2016 EMV 06 CELESTIN & VENUSTE

NYARUGENGE COMPUS
Avenue de l‟armée, B.P. 3900 Kigali Rwanda
Tel: +250 576996/574698
Fax: +250 571925/571924
E-mail: admin@kist.ac.rw
SCHOOL OF ARCHITECTURE AND BUILT ENVIRONMENT
DEPARTMENT ESTATE MANAGEMENT AND VALUATION
Dissertation submitted in partial fulfillment of the requirements for the award of
Bachelor of Science degree in Estate Management and Valuation
Submitted By
NSABIYUMVA Celestin GS20130147
&
HAKUZIMANA Venuste GS20130529
Supervised By
Mr. MANIRAKIZA Richard
UR-Colleege of Science and Technology, June2016
RESEARCH PROJECT
TOPIC: IMPLEMENTATION OF LAND USE MANAGEMENT IN
KIGALI CITY: ISSUES AND CHALLENGES
COLLEGE OF SCIENCE AND TECHNOLOGY
PROJECT ID: EMV/2016/06

i
CERTIFICATION
This is to certify that this work about “Implementation of Land Use Management
in Kigali City :Issues and Challenges” was performed and presented by
NSABIYUMVA Celestin with Registration number GS 20130147 and
HAKUZIMANA Venuste with Registration number GS 20130529, Under
supervision of Mr. MANIRAKIZA Richard. This research is Partial Fulfillment of
the Academic Requirements for the Undergraduate Degree in Real Estate
Management and Valuation (EMV), School of Architecture and Built Environment
(SABE), University of Rwanda-College of Science and Technology (CST).
Signature
Certified by:
Mr. MANIRAKIZA Richard (Supervisor) ………………. ..…. /.... /2016
Signature
Certified by:
Mr. Antoine MUHIRWA (HOD) …………………….. ….…… /.... /2016
Dean of School of Architecture and Built Environment
Mr. Soita Wambete

ii
DECLARATION
We, NSABIYUMVA Celestin and HAKUZIMANA Venuste, hereby declare that
the content of this work is our own authentic product and has not been submitted for
any institution acknowledged or other university. It contains no material previously
published or written by another person or persons except where due reference has
been made. And the content of this report is available for academic office of
University of Rwanda-College of Science and Technology (UR-CST).
NSABIYUMVA Celestin HAKUZIMANA Venuste
Signature: .............................. Signature: ..............................
Date…. /.... /2016 Date…. /.... /2016

iii
DEDICATION
We have great pleasure to dedicate our work to the Almighty God who is the planner
of our life.
This work is also dedicated to our relatives and friends for their helps and advice.
Lastly, special dedication is reserved to our parents for their support and
encouragement during our studies.
God bless you all.

iv
ACKNOWLEDGEMENT
This work could not have been successful without the support of various people. The
debt of gratitude that I owe to all of them cannot be fully expressed, but it suffices to
say that without their help and cooperation this study would not have been possible.
First of all, we are deeply indebted to our Mighty God and merits special appreciation
for giving us life to accomplish this research project.
Secondly, our thanks go to the Government of Rwanda for awarding us a scholarship,
without which our schooling plan up to this level could have remained a dream.
We wish to express heart thanks to our supervisor Mr. MANIRAKIZA Richard for
constructive and encouraging feedback, guidance and supervision in every step of this
project writing. Furthermore, we extend our thanks to all EMV staffs provided us an
incredible assistance.
Then, our last but not least, we would like to convey our gratitude to all of our friends
who helped us in different ways including: parents, brothers and sisters, our
classmates, our girlfriends and anybody else who contributed by giving us moral and
financial support.
We must, however, add that none of the above listed persons is responsible for any
short fall, incorrectness of the statements or interpretations done in this work for
which we remain solely liable. These contents, for which we take full responsibility,
have emerged from the background information we received and things and events we
observed.

v
ACRONYMS AND ABBREVIATIONS
CBD : Central Business District
CST : College of Sciences and Technology
DDP : District Development Plans
DOSC : District One Stop Centers
EDPRS : Economic Development Poverty Reduction Strategy
EMV : Estate Management and Valuation
INES : Institute d‟Enseignement Supérieur
KCC : Kigali City Council
KCMP : Kigali City Master Plan
MILU : Multi Intensive Land Use
MININFRA :Ministry of Infrastructure
N.I.S.R : National Institute of Statistics of Rwanda
NGOs : Non Governmental Organization
NLC : National Land Center
REMA : Rwanda Environmental Management Authority
RHA : Rwanda Housing Authority
RNRA : Rwanda Natural Resource Authority
SABE : School of Architecture and Built Environment
UN : United Nations
UR : University of Rwanda

vi
ABSTRACT
Many cities, particularly in Africa face the problem of unanticipated urban growth
and are growing fast. This rapidly urbanizing cities causes the problem of poor land
use management. So, the problem of poor land use management is a challenge in
Africa cities as it is in Kigali city. Rwanda country presents its uniqueness of being a
post war country and this makes Kigali to growth during the difficult moments of war
and genocide. Most of areas are slums and implementing land use management as it is
on the Kigali master plan is a challenge itself. This research investigates the problem
of controlling land use that the Kigali city is facing.
The study used case study research strategies. The study utilized questionnaires in
form of interview, observation and applied random sampling techniques and used a
sample size of 102 respondents to get data from institutions, local leaders and
residents in Kicukiro case study area.
Research findings discovered that there were high misunderstandings on KCMP that
will affect implementation of land use in KICUKIRO District, According to the
results on there are various approaches in practice to promote vertical building will be
the suitable approach. The study revealed positive and negative issues emanating from
the land use implementation. Further, it was revealed that the implementation is
facing some challenges that need to be dealt with. So, this study recommends the
stakeholders to follow the master plan to avoid the urban sprawl and promote vertical
condominiums to upgrade slums in order to manage land we have in sustainable way.
This will increase the beautification of the city of Kigali.
Key words: implementation of land use management, Kigali master plan, effects of
land use management, sustainability.

vii
TABLE OF CONTENT
CERTIFICATION ..........................................................................................................i
DECLARATION ...........................................................................................................ii
DEDICATION............................................................................................................. iii
ACKNOWLEDGEMENT............................................................................................iv
ACRONYMS AND ABBREVIATIONS......................................................................v
ABSTRACT..................................................................................................................vi
TABLE OF CONTENT...............................................................................................vii
LIST OF TABLES........................................................................................................ix
LIST OF FIGURES .......................................................................................................x
LIST OF APPENDICES...............................................................................................xi
CHAPTER ONE : GENERAL INTRODUCTION.......................................................1
1.1. Background of the Study.....................................................................................1
1.2. Statement of the Research Problem ....................................................................3
1.3. Research Conceptual Model................................................................................4
1.4. Research Objectives ............................................................................................5
1.5. Research Questions .............................................................................................5
1.6. Definition of Concepts ........................................................................................6
1.7. Significance of the Research...............................................................................7
1.8. Research Scope and Limitations .........................................................................8
1.9. Research Target Group........................................................................................8
1.10. Structure of the Report......................................................................................8
1.11. Summary ...........................................................................................................8
CHAPTER TWO : LITERATURE REVIEW...............................................................9
2.1. Introduction.........................................................................................................9
2.2. Key Concepts Defined ........................................................................................9
2.3. The measurements of urbanization ...................................................................12
2.4. Factors encouraging urbanization .....................................................................13
2.5 Models to control urbanization ..........................................................................14
2.6 Factors affecting land use management .............................................................15
2.7 Effects of implementation of land use management..........................................18

viii
2.8 Summary ............................................................................................................19
CHAPTER THREE : RESEARCH DESIGN AND METHODOLOGY....................20
3.1. Introduction.......................................................................................................20
3.2. Research Design................................................................................................20
3.4. Case Study Selection.........................................................................................23
3.5. Sampling............................................................................................................24
3.6 Data Validation ..................................................................................................25
3.7. Limitations in Field Data Collection.................................................................25
3.8. Ethics and Politics of the Study.........................................................................26
3.9. Data presentation and Analysis.........................................................................26
3.10. Research Set-Up Model ..................................................................................29
4.0. Introduction.......................................................................................................30
4.1. Geographical Location of Rwanda....................................................................30
4.2. Geographical Location of Kigali.......................................................................30
4.3. Case Study Area................................................................................................31
4.4. Approaches used in land use management locally............................................32
4.5. Policy framework and analysis .........................................................................33
4.6 Land Use Management Approaches in Kicukiro ...............................................39
4.7. Effects of implementation of land use management.........................................45
4.8. Public and local communities awareness of Kigali City Master Plan ..............46
4.9. The challenges facing land use management ....................................................48
4.10. The best solutions to solve the challenges on the implementation of land use
management. ............................................................................................................49
4.11. Sustainable land use management and factors affecting its implementation..51
4.12. Summary .........................................................................................................53
CHAPTER FIVE : DISCUSSIONS, RECOMMENDATIONSAND CONCLUSIONS
......................................................................................................................................55
5.1. Discussion of findings.......................................................................................55
5.2. Recommendations.............................................................................................59
5.3. Conclusion.........................................................................................................61
5.4. General conclusion............................................................................................63
5.5. Areas for Further Research ...............................................................................64
REFERENCES ............................................................................................................65
APPENDICES .............................................................................................................67

ix
LIST OF TABLES
Table 3. 1: Sample size of the sectors......................................................................................24
Table 3. 2: Total sample size for both questionnaires and interviews .....................................25
Table 3. 3: Data process matrix ..............................................................................................28
Table 4. 1: Positive and negative effect of implementation of land use management............45
Table 4. 2: Reasons for managing the land in sustainable ways.............................................51
Table 4. 3: Factors affecting land use management................................................................52

x
LIST OF FIGURES
Picture 3. 1: Appearance of Kicukiro.......................................................................................23
Figure 4. 1: Population and Housing Census of Rwanda 2002-2012 .....................................31
Figure 4. 2: Administrative districts and sectors map of Kigali .............................................31
Figure 4. 3: Promote vertical building approach.....................................................................40
Figure 4. 4: Resettlement approach.........................................................................................41
Figure 4. 5: High raise condominium approach......................................................................42
Figure 4. 6: Multi intensive land use approach.......................................................................43
Figure 4. 7: land management approaches in Kicukiro............................................................44
Figure 4. 8: Public and local communities‟ awareness of Kigali city master plan .................46
Figure 4. 9: Land use management was implemented or not implemented.............................47
Figure 4. 10: The building which is suitable and not suitable to KCMP................................48
Figure 4. 11: Perceptions of residents on suggested approaches of implementing land use
management.............................................................................................................................50

xi
LIST OF APPENDICES
Appendice no.1 : RNRA Authority approved the receipt our introductory letter
Appendice no.2 : Questionnaire to local community
Appendice no.3 : Questionnaire leaders in sectors
Appendice no.4 : Questionnaires to RNRA department of land and mapping
Appendice no.5 : Questionnaire to RHA

1
CHAPTER ONE : GENERAL INTRODUCTION
1.1. Background of the Study
Many cities, particularly in Africa face the problem of unanticipated urban growth
and are growing fast, with the majority of growth taking place in slums (UN-Habitat,
2014). This rapidly urbanizing cities taking place in Africa causes the problem of poor
land use management which is very serious and dangerous. It is arguable that the
major cause of this problem is a high urbanization rate taking place where countries
have inadequate planning, inadequate land use policy, rules and regulations as well as
the lack of organs in charge of it (Kim, 1998) . And still, Africa cities are growing
mainly by peripheral expansion (paterson, 2002). This continues creating unplanned
settlements with poor housing.
The report by Sustainable Human Settlements Development (2003) shows that
Nigeria cities are the most urbanizing cities in Africa and is facing the challenges of
adequate provision of housing and basic services. Another study by (K‟Akumu, 2007)
indicates that the concept of sustainable urban growth in Kenya cities and the
strategies towards its implementation remains unsuccessful because of rapid
population growth and outdated planning and zoning techniques hence creating
obstacles to deal with the progressing changes of urban growth.
For Rwanda cities, especially Kigali our case study, are facing similar problem of
rapidly urbanizing city. This country presents its uniqueness of being a post war
country and this makes Kigali to growth during the difficult moments of war and
genocide. Most of areas are slums and implementing land use management as it is on
the Kigali master plan is a challenge itself. This is due to that since independence,
urban planning and development was not given much attention.
Since the end of 1994-genocide, Kigali city is facing a high urbanization rate like
many other cities in Africa. Land becomes scarce for new comers to accommodate
themselves and their families. Nowadays Kigali city is facing the problem of
controlling land use although the government efforts to make Kigali the best and
livable city (Rahman G. et al., 2008). But the problem is to know what is the problem
with the land use management policy as well as the master plan because we see

2
always the proliferation of unplanned settlements and concentration of delapidated
residential and degradation of environment(MININFRA, 2008)1
.
In whatever plans we may have, the main issue of land use management in urban
areas should take into consideration the residents‟ affordability to land and shelter as
well as their associated services so as to avoid environment hazardous which can
results into disasters (Bhatta, 2010). Still the rapid urban growth of Kigali and
housing needs for low income groups have a great impact on the urban development
view of the city.
The report by RHA2
(2008) says that the Kigali City has rapid and unorganized
growth due to limited financial resources at the disposal of the low income population
and this pushes people to develop shelters elsewhere. This problem was also observed
in the study conducted by Manirakiza (2012), where he says that the mechanisms
applied for transforming Kigali a modern and sustable city lead to social exclusion.
This is due to that low income-earners and other vulnerable and disadvantaged groups
face challenge of gaining access to suitable housing as pre-defined by the master plan.
As discussed above, the problem of poor land use management is a challenge in
Africa cities as it is in Kigali city, where high rate of urbanization is taking place. In
case land use management does not reflect the real situation of the stakeholders, we
cannot stop the formation of urban sprawl, slums and environmental hazards. These
issues in turn cause more problems like proliferation of informal settlements outside
the city which do not follow planning regulations and lack of basic infrastructure and
accessibility (Gakuba, 2011). Thus, the information gap on the implementation
process of land use management in Kigali as well as its associated challenges leaves
much to be desired.
1
MININFRA stands for Ministry of Infrastructure
2
RHA: stands for Rwanda Housing Authority

3
1.2. Statement of the Research Problem
During the 21st
century, rapid urbanization and urban growth have been one of the
crucial issues of global change that affected the physical dimension of cities (Angel,
2005). The same issue is witnessed in Kigali city where agricultural and forest lands
in urban fringe zones have been occupied by city dwellers (REMA, 2013)3
. And still,
people migrating from countryside continue overcrowding the Kigali city to search
for job opportunities. This causes the scarcity of land and had impacts on the city
expansion (Manirakiza, 2012) .
To tackle to the problem of urbanization, the government of Rwanda has been
struggling on how to make Kigali a modern city through its master plan. All the
developments taking place in Kigali follow strictly to master plan where land use is
well pre-defined. The problem is not having land use management policies rather
than having policies reflecting social consideration. The issue is to understand the
problem with the land use management policy and master plan because people are not
happy with their failures to get access to land and meet building construction and
renovation conditions.
Many studies conducted helped to locate our study within available information. Not
only that, we read many similar researches that polish this research with some of the
issues and challenges facing other cities in Africa and Kigali city itself. In addition to
the information obtained in already processed documents, this study goes in deep to
analyze the whole process of implementing land use management and then identifies
issues and challenges facing both institutions and residents when following the Kigali
master plan. The key issue is that the study seeks to find out strategies in use and
suggest best practices to deal with land use management in a sustainable way.
3
REMA stands for Rwanda Environmental Management Authority

4
1.3. Research Conceptual Model
Source: Researchers‟ own construct, April 2016
IMPLEMENTATION OF LAND USE MANAGEMENT
Role of estate
Manager at
district and
sector level
-To encourage
citizens for
implementation
of land use
management
- To advise the
way of issues and
challenges will be
reduced
ACTORSPossible solution
RHA, RNRA,
MINEFRA,
City of
Kigali and
district
level
-Following up
the
implementatio
n
- Promoting
vertical
buildings
- Resettlement
Negative effects
-People are forced to migrate
to other areas.
- Urban sprawl and creation
of new unplanned
settlements,
-Environmental hazards in
new settlements
- Population disturbance
Positive effects
-Good aesthetic of the
city.
-Land use separation
-Having livable house
and land for reserve to
other use
-Good life condition for
forgetting unhealthy
dusts.
Factors
affecting
-political will
- Stakeholders
consideration
-The viable
land use options
in the area
-Income of
residents
-community
participation
-Available funds
for compensation

5
1.4. Research Objectives
a. Main Objective
The study mainly deals with the challenges and issues of implementing the
sustainable land use management in Kigali city.
b. Specific Objectives
The study will be guided with the following specific objectives:
i. To investigate the approaches of land use management implementation in
Kigali city;
ii. To identify issues and challenges associated with implementation of master
plan in Kigali city;
iii. To identify the stakeholders involved in the implementation of land use
management?
iv. To make recommendations for sustainable land use management in the City of
Kigali.
1.5. Research Questions
a. Main Question
How the land use management is implemented and what are problems facing when
implementing it?
b. Specific Questions
The research collected data responding to the following questions:
i. What are the approaches that the implementation of land use management in
Kigali city follows?
ii. What are the key issues and challenges associated with the implementation of
the Kigali master plan?
iii. What are the stakeholders that are involved in the implementation of land use
management and challenges that are facing?
iv. What are solutions to overcome difficulties in the implementation of land use
management in Kigali city?

6
1.6. Definition of Concepts
The study contains various concepts which need clarification and some of the crucial
ones are the following explained here under.
i. Land Management: is the process by which the resources of land are put into
good effect while being used (Economic Comission for Europe, 1996).
ii. Sustainable Land Management: It is defined as the use of land resources,
including soils, water, animals and plants, for the production of goods to meet
changing human needs, while simultaneously ensuring the long-term
productive potential of these resources and the maintenance of their
environmental functions. It is a knowledge-based procedure that aims at
integrating the management of land, water, biodiversity, and other
environmental resources to meet human needs while sustaining ecosystem
services and livelihoods.
iii. Land Use: is the control of land use through adoption of planning policies and
land use regulations at national, regional and local levels; the enforcement of
land use regulations; and the management and adjudication of land use
conflicts (Muvara P., 2014).
iv. Land use management4
: Generally refers to the officially recognized system
that determines and regulates use of land. Beresford and Kihato explain that
town planning schemes „are used for the purposes of land use management on
a daily basis. Each scheme also provides the legal basis and definitions for the
rights to develop and use any parcel of land in a municipality according to the
specified zonings. These rights in turn establish the basis upon which property
values are determined, and so are a crucial element in the municipal property
rating system (Kihato, 2008).Land use management deals with processes by
which land is developed, usage of land is defined, and activities on land are
regulated5
4
Rwanda’s scarce land resources still face a challenge of ineffective translation of
the developed land use master plan into sector strategic plans and district
development plans. In the coming years, Rwanda will ensure that every development
plan is guided by the land use master plan.” (p.9).
5
Ovens et al (2007: 14) cite the definition of land use management
include the following activities:
 The regulation of land-use changes e.g. rezoning of a property from residential to
commercial use;

7
v. Urbanization: is the process by which large numbers of people become
permanently concentrated in relatively small areas, forming cities. Internal
rural to urban migration means that people move from rural areas to urban
areas. In this process the number of people living in cities increases compared
with the number of people living in rural areas (Sabnis, 2014). Population
growth is one of the main reasons to the urbanization.
1.7. Significance of the Research
This study will help other researchers to get more knowledge about the land use
management policy formulation by the government and know how it is implemented
for better land use management especially in city to control its growth and land
scarcity.
The community will learn more from the researchers report to better use their
available space of land. While urbanization would help reduce poverty in sustainable
ways that hand-outs could never match. Unplanned city extensions also include
inadequately planned future supply of land with affordable development solutions
(Economic and Social Council, 2014).
On the other hand, different authors have tried to show how the problem is so serious
but not much attention was put into solving the challenges in land use management.
Contribution will be better policy formulation, based on the innovative approaches on
land use management to improve its pre-defined guidelines. The study is expected to
contribute on the improvement of policy formulation and rational management of the
land. The Research goes further to propose solutions to the proper management of the
Kigali city.
Finally, the research is of importance to researchers because it contributes to the
partial fulfillment of the requirements of the degree in Estate Management and
Valuation.
 The regulation of ‘green fields' land development, i.e. development of previously
undeveloped land;
 The regulation of the regularization and upgrading process of informal settlements,
neglected city centers and other areas.

8
1.8. Research Scope and Limitations
In order to achieve our research objectives, this research was conducted in Kigali city
and due to limited resources, only cases was selected in Kicukiro. The study precisely
focuses on the approaches of implementing land use management. Another things that
is covered in this study is the emerging issues and challenges when following the pre-
defined kigali master plan.
1.9. Research Target Group
Our research deals with the sustainability of implementing land use management. The
problem of poor land use management is very high in urban areas especially Kigali
city rather than in rural areas and the main issue in urban area is urbanization and
housing. So, our target groups are residents, local leaders, land administrators and
urban planners.
1.10. Structure of the Report
This section shows how the report is structured. It has different chapters which are the
following: Chapter one which is general introduction discussing the background of
the study and provides the problem statement as well as the research objectives.
Chapter two is the literature review which contains various data paving the problem
of this study. Chapter three is the research design and methodology covering ways
through which data were collected and analyzed. Chapter four is the situation of land
use management in Kigali highlighting some of known information of land use in
Rwanda. Chapter five is about data presentation and analysis which a central chapter
is presenting findings based on the research objectives. Chapter six covers the
conclusions and recommendations and areas for further research.
1.11. Summary
This chapter introduces the research by highlighting the background of the problem,
research Problems and objectives. It also defines the scope of the study and ends by
providing the significance of the study. The next chapter places interest on locating
the problem in hand within a literature review and the available resources of similar or
related problems in land use management situations.

9
CHAPTER TWO : LITERATURE REVIEW
2.1. Introduction
Our study reviewed the literature in order to present the theories and practices that
other researchers had said about urban land use management. Rwanda as African
country is characterized by a high population density with a high growth rate of 2.6%
(N.I.S.R, 2012)6
. In some of sources show that the mismanagement of land and a poor
governance framework are fundamental factors of urbanization challenges in Africa
(UN-Habitat, 2012). Various Authors and institutional researchers have contributed
more about the problems. Here under, there is much of their contribution towards
solving the problem.
2.2. Key Concepts Defined
a. Land Management
This is defined as the process by which the resources of land are put into good effect
while being used (Economic Comission for Europe, 1996). If there is a lack of
appropriate land management systems to deal with increasing shortages of serviced
and well located land may lead to peri-urban sprawl; cumbersome and expensive
registration procedures. Other issues leading to poor land management within the city
is, among others, incomplete land records, under-resourced, inefficient, highly
centralized land agencies, fragmented mandates involving several central and local
government entities: inappropriate land allocation monopolies, gender exclusion and
poor public land management and corruption (AMCHUD, 2011)7
.
b. Sustainable Land Management
This concept is defined as the use of land resources, including soils, water, animals
and plants, for the production of goods to meet changing human needs, while
simultaneously ensuring the long-term productive potential of these resources and the
maintenance of their environmental functions (Worldbank, 2006). Improper land
management can lead to land degradation and a significant reduction in the productive
and service (biodiversity niches, hydrology, carbon sequestration) functions of
watersheds and landscape. Sustainable land management concept is a knowledge-
6
N.I.S.R: National institute statistics of Rwanda
7
A.M.C.H.U.D stands for Africa Ministerial Conference on Housing and Urban
Development

10
based procedure that aims at integrating the management of land, water, biodiversity,
and other environmental resources to meet human needs while sustaining ecosystem
services and livelihoods.
Land management options are strongly governed by regulatory and incentives
policies, as well as public expenditure priorities. In most countries, these policies and
priorities aim to improve access to and the availability of raw materials. Sustainable
management of land resources requires policies and planning to be based on a good
knowledge of the extent and nature of these land resources, how the land has been
allocated for use, and on how the land will respond to these uses (Auditing, 2013).
c. Land Use
This refers to the control of land use through adoption of planning policies and land
use regulations at national, regional and local levels; the enforcement of land use
regulations; and the management and adjudication of land use conflicts (Muvara,
2014). Land use is a basic element in human activity. Much of what we humans do
requires land (Young, 1998).The concept of land use refers to a series of activities
done to generate one or more products or services. The same land use can occur on
several different parcels of land, and reciprocally, the same land may have several
uses. An activity-based definition of land use allows for a detailed quantitative
analysis of both economic and environmental impacts, as well as enabling different
land uses to be clearly distinguished (FAO, 1998b).
d. Land use management
The concept of land use management refers to the officially recognized system that
determines and regulates use of land. In most of cases, town planning schemes are
used for the purposes of land use management on a daily basis where each scheme
also provides the legal basis and definitions for the rights to develop and use any
parcel of land in a municipality according to the specified zonings. These rights in
turn establish the basis upon which property values are determined, and so are a
crucial element in the municipal property rating system‟ (Kihato, 2008).
Land use management deals with processes by which land is developed, usage of land
is defined, and activities on land are regulated8
. For the example, land use
8
Ovens et al (2007: 14) cite the definition of land use management
include the following activities:

11
management in South Africa has its origins in British town planning activities that
developed initially in response to the urban impacts of the industrial revolution. These
activities were concerned with improving health and safety of urban residents affected
by conditions such as overcrowding, pollution, inadequate services, facilities and
amenities. So, a system of control and regulation was developed aimed at organizing
urban space and urban activities into ordered, safe, hygienic environments where uses
and activities were prescribed and controlled.
e. Urbanization
This is defined as the process by which large numbers of people become permanently
concentrated in relatively small areas, forming cities. In this process the number of
people living in cities increases compared with the number of people living in rural
areas (Sabnis, 2014). Population growth is one of the main reasons to the
urbanization. The most rapidly urbanizing countries in Africa and the challenges that
come with this, especially in the provision of adequate housing and basic services are
major challenges that governments face. Another issue is the poor or limited access to
land and productive arable lands which contributes to urbanization. Business and
industry further compete for the limited land resource. As the labor force shifts from
subsistence agriculture to processing and manufacturing roles, the land demands for
housing changes. Higher density urban development will become increasingly
necessary.
If the changing demands and use of land is not managed by a rigorous planning and
zoning regulatory framework, impacts in real terms are uncontrolled development,
increased energy demand and emissions, inefficient transport systems, overburdened
water and sanitation systems leading to reduced livelihoods, environmental
degradation, continued loss of biodiversity, food insecurity, poor air quality and
health impacts.
 The regulation of land-use changes e.g. rezoning of a property from residential to
commercial use;
 The regulation of ‘green fields' land development, i.e. development of previously
undeveloped land;
 The regulation of the regularization and upgrading process of informal settlements,
neglected city centers and other areas.

12
2.3. The measurements of urbanization
a. Population growth
Population growth is one of the main reasons to the urbanization. In urban areas,
natural increase is not high because fertility rate is often lower compared with rural
regions. Fertility rates are largely dependent on economic considerations. As
economic wellbeing increases, the fertility level decreases. Security about the future
and alternatives to family life in the cities are the main reasons for this decrease
(Long, 1998). Education level has similar effect as economic wellbeing to the fertility
rates. For example in Taiwan and South Korea, rising education level has resulted in
smaller families, and population growth has fallen by half. However, women‟s
knowledge of how to manage their own fertility has the biggest effects on birth rates.
Nowadays only 25 per cent of the women do have access to family planning materials
and the power to control the amount of their children. Another key factor that
influences birth rates is a woman's confidence that the children she bears will survive
and be healthy. If the health care is proper and infant mortality rate low, like in
developed countries, the fertility rate is often also low (Encarta, 2001).
b. Rural-urban migration
Migration is a form of geographical or spatial motion between one geographical unit
and another. Internal migration consists of rural-rural, rural-urban, urban-urban and
urban-rural migration. Migration is continuous and repeated process rather than a
single event. Because of these facts, it is difficult to measure and study. The time of
migration also varies. It can be periodic, seasonal, or long-term migration
(Bilsoborrow, 1998).
Migration is the main reason for rapid growth of mega-cities. Migration has been
going on over centuries and it is normal phenomenon. When considering urbanization
rural-urban and urban-rural and rural-rural migrations are very important. Urban-
urban migration means that people move from one city to another. This is quite
common, for example, in Nigeria (Sajor, 2011).
Many migrants are environmental refugees from badly depleted rural areas. In
developing countries, industrial growth in urban areas offers employment and trading
opportunities for rural people which are faced with declining living standards.
Nowadays the urbanization is increasingly occurring also without any significant
opportunities for new migrants and it is fastest in Africa. Sometimes people do not

13
have to move to the city even if they are working in it. Transportation is the biggest
question of this movement. With accessible transportation many are able to live as far
as 40-50 kilometers away from the city. People can move regularly between urban
and rural areas, in accordance with the demand of the job and of family
responsibilities, without a need to make a permanent change of residence. Advances
in transportation, by easing rural access to external markets, can relax the housing
problem in the cities (Byron, 1993).
2.4. Factors encouraging urbanization
a. Population growth
There are three components of urban population growth: natural growth of urban
population, rural-urban migration and the reclassification of areas previously defined
as rural. Natural increase provides a base for urban population growth rates, and rural-
urban migration and reclassification supplement this growth. Anyhow the natural
increase of the population in the city often declines sharply together with the
urbanization process that has happened for example, in Thailand, Malaysia and
Indonesia (Stutz, 1998).
b. Population growth in the future
World population reached 6.1 billion in mid-2000. By 2025, world population is
expected to be between 7.9 billion and 10.9 billion, with the medium variant 9.3
billion (PDDESA, 2001).The population in today's developed countries is not
expected to grow in next 50 years because fertility levels are remaining below
replacement level. On the contrary, the population in developing countries is
projected to rise from 4.9 million in 2000 to 8.2 billion in 2050. International
immigration is projected to remain high. The more developed areas are expected to
continue being net receivers of international migrants. This has any high impact to the
population growth in developed areas and cities.
c. Poverty
Poverty is hard to define. Poverty means that human needs are not met. Poverty is
everyday life in every country, even in developed areas. In every country can be
identified individuals who have so small income that they cannot afford even the very
basic goods. These physical needs are adequate diet, housing, work, water supply,

14
sanitation and health care. For humans a few mental demands are also important, like
basic civil and political rights and feeling of safety (UN-Habitat, 1996).
Poverty can be measured by income level. This is not always the best way to define
poor people because some level of personal income cannot substitute problems with
health, crime, physical violence or life expectancy. Still using this kind of income
level is normal in every country. People whose income is under this minimum level
are considered poor. At least 20 per cent of the world‟s populations live in absolutely
poverty. More than 90 percent of these live in the developing countries. These
numbers are only rough averages because it is in reality difficult to estimate the
amount of people who suffer from absolute poverty (UN-Habitat, 1996).
d. Standard of living
The differences in standard of living are major issues when considering factors that
encourage urbanization. Higher living standards and higher salaries in the city attract
people to move to the cities. As long as the income gap between rural and urban areas
is big, people tend to move to the cities. Economic factors and employment are the
main reasons for migration. Sometimes the employment in rural areas is non-existing.
In these cases moving to the city, even for very low salaries, is more profitable than
staying in the countryside (Sajor, 2011). Political and social factors are also better in
the urban areas and they are one reason for migration.
In the city health care and social relations are much easier to organize which makes
the inhabitants feeling more secure. In the city people may easily have they voices
heard by joining different political groups and by this poor people can require better
living standards and services.
2.5 Models to control urbanization
a. Socialist model
In the past, there have been many successful ways of controlling urbanization.
Socialism in old China and Russia was one of these. The method was to control
urbanization by the place where people had born. People who were born in the
countryside were not allowed to move permanently to the urban areas. This means
that people have to live at place similar to where they have been born. They belong to
the rural areas if they were born there and vice versa. Although, rural people can

15
move to other rural areas and urban people could move to the similar rural areas. This
method was very effective when controlling urbanization.
b. South-African model
Other successful method was used in South Africa. The main idea of this method was
not to control the migration of single people but decrease migration with families.
Normally, if the migration is permanent, people bring the whole family to the city.
This increases the city population with much more people than only single migration.
The method prohibited migrant people to bring their families with them. This
decrease the rate of permanent migration because normally people do not want to be
in the city alone and the family cannot survive without help on the rural areas.
c. Example of successful countries
Hong Kong and Singapore are success stories. The question arises how these
countries have achieved and maintained their well-being. This question can be
examined by looking at migration, which is the main problem in the rapid
urbanization in many countries. These countries are city states where uncontrolled
migration is impossible. Hinterlands are non-existing so the countries do not have any
countryside to support. The city is easy to control and the only urbanization is
occurring by natural increase and international migration. The international migration
is much easy to avoid than internal migration. The situation is not similar in other
countries than in the city states. If the city is properly managed and the facilities are
offered, people from rural areas want to move there. Migration again creates new
problems, migrant people need more facilities and city is unable to keep up with the
speed of migration.
2.6 Factors affecting land use management
a. Political will
This is the uphold citizens‟ rights and liberties, and promotes social and political
participation for the sake of better-informed and more democratic decision-making.
Laws empower the Governor is to declare any land to be an urban area and also has
the power of allocation as well as acquisition. This power, sometimes, gives the
loyalists of the governors to request for any land at any location irrespective of what
the land is being used for before. This has also enabled the government officials to
manipulate the allocations of land within the state and misusing of their powers. The

16
literature indicates how incorrect policies of government and weakness of agricultural
sector in the country have resulted in farmland use change due to politics of those
days. The political power can influence any changes on land use management to be
implemented properly or poorly as results of his/her political interest.
b. Stakeholders consideration
A stakeholder is any entity with a declared or conceivable interest or stake in a policy
concern. The range of stakeholders relevant to consider for analysis varies according
to the complexity of the reform area targeted and the type of reform proposed and,
where the stakeholders are not organized, the incentive to include them. Stakeholders
can be of any form, size and capacity. They can be individuals, organizations, or
unorganized groups. Therefore provides a detailed understanding of the political,
economic, and social impact of reform on interested groups, the hierarchy of authority
and power among different groups and the actual perceptions of the reform among
different groups, all of which are important for reform advocates to consider. In this
context conceive as processes involving different stakeholders in planning, facilitation
and controlling land use planning and subsequent activities in view of land
development control and securing tenure in informal neighborhoods (Majani, 2005).
c. The viable land use options in the area
Zoning, the regulation of land use by the government, is the principle tool used by a
municipality in urban planning. In theory, zoning helps an area grow in a way that is
orderly and serves the public interest. State governments have the power to zone for
the advancement of the health, morals, safety or general welfare of the community.
They in turn grant this power to local governments, enabling them to control the
character of a particular location. When a property owner‟s land is affected by zoning,
the owner has options that fall into two basic categories. The first category involves
essentially asking the government to make an exception for the landowner. The other
approach is to challenge the zoning ordinance itself as improper or unconstitutional.
Depending on the needs of the property owner, more than one route may be
appropriate. Therefore, a property owner should consult an experienced land use
attorney before attempting to challenge a zoning decision.
d. Income of residents
Demand for residential and industrial land has been reported as the main cause of land
use change (Reed-MD, 2008). Another source shows that low income in the other
sector or the lack of livelihood diversity is the reason which causes land use change

17
around the world (Ostwald M, 2008) and human use of land has altered the structure
and functioning of the ecosystem (Vitonset, 2007). The most spatially and
economically important human use of land globally include cultivation in various
ways, construction, reserves, protected lands and timber extraction (Turner II et al.,
2007). Recently, settlements and sprawl development are becoming large active land
use change especially in the developing regions of the world.
e. Community participation
It intends to add to the status of knowledge on the factors that determine farmers‟
decision to use certain land management practices. With these practices, farmers have
been able to sustain their production for centuries. Communities found the more
participation they had developed their land use plan, the more accurately the plan
reflected community values and encouraged ownership of the process. Throughout the
planning process it is vital to maintain your leadership‟s interest and enthusiasm in the
land use planning process. Regular formal updates to council and informal
communications with chief and councilors will help set the tone for the community
participation at large to embrace the planning process.
Many communities find that community participation is directly linked to members
„understanding of the impact land use planning has on the future of their nation. Once
members become aware of the value of land use planning, they naturally want to
participate in the process. Some communities find it helpful to modify the planning
process to fit the pace and timelines of community activities as opposed requiring the
community to fit itself into the schedule of the planning. Community also found that
keeping participation from the community interesting and fun helped to encourage
more people to become increasingly involved throughout the entire process.
Communities have diverted negative dialogue by accepting what has happened, and
can be uncontrolled, and focusing on the land use planning process (Ecotrust, 2009).
f. Available funds for compensation
Farmers have long recognized that land cannot be used without limit. They have
before experienced a decline in land productivity necessitating some action on their
part. The traditional farming systems that farmers have previously employed to
sustain their productivity cannot any longer effectively work due to population
pressure.

18
2.7 Effects of implementation of land use management
a. Good aesthetic of the city
Master Plan and districts plans provide zones for the purpose of making the city looks
aesthetic. The concern is to make more efforts to implement the Conceptual Master
Plan to modernize the city; spontaneous settlement continues to develop within the
city and in its peripheries. Urban modernization and creation of adapted
infrastructures is necessary. However, high rate of unlawful settlement indicates the
need to review and harmonize the urban planning policies and implementation
strategies to the urban households‟ capacities (Manirakiza V. , 2012).
b. Good life condition
Sustainable urban planning has to be understood as key to both national economic
growth and social resilience and improvement of living conditions of the population.
It is a process which needs an equitable urban land use planning to eradicate poverty,
inequalities and urban divide reflected in slums booming.
c. Forced migration to other areas creating urban sprawl
The expansion of human populations away from central urban areas into low-density,
nonfunctional and usually car-dependent communities is a process
called suburbanization. It is criticized for causing environmental degradation, and
intensifying segregation and undermining the vitality of existing urban areas and
attacked on aesthetic grounds. Conditions favorable to urban sprawl can be identified
as follows: lower land price compared to developed areas of the main city, high rate
of urbanization, less control on urban development outside the urban limit.
The unplanned metropolitan growth has a number of serious adverse effects. Large
areas become characterized by the initial scattered land uses so that balanced planning
of the areas become impossible. The lack of planning is also reflected in the high cost
and poor quality of public facilities serving the urban fringe areas. Peripheral
settlements are residential areas where inhabitants have no security of tenure vis-à-vis
the land or dwellings they inhabit, with modalities ranging from squatting to informal
rental housing, the neighborhoods usually lack or are cut off from basic services and
city infrastructure and the housing may not comply with current planning and
building regulations. These areas are often situated in geographically and
environmentally hazardous. In addition, informal settlements can be a form of real

19
estate speculation for all income levels of urban residents, affluent and poor. Slums
are the most deprived and excluded form of informal settlements characterized by
poverty and large agglomerations of dilapidated housing often located in the most
hazardous urban land. In addition to tenure insecurity, slum dwellers lack formal
supply of basic infrastructure and services, public space and green areas, and are
constantly exposed to eviction, disease and violence. (UNHABITANT, 2015)
2.8 Summary
This chapter concentrates on key concepts of the study as well as other available
information paving our research issue. Some of the approaches used in other countries
to deal with land use management are discussed. Factors affecting the implementation
of land use management are also covered under this chapter. Then, the chapter
highlights the issues resulting from the implementation of land use management, both
negative and positive. As this chapter provides the literature review of the study, the
next chapter deals with the data collection techniques used to answer the research
questions.

20
CHAPTER THREE : RESEARCH DESIGN AND METHODOLOGY
3.1. Introduction
This chapter explains how this research was conducted. It provides techniques, tools,
and procedures through which the pertinent data to the research problem was
collected. As discussed below, the whole process of collecting information on the
implementation of land use management in Kigali is well explained.
3.2. Research Design
Research design has the function to ensure that the evidence obtained enables
researchers‟ to answer the initial question as clearly as possible. The process of
research design begins with philosophical paradigms (Creswell, 2007). When a
particular philosophical paradigm is chosen, automatically a research design is
chosen. Research design shows a sequence of pragmatic aspects of the way the
research is conducted. In a more comprehensive way, as per Nachmias and Nachmias
(1992), research design is a program that guides the investigator in the process of
collecting, analyzing and interpreting observations.
The choice of research design used in this work depended on the nature of the study.
Research problem required an inquiry on the implementation of land use management
in after-1994 genocide whereby questions regarding “how” land use implementation
was conducted in Kigali city and through which approaches; “what” were the
perceptions of involved stakeholders towards land use management; and “what” were
issues and challenges associated with implementing land use management which need
to be answered. This helped to choose suitable approaches for data collection, analysis
and reporting.
In this study, a Mixed Research Method was considered appropriate in understanding
the land use implementation practices where the case study method was utilized. The
case study was a preferred strategy since there was a need to gather information which
answers “how” or “why” questions which investigators had little control. Unlike
experiment, survey and history strategies, case studies need not be limited to a single
source of evidence since most of the better case studies rely on a variety of sources. It
is for this reason that documentary evidence, observation, photographing and
interviews were used as techniques of collecting facts.

21
3.3 Data Collection Methods
The study used primary data that were collected from the community and experts
from different institutions.
Researchers used questionnaires which were administered in form of interview with
experts on land use management in Kicukiro district. Researchers also used
questionnaires during data collection which were simple, understandable and contain
the close ended question for allowing community to provide real information easily
and then open ended question at the end. They were in Kinyarwanda language.
Researchers went to the site with those questionnaires and were used in form of
interview so as to help informants to capture the problem.
According to Sir Francis Galton September (2012), a questionnaire is defined as a
series of written questions the researcher uses in primary data collection.
Questionnaires and interviews are often used together in mixed method of collecting
primary data (Galton., 2012). While questionnaires can provide evidence of patterns
amongst large populations, qualitative interview data often gather more in-depth
insights on participant attitudes, thoughts, and actions (Lois R. et al., 2012).The
researchers use this method to collect quantitative and qualitative data because it
minimizes biases in formulating and asking questions and it gives standard answers
that enable straightforward analyzing using the original ideas and views of the
interviewor or the one asked during data collection.
In addition to this interview, the observation together with photographing was used to
get first-hand information. Here researchers made their own observation on site in
different ways and pictures were taken. When observing, it was a direct way of seeing
the appearance of case study which denotes the immediately some issues and
challeges of implementing land use managment. Observation implies observing
behavior or an event rather than asking questions about it. Structured observation just
means that a researcher didn‟t observe everything but he observed what he decides in
advance to watch. When using this method, observers try not to influence the
environment they observe (Trotta, 2010). Therefore in the context of this research,
structured observation involved field trips in the area of study to observe the current
situation on the sites and land Management and implementation of existing
approaches set out by our National Land Policy. However, this data did not serve as
full evidences; but it contributed to getting reasons as it might be difficult to make it

22
a reliable with the source evidence. This method was used in this research study
because it allows the researchers to assess how Kigali city‟s households, Contractors,
and all regal bodies are understanding and contributing directly with implementation
of Urban Land use Management. This method also doesn‟t use personal preference,
group‟s willingness or inability of some people to provide information. The
advantages of observation in this research project include: overcoming issues of
validity and bias by the respondents, helping the researchers to get a geographic view
of different land use types of Kigali and it also provided good opportunities for
observing the extent of Urban land use Management which can contribute to respond
the land related problems in Kigali.

23
Picture 3. 1: Appearance of Kicukiro
Source: Reseacher‟s site observation, May 2016
3.4. Case Study Selection
The case study was selected in Kicukiro district, Kigali City. This case was chosen
due to that it is rich-information concerning the land use management. It helped to
assess the problem from deep level and indicate solution to the problem. Criteria to
choose this area are:
 Availability of information, due to limited time we have
 Manageable size in terms of area and population on this area,

24
 Rapid settlement growth in terms of housing development,
 The expansion of unplanned residential areas in urban centers,
 Geographically located in serounding areas of the researchers‟ residences,
hence becoming easier to get adequate information and accessibility.
As it was noted during the researchers site visite, the Kigali has major sub-urban areas
where land use management and master plan can not be easily implemented without
taking new measures for their Management and control.
3.5. Sampling
The selection of sample size was based on Bouchard formula (Graziella et al
2006:43). 𝑁𝐶 =
𝑁×𝑛
𝑁+𝑛
Where, NC stands for corrected sample, N for the size of population and n for the size
of sample by finite universe of 96.
The following is the sample size for the community
𝑁𝐶 =
318565 ×96
318565 +96
= 95.97, we decide to use 96.
Our sample size is 96 people in Kicukiro district where is the total number of
population of Kicukiro District.
Whole this sample was gotten from selected sectors based on Javeau (1985:46)
formula. Mean 20% of 10 sectors of Kicukiro District.
10×20
100
= 2.
Based on certain criteria of Kicukiro land use researchers decided to use 3 sectors for
acquiring adequate information on land use management implementation in such
urban area.The sample was taken from land bureau officers of Kicukiro District,
workers in Rwanda housing authority(RHA), Housing planning & development
division, workers in RNRA, andlocal community.
Table 3. 1: Sample size of the sectors
Sector
Distribution formula Sample
1 Kicukiro 96/3 32
2 Kagarama 96/3 32
3 Gatenga 96/3 32
Source: Fieldwork, May 2016

25
Table 3. 2: Total sample size for both questionnaires and interviews
stakeholders Total number Decided
Sample size
Community 96 96
Sectors land
authority
3 3
Kicukiro
district
1 1
HRA 1 1
RNRA 1 1
Total size 102
3.6 Data Validation
There is no reasonable ground that would lead us to suspect a deceiving level of bias
among respondents, and where it would happen (because after all the world is not fair
and the subject may seem sensitive to some) the empirical observation of the
researchers would sound an alarm. The respondents also come from different
background therefore no fear of a conspiracy. Researchers attended the site and have
face to face contact with informants so as to make answers reliable. After field trip,
direct data processing followed the collected data before forgetting the situation.
There was a cross checks of questionnaires to assess the minor possible errors and
ensure the reliability and validity of the field resultants. These checking helped to
minimize errors and to remove mistakes after data collection.
3.7. Limitations in Field Data Collection
This research faced with a limited secondary data. Rwanda has lack of data bank and
few researches. Researchers faced problem of finding the documents related to the

26
approaches like, MILU, High raise Condominium, Promoting vertical building and
Resettlement. The study decided to use few available local documents.
3.8. Ethics and Politics of the Study
Conducting research that may violate the rights and welfare of research participants is
neither the intent nor the major interest of social scientists. Ethical issues considered
throughout this research include:
a. Voluntary Participation
In accordance with ethical provisions, before carrying out the research, the purpose of
the research was explained and interviews were conducted following interviewees‟
consent. This meant that interviewees were informed about the benefits and risks
associated with the research. No one was forced to participate even though it was
difficult to comply with it all the time.
b. Confidentiality and Anonymity
Information collected was recorded in a notebook or on questionnaires. Since the
researchers administered questionnaires themselves, they ensured that all these
questionnaires were completed anonymously. Only the position of each respondent
was recorded. Confidentiality in reporting was achieved by ensuring that names and
other information that could lead to revealing the identity of the interviewees were
avoided. All the information given has been used for the purposes of this research
only.
c. Plagiarism and Authenticity
Plagiarism was avoided in order to make this research credible and researchers
ensured that the findings in this work are beneficial to all the stakeholders.
3.9. Data presentation and Analysis
Before processing data remain speechless, and it is after analysis that they can give
information to any researcher. After data collection, information was processed so as
to minimized errors and removal of mistakes that provided data with accuracy and
reliability. Data presentation is the way of arranging information from the field in the
manner that is understandable easily. The presentation enables us to organize our
information we collected from the field in the way that will allow us to do data
analysis and interpretation of data. This study used tabulations, graphs, histograms,

27
frequency graphs, and so on for enabling the analysis. Other common data organized
in one statement once it is difficult to be included in tables.
In this research the primary and secondary data were analyzed and many methods of
research analysis were used. This process consisted of grouping all the data got from
the field and put them in their respective groups, which were: the knowledge base on
urban land use management in Kigali. All data were coded after being compiled,
which may be defined as a systematic way in which to condense extensive data sets
into smaller analyzable units through the creation of categories and concepts derived
from the data. And after coding, there was a use of the statistical method consisting of
counting the number of mentioning and using descriptive statistics such as
frequencies, mode, mean which means that the research opts for quantitative analysis,
the reason being mainly that this being a descriptive research, descriptive statistics did
us a lot of good and also another reason is that we believe that through quantitative
analysis we were able to avoid a bias and be more objective in our analysis. Another
method that was used is the content analysis which is defined as the scientific study of
content of communication. It is the study of the content with reference to the
meanings, contexts and intentions contained in messages. This method is a qualitative
method analysis and helped when it came to the comparative part of research and has
been part and parcel of our literature review.

28
Table 3. 3: Data process matrix
PHASES TYPE METHODS SOURCES OF
INFORMATION
DATA
COLLECTION
1.Primary data -interviews and
Questionnaires
-Observation
Communities, land
administrators,
Land developers.
Locall leaders
2. Secondary
data
-Review of previous
findings.
Books, scientific
journals, reports,
international
organizations websites
DATA ANALYSIS 1.Qualitative
data
-Content analysis
_
2.Quantitative
data
-Comparison analysis
-Statistical analysis
Source: Researcher‟s own construct, April 2016

29
3.10. Research Set-Up Model
Phase 1
Phase 2
Phase 3
Source: Researchers „own construct, April, 2016
Main Research
Question
Secondary data:
Published &
Unpublished data
Research methodology
Data
Collection
Methods
Data analysis
Research design
Problem statement
Main research
Objective Sub- objectives
Sub- questions
Definitions of
concepts
Problem conceptual
model
Literature review
Primary and
secondary data
Quantitative and
qualitative, micro-
soft excel and SPSS
Report writing

30
CHAPTER FOUR: DATA PRESENTATION AND ANALYSIS
4.0. Introduction
There are some issues and challenges in implementation of land use management in
urban areas as revealed in literature review section. The fact of having more
population in urban areas forces urban land use to be affected during the
implementation of land use management as discussed below.
4.1. Geographical Location of Rwanda
Rwanda is located in east-central Africa, It covers 26,338 km2
. It is situated between
1°04‟ and 2°51‟ of latitude south and between 28°53‟ and 30°53‟ of longitude east. It
is bordered on the north by Uganda, on the east by Tanzania, on the south by Burundi,
and on the west by Zaire. Rwanda is a landlocked country known as “the land of a
thousand hills”. Rwanda has five volcanoes, twenty-three lakes and numerous rivers,
some forming the source of the River Nile (City of Kigali, 2013).
4.2. Geographical Location of Kigali
Kigali has been the economic, cultural, and transport hub of Rwanda ever since. It
became the capital upon independence in 1962. It has a population of a little over 8
million. The rapidly growing city, Kigali is the capital and largest city of Rwanda
(Rahman G. et al., 2008). It is geographically located at the heart or center of Rwanda
with a latitude of 1º 58‟S and a longitude of 30º 07‟ E, Kigali is located in the center
of the country with Rulindo and Gicumbi in the North, Rwamagana District at East,
Bugesera District at the South,and Kamonyi District at West. The city is built on
numerous hills, sprawling across four ridges with valleys in between.
Kigali City is the province composed by 3 districts which are: Kicukiro, Gasabo and
Nyarugenge. It is also the 2nd
highest popular whith population growth rate of 4%
after Eastern Province as shown in the table representing the results from 2012
Population and Housing Census as presented in the table below:

31
Figure 4. 1: Population and Housing Census of Rwanda 2002-2012
Source: N.I.S.R, 2012
Figure 4. 2: Administrative districts and sectors map of Kigali
Source: Google map, 2016
4.3. Case Study Area
This research was selected to study the problem of land use implementation in
Kicukiro district where three sectors were taken. As far as Kigali city is concerned, it
subdivided into 3 districts which are further divided into sectors. Among these

32
districts, there is Kicukiro district our case study which is divided into 10 sectors.
Kicukiro is located in Kigali city, with an area of 167 km2
. This district is the one
implementing the approaches of dealing the challenges of land use management.
Those approaches are: promoting vertical building, Resettlement, High-raise
condominium with and multi intensive land use related element of sustainable land
use management. Researchers opted to select Kicukiro, Kagarama and Gatenga to
help to tackle to the problem in hand.
4.4. Approaches used in land use management locally
Because of the problem of unsustainable land use management in the city, the
Government of Rwanda has started to set various approaches of mitigating the
problem. Those reactions on the issue are:
a. Planning
In planning for urban areas, the master plans and implementation plans are the major
tools for enhancing sustainable land use management, city beautification and increase
of land production for economic purpose (Kigali city, 2012).
b. Setting policies laws and regulations
To remove poor land use management require, adequate laws, policies, rules and
regulations are very important. Those are the following:
 Condominium law9
(RHA,2012)
 Rwanda national construction policy (Mininfra,2009; official gazette,2010)
 National human settlement policy (Mininfra,2009)
 National urban housing policy (Mininfra,2008
 Law governing urban planning and building in Rwanda (Prime ministry, 2012)
 National land policy10
(MINITERE, 2004)
9
-Adopted in 2010, regulates a form of joint ownership in real estate, where portions
of the property are commonly owned and other portions are individually owned. The
law reflects recent developments supporting urban growth, densification and global
trends, and is in line with Rwandan land reform. The law allows for traditional, as
well as more contemporary forms of real estate ownership, and contributes to a
plurality of possible ownership forms in the country.
-It is expected that Rwandan urban housing typologies will increasingly change,
moving away from the sole typology of small single-family one-storey houses.
10
The Policy outlines planning and land use goals and sets guidelines for sustainable land
use.

33
c. Elaboration of institutions in concern
As laws, policies rules and regulations are very important, institutions for
establishing, implementing and facilitating their implementation are very necessary.
Those institutions are like Rwanda housing authority in charge for securing
sustainable housing, Rwanda natural resources Authority department of land and
mapping for making safe land tenure security, land use management and up keeping
database and logistics related to real properties. Institutions like one stop centers in
charge of supervising building control regulation in urban areas (PrimeMinistry,
2011) .
d. Affordable housing projects
Provision of affordable housing is one of the biggest problems that are challenging the
leaders of Kigali city in order to handle it. There are major factors that are affecting
availability of affordable housing that are somehow sustainable such as land prices
that are very high, less availability of housing finance due to the low level of income
compared the needed housing, infrastructure, services, facilities and lack of building
material and professionals on affordable prices. Although there are those factors the
government has set some strategies for providing affordable housing in Kigali.
4.5. Policy framework and analysis
This section deals with policies, laws, rules and regulations concerning real estate
industry (housing field) and land use management. They are analyzed to see how
relevant they are, the adequacy of their implementation tools and institutions. The
Rwanda National Settlement Policy completed in 2004, and the Rwanda National
Urbanization Policy published in 2007 all focus on Kigali City. Since 2008, Kigali
Conceptual Master Plan (KCMP) projected in 2050 is under implementation. Despite
these policies and the related implementation processes, it appears that there has been
increased evidence that uncontrolled urban growth and housing remain the pressing
issues in terms of making Kigali a modern and sustainable city (Manirakiza V. , 2012)
Exactly, the integrated sustainable urban land use management relies on the use of the
following useful instrument: Improved Policies, laws, Regulations and Institutional
Framework with adequate participatory implementation, evaluation and accountability
for every player, the last but not the least the networking among various institutions in
concern for avoiding conflicts and contradictions.

34
a. Vision 2020
Vision 2020 sets the overall policy framework for Rwanda11
. In urban areas the
Vision commits by 2020 that all towns will be covered by an updated urban master
plan and with coordinated implementation of the plans. Of participation in general,
the Vision commits to its continued promotion through decentralization with the
empowerment of local communities through their involvement in the decision making
process. In 2002, two years after the publication of the Rwanda Vision 2020,
considered as a road map for the development of Rwanda, Kigali Economic
Development Strategy was elaborated with a focus on “Building the Foundation to
compete in the Global Economy in the Future”. This theme relates to the importance
of making Kigali a place that is attractive to, and supportive of, business and
investment, both within the Central/East African region and within the world‟s
economy (KigaliCity, 2002).
In 2020, the urbanization rate is projected to increase from 10% to 30% of the
population, the main objectives of the vision 2020 regarding to housing are to have
master plans in urban areas and particular development plans for towns so as to use
urban land at its highest and best use according to approved plans, infrastructure
development in urban areas and development zones in rural areas, and
decentralization of economic activities every where possible in the country.
Regarding to utilities and services, the 2020 Vision ambition is to have access to safe
potable water in 2020 for every Rwandese and water resource management will be
reorganized, integrated and in synchronization with the national land-use master plans
in all domains in concern. At least 80% of the Rwandan population will have easy to
waste management system. For an increase of living standards in urban settlements,
the vision 2020 policy has the objectives of developing capacity building for human
resources, enriching local and foreign investment for enhancing economic growth and
strengthening the private sector, development of entrepreneurship skills and regional
integration, reinforcing communications technology and good governance to ensure
comfortable working environment and peaceful settlement places (MININFRA, 2008)
11
It consists of 6 pillars: a) Good governance and a capable state b) human resource
development and a knowledge-based economy, c) private sector-led development, d)
infrastructure development (including land use management, urban development, transport,
communication and ICT, energy, water, waste management), e) productive high value and
market oriented agriculture, and f) regional and international integration. There are three
cross-cutting themes: a) gender equality, b) natural resources, environment and climate
change, and c) science, technology and ICT.

35
b. Economic Development and Poverty Reduction Strategy (EDPRS)
The contribution of the EDPRS in urban housing and management of land plus
improvements on it are planning and improvement of efficient human facilities,
services and utilities in urban areas; sustainable rational urban land use and
environment conservation; provision of urban master plans and construction of
regrouped settlements known as imidugudu; providing more marked out and
improved plots; reorganization areas where the population suffer from poor living
standards; and improving into comfortable houses fit with the need for rapid and
quality services (MININFRA, 2010).
EDPRS covers also the actions of improving living standards of the poor citizens,
build economic infrastructure, governance infrastructure, contributing to the
development of the private sector and the institutions. In the EDPRS period, the rate
of increase in accessing safe drink water is from 64% to 86%; sanitation services from
38% to 65%. For the rural population living in 500m from improved water source the
rate is anticipated to increase from 64% to 85%, and for urban population residing
within 200m of potable water source from 69% to 100%. About Sanitation, the plans
of schools with healthy latrines on good norms will rise from 10% to 80%, and the
corresponding for rural households will increase from 38% to 65%” (MINECOFIN,
2007).
c. National Investment Strategy
The issue of poor housing is always related to the problem of investment. We cannot
talk about housing without talking to investment. The rate of investment is estimated
to have an increase up to 60% in five years to come. The anticipated increase of
investment in the sector of housing is about 4 .6% of shares of public expenditures for
the EDPRS (MININFRA, 2008).
d. Sectorial Strategies for the Ministry of Infrastructure
Strategic Plan of EDPRS implementation prepared and approved in September 2008
talk about housing in the following statement: „‟developing housing, construction and
maintenance of public buildings; developing sufficient building plots, in terms of both
quality and quantity; reinforcing institutions in charge of human settlement financing;
designing urban master plans for human settlement; promoting blocked settlement
(Imidugudu); making building plots available and improving unplanned residential
areas (MINECOFIN, 2002).

36
e. Good Governance and Decentralization
Sector based decentralization contribution and self-government by the citizens,
transparency and accountability consists in unbiased, professional and effective
services to the population by supporting local development in a good governance
atmosphere. The implementation of sustainable housing should be based on the
documents of Strategic Framework for Decentralization in Rwanda and of program of
implementing decentralization.
Approaches incorporated into this policy include supporting city planning, promotion
of grouped settlements and upgrading of informal settlements. Essentially 80% of
Kigali has unplanned settlements which make it difficult to control these areas
(MININFRA, 2008). According to MININFRA, 2008, the growth of cities will make
it possible for the reduction of demographic pressure on arable land and optimize
agricultural production. Even though urbanization is required for the economic
development of our country, the phenomenon must be controlled and planned in order
to prevent its negative effects on urban land use management.
f. National urban housing policy
The policy deals with the problem of urban housing through the following
fundamental principles:
 Housing is a basic right of Rwandese, so the government aims at facilitates
affordable housing and easy access to infrastructure facilities.
 Provision of potable water and sanitation utilities and facilities.
 The ministry of infrastructure and the ministry with urban housing in is duties
must be involved in policy making and the policy out to be implemented by
agencies like urban development board.
 The policy also aims at controlled development and the sustainability of
human settlements in urban as well as rural areas, which is affordable and
social recognizing the right of population including women, children, disabled
people, vulnerable groups, disadvantaged ones and takes into account all
income groups.
 Planned urban settlement which are friend of environment

37
 Fair slum upgrading scheme without displacement of population, ensuring
accessibility to goods, services, utilities and basic infrastructure should be an
element of quality life of urban dwellers.
 The urbanization is seen as a driving force of economic development. It causes
also the demand for food consumption so any urban development should take
into account the improved agriculture which contributing to poverty reduction.
 The investment related to urban development especially housing should be
integrative. That means to take into account every players like NGOS, private
sector, vulnerable groups and local authorities (RHA, 2008).
The main objective of this policy is to improve the living standards of urban settlers
through controlled and harmonized development of urban areas; through meeting the
needs of land, services, and preventing new informal settlements; allowing low and
medium income groups to access a sustainable house and new job creation. To
achieve the objectives set out by the policy, actions and strategies were developed
which are the following:
 establish affordable building standards and regulations accompanied with
basic services, facilities, and social amenities;
 laws favoring private sector to involve themselves in real estate development;
guidelines for upgrading slum areas and adequate planning (master plans) for
controlling the way the urbanization is performing;
 development of secondary urban centers to reduce the migration pressure on
Kigali city allocation of affordable plots for every income group in target
upgrading through services provisions to informal settlement ensure security
of land tenure by systematic land registration
Most of all of the above said tools of meeting the policy objectives and fulfilling the
principles are also good. The only missing tools are: The tool or strategy that will
favor the implementation where the principles integrate the element of increase of
food demand forcing to the promotion modern agriculture due to urbanization.
Regarding to the implementation of the policy, the issue is to ignore the vulnerable
group of people while they should be the target of this policy. Another element to
consider in implementation of the policy is the issue of networking and accountability
of various players which must be taken into account so that everything should be done
with awareness (MININFRA, 2008).

38
g. National human settlement policy
In urban areas this is defined as boosting the implementation of the poverty reduction
strategy. The Rwanda Settlement Policy and the Urban Infrastructure and City
Management Program completed in 2004, and the Rwanda National Urbanization
Policy published in 2007 all focus on Kigali City (Kigali, 2007). Since 2008, Kigali
Conceptual Master Plan (KCMP)12
projected in 2050 is under implementation.
Despite these policies and the related implementation processes, it appears that there
has been increased evidence that uncontrolled urban growth and housing remain the
pressing issues in terms of making Kigali a modern and sustainable city (Manirakiza
V. , 2012).
The main urban land use is housing. The government of Rwanda through MININFRA
has elaborated the human settlement policy regarding both rural and urban
settlements; its main purpose is to ensure complete control and good management of
the land which is a scarce resource. According to MININFRA, 2009, the specific
objectives of this policy in the urban sector include the rational use of land and
control of the growth of population groups. Complete control and management of the
urban planning and settlement. Good management requires laws and planning
approaches that take into consideration land concerns (MININFRA, 2009).
National human settlement policy has an important contribution to urban housing
investigating the issues and challenges of urban land use management. The aim of
human settlement policy in both urban and rural areas is harmonization and upgrading
for sustainable socio-economic development. This aims involves the integration of
housing sector and efficient management of the land use as a scarce resource and
environmental conservation. The main objective of the policy in the urban sector is to
improve the housing conditions of the urban dwellers and enhancing the realization of
poverty reduction strategy. To achieve the objective of the policy, specific objectives,
corresponding actions and respective programs are set out in this policy. Those
specific objectives are the balanced use of land, control of urban sprawls, harmonizes
the demand and the supply of housing plots, organization of financing system,
organization and coordination of human settlement structures and developing the
building industry.
12
K.C.M.P: Kigali Conceptual Master Plan

39
This policy is very relevant to the sustainability of urban land use because it takes into
account the element of increasing the standards of living of urban settlers and an
element of vertical density in housing with the aim of reducing urban sprawl for
sustainable use of land as scarce resource and preventing the rural areas and sub urban
areas against burden of land use change for political will. The land use change from
agriculture to poor housing which is not sustainable for peri-urban dwellers and the
whole population in long run if adequate measures are not taken.
h. Rwanda construction industry policy
The national construction policy plays great role in harmonizing urban housing. As
the lack of adequate housing professional to provide infrastructures and housing;
professionals in planning and management of built edifices, the policy has a useful
contribution in securing the availability of professionals and strong organized
industry. The national construction industry in contributing to sustainable urban
housing has the following objectives:
 Involvement of private and public sector together in implementation of
physical infrastructure construction. Training in planning policy formulation
monitoring and setting standards will be the basis.
 Strengthening the capacity of local contractors, consultants, suppliers and
manufacturers of building materials for effective participation in the
construction industry. This will go with creation and strengthening of Rwanda
National
4.6 Land Use Management Approaches in Kicukiro
The figures bellow represents how local and central authorities having land use
management in their attributions expect the suggested land use management
approaches in housing to support the different elements of sustainability. Those
approaches have the chart per each showing their suitability to solving the problem of
poor management of land use implementation as illustrated below where the
respondents gave the points:5 for the best, 4 for better, 3 for good, 2 for less good, 1
for bad and 0 for worse and the reader is informed that every point given expresses
the degree of the suitability of the suggested approach in terms the elements of land
use management which are: Increase of land productivity, Highest and best use,
sustainable affordable housing, urban sprawl reduction, master plan implementation,

40
Increase of living conditions, and Environmental protection appearing in the legend of
the chart.
Those approaches are: promoting vertical building, Resettlement, High- rise
condominium and Multi intensive land use
Figure 4. 3: Promote vertical building approach
Source: Fieldwork, May, 2016
Figure 4.2 shows that promoting vertical building approaches good for environmental
protection and sustainable affordable housing. It is better on master plan
implementation. It is less good on increase of living conditions. Here this approach
will help to implement the master plan of Kigali city to have the beautification of the
city and to manage our little land we have.
0
0.5
1
1.5
2
2.5
3
3.5
4
4.5
best better good less
good
bad worse
NUMBEROFRESPONDENTS
RESPONSES
increase of land productivity
highest and best use
sustainable affordable housing
urban sprawl reduction
master plan implementation
increase of living conditions
environment protection

41
Figure 4. 4: Resettlement approach
Figure 5.3 indicates that the resettlement approach is better on highest and best use, is
good on master plan implementation and increase of land productivity, is less good on
environmental protection, is bad on sustainable affordable housing also is worse on
urban sprawl reduction.
0
0.5
1
1.5
2
2.5
3
3.5
Best Better Goog Less
Good
Bad Worse
NUMBEROFRESPONDENTS
RESPONSES
Increase of land productivity
Highest and Best use
Sustainable affordable housing
Urban sprawl reduction
Master plan implementation
Increase of living conditions
Environment Protection

42
Figure 4. 5: High raise condominium approach
Figure 4.5 shows that the high raise condominium approach is good for increase of
land productivity. It was the best for increase of living conditions. It is better for
urban sprawl reduction at Kicukiro and is also better on master plan implementation
and highest and best use. The figure 4.5 shows how the authorities and local leaders
prefer high rise condominiums to contribute to the above elements of land use.
0
1
2
3
4
5
6
Best Better Good Less
Good
Bad Worse
NUMBEROFRESPONDENTS
RESPONSES
Sustainaible affordable
housing
Increase of living conditions
Environment Protection

43
Figure 4. 6: Multi intensive land use approach
Source: Fieldwork, May2016
Figure 4.6 indicates that the multi intensive land use in Kicukiro is good on urban
sprawl reduction. It is good also on sustainable affordable housing that is where
people were explained by experts how they can use land. For increase of living
conditions, the results show that it is good on multi intensive land use. Then it is less
good for environmental protection and increase of land productivity, highest and best
use. It is indicated on the figure that the increase of land productivity is the best for
multi intensive land use.
0
0.5
1
1.5
2
2.5
3
3.5
4
4.5
Best Better Good Less
Good
Bad Worse
NUMBEROFRESPONDENTS
RESPONSES
Sustainable affordable housing
Increase of living conditionss
Environmental Protection

44
Figure 4. 7: land management approaches in Kicukiro
Land use management approach according to the situation within Kicukiro there is
approach taken as high percentage and valid percentage which was monitoring land
market and land use assessment and the same time the lower percentage are
monitoring land development and Established land use assessment as shown on the
figure 4.7. It is better to use monitoring land market and land use assessment to ensure
that land use is well managed sustainable.
0
5
10
15
20
25
30
35
Frequency
Percent
Valid Percent

45
4.7. Effects of implementation of land use management
The following resultants show the positive and negative effect of implementing land
use management.
Table 4. 1: Positive and negative effect of implementation of land use
management
N Percent
percent
of Cases
People are forced to migrate to other areas. 4 15.4% 66.7%
Urban sprawl and creation of new unplanned
settlements
4 15.4% 66.7%
Environmental hazards in new settlements
3 11.5% 50.0%
is there any population disturbance 3 11.5% 50.0%
is there good aesthetic of the city 5 19.2% 83.3%
is there any Land use separation 1 3.8% 16.7%
Having livable house and land for reserve to other use,
is it really
2 7.7% 33.3%
good life conditions for forgetting unhealthy dusts 4 15.4% 66.7%
Total 26 100.0% 433.3%
Source: Field work, May 2016
Table 4.1 displays the following results from our survey:
i) Good aesthetic of the city: This is the first positive effect where 5
respondents who agreed that the implementation of land use management
can improve their housing conditions because many houses are old and
this can affect the beatification of the city.
ii) Urban sprawl and creation of new unplanned settlements and good life
condition for forgetting unhealthy dusts: these idea group three responses
where on each answer 4 respondents showed that implementing land use
management has a negative side. Government could set some rules to

46
minimize that effect on that district because there are dangerous to our
scarce land we have.
iii) Environmental hazards in new settlements and population disturbance: 3
respondents gave us response on those effects, due to inadequate of utility
on new settlement there is some disaster which can have the impact on the
life of the population.
iv) Land use separation is meaningless but is seems that respondents are not
aware of its importance. This is followed by having livable house and land
reserve for other use.
4.8. Public and local communities awareness of Kigali City Master Plan
Many of the respondents seemed not aware of the Kigali City Master Plan but some
of them have such information as shown on figure 4.8.
Figure 4. 8: Public and local communities’ awareness of Kigali city master plan
Figure 4.8 shows that Kicukiro sector, 18 out of 32 respondents asked, said that they
were not told about Kigali master plan. Local dwellers don‟t have enough information
about KCMP, which seems to be a great challenge faced by KCMP implementers. So
the sector leaders have to make sure that the sensitization is conducted. It is good that
the entire population knows everything about the master plan and also understands it.
Due to that people are not aware of the master plan, the results on the question asked
whether the land use management was implemented or not indicated that many
answered that there is no implementation as shown on figure 4.9.
0
5
10
15
20
25
kicukiro Gatenga Kagarama
NUMBEROF
RESPONDENTS
SECTORS
yes
No

47
Figure 4. 9: Land use management was implemented or not implemented
Figure 4.9 shows that 11 out of 32 respondents in Kicukiro sector said that there was
an implementation of land use management while the remaining 21 respondents
answered that there was no such implementation. While 10 out 28 respondents asked
in Gatenga sector agreed that there was the implementation of land use management
and the remaining 18 respondents said there was no such implementation.
Another issue investigated during our fieldwork was the building suitability meaning
houses fitting the KCMP. The responses show that buildings do not fit the master plan
as show on figure 4.9.
0
5
10
15
20
25
NUMBEROFRESPONDENTS
SECTORS
yes
No

48
Figure 4. 10: The building which is suitable and not suitable to KCMP
Figure 4.10 shows that among 32 people asked in Kicukiro, only 11 respondents said
that their houses fit the master plan while others answered no. The same results were
obtained for the case of Gatenga sector. For Kagarama sector, 12 out 28 respondents
showed that their houses do not fit the master plan while the remaining respondents
they said no.
4.9. The challenges facing land use management
When asked about the obstacles or challenges met when implementing KCMP, they
answered that there is low financial capacity of local dwellers which doesn‟t allow
them to comply with the current Kigali City Master Plan. Another issue mentioned by
those asked, is that land costs is high and as a result people are pushed to the
peripheries of the city where they can survive and be able to develop unplanned and
low-rise residential houses. Other obstacles revealed include the low understanding of
KCMP, high cost of construction materials, insufficiency of technicians and
inadequate analysis of KCMP on lower income dwellers. It was also revealed that
there is unwillingness to change, lack of capacity and professionals are not able to
control what they have planned.
Pictures 4.1: Informal areas challenging the implementation of land use
management
0
5
10
15
20
25
NUMBEROF
RESPONDENTS
SECTORS
yes
No

2016 EMV 06 CELESTIN & VENUSTE

2016 EMV 06 CELESTIN & VENUSTE

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