Amulike A Mahenge, Tanga City Council Urban Planning Department P.O. Box 178, Tanga. Tanzania E mail: aamahenge@yahoo.co.uk Paper for Presentation at the Consultative Workshop for Upgrading of Unplanned Development and Unserviced Settlements in Dar es Salaam: 17th –18th May 2007 Title: Experiences of Regularization and of Upgrading Unplanned Settlements: The Case of Kwanjeka Nyota in Tanga City Abstract This paper provides a practical experience of regularization of unplanned settlements in Tanga City, as a reaction to development of unplanned settlements which was one of the environmental concerns identified and prioritized in Tanga City consultative meeting held on 11th –14th May 1999 it brought together 250 stakeholders from public, private and popular sectors within and outside the city. Following the establishment of Sustainable Tanga Programme in 1997 with Environmental Planning and Management (EPM) process implemented under UNDP and DANIDA support, the stakeholders’ consultation formed issue-working groups on each identified environmental issue, resulting to the formation of upgrading unplanned settlements working group. The strategy adopted by the working group was to regularize and upgrade unplanned settlements through collaborative approach involving all stakeholders (Tanga City Council, residents and facilitating utility agencies), which is in line with the National Land Policy of 1995 (URT 1995), National Human Settlements Development Policy of 2000 (URT,2000) and the Land Act No.4 of 1999 (URT,1999). Regularization of unplanned settlements would entail process of securing security of tenure, provision of infrastructure and community facilities, and making plots available for urban development in order to prevent further development of unplanned settlements. Realizing and taking into account the inadequacy of public sector resources, the working group agreed that, any adversely affected person in the process would not be financially compensated but instead would be relocated to an alternative plot by the city council. Sub working groups were formed at sub ward level to facilitate regularization process at this level, demonstration settlement was identified, and its experience replicated to other settlements. Kwanjeka Nyota unplanned settlement in Mzingani Ward was selected for demonstration. This paper outlines the background, objectives, organization, implementation, emerging challenges, lessons of experience from this empirical case of Tanga City, recommendations and way forward for future regularization of unplanned settlements. 1 Background Tanga city,which is situated in the eastern coast of Tanzania along the Indian, Ocean covers an area of 600 square kilometers, and conveniently accessible from Dar es Salaam (360km south). The city is the regional administrative center, commercial hub and the second largest port in the country. The City is subdivided into 24 administrative wards.

The Projected City population by 2007 based on the 2002 Census is 265,549 people with an average annual growth rate of 2.18 per cent. Fifteen urban wards accommodate 78% people while 22% of the total population lives in 9 rural wards consisting of 23 villages. The population growth rate is due to natural population increase and sustained rural urban migration following privatization of manufacturing industries and construction of new industries such as Pembe Flour Mills Ltd, Arthi River Manufacturing (T) Ltd, Sea Products Ltd and Tanga Pharmaceutical Ltd, only to mention a few. The development approach of Tanga City Council (TCC) has, been relying on the Tanga Master plan (1985-2005) since 1985 However, the City development has experienced inherent problems associated with the implementation of the plans such as sole dependency on merger resources from government, coupled with increased population demands, in exclusion of other stakeholders with their potentials. As a result, planning was ineffective in guiding city development and it led to unplanned settlements, deterioration of state of environment such as poor solid and liquid wastes management that called for a new planning and management approach to counteract the emerging trend. Development of unplanned settlements is the result of the failure of formal housing delivery system to accommodated increasing urban population, incorporation rural areas within the city boundaries which has opened informal land markets, where the customary landowners parcel and sell out land to urban land seekers in response to cumbersome bureaucratic procedures in acquiring planned and surveyed plots coupled with high and unaffordable building standards set by conventional planning practices. There are twenty four unplanned settlements in the city with names of wards in Brackets1. They are characterized by lack of land set aside for infrastructure, poor circulation depending on 1non standardized and uncoordinated roads and footpaths and further hampered by the haphazard patterns of buildings, lack of drainage facilities, poor sanitation; many houses are not connected to piped water or electricity and lack of security of tenure. Unplanned settlements in the city accommodate 23% of urban population i.e. 47, 639 people while 77% of urban population is living in planned areas. The percentage of population living in unplanned settlements in Tanga City is lower compared to other urban areas like DSM where 70% of the population lives in unplanned settlements. This can be attributed to the collapse of sisal industries and decline of industries activities in the city in 1980s to 1990s, which were providing employment to urban population.

1 Gofu juu (Nguvumali), Magomeni A, B and C, Mjimwema and Mapinduzi (Duga), Mwakizaro and Mwanzange (Mwanzange) Chumvini (Chumbageni), Kwanjeka Nyota, Majengo, Kwanjeka A, Gezaulole and Mtambwe/ Kiungani (Mzingani) Mtakuja (Makorora), Magaoni A and Swahili (Mabawa), Tangasisi, Mwahako, Mwakidila, Mwang’ombe and Masiwani (Tangasisi) and lastly Usagara Kijijini (Usagara).

However, the situation is changing due to the increased economic activities in the city, which is attracting people to look for employment. The change has been caused by revival of the industrial sector through private ownership, where privatized industries such as Steel Rolling Mills, are operating and giving employment to urban population. Since then, the environment has been attracting people to seek for employment and this is resulting to increase of demand for housing. The change is indicated by the action of TCC demolishing 900 houses which were constructed by squatters in planned area and surveyed for export processing in the year 2006. Global policy changes on addressing unplanned settlements More than three decades of experience with upgrading show that governments have moved away from eradication and eviction policies that advocated the bulldozing of these settlements and relocation of families to other areas where conventional housing or sites and services schemes were carried out. This shift was motivated in a great deal by the recognition that unplanned settlements were not a problem but a solution engendered the population for who had neither access to land and housing nor to credit and means to purchase these commodities (Claudio, 2002).This resulted to a positive move due to the fact that 20-70% of urban population is accommodated in these settlements. In this regard, Tanzanian National Land Policy of 1995, National Human Settlements Development Policy of 2000 and Land Act No.4 of 1999 started to recognize unplanned settlements and called for their regularization and upgrading. However, the implementation has been challenged by the availability of resources for compensating the adversely affected people and provision of facilitating infrastructures. Sustainable Tanga Programme (STP) The Sustainable Tanga Program launched in 1997, was encouraged by the achievement of the Sustainable Dar es Salaam Project (SDP) in building Environmental Planning and Management capacities to cities. The government of Tanzania was requested and agreed to replicate the experience in nine Municipalities namely, Tanga, Moshi, Arusha, Mbeya, Iringa, Tabora, Mwanza, Dodoma and Morogoro. However, the UNDP to Sustainable Cities Programme in Tanzania support started in 1992 and ended in December 2001 (UNHABITAT/UNEP 2004) after which DANIDA came in, to support STP. STP paved a new era in the overall urban planning and practice in the city through adaptation of Collaborative Environmental Planning and Management Approach. This was designed by the UN-Habitat and the United Nations Environmental Programme (UNEP), with an overall objective of enhancing the capacity of the local authorities in environmental planning and management, focusing on environmental information and technical expertise, improving environmental strategies and decision making, and ensuring that implementation of environmental strategies are improved. The main emphasis was on participation of stakeholders’ from the beginning of the process, building broad based consensus across technical, political, social and economic interests.

Under STP, Municipal Environmental Profiles in 1998 were prepared under UCLAS consultancy services for detailing environmental issues at municipal and ward level. This formed the basis for the four-day Municipal Consultative meeting, held between 11th and 14th September1999. It comprised 250 stakeholders from public, private and the popular sectors. The consultation deliberated and agreed to prioritize four environmental issues namely; the deteriorating state of public health and environmental sanitation, uncontrolled urban growth, the decline of economy, and lack of education and awareness on environmental issues by the city residents. The issues were split down into ten specific environmental issues, followed by the formation of specific issue-working groups (WGs) to address prioritized issues, including upgrading the unplanned settlements; liquid waste management; solid waste management; development control and provision of basic needs in planned unserviced areas; street lights; expansion of bus stand; construction of new markets; non motorized transport; environmental education and economic improvement. The WGs were vehicles of environmental planning and management process of examining and clarifying environmental issues, formulating strategies, action plans and their implementation by sensitizing the community on the environmental concerns, and imparting new knowledge for community-based urban planning and management. Sustainable Tanga Programme under Danida Support DANIDA agreed to support Sustainable Tanga Programme through the contract between the Governments of Tanzania and Denmark. This was signed in August 2001 under which the Danish support to the programme was Tshs 2.7billion. The main development objective was to contribute towards improved and sustainable urban environmental conditions for the people in Tanga city while the immediate objectives were to ensure that by the mid-2005, Tanga city council and other important stakeholders work in partnership towards sustainable management of the environment in the city. Priority issues for Danida Support were upgrading unplanned settlements, supply of clean and safe water, solid waste management, liquid waste management, environmental education and Gender, HIV/AIDS and Poverty leading to reduction of WGs from ten to five, where WGs for upgrading unplanned settlements, solid waste management, liquid waste management, Environmental education and HIV/AIDS, Poverty & Gender were retained. Respective department dealt with environmental issues that were not the priority of Danida.

The WG laid down strategies involving TCC, residents and other stakeholders in regularizing process, which included identifying and documenting basic data on socioeconomic aspects of unplanned settlements in the city, selection of a settlement for demonstration to be replicated to other settlements, sensitize stakeholders’ involvement and mobilizing resources for implementation process, formation of sub-working groups at sub-ward level composed of six elected sub-ward leaders and four influential residents based on gender balance, with a role of sensitizing, mobilizing resources from residents and involving them in the process. 2 Objectives The main objective is to regularize and upgrade the existing unplanned settlements through participatory approach aimed at full involvement of residents and other stakeholders in the process, and control further development of unplanned settlements in the city by making plots available to developers through soliciting funds from the Ministry of Lands Housing and Human Settlements Development. 3 Organization Regularization of unplanned settlement was organized from community (at sub ward) to full council levels. Sub working group provided a link between community members and ward executives, where decisions made by community were passed through and then forwarded to working group at city level, which was responsible for communicating with City Urban Planning office or STP. Urban development department was responsible for provision of expertise and technical support, preparation of layout plan, cadastral surveying, making plots available for displaced and issuance of residential licenses. Also, it played a role of implementing and latter presenting those results to city management team before forwarding to standing committee for consideration. Residents were allowed

to make follow-ups on the procedures and protocol regarding any issue in the organization chart, as outlined in figure1.

4 Implementation Sensitisation of sub-ward leaders Sensitization meeting on settlement regularization for sub wards leaders from five unplanned settlements of Kwanjeka Nyota, Majengo, Kwanjeka A, Gezaulole and Mtambwe- Kiungani in Mzingani ward was conducted on 20th July 2000, during which the facilitators and sub- ward leaders discussed on the resolutions reached during City consultation meeting. Awareness was raised on the importance of regularizing their settlements and their involvement in the process, such as issuance of residential licenses/to guarantee security of tenure which can be used as collaterals to access loans from fiscal institutions, solving boundaries disputes through cadastral surveying, provision and facilitating of infrastructures (piped water, storm water drains and access roads), relocation to alternative plots of adversely affected people, the need to minimize demolition of buildings through use of appropriate standard of roads, and plots sizes based on existing development, and developers be allowed to construct houses using progressive improvement approach. On the other hand, issues of limited funds for

compensation, plot owner’s responsibility for compensating permanent crops found within their plot, contribution of Tshs 12,000/= for planning and surveying of plots were highlighted and agreed upon. Finally, leaders were requested not to sanction new construction in order to avoid duplication of efforts in planning and surveying and engaging in unnecessary demolition. Regularization of Kwanjeka Nyota Settlement Actors involved Stakeholders involved in settlement regularization included the residents, farm owners, sub working group, ward development committee (WDC), unplanned settlement working group, Tanga city council, STP-Danida Support, the Ministry of Lands, Housing and Human Settlements Development and utility service providers (Tanesco, and UWASA). Stakeholders sensitization The residents of Kwanjeka Nyota settlements were sensitized through public meeting held on 4th September 2000 by sub ward leaders. That meeting raised awareness of residents on the importance of their settlement regularization, followed by election of four additional sub working group members. Resource mobilization The mobilization of resources (human, fiscal and physical) was carried out, where a technical team comprising of a Town planner, surveyor technician and three field assistants was formed to undertake the exercise with four members from sub-working group who were selected to work with technical team on daily basis, their work was to guide and link experts and residents. Tools and materials mobilized included survey equipments, cement, and iron pins, adjacent survey plan No.356/13, adjacent Town planning drawings No 2/TA-4/ 1077 and 2/244/1291 and standard sheets No.K7-1 and K7-3. Sub-working group collected Tshs 12,000/= from each house /plot owner who were allowed to pay in installments and issued with receipts, recorded in register. The total contributions amounted to Tshs 4,014,500/=. Reconnaissance The technical team and sub-working group made reconnaissance in order to identify the boundaries, the extent of development and familiarization before carrying out the work. Also, leaders showed the proposed areas for public facilities such as dispensary and open spaces. Tools used in reconnaissance were adjacent town planning drawings; standard sheets and adjacent survey plans. Planning and cadastral surveying

Planning and cadastral surveying commenced concurrently on the 23rd day of October 2000. Since there were no updated base maps for preparation of layouts and the construction of houses was taking place at a rate which could not match with the formal procedure of preparing and approval of a layout (the result could be a layout plan which does not conform to existing situation). Basing on the existing situation, sketch plans that were prepared, were used to guide a surveyor to carry out cadastral survey. Cadastral survey based on the adjacent survey with plan No.356/3. Standards for access roads were developed in the field basing on the existing development, whereby right of way of roads ranged from 4-10 meters. After commencement of regularization process, the rate of cash contributions from house owners increased after they had proved themselves that regularization was progressing. Sub-working group played their role of development control, stopping any new construction thereon. In the process of regularization where a red line and X used to mark houses that were to be partly demolished, and an X mark indicated houses to be demolished completely. Preparation of layout plan The demarcation plan was used to prepare a layout plan, which was then submitted, to the Urban Planning Committee (UPC) for considerations. On 10th February 2003 it was submitted to the Director of Human Settlement Development and was approved on 7th April 2003 (see Map 1). That was the contrary to the conventional way of doing things, where a layout plan is prepared first before carrying out any cadastral surveying. Plots/ houses verification A numbered survey demarcation plan was used in plots/house owners’ verification through a special prepared registration form showing plot/house owner’s name, plot number, type of development on a plot, types and number of permanent crops. Subworking group was responsible for identifying plots/house owners while the technical team interpreted them on a plan and showing plots boundaries’ marks. Issuing of residential licenses Sub-working group, ward executive and authorized land officer were involved in issuing residential licenses using registration form. Uhuru Torch inaugurated issuing of residential licenses on 26th August 2004 where ten house owners were issued. The conditions for being issued residential licenses included full contribution of Tshs12,000/= for settlement regularization, compensation of permanent crops to farm owners if any, a letter of introduction from local leader to the authorized land officer assuring that a person is eligible to be issued with residential license, submission of four-passport size picture and payment of land rent and other specified charges. More than 350 out of 640 i.e. 55% of residential licenses had been issued up to March 2007, and the exercise was going on.

Survey coordination STP-DANIDA Support contracted survey coordination work to a consultant at a cost of Tshs 2,892,000/=. The work was to be carried out in a period of 50 days from the day of signing the contract, on 21st January 2003 and the expected output was approved survey plan. To date, 75% of the work is completed. Outcomes from Settlement Regularization The following are the outcomes of settlement regularization of Kwanjeka Nyota • More than 350 residential licenses have been issued, granting security of tenure and

the process was going on. • Database on land/house ownership established after the completion of regularization,

is now used for land rent and property tax collection, a boost to increased government revenue.

• Settlement planning has been instituted as a tool for development control and this plan is the basis for infrastructure planning and provision to be used by utility service providers. More than 26 house owners have been connected to safe piped water supply since the completion of settlement regularization

• Residents are adhering to their agreement by their self-demolition of houses (as indicated in plates 1 and 2).

Plate 1: A new constructed house Plate 2: House under construction

Source: Field Data March 2007 • The storm water drainage of 1.2 km have been constructed basing on a layout plan in

collaboration of STP-DANIDA Support under EDF fund who contributed building materials and technical support, while the community contributed labour force. Also settlement regularization made possible the construction of 153 pit latrines where a house owner contributed 20% while STP through EDF contributed 80%. The construction of super structure remained the task of the owner.

• Settlement regularization has guaranteed residents with security of tenure, which has made people to shape their settlements by renovating and constructing new houses using permanent building materials. There were 18.3% of house owners interviewed were interviewed and were in the process of constructing permanent houses (as shown in plate 3 and 4), indicating that insecurity of land ownership was a constraint in construction of permanent houses.

Plate 3: A new main house Plate 4: A new permanent outer house

Source: Field Data March 2007 People were enabled to access to loan from financial institutions. Two residents owning plot No 170 and 447at block E have used their residential licenses as collateral to secure loans from financial institutions. When interviewed, a house owner on plot No 447 who accessed loan in June 2006, said that he used a residential license to access loan of Tsh 1,500,000/= from National Bank of Commerce (NBC), which he used to increase capital of his business. He said that before getting loan there was an inspection of the house, photographing business premises and submission of origin residential license to the bank, which is until you, repay the loan. • Settlement regularization of Kwanjeka Nyota has been replicated to other unplanned settlements in the City due to its success. It has been replicated to other settlements (seen table 2). Table 2: Replicated Settlements and their status

From the table 2, it can be seen that since the commencement of regularization of unplanned settlements in 2000, thirteen settlements accommodating a population of 22,637 people that is, 47.5% of total population living in unplanned settlements have been regularized. If this trend of settlement regularization through involving stakeholders continues parallel with making plots available for urban development at affordable rate, the problem of unplanned settlements will be minimized in the city. • Regularization of Kwanjeka Nyota has built capacity on both town planners and local

leaders to gain knowledge and work collaboration with other stakeholders in housing development in particular and urban development in general.

5 Emerging challenges The challenges encountered in regularization process of Kwanjeka nyota included both the planning practices and regularization process challenges. Let’s discuss them as situation which should be informing both the planning practice and the institutional framework of future regularization process of our unplanned settlements. Planning Challenges • Lack of updated information such as base map coupled with high rate of house

construction made a planner use of an approach of direct layout design in peace meal to guide land surveyor in carrying out cadastral survey during regularization process. Using this approach, it was difficult to establish road hierarchy since layout designing was not done comprehensively. It was also a challenge to surveyor since technically before starting cadastral survey, a plan basing on a layout plan must be prepared to indicate how survey will be conducted. So, it was impossible to adhere to survey principle of “from the whole to the part,” which delayed the completion of the work because survey was carried out sequentially since planning for survey was to be carried out daily. This approach should be applied only when there is no possibility of getting up to date base map. Otherwise, formal procedures of preparing layout plan should be done first, provided there is effective development control by community concerned in prohibiting new development from a time layout designing up to its approval.

• Standards for adoption in regularization of unplanned settlements were not in place. So it was not possible to use conventional standards that were used in planning new areas. The planner had to establish standards basing on the existing development. For example standards established for roads ranged from 4-10 meters right of way.

• Inadequate number of practising urban planners in the city Authority is an obstacle to meet the objective of regularizing unplanned settlements in the city. There are four urban planners; the head of department dealing with administration work, the second one is a coordinator of Sustainable Tanga Programme and Urban Development Environmental Management (UDEM), the third one is an assistant to the head of department and the last one dealing with regularization of unplanned settlements is now attending Post graduate studies at UCLAS. In such environment, the rate of regularizing and upgrading unplanned settlements is moving at slow pace.

Regularization Process Challenges Poor involvement of farm owners Farm owners were poorly involved in regularization process because most of them were living outside the settlement and it was difficult to communicate with them to attend in sensitization meeting. That lead to negative reaction from some of them because they worried that they would not be compensated for their permanent crops as a result; some resisted offering land for church construction on the ground of religious beliefs and one uprooted the survey marks (beacons and iron pin). All cases were resolved through negotiation, except the issue of land for church construction.

Lack of funds for compensation All permanent plants such as coconut and mango trees that fall within road reserve (right of ways) are not yet compensated due to lack of funds, while plot owner were responsible for compensating farm owner for permanent crops found in their plots. There were no funds set aside for compensating crops found on public space. Delay of house demolition Due to financial constraints, some house owners have not yet demolished part of their houses to give space for access roads. Under this circumstance, some access roads will take time to be accessible. This calls for city council and community to look for ways of mobilizing resources to assist people who are real in need i.e. old widows who lack support. Availability of serviced plots for resettling displaced Availability of serviced plots for resettling affected people in regularization process is challenge to the authority concerned. The available land is either owned customary or is under plantations with certificate of occupancy, which entails compensation for acquiring such land for urban development. In this case, Authority needs funds for compensation, planning and land surveying and provision of social and physical infrastructure. 6 Lessons of Experience The exercise of regularizing and upgrading Kwanjeka Nyota has some issues of experience to learn. These issues are: Firstly, conventional planning excluded stakeholders in planning and implementation as a result it failed to recognize the available resources at community level. But through environmental planning and management process centered on stakeholders’ participation in planning and implementation, it has been possible to recognize and use available community resources in regularizing unplanned settlements. For a number of years, Tanga City council has not been able to regularize and upgrade the unplanned settlements due to dependency of resources from public sector, which is hardly available. Secondly, sub-working groups at sub ward level are potential for spatial planning, and development control. Involving them is vital, since they have their plans and are more familiar with their areas. For example, during regularization of Kwanjeka settlement, sub-working group members were able to identify and propose areas for public use such as open spaces located at a big mango tree, where they used to conduct public meetings. Development control is a problem in many urban areas as result development is taking place contrarily to plans due to dependence of few employed staff in local authorities. In the process of regularizing Kwanjeka Nyota, development control was done effectively by sub-working group because members were already living in the settlement. So it was

easy to monitor and take appropriate action. It is important to find ways of involving them in development control in their locality, provided they are mandated and guided by local authorities concerned. On the other side, commitment of working group members and sub working group were not a result of allowances, but recognition and respect from the community they were working for and moral of achieving positive change from negative situation. Fourth, collaborative planning creates sense of ownership and commitment among stakeholders who are involved. It involves bottom up approach in dealing with issues. It also minimizes dependence on public sector resources since each stakeholder contributes resources that are available within reach. For example, residents contributed cash for planning and surveying and land for access roads and plots. Fifth, regularization of unplanned settlements in the city had a political will and support. Since the establishment of multiparty system, there have been several cases where leaders have influenced their fellows to resist or to be against development project for political interests. But this was not the case of Kwanjeka Nyota where members from CCM and CUF parties formed a sub-working group to facilitate regularization process. The support had a positive impact in the regularization process because government and political leaders recognized it. Political differences were set-aside during regularization process. Sixth, dependency on locally available resources within communities in regularization of unplanned settlements has made possible for the exercise to be replicated in other settlements. It is quite different from project funded by resources from public sector or donors. This means, funds from public sector should support what the community has initiated to do. Seventh, community agreements are vital for regularization of unplanned settlements without which regularization could have been impossible. However, these agreements need to be prepared as per the Law of Contract Cap 433 of the Laws which recognize community agreements. They bind residents to adhere to agreement in case of any resistance in regularization process. Eighth, volunteerism spirit of the community to demolish houses without compensation is a result of demand driven from the community after being well sensitized on the need of security of tenure and improvement of their environment. Nineth Establishment of compensation funds is important even if people agree to demolish their houses without being compensated, but there are some people who can’t afford to demolish their houses due to financial problems. These need to be assisted in order to get space for infrastructure provisions Tenth, change of altitude to urban practitioners from conventional way of planning to collaborative planning enabled them to utilize their potentials effectively and making use of available resources from other stakeholders for regularization, generation of planning standards to suit the field situations instead of depending on the conventional ones and carrying out of planning concurrently with cadastral survey which has been lead to

successive regularization. This has made them credible and respected by the community they are serving Lastly, capacity has been built among stakeholders i.e. urban planners and other practitioners have been enabled to work with other stakeholders in planning and implementation while sub-working group members who were involved in planning and surveying have gained knowledge of map interpretation on the ground, hence; being able to solve some minor boundaries’ problems. 7 Recommendation and Way Forward Collaborative planning approach should be used in regularizing and upgrading of unplanned settlements in urban areas. Sensitization of communities on regularization and upgrading unplanned settlements and establish sub working groups or CBO’s at sub-ward level to facilitate the process of regularization is vital. Mobilize resources for regularization at community, city/municipal and national level for compensating the affected people, planning and survey plots for urban development and provision of infrastructure and services. Also, empower and mandate sub ward leaders (grassroots leaders) to practice development control in their respective areas. Urban practitioners should change their perception on existing unplanned settlements by looking them on positive side with the intention of integrating them in urban fabric through regularization and upgrading concurrently with making affordable serviced plots for controlling further development of unplanned settlements. References: Claudio Acioly Jr. (2002): The Rationale of Informal Settlements Regularization Projects: from settlement upgrading to integration approaches. Institute for Housing and Urban Development Studies - IHS (c.acioly@ihs.nl) accessed on 24/02/2007 UN-Habitat/UNEP (2004): The Sustainable Cities Programme in Tanzania 1992-2003. The SCP Documentation Series, Volume 2, UNON/Publishing Services Section Nairobi. United Republic of Tanzania, (1995): The National Land Policy, Government Printer, Dar es Salaam. United Republic of Tanzania, (1997/022): Sustainable Cities Programme Tanzania, Promoting Environmentally Sustainable Urban Development in Tanzania United Republic of Tanzania, (1999): Land Act No.4 of 1999, Government Printer, Dar es Salaam. United Republic of Tanzania, (2000): Human Settlement Development Policy, Government Printer, Dar es Salaam.