UNIVERSITY OF DAR ES SALAAM
PROPOSED LAND USE POLICY
(REVISED)
MARCH, 2001
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TABLE OF CONTENTS
1. INTRODUCTION 1
2. EXPERIENCE OF IMPLEMENTING THE LAND USE POLICY 2
3. IMPLEMENTATION STRATEGY 3
4. CATEGORIES OF BUSINESS/INVESTMENTS TO BE OPERATED 4
5. TYPES OF STRUCTURES TO BE ERECTED 4
6. MONITORING 6
7. BASIC SUPPORT INFRASTRUCTURE 7
8. MARKETING STRATEGY 7
9. INVESTMENT RISKS IN LAND 7
10. REFERENCES 9
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1. INTRODUCTION
The University of Dar Es Salaam(UDSM) occupies land on plot no. 2
Block L Ubungo measuring 454.9 hectares under section 9 of Land
Ordinance title No. 47674. This land is owned for the term of 99 years
with effect from the first day of July, 1997. In addition to this land,
UDSM owns land on plots 44a & b , 45a & b , 46, 47, 48, 49
at Kunduchi totaling 67 acres. The University also owns lands in Zanzibar.
The title deed for plot No. 2 Block L Ubungo specifies the following
class uses(Use Groups):
- Use Group “ K “ - Educational buildings
Class (b) Schools, Colleges, Training Colleges and Institutes
- Use Group “ H “ - Public buildings and Places of Assembly
Class (K) – Post Offices, police stations.
Class (F) - Concert Halls, cinemas, theatres, lecture halls of gymnasium
- Use Group “C” – Special Residential Buildings.
Class (a) – Hotels and the residential portion of schools, colleges, converts
and monasteries.
- Use Group “J” - Special places of assembly
Class(c) - Open spaces for passive recreations. Private and public parks,
Public gathering grounds, green belts, hiking tracks, horse trails gardens,
botanical urban squares, incidental open space, scenic sites.
- Use Group “T” – Ecological Fragile lands for conservation
Class(b) – Streams, rivers and valleys, riverbanks and shoulders, springs and
geysers.
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The physical development of UDSM related to land use is being guided by
the master plan and the land use policy of 1997. About 33% of the land
on the main campus is developed. The remaining piece of land is for
future development and part of it is covered by river valleys, conservation
and botanical gardens. AT KUNDUCHI only 7 acres are developed. The
existing UDSM land use policy stress the importance of putting land into
the best economic use that would support the University mission. The main
objective of the policy are:
(i) To ensure expansion of students enrolment;
(ii) Provision of non direct educational services and facilities in
collaboration with investors;
(iii) Provision of social services to UDSM community;
(iv) Protection of environment from degradation and conservation;
(v) Preservation of aesthetic standards of UDSM
Under the University Land Use Plan about 100 acres along Sam Nujoma Road
have been earmarked for investments in different categories and 60 acres at
Kunduchi.
However, the policy stipulates that the envisaged investment undertakings on land
should not thrive at the expense of the core mission activities of the University,
namely, teaching, research and consultancy.
The policy states that the plots of land earmarked for investment should be
surveyed, demarcated and properly documented. It is stated explicitly that the
University will not part with any section of its land(s) and only the “lease” and
“joint venture” modes of investments will be considered.
2. EXPERIENCE OF IMPLEMENTING THE LAND USE POLICY
During the implementation of the 1997 UDSM land use policy, very few investors
have shown inrerest to invest on UDSM land. Even those who have submitted
applications for investing on land were not able to conclude negotiations because
of the stipulated modes of ownership, which investors thought were not attractive.
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Most of the investors prefer to own the plot of land over which their investments
are located, and others prefer to enter into a joint venture arrangement whereby
UDSM has to offer land to the venture as its equity share and therefore land is
owned jointly.
Since the University has resolved against parting with any section of its land(s), it
has been difficult to attract investors on UDSM land. The revised land use policy
addresses some land management aspects which aim at improving the ownership
modes.
3. IMPLEMENTATION STRATEGY
The land which is earmarked for immediate investment include 100 acres along
Sam Nujoma road on plot No.2 Block L and 60 acres at Kunduchi (Silversands)
plots. While the Kunduchi plots land is sub-divided into four plots each with its
own title deed, the land along Sam Nujoma is lumped together with the rest of the
land under a single title deed. This has made it impossible to visualize various
options of giving incentives revolving around the issue of security of investment
to those big and long term investors who regard land security as of crucial
important for the type of investments envisaged. Therefore, under this revised
UDSM land use policy, the land along Sam Nujoma road will be surveyed, sub-
divided and issued separate titles according to major plan uses for investments in
plots. The Ministry of Lands and Human Settlements will issue separate title
deeds emanating from the current single title deed.
The subdivided plots will render clear extent, in physical terms and legal rights. It
is legally less problematic to deal with such titles limited to the specific use than a
single title covering the University land.
The preferred investment modes in University Land will be the “Lease” and
“Build Operate and Transfer” modes. For non-campus plots “joint venture” and
“direct loan” modes will be considered.
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Moreover, the University will have to apply to the Commissioner for lands for a
variation to the conditions of the right of occupancy so as to allow/include the
proposed investments on land.
4. CATEGORIES OF BUSINESS TO BE OPERATED
In order to achieve the above stated objectives, the following investment
opportunities have been identified:
- Office accommodation
- Housing apartments
- Students hostels
- Catering facilities and restaurants
- Shopping centre
- Bookshop and stationery
- Secretarial services
- Schools
- Service/petrol station
- Hotels
- Banking services
- Post office and telephone services
- Conference centre
- Hospital facilities
- Any other business will be deemed right by the University.
5. TYPES OF STRUCTURES TO BE ERECTED
The types of structures to be erected shall be negotiated between the respective
developers/investors and the University subject to set established standards and
conditions. The proposed basic conditions (not exhaustive), which will vary with
utility, include the following:
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(i) Structures for hostels shall comprise the following:
Building of about four storeys
Common rooms for social services for students
Self catering services
Water storage tank on top of the building
Car parks, etc
(ii) Structure for schools shall comprise of
About three storey class rooms and office buildings
Cafeteria building with all required services
About three storey building for dormitory
Shared playing ground with the University
Car parks
water storage tanks, etc
(iii) Shopping centre shall be a complex where the University society and
neighbours can get the necessary requirements – thus it will comprise of
Telephone and computer services
Bookshop and stationery
And other marketable materials, etc.
Parking, etc.
(iv) Housing shall be in a form of apartments. The structure shall be of a four
storey and each apartment shall comprise of
two and one bedrooms
kitchen
toilets
lounge
parking
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Each block of apartments shall
have a water storage tank
have attractive landscaping, etc
(v) Conference centre shall have
a complex that can handle international meetings
attractive landscaping
Catering services of international level
Car parking space
Water storage facilities
Accommodate 1000 people
Interpretation facilities, etc.
6. MONITORING
The Estates Committee of the University Council will oversee and monitor
investment activities on UDSM land.
Interested investors/developer on UDSM land will have to submit applications to
the Chief Administrative Officer of the University as will be directed depending
on marketing strategies. The applications which will include the business plan,
environmental impact assessment and sketches of the structures to be erected will
be scrutinized by the Income Generation Advisory Panel (IGAP) and the
environment sub-committee of the Estates Committee.
The recommendations of IGAP and Environment sub-committee will be
submitted to the Estates Committee for approval or disapproval before the final
approval of the University Council.
Recommendations with financial implications will be submitted to the Planning
and Finance Committee for further decisions and then to Council.
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7. BASIC SUPPORT INFRASTRUCTURE
The basic service infrastructure considered here includes water supply,
wastewater disposal system, road network, power supply lines and telephone.
The University with the support of investors/developers and other companies such
as TANESCO, DAWASA and Tanzania Telecommunications Company Limited
shall provide all basic infrastructures and the investors will be metered and billed
for their consumption.
Already there is a water supply pipe along Sam Nujoma Road. For power supply
a transformer is required.
8. MARKETING STRATEGY
Notwithstanding the good location, accessibility, conducing sorrounding,
potential market and the expressed desires by some investors to invest on UDSM
land, there is a need for aggressive marketing of the land in order to receive
higher returns.
Since the land uses designated on the land are divergent in terms of marketability,
the following strategies will be adopted:
- Shopping Centre: Rigorous advertising such as sale boards, brochures and
websites, door to door promotion, preparation of
prospectus, etc.
- Offices: Selective invitations and negotiations
- Petrol service station: Rigorous advertising and contacting Oil Companies.
- Hotel: Intensive advertisement
- Hostels: Intensive sales promotion, request those investing in
shopping centre to support hostel construction as a
package.
- Other strategies will be applied as will be decided by the University.
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9. INVESTMENT RISKS
The investment policy suggests three modes of investments on UDSM land. It is
likely that investors would prefer to possess sub-titles for plots where their
investments are located. Although subdivision of land, and obtaining separate
titles will minimize risks of loosing most of our land, the University will have to
negotiate for the mode that do not expose UDSM to the risk of loosing its title
deeds.
The proposed sub-division and subtitling and variation of uses may expose
UDSM to a multiplicity of land rent payments which are likely to minimize the
expected income. In order to solve this problem the Commissioner of Lands will
be requested to grant a right of occupancy at a nominal rent basing on the fact that
whatever UDSM will earn as rent from investment will be used for education
purpose (charitable purpose).
It has to be noted that commercial facilities on UDSM land will be subjected to
property taxes which will be paid by investors.
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REFERENCES
1. “UDSM Land Use Policy” 1997
2. UDSM Master Plan 1997
3. The Land Act, 1999
4. UDSM Institutional Transformation Programme “Proceeding of the workshop on
Alternative Modes of Diversification of Funding of the University of Dar es
Salaam Operations” Kilimanjaro Hotel, Dar es Salaam 6th September, 1996
5. Investment in University Land and other Area: Legally recommendable modes.
Prof, J. L. Kanywanyi
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UNIVERSITY OF DAR ES SALAAM
WORKSHOP ON INVESTMENT OPPORTUNITIES ON
THE UNIVERSITY LAND: 5TH OCTOBER, 2000
LAND USE POLICY
PROPOSED AMENDMENTS
By:
Dr. I.A. Rubaratuka
ESTATES DEPARTMENT
UNIVERSITY OF DAR ES SALAAM
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LAND USE POLICY
1. INTRODUCTION
The University of Dar es Salaam existing Land Use Policy was approved in
1997 with the aim of ensuring that the land is put to its most productive use to
support the main activities of the University.
Under this policy it is pointed out that part of he University Land (about 160
acres) is earmarked for effective economic use to contribute to the internal
generation of income and provision of essential services to the University. The
policy suggests that investors be invited to invest in projects such as office
accommodation, students hostels shopping centre, conference centre and any
other business as will be deemed right by the University under the lease
arrangement or joint venture modes.
During the implementation of this policy regarding third party investments on
the University land very few applications have been submitted and among
those received very few applications have been submitted and among those
received very few have been successful. The main problem lies about the
mode of ownership.
2. MAIN FEATURES AND ISSUES IN THE EXISTING LAND POLICY
2.0 OBJECTIVES OF LAND USE POLICY
The main objectives of the land use policy is to put part of the University land
to its most productive use to support the mission of the University by:
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i) Providing non- direct educational services and facilities in
collaboration with public and private investors.
ii) Providing social services to the University community and its
neighbours;
iii) Generating income to top us UDSM activities budget.
2.2. CATEGORIES OF BUSINESS/INVESTMENTS TO BE OPERATED
In order to achieve the above stated objectives, the following investment
opportunities have been identified:
- Office Accommodation
- Housing investment
- Hostels
- Catering facilities
- Shopping Centre
- Bookshoop and Stationery
- Secretarial Services
- Schools
- Service/Petrol Station
- Hotels
- Any other business as will be deemed right by the University.
The area earmarked for these investments is about 100 acres along Sam
Nujoma Road.
2.3 IMPLEMENTATION STRATEGY
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Under the implementation strategy, the policy states that the proposed lands
for investment include a stretch along Sam Nujoma road measuring 4.50
hectares, an area measuring 3.02 hectares to the South West of the Main
Campus along Changanyikeni road and plots located in Kunduchi. It clearly
stated that introduction of commercial zones have been made after
considering that all other core functions, i.e. land for academic,
administrative, conservation, etc. are satisfied.
2.4 TYPES OF STRUCTURES TO BE ERECTED
Regarding the types of structures to be erected, the policy states that USM
will determine the structures to be erected according to the University
standards depending on the nature of the business to be undertaken.
2.5 APPOINTMENT AND DUTIES OF SUB-COMMITTEE
Under the Land policy, the Estates Committee of the University Council has
to appoint a special subcommittee destined to dealing with Land
identification/allocation to would be investors/developers and scrutiny of
business to be carried out according to specified conditions which are outlined
in the policy.
Finally the sub-committee will prepare a report (recommending or declining
the application) to the Estates Committee for further action and approval or
disapproval.
2.6 MODE OF OWNERSHIP
The policy states that the major problem hindering development of UDSM
land is lack of financial capital. Therefore, the policy suggests that
investors/developers will e invited to provide capital while UDSM will
provide land. Further it is stated that UDSM has no intention to subdivide,
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assign, sublet or dispose part of her land. It is stated that development made
on the land or premises constructed remain the property of UDSM. This may
be right after completion or after recouping the capital within a period of not
more than 20 years. Two modes of ownership are proposed lease and joint
venture.
2.7 MARKETING
Under marketing, the policy states that developers will be invited by
advertisement or can be approached depending on the type of investment.
2.8 PROBLEMS OF IMPLEMENTATION
Among the problems of implementation anticipated include the following:-
i) Introduction of a commercial zone may appear to be against the user
condition of the right of occupancy;
ii) The possibility of greedy investors to take advantage after getting the
sites to carry out different activities from those approved;
iii) Perception of the community on the policy regarding commercial
investments;
iv) Introduction /attraction of property taxes, other tariffs and land rents.
Suggestions on how to overcome these problems are outlined.
3.0 PROPOSED AMMENDMENTS IN THE EXISTING LAND USE
POLICY
3.1 THE NEED FOR AMENDMENTS IN THE LAND USE POLICY
The land use policy was conceived and approved in 1997, with the aim
attracting investors to invest in facilities on UDSM which will support the
mission of the University by providing essential services and generating
income to supplement the University budget.
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During the implementation of this policy especially regarding inviting
potential investors to invest on UDSM land, it has become evident that there
is a need to review some elements of this policy in order to be able to attract
investors and hence implement one of the strategic objective of the University
strategic plan.
The main problem encountered during negotiations with investors lies on the
mode of ownership of investments to be developed on UDSM land.
In addition, the term “commercial zone” in the land use policy has attracted a
number of questions from different circles.
The major areas which are proposed for review/amendments are as detailed
below.
3.2 IMPLEMENTATION STRATEGY
It has to be noted that under the revised Master Plan, the area available
for ”third-party development services” along Sam Nujoma Road is about
100 acres and for Kunduchi plots is 60 acres.
It is being proposed that the land along Sam Nujoma (third party
development services area) be subdivided into plots of different sizes
depending on the type of investments earmarked so that each pot has its
own right of occupancy. The proposed size of plots for some
investments are shown in appendix 1.
Under this proposal the University will have more than one right of
occupancy for its land. These individual titles for different plots will be
useful when determining the mode of ownership of investments on the
land. It has to be noted that the University has five titles for its land at
Kunduchi.
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3.3 It is being proposed that the type of structures to be erected be negotiated
between the respective developers/investors and the University subject to
a set of established standard conditions. The proposed conditions
which will ovary with utility include the following.
(i) Structures for halls/hostels shall
● comprise of about four storey buildings
● have common rooms for social services for students
● have self catering services
● have a storage tank on top of the building.
(ii) Structure for school shall
● comprise of about three storey class rooms and office buildings
● three detached staff houses
● cafeteria building with all required services
● about three storey building for dormitory
● share playing ground with the University.
● Have storage tank on each building
(iii) Shoping centre shall be a complex where the University society and
neighbours can get all requirements – thus it will comprise of
● telephone and computer services
● bookshop and stationery
● and other marketable material etc.
(iv) housing shall be in a form of apartments. The structure shall be of a
four storey end each apartment shall comprise.
● two bedrooms
● kitchen
● toilets and a
● lounge
Each block of apartments shall
● have a water tank on top
● have attractive landscaping
(v) Conference centre shall
● be a complex that can handle international meetings
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● have an attractive landscaping
● catering service of international level
● accommodate at least 100 people
● have refreshing areas
3.4 PROCEDURES AND GUIDELINES
It is proposed that the sub title of “Appointment and Duties of
Subcommittee” in the existing policy be replaced by “ Procedures and
Guidelines”
Further it is proposed that the “Sub-committee” stated I the existing policy
be replaced by “ Income Generation Advisory Panel”(IGAP) which when
scrutinising designs for structures will co-pot technical and environment
experts.
3.5 MODE OF OWNERSHIP
It is proposed that mode of ownership be included in the “investment
policy”. However, the “ lease mode” be given he first priority as compared
to the joint venture” mode.
3.6 SERVICE INFRASTRUCTURE
The existing land use policy is silent about the provision of basic service
infrastructure needed in the third party development services area. The
infrastructure considered includes water supply, wastewater disposal
system, road network power supply lines and telephone. It is proposed
that in order to attract investors/developers the University be responsible
for facilitating the provision of the service infrastructure and the investors
will be metered and billed for the consumption or utilisation.
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4. 0 The above proposed amendments are aimed at improving the existing land
use policy to attract more investors to invest on UDSM land so that the
University can achieve the main objectives of its Land Use Policy.
However, it has to be noted that although the proposal to subdivide the third party
development services area into plots will make the ownership mode to be
attractive, but it may attract additional land rent on the side of the University.
Finally we would like to put it clear that the proposed investments on UDSM land
are geared towards assisting the University to fulfil its mission of teaching,
research and consultancy. In addition, it has to be noted that a modern University
requires a variety of facilities, which provide services to its community. Therefore,
what seem to be different land use classes this case have to be included in the use
group for educational buildings.
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APPENDIX 1
LAND USE
ACREAGE
S/N LAND USE (m2)
1. Petrol and Services station 4,139
2. Retail shops and groceries 13,146
3. Travelling agents 900
4. Secretarial Services, Bookshops, etc. 1,200
5. Amusement/Recreational park 46,200
6. Super market 4,500
7. Office accommodation 9,450
8. Offices and Hostels 55,992
9. Secondary School 37,400
10 Hotel site 11,200
Note: The areas are exclusive of road networks.
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