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CADASTRAL
MAPPING USING REMOTE SENSING AND GEOGRAPHIC INFORMATION SYSTEM
ABSTRACT
Banjiram is
one of the communities resettled in the year 1980 to make room for the
construction of Kiri dam to supply the Savannah Sugar Company with water for
Irrigation. As part of the resettlement program, the Federal Government then,
cleared and surveyed an alternative location (now New Banjiram). A cadastral
survey was carried out and plots were physically delineated on the ground with
beacons at the corners of each plot. Land right were orally transmitted and the
evidence of such land rights has been based on the knowledge of community
elders and village chiefs. With increasing population and consequent
competition for land, there has been prevailing tenure insecurity with its
associated conflicts and litigations over land ownership. One of the most important
documents: paper-based cadastral layout of the area containing delineated
parcels has been lying the cabinet of the Adamawa state Ministry of Lands and
Survey in a decaying state. This research is aimed at carrying out a cadastral
mapping of Banjirm using Remote Sensing and GIS with a view to developing
digital cadastral Information System which has the ability to integrate the map
and the record of ownership and use. To achieve this, the cadastral layout of
the study area was scanned and georeferenced in ArcGIS 10.1. Parcels were then
digitally delineated (digitized) and given unique identification numbers. To
obtain the textual component of the cadastre (land ownership and use
information), a fieldwork was carried out to determine the existing land rights
through a participatory process of adjudication. The adjudication involved
visits to each parcel by a team comprising the researcher, a representative of
the traditional heads and member of the Land owners union. To ease the process,
a remotely-sensed imagery (Google Earth image) upon which the digitized parcels
with unique numbers was overlaid was presented to land owners and witnesses
(adjoining land owners) to visually identify their parcels and present their
claims. A questionnaire (adjudication form) was used to record information on
land owners and their parcels. A digital camera was also used to capture the
passport photograph of each land owner. After the fieldwork, a cadastral
database (containing the digital record of land owners and their parcels) was
then designed and built using the information gathered. Analysis and testing of
the efficiency of the database was then performed and a variety of results were
generated. Major findings of this research include: (i) there were 1278 parcel
with 1166 owner; (ii) about 1086 (84.977%) parcels were allocated while192
(15.023%) parcels were not allocated; (iii) there were 865 (67.762%) parcels
that were developed while 413 (32.238%) parcels were not developed; (iv) out of
the 1278 parcels: 758 (31.91%) were found to be used for residential purpose;
32 (20.016%) for institutional purpose; 11 (2.431) for commercial purpose; 158
(14.2%) for agricultural purpose and 301 (31.408%) for mixed uses.
1.1
BACKGROUND TO THE STUDY
Land is a
great resource and indeed, the backbone of wealth in many communities, whether
urban or rural. People have depended on land for food, shelter, employment,
resource, cultural and religious needs. Land is the foundation of all human
activity. The relationship of people to land is fundamental to human existence
(United Nations Economic Commission for Europe (UNECE), 2005). Issues of land
have been identified to be a cause of civil and international wars and even
genocide (Bell, 2011). Conflicts over ownership, land grabs, social disharmony,
reductions in yields, diminished food security, weak land markets and negative
impacts on the environment are associated with regions with poor system of land
information management (McLaren, 2011). Current and reliable land information
in terms of ownership, land use and value is necessary for: ensuring the
security of property rights; reduction in litigation and less work for the
courts; better land assessment and taxation; better information base for
planning and administration; improving map production (such as base map,
utility asset maps, zone maps and so on); easier transactions in land;
establishing a transparent and operational land market; less corruption in land
affairs and update the land information (Kabir, 2009). The cadastre is the core
component of land information management (Andersson, 1986).
The
International Federation of Surveyors (FIG, 1995) defines a cadastre as a
parcel based and up-to-date land information system containing a record of
interests in land (e.g. rights, restrictions and responsibilities). Williamson
& Ting (1999) identified three forms of cadastre: the fiscal cadastre (used
for generating revenue through taxation); legal or judicial cadastre (used for
protecting property ownership rights) and; multi-purpose cadastre (combining
both functions of the fiscal and legal cadastres as well as being used for
utility management, planning, environmental management, etc.). The core
component of cadastres, Cadastral information system or Land Information System
is the cadastral map obtained through cadastral mapping.
Synonymous
with cadastre and cadastral mapping is land registration. According to
McLaughlin & Nichols (1989) land registration is process of recording
legally recognized interests in land. The overall aim of land registration is
building a cadastre (Jing, 2011). Crucial to land registration is adjudication.
The term adjudication was first used in 1950’s to describe systematic
ascertainment of rights in land (Lawrence, 1985). Adjudication is the first
stage of land registration aimed at formalizing land through the procedure of
land rights identification, demarcation cadastral surveying and mapping (Dale
and McLaughlin, 1999). Adjudication occurs in two cases where no earlier
register information is available or where the old information becomes obsolete
with very bad quality (Jing, 2011). Cadastral mapping could be described as the
process and methods of building of information on land. Traditionally,
cadastres and cadastral mapping systems have been manual and paper-based
(Borzacchiello & Craglia, 2012). They contained a numerical/diagrammatic
description (a graphical description of land parcels) and a separate list of
land register (containing a list of names and rights of land holder)
(Zevenbergen, 2002). Indexing schemes were used to link the map and the
register.
Recent
developments in the Remote Sensing and Geographic Information System (GIS) and
web-based GIS, internet communications, band width and transmission speeds have
necessitated and made possible the development of digital cadastres and
cadastral mapping systems allowing the map and the register to be integrated
into one single system (a digital cadastral map (database)) (Sutherland &
Nichols, 2002). With the development of Geo-information technologies (GIT)
adjudication of land rights benefits greatly from the use of Remote
Sensing/Photogrammetry (Jing, 2011). Remotely-sensed georeferenced orthophotos
have been used for adjudication in various regions of the world (Meijs,
Kapintango & Witmer (2009). Remote Sensing and Geographic information
systems (GIS) have therefore become important geometric tools for building of
digital cadastral systems (Albert, Edmund, Merem & Yaw, 2006). Elayachi
& Semlali (2001) noted that a digital cadastral map is not a map in the
traditional sense, but a map in which attributes (tabular) and map (graphic)
data on cadastral unit are stored in the same database. They added that a
digital cadastral map registers each parcel and its owners and describes all
the spatial structures consisting of location, boundaries and contents.
While
Western nations are advancing in the creation of multi-purpose cadastres that
are aimed at supporting sustainable development, developing countries are only
recently starting to establish more formal cadastral records for fiscal or
other purpose.
In Nigerian,
cadastral mapping land/registration and administration suffer from among others
lack of use of appropriate technology in surveying and the mapping industry.
Cadastral maps are worn out and outdated and modernization efforts are only
made for urban lands and are still on pilot basis (Oboli & Akpoyoware,
2010). Only a few states including Lagos, Kano and the Federal Capital
Territory have computerized land information (Bell, (2011). A greater part of
land in Northern Nigeria is held under a customary system without being covered
by cadastral mapping and land title registration (Usman, 2010).
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