Land subdivision practice in informal settlements: An experience from community leaders. A case of Luis sub-ward in Dar es Salaam Tanzania

Abstract

The increase in informal settlements has triggered concerns for the future development of African cities. The main challenge is the sustainability and growth of settlements with fewer social services, insecure properties, and uncontrolled land subdivisions. This study analyzes community leaders' engagement in land subdivisions in the informal settlement and the potential of their role in enhancing Participatory Design (PD) in planning processes. It follows activities by community leaders at Mtaa and ten cells in the Tanzanian context. The Mbezi Luis sub-ward in Ubungo municipality is used as a case study. Two months of field participant observation of ongoing activities performed by community leaders in land subdivision activities and interviews with the Mtaa committee members, ten cell leaders, community members, regularization committee, and Ubungo Municipal Town planners were used to collect data. Results indicate the existence of fast land subdivisions into small plots and the rise of reported land conflict cases at the Mtaa office. Community leaders are considered as guides and approvers of subdivisions, they assure liability and safety of the transaction made and are mediators in conflict resolution. At the same time, there are challenges such as power imbalance, overdependence on previous landowner information, corruption, miscommunication, lack of consistency, and general land development vision. This discussion contributes to the institutions and structures that control informal settlement development in fast-developing cities. The article furthers the conversation on identifying existing gaps and the potential of enhancing the role of community leaders in Participatory ways of shaping informal settlement development.