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Title page

Contents

Acknowledgements 2

Executive summary 5

The prevalence of urban poverty 5

The importance of land issues 5

The challenges of land in peri-urban areas 6

Conclusions and recommendations 7

Aim of study 10

Structure of study 10

1. Introduction 11

2. Trends in Sub-Saharan African urbanisation 13

2.1. Current patterns of urbanisation 13

2.2. Future patterns of urbanisation 17

3. Urbanisation and land 19

3.1. A framework for exploring urbanisation and land 19

3.2. The role of land in promoting pro-poor urbanisation 20

3.3. Features of land use and governance in peri-urban areas 22

3.4. Reasons why land administration in peri-urban areas is weak 23

3.5. How poor land governance creates anti-poor outcomes 24

4. Ghana case study 26

4.1. Ghana's urbanisation trajectory 26

4.2. Land tenure and governance 28

4.3. Customary governance in fast-changing peri-urban areas 30

4.4. Current reforms and lessons learned 32

4.5. Conclusions and recommendations 33

5. Tanzania case study 34

5.1. Overview of urbanisation in Tanzania 34

5.2. The particular case of Dar es Salaam 38

5.3. Land governance challenges in other expanding cities and towns 41

5.4. Conclusions and recommendations 43

6. Conclusions and recommendations 44

6.1. Land governance 44

6.2. Peri-urban planning 45

6.3. Land administration 46

References 48

Tables

Table 1. Trends in urbanisation in selected countries in Sub-Saharan Africa 13

Table 2. Distribution of poor people across settlements of different sizes 17

Table 3. Ghana's city classes ranked by growth rate, 2000-2010 26

Figures

Figure 1. Relative share of Sub-Saharan Africa's urban population in cities of different sizes, 2015 and 2030 14

Figure 2. Service delivery according to town size 14

Figure 3. Growth of different sized cities in SSA, 1950-2030 15

Figure 4. Urban land cover in SSA cities, 2000-2030 15

Figure 5. Slum population in urban Africa 16

Figure 6. What is the end game of urbanisation? 19

Figure 7. Geographical spread of Ghana's urbanisation 27

Figure 8. Tanzania's urban and total population growth, 1957-2012 34

Figure 9. Growth rates of different-sized settlements, 1967-2012 34

Figure 10. Distribution of Tanzania's urban population, 1957-2012 35

Figure 11. Demand and supply of plots between 1972/73 and 2005/06 36

Figure 12. Percentage of the land under the jurisdiction of urban centres that is built up in Tanzania, 2007-2012 37

Figure 13. Density of planned and informal settlements in Dar es Salaam (2002) 39

Figure 14. Growth of different types of settlements in Dar es Salaam between 1982 and 2002 39

Boxes

Land and spatial coordination and delivery of infrastructure for the poor 25

Links with economic growth 27

Contested responsibility and funding for development activities 29

Land governance issues role in preventing development of Kigamboni New City 41

The need to recognise how informal urban and peri-urban land markets work 47

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