.
Staff in all locations celebrated a successful year, ahead of the holiday season and are looking forward to the New Year and the upcoming project mid term review. The review will allow an opportunity to refine the project design to ensure that the best use is made of the resources towards attaining the project objectives. In 2008 it is envisaged that two more provinces will commence mass titling and creation of OSS’s, and the Bohol Province OSS will be made operational. In addition, two more valuation sites will receive technology transfer and commence compiling a valuation base at market levels. And further, the 10 Local Government Units under the Innovation Support Funds will receive training and technology to implement their own projects in land administration and management. Of great interest will be the processing by the Congress on the four Bills which would lead to major reform in the sector.
– Provided by Ian Lloyd
In previous newsletters we have reported on the major expansion program the TA team is supporting here. It is only ten months before the end of TA inputs for Phase 2 and yet the project is increasing in size - we have just added five provinces, taking us to 14 provinces where systematic adjudication is supported. And of course the Department of Lands must also build capacity within five additional provincial land offices to support the flow of subsequent registrations that are expected ter the public education program. But that is not all … we are currently in the middle of the World Bank, AusAID and GTZ assessment of the project, where we expect the go-ahead to be given to the expansion into the remaining three provinces, commencing in a few months!
The project is about to celebrate the first anniversary of its transfer to NLMA. OK, so maybe celebrate is the wrong word,as it has been quite a transition to the new institutional arrangements, with winners and losers. The higher status within government that flows from now being part of the Prime Minister’s Office also brings increased exposure, accountability and expectations. The current plans could see the project expand beyond its traditional urban and peri-urban and surrounding agricultural land into more remote rural villages, with the expectation also that communal land titles will soon start to be issued.
The last few months have seen other massive changes, as policy developed under the previous administration has been substantially rewritten. Advisers on the project were comfortable with the 10-year old practice of recording mortgages, leases and other under-rights on the reverse side of the land title, but these are now to be recorded chronologically in a registration book. If you think that sounds like a partial relapse into a general registry of deeds, you may be right. One of the interesting features of life in Laos is the telephone hotline to the National Assembly, where members of the public can report grievances and generally complain about day-to-day life. In today’s newspaper, we have complaints about the wrong use of official power, the implementation of the law being ineffective because some officials feel they can violate the laws with impunity, court judgments being influenced by bribery, university students wearing inappropriate clothing, poor roads, compulsory motorcycle helmets and the risk tokids of video games. An interesting list of complaints in a controlled newspaper! Another interesting feature of life in Laos is the impact of the growth of geographic neighbours and the pressure this is placing on land. The demands for food, mining and agricultural products in China, Thailand and Vietnam are placing unprecedented pressure on the land resource in Laos. Massive concessions are being granted to foreign investors, sometimes without due process or consultation with affected land users. In recent times, land registered under the project has been expropriated and villagers resettled, raising new safeguard issues in our project. In a 1,600-hectare concession currently under discussion, land in the heart of Vientiane may be assigned to Chinese investors for the construction of housing for prospective Chinese residents. No complaints in the hotline article in today’s newspaper!
And without doubt, land – access, tenure security, expropriation, resettlement, use, management, impact on environment -is the hot topic in Laos at the moment!
We continue the comings and goings of our international advisers. Kate Dalrymple spent 2 months with us in July-September; Daniel Carter left us in September to spend time in LAMP although he will return for a month in January 08; Liz Mann joined us for a very intensive and productive nine weeks of field research and training; our new Organizational Development Adviser spent 6 weeks assessing the new institutional arrangements; our veteran adviser David McDowell will leave us in February 08 to join LAMP for 3 months. So what is next for the Lao project? We are coming to the business end of Phase 2, where the impact and achievements of our inputs will be assessed and decisions must be made about extensions and new phases. The current donor evaluation in December 2007 will give us some guidance and we anticipate a small extension of TA subject to many conditions –including an intensive period of inputs before the next mission in June 2008!! Provided by Steve McFadzean
The White Paper on the Australian Government’s overseas aid program identified the need for a collaborative and demand driven Pacific land mobilisation program. The AusAID Pacific Land Program that is being developed has two objectives; (i) to survey and disseminate innovative land mobilisation practices in the Pacific and (ii) to resource innovations and improvements in land tenure arrangements.
To progress the first objective AusAID will be preparing a report that looks at innovative practices and problems in landtenure in the Pacific. To assist with the preparation of the report AusAID commissioned a series of case studies to be undertaken in the Pacific region.
Chris Grant, Chris Lunnay and Jim Fingleton were involved in the preparation of casestudies, which were then peer reviewed. Chris Grant prepared a case study on “Accessing Land for Public Purposes in Samoa”; Chris Lunnay prepared a case study on “Training and Educating Land Professionals in Papua New Guinea, Fiji and Laos”, and Jim Fingleton was involved in the preparation of several case studies; “Recognition of Customary Land-owning Groups in Vanuatu using Land Trusts”, “The Systems of Land Dispute Settlement in Papua New Guinea” and “Land Registration among the Tolai People: waiting 50 years for Titles”. Provided by Chris Lunnay
Chris Lunnay has been involved in supporting the Government of Papua New Guinea with the development of a Concept Design Document for their National Land Development Program (NLDP). Chris undertook an initial visit to Port Moresby in early July to assess the GoPNG requirements. There was a need to link the outputs from the concept design activities into the PNG annual budget cycle, which meant that all design activities needed to be completed by early September. A concept design team was put together at very short notice and mobilisation of the team commenced on 5 August. The international team consisted of Chris Lunnay (Team Leader/Land Administration), Kevin Rainsford (IT Policy/Valuation), Norena Kavanagh (Institutional and HRD), Pamela Harris (Community Education and Customer Service) and the nationals were Oswald Tolopa (Legislation and Disputes) and Dr Lawrence Kalinoe (Customary Land).
A number of readers of this newsletter may be aware of the chequered history of land reform initiatives in PNG and may well think that this is just another futile attempt at addressing land issues. It certainly is another attempt, but this time there is significant momentum to implement land reform initiatives. A National Land Summit was held in Lae in August 2005 with the theme, Land, Economic Growth and Development with the main objective being to generate strategic options to access land for development. Following the Land Summit a National Land Development Taskforce (NLDT) was established to identify problems and issues relating to land administration, land dispute resolution procedures and how best to access land under customary ownership to enable development.
The NLDT and its three committees – Committee on Land Administration, Committee on Land Dispute Settlement and Committee on Customary Land Development commenced activities in January 2006. In July 2006 the findings and recommendations from the three committees were considered and endorsed by the NLDT. A series of consultations were then convened including to government Ministers, state institutions and donor agencies through to groups with common interests such as provincial governments and the general public. In November 2006 the taskforce presented its report, “National Land Development Taskforce Report” to the Government.
The NLDT Report made 54 recommendations on agreed actions that are required to address deficiencies in the management of land administration activities, develop customary land initiatives and improve the land dispute settlement procedures. These recommendations provide a clear direction for the progression of land administration initiatives in Papua New Guinea.
This Concept Design Document is the next step in the process towards a comprehensive reform of land administration activities in Papua New Guinea. It builds on the outcomes from the NLDT Report, ensures that the momentum that has been developed in moving toward a reform agenda is maintained and also provides a framework around which the reform processes can be developed. Provided by Chris Lunnay
From Public Relations To Social Mobilization: Tweaking LAMP II IEC To Fit Philippine Social Realities
Many long hours went into the production of the Technical Assistance Annual Plan for 2007-2008. The initial plan had to be revised to reflect the reduced level of TA funding from AusAID in the current financial year. The revised Plan was approved in August and recruitment of international and national TAs to assist the GOP with the agreed program activities is now in full swing. Organisational assessments were completed for the Land Management Bureau (LMB) and the Bureau of Local Government Finance (BLGF) and both organisations have agreed to participate in a Change Management Program.
The Land Registry Authority (LRA) has undertaken a parallel integrity development review and has undertaken to share the results so that it can benefit from capacity building initiatives that will enable these agencies to lead the land sector reform process. The Competency Based staff recruitment and training approach of LAMP will be strengthened with the recruitment of new advisers in the areas of GIS, surveying and mapping.
Productivity of titles improved in June 2007 in Leyte Province and has been maintained through the last quarter. The Leyte Project Implementation Office, through the PENRO, has declared its intention to reach the targeted output of titles for the calendar year. What an end of year celebration there will be if that goal is reached! The One-Stop-Shop (OSS) is bursting at the seams with mapping support to titling and land registration services as well as the development of the computerised information system. Work is underway to assess the feasibility of an extension of the current building on an adjacent site or construction of a new building in Tacloban City. Transactions at the Front Office of the OSS have been increasing in number and now average 50 per day. It is fitting that Responsive and Timely Services to Clients: A Service Delivery Standard in the OSS, has been formerly adopted and progressively implemented.
The new Secretary of the Department of Environment and Natural Resources (DENR), Jose Atienza, took up his new post in September. Secretary Atienza was previously Mayor of Manila for three terms and is an active, hands-on administrator. On September 14 the Secretary attended the official commencement of LAMP phase 2 in the province of Bohol. The guests at the OSS ground breaking ceremony were welcomed by the Mayor of Tagbilaran City, Dan Neri Lim and addressed by DENR Secretary, Jose Atienza, Department of Justice State Counsel Ruben Fondevilla, Governor of Bohol Erico Aumentado, World Bank Acting Country Director Jehan Arulpragasam and AusAID Counselor Sam Zappia.
The ceremony involved a ground breaking to officially mark the site for the construction of the OSS for the province of Bohol. The site selected is at the heart of provincial government institutions and within easy access of Tagbilaran for the general public. More than ceremonial shoveling of dirt and tugging of curtain cords, this ceremony signifies a commitment towards a cohesive, transparent and service orientated land sector.
The OSS aims to improve the delivery of land administration services through an integrated approach, bringing together appropriate government units involved in land management under one roof, thus ensuring sustainable tenure security. These units include the Registrar of Deeds, the Provincial Environment and Natural Resources Office, and the provincial and municipal local governments. The OSS establishes standard and accessible land records systems that link spatial with textual data on titles and land information. It likewise reviews and rationalizes sporadic titling and registration processes in accordance with world class service standards for the delivery of land administration services.
As the Secretary of DENR, Sec. Jose Atienza Jr stated in his opening address: the common aspiration of Filipinos to have land of their own is being frustrated by the slow and tedious process of land registration and administration. And it is these “tedious” processes of land registration and administration that are hampering the countries ability to reduce poverty and build a sustainable platform for economic growth. Provided by Rae Porter Acting Team Leader and Clare Brazenor Systematic Adjudication Adviser
The Project is going through a very busy period (has it ever been otherwise?), with training for new staff in the existing 9 Project provinces (following major staff losses since the move of the Department of Lands from the Ministry of Finance to the National Land Management Authority in 2006) nearing completion, and training for new systematic adjudication teams starting in Bokeo, Oudomsay and Luang Namtha this week. Following training, systematic adjudication will commence in these provinces in the new year. The next two provinces (Attapeu and Xekong) will receive training later this year, and the final three provinces will come on board in February 2008.
There are several other important events taking place, particularly the organisational review of the NLMA and amendments to legislation impacting on Project activities. There are also key reviews of the Project by AusAid and the World Bank starting in October to prepare for.
Current issues confronting the Project include the decision by NLMA to cease registration of subsequent transactions other than changes of ownership on the land title, and the old chestnut of titling along road corridors promises to ensure a lively supervision mission in December.
On the adviser front, we are happy to welcome Martin Connolly to the team. Martin is the new organisational development adviser, and is facing the challenges of his assignment with the requisite initiative and good humour (not sure how well he’s handling Ireland’s loss to France in the Rugby World Cup though). Daniel Carter left us recently to join the team on LAMP II (and probably a few basketball teams as well, knowing the passion for the game in the Philippines), and his enthusiasm and inputs into many areas of the Project, including work plans, procurement and training, have been greatly appreciated. Daniel also left his mark in the sporting arena in Vientiane- see the article below. Kate Dalrymple is finishing her assignment as Community Education Adviser this week, and we will miss her drive and professionalism. Steve McFadzean is currently taking a well earned break - the comprehensive documentation that he left behind has made this job much easier than would otherwise have been the case- thanks Steve! Provided by David McDowell
In a country where there are 29 agencies) involved in property valuation (and as many valuation systems used), the establishment of the Property Valuation Staff (PVS) is a landmark initiative towards a single and unified valuation system and authority. The PVS, which is currently housed at the Bureau of Local Government Finance (BLGF), was established on 30 August 2007 by Secretary Margarito Teves of the Department of Finance (DOF) through Department Order 34-07.
The Department Order is significant on several counts. Firstly, while legislation is in process towards reforms in property valuation and in establishing a National Valuation Authority (NVA), the process may take time to be passed into law. The intent of the Department Order is to continue the operation of the PVS, whether the proposed law is approved or not, and even if subsequent projects under the Land Administration and Management (LAM) program of the government are not pursued. It has therefore established a solid institutional foundation for property valuation reforms. Of course, the approval of the valuation reform law and the establishment of the National Valuation Authority (NVA) are much desired. Secondly, the assignment of officers and staff to the PVS provides a stable ground for capacity building on property valuation under the LAMP 2. Thirdly, the establishment of the PVS and hopefully its subsequent transformation into the NVA open a range of career opportunities for future valuers. Finally, it has fulfilled Government commitment to both AUSAID and the World Bank under LAMP 2. The DOF family takes great pride in this initiative, as in its institutional eyes, it is a commitment towards serving the people better through good governance.
The establishment of the PVS did not happen overnight. Painstaking studies, research and consultations with stakeholders date back to LAMP 1 in the early 2000’s. It also helped that BLGF shared its meager resources, especially in providing guidance and staff to initially support the PVS. In establishing the PVS, which is an institutional land mark in the Philippine property valuation sector. LAMP2 has adopted the approach of “small steps leading to a big leap forward”. To this, the DOF family is immensely grateful for the assistance and ‘light’ from ‘the LAMP’. Provided by Johnson Mercader National Technical Adviser for Valuation Project Management