DETERMINANTS OF LAND MANAGEMENT PRACTICES:

THE CASE OF AMBO TOWN

A Thesis Submitted to the School of Post Graduate Studies of Jimma

University in Partial Fulfillment of the Requirements for the Award of the
Degree of Master of Public Management (MPM)

BY SOBOKSA MULATU

JIMMA UNIVERSITY

COLLEGE OF BUSINESS AND ECONOMICS

DEPARTMENT OF MANAGEMENT

MPM PROGRAM

June: 2021

JIMMA, ETHIOPIA

i
 DETERMINANTS OF LAND MANAGEMENT PRACTICES:
THE CASE OF AMBO TOWN

BY SOBOKSA MULATU

Under the Guidance of Dr. ZERIHUN A. (PhD) AND

Mrs. NECHITU LAGASE (MBA)

The Thesis Submitted to the School of Post Graduate Studies of Jimma

University in Partial Fulfillment of the Requirements for the Award of the
Degree of Master of Public Management (MPM).

JIMMA UNIVERSITY
COLLEGE OF BUSINESS AND ECONOMICS
DEPARTMENT OF MANAGEMENT
MPM PROGRAM
June, 2021

JIMMA, ETHIOPIA

ii
 Declaration
I hereby declare that this thesis entitled “Determinants of Land Management
Practices: The case of Ambo Town” has been carried out by me under the guidance and
supervision of Dr. Zerihun A. (PhD) and Mrs. Nechitu Legesse.

This research is original and has not been submitted for the award of any degree or
diploma to any university or institution.

Researcher‟s Name; Date; Signature;

_____________________ June: 02/2021 ___________________

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 Certification

This is to certify that the thesis entitled “Determinants of Land Management

Practices: The case of Ambo Town” is submitted to Jimma University for the award of
the Degree of Master of Public Management (MPM) and is a record of confidences
research work carried out by Soboksa Mulatu under our guidance and supervision.

Therefore, we hereby declare that no part of this research has been submitted to any other
university or institutions for the award of any degree or diploma.

Main Adviser‟s Name Date Signature

._________________ ________________ _________________

Co-Advisor‟s Name Date Signature

___________________ _______________ ___________________

iv
 Abstract

The land is the ultimate resource and life on the earth cannot be sustained without it.
Hence, scarce resource should be properly planned for good stewardship of the land is
essential for present and future generation. Urban land use is one of the land
management practices that a key tool to coordinate community land use and development
activities as well as to shape the urban development pattern that will be used for different
purpose includes residential, commercial, industrial etc. Urban LMP are facing different
challenges. Thus, the purpose of the study focused to identify the determinants of land
management practices on land use using the information that extracted from the study
area by using the target respondents such as questionnaires, key informant interviews
and focus group discussion which are used as primary data, whereas secondary data
were collected from books, journals, official documents, websites, and other related
literatures. Survey questionnaires were administered for 122 sample size. Probability and
non-probability sampling techniques were used. Simple random sampling method was
employed to select sample households. Descriptive data analysis technique was applied
to analyze qualitative data through narration, while descriptive statics (standard
deviation, percentage and frequency), and regression data analysis technique were
employed for quantitative data analyses to articulate the extent impacts of independent
variable on dependent variables. The finding of the study portrayed that, socio-economic
factors, weak land delivery system, ineffective land policy implementation and unfair
land compensation are affecting the land use in the study area. Hence, it recommended
the concerned bodies (Ambo town administrative, Oromia Regional Government and
NGOS) to intervene in order to solve the raised challenges and exploit the scarce
resource (land) in manageable ways for the welfare of society.

Keywords: Land, Land Management, Land Management Practice, Determinants, Land

Use

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 Acknowledgement

First and for most I would like to thank the almighty God for consistently assisting me
and my family to live in convenient condition even though unexpected phenomenon
attempted to negatively harm us.

I would like to express my deepest thanks to my both major advisor Dr Zerihun A. and
co-advisor Mrs. Nechitu Legese for their skillful guidance and supervising me in
conducting this research without hesitate their effort.

Moreover, I would like to offer my great gratitude to Jimma University higher officials
for they have given me scholarship to attend MPM in BECO Campus and all my
instructors those providing us with knowledgeable skills during class attendance.

I am thankful for Ambo Town administrative, particularly for ATLMUO for they support
me in providing necessary information/data regarding my research study. And also I
would like to provide my deepest gratitude to my data collectors, community members
and all key informants whose supports have significant place in this research work.

Further, I would like to thank Mr Alemeyo Hipha who kindly assisted me by providing his
office with internet access to me at the time of on line learning in pre-corona period.

Lastly, but not the least I would like to thank my lovely wife Mrs. Birtukan Makonon for
her great support in all things from the very beginning of class attending up to this time
of conducting this thesis in addition to tend her full time in growing our children without
tiredness.

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Table of Contents
Abstract ....................................................................................................................................................... 5
Acknowledgement ..................................................................................................................................... vi
List of Tables ............................................................................................................................................... x
List if Figures and Map.............................................................................................................................. xi
ACRONMYS .............................................................................................................................................. xii
CHAPTER ONE ......................................................................................................................................... 1
1. INTRODUCTION .............................................................................................................................. 1
1.1 Background of the Study ....................................................................................................... 1
1.2 Statement of the Problem ....................................................................................................... 4
1.3 Research Questions ................................................................................................................ 7
1.4 Purpose/Objective of the Study ............................................................................................. 7
1.4.1 Main Objective................................................................................................................ 7
1.4.2 Specific Objective of the Study ...................................................................................... 7
1.5 Significance of the Study ....................................................................................................... 7
1.6 Scope of the Study ................................................................................................................. 8
1.7 Organization of the study ....................................................................................................... 8
1.8 Conceptual and Operational Definition of Key Terms .......................................................... 9
CHAPTER TWO…………………………………………………………………………………10
2. LITERATURE REVIEW……………………………………………………………………...10
2.1 Theoretical Framework .................................................................................................. 10
2.1.1 Concepts of Urban Land Management ......................................................................... 10
2.1.2 Concepts of Land management Practices ..................................................................... 12
2.1.3 Conceptsof Land Administration/ Management ........................................................... 13
2.1.4 Concepts of Land Use in Urban Areas.......................................................................... 15
2.1.5 Demand and Supply of Urban Land ............................................................................. 17
2.1.6 Good Governance and Urban Land Management ......................................................... 18
2.1.7 Consequences of Inadequate Urban Land Management and Land Policy .................... 19
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 2.1.8 Major Determinants of Land Management Practices.................................................... 21
2.2 Empirical Studies ................................................................................................................. 24
2.2.1 Urban Land Management Practices of the World Countries ........................................ 24
2.2.2 Urban Land Management Practices of the Africa Context ........................................... 25
2.2.3 Urban Land Management practice in Ethiopia context................................................. 26
2.2.4 The Challenges of Urban Land Management Practices in Ethiopia ............................. 28
2.2.5 Lease Police in Ethiopia................................................................................................ 31
2.2.6 Land Management Practices in Ambo Town ................................................................ 32
2.3 Conceptual Framework ........................................................................................................ 33
CHAPTER THREE………………………………………………………………………………35
3. RESEARCH METHODOLOGY………………………………………………………………35
3.1 Description of Ambo Town Location.................................................................................... 35
3.2 Research Design and Approaches ........................................................................................ 36
3.3 Target Populations ............................................................................................................... 37
3.4 Sample Technique and Sampling Size ................................................................................. 37
3.4.1 Sampling Technique ..................................................................................................... 38
3.4.2 Sample Size Determination........................................................................................... 38
3.5 Methods of Data collection .................................................................................................. 40
3.5.1 Questionnaires............................................................................................................... 40
3.5.2 Key Informant Interviews (KII) .................................................................................... 41
3.5.3 Focus group discussions ............................................................................................... 41
3.6 Instrument of Data Collection .............................................................................................. 41
3.6.1 Pretest Instrument ......................................................................................................... 42
3.6.3 Validity and Reliability Instrument............................................................................... 42
3.7 Variables of Study............................................................................................................ 42
3.8 Methods of Data Analysis .................................................................................................... 42
3.8.1 Data Processing................................................................ Error! Bookmark not defined.
3.8.2 Descriptive Statistics ..................................................................................................... 43
3.8.3 Econometric Analysis ................................................................................................... 44
3.9 Ethical considerations .......................................................................................................... 44
CHAPTER FOUR………………………………………………………………………………..45
4. RESULTS AND DISCUSSION………………………………………………………………45

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 4.1 Introduction .......................................................................................................................... 45
4.2 Background Information of Respondents .................................................................. 45
4.2.1. Demographic Characteristics of the respondents ....................................................... 46
4.3 Status of Land Management Practices in Ambo Town ........................................................ 50
4.4 Major challenges of Urban Land Management Practice ...................................................... 51
4.4. 1 Land delivery system ................................................................................................... 51
4.4.3 Land Compensation.............................................................................................. 56
4.5 Effects of Determinants of Urban Land management Practice on land use by Regression
Model ......................................................................................................................................... 57
4.5.1 Multivariate Regression Model Analysis ...................................................................... 57
4.6 Consequence of ineffective Urban Land management practice ........................................... 61
4.6.1 Informal Settlements: Slums and Squatter Settlements ................................................ 61
4.6.2. Urban Land conflict ..................................................................................................... 62
4.6.3. Land Speculation ......................................................................................................... 64
4.7. Mitigation toward Challenges of Urban Land Management Practice ................................. 65
CHAPTER FIVE…………………………………………………………………………………67
5. CONCLUSION AND RECOMMENDATION ..................................................................... 67
5.1 Summary .............................................................................................................................. 67
5.2 Conclusion ........................................................................................................................... 68
5.3 Recommendation ................................................................................................................. 69
5.4 Future Research Direction ................................................................................................... 70
APPENDICES/ANNEXES………………………………………………………………………77
Appendix one: Questions for Respondents ........................................................................... 77

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List of Tables

Tables Page
No.
Table 3.1: Sample Size 39
Table 4.1: Response Rate 45
Table 4.2: Sex of the Respondents 46
Table 4.3: Age of the Respondents 46
Table 4.4: Education Level of the Respondents 47
Table 4.5: Marital Status of the Respondents 48
Table 4.6: Family Size of the Respondents 49
Table 4.7: Income of the Respondents 49
Table 4.8: Economic Activity of Respondents 50
Table 4.9: Land delivery System status 55
Table 4.10: Contingency Coefficient for Dummy Explanatory Variables 58
Table 4.11: Independent variable on the selected dependent variables using 59
multivariate regression analysis
Table of Linkert Scale Questionnaires 81

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 List if Figures and Map
Figures or Maps Page
No.
Figure 2.1: Conceptual Frame works of the study 31
Figure 3.1: Map of the Study Area 33

xi
 ACRONMYS

ATLMUO- Ambo Town Land Management and Use Office

CSA- Central Statics Agency

DLMP- Determinant of land management practices

FDI- Foreign direct investment

FGD- Focused group discusion

LMP- Land management practices

NGOs- Non-government Organizations

SPSS- Statistical package for social science

ULMP- Urban land management practice

xii
 CHAPTER ONE

1. INTRODUCTION
The introductory part of this chapter deals with the background of the study, statement of
the problem, research question, objectives of the study, significance of the study, scope of
the study, and operational definition of terms as discussed in detail in sub-title below.

1.1 Background of the Study

Land is fundamental to development, that emphasizes the access to land and property
rights is a major key issue in economic growth and development. The economic
development of any country depends on how efficiently the land is distributed among
citizenry and competing urban uses. It is pertinent to note that providing the populace
with access to land and empowering them to make effective use of it is central to poverty
alleviation. Moreover, the author addressed that, land, because of its unique nature and
the crucial role it plays in human settlements, cannot be managed as an ordinary asset,
controlled by individuals and subject to the pressures and in efficiency of the market, so it
needs the implications of urban land management effort(Omirin, M.M, 2002).

Land management entails all activities concerned with the management of land as a
resource both from environment and economic perspective. From an institutional
perspective also, land management include the formulation of land policies, the legal
frameworks, resource management, land administration arrangements and land
information management. Therefore, inefficient urban land management can result in
uneconomic use of land, uncontrolled informal settlements, urban sprawl, illegal land
holdings, weak provision of basic services and infrastructure (Cobbinah, P. B.,et. al,
2020).

Managing urban areas has become the most important issue of the 21st century, that
developing countries will face numerous challenges in meeting the needs of their growing
populations including housing, transportation, education and healthcare demands due to
the land management practices are negatively influenced by socio-economic, political-

1
legal challenges, social awareness problems, socio-cultural challenges, environmental
uncertainty (Degualam, 2018).

Governments around the world pursue urban land policy objectives, and they rely on a
vast range of policy tools and institutions to ease land management. Many cities use
master plans, zoning, subdivision regulations, building codes, and other public policies to
shape development. These regulations are normally adopted to help protect the urban and
natural environment, gear infrastructure investments with development, and maintain and
enhance property values (Huck, A., et. al, 2020).

In Africa, due to high population growth and market developments, there is mounting
competition for land resources, especially in towns and cities, and in productive high
value areas customary land management is under pressure, and the coverage of formal
land institutions is generally very limited. As a result, land tenure and shelter are insecure
for many ordinary Africans in both urban and rural areas (Ayambire, R. A., et. al, 2019).

Furthermore, the constraints of making land easily available through the formal
governmental mechanism were such as to force people, desperate to provide themselves
with shelter, to seek other avenues of gaining access to land”. Due to this the informal
market is dominant in matters of land transactions and transfers elsewhere in Sub-
Saharan African countries (Mabogunje, 1992). And also, the expansion of illegal
settlements in the town is one of the major emerging land use planning and management
problems facing the municipality; even though it is not a widely observed phenomenon
(Esayas, 2015). Esayas also explained that illegal land transaction in Ethiopia was
characterized with either the shortage of land to be provided and to satisfy the demand for
land or the failure of the municipality to satisfy through the formal channel of land
delivery system, because of the challenge of LMP related to land conflicts, archaic land
information management, informal land acquisition, proliferation slums and squatters and
land speculation in the town.

All Ethiopian towns and cities are exhibiting high rate of urbanization and high land
demand for different uses are usually envisioned. Urban land demand challenge to the
administrators and supply challenge to the inhabitants. One more big issue today is

2
compensating urban land which could be considered as a headache for urban
management. Fearing unsatisfactory of the compensation, the peripheral farmers transfer
their holdings to the informal developers which lead unplanned development of the area.
Ethiopia‟s land administration is seen as a major source of concern given the country‟s
level of poverty and development (Yusuf, T., et al, 2009).

The lease system was introduced in Ethiopia as a sole means of urban landholding in
1993. Since the lease system was enacted before the adoption of the Constitution, and
since the Constitution does not say anything about urban land, it can be argued that this
proclamation, and the subsequent lease proclamations for that matter, lacks Constitutional
base. This law was repealed in 2002 (Proc. 272/2002) and it again was replaced by the
current proclamation in October 2011. The lease system has terms ranging up to 99 years.
It requires payment of the agreed-on lease amount to the relevant government within a
period of time to be determined by regions or city government within the lease contract.
The permit system predominantly refers to permits granted prior to 1993 under which an
annual land rent is paid to the government (Tura, H. A. 2018).

Urban land administration is delegated under the federal Constitution to the city
governments and municipalities. However, there is no common system to administer land
in urban areas. Therefore, the land sector is highly exposed to corruption. According to
Federal Ethics and Anti-Corruption Commission (FEACC), in this sector the corruption
can take a variety of forms, ranging from petty/bureaucratic corruption and corruption in
auctioning processes, to state capture. There are a number of elements in Ethiopia‟s
current urban land administration system that can create potential entry points for corrupt
activities to occur. These include: lack of clear policies, weak institutions, and lack of
transparency, limited public participation, and capacity challenges (Wubneh, 2018).

Based on their empirical study‟s investigation the major challenges of urban land
management practices are socio-economic challenge, institutional challenges, political-
legal challenges, social awareness problems, technological challenges, socio-cultural
challenges, infrastructural challenges, and financial challenges (Dereje , et. al. 2020).

3
Ambo Town is such towns found in Oromia Region whose urban growth rate is very
high and urban land demand is increasing at alarming rate. Land that is being provided to
the land seekers of the town is pulled from the peripheral farmers‟ land holdings through
compensation. The urban land services of this town are supplied through the provision of
basic physical infrastructures like road, water, electricity and social services. However,
the provision of land for land seekers for shelter and for business area is not equalized
with the provision of land. The urban administrators are not on the position of providing
land services for land seekers because there is no enough land from their stock of land
bank. The land under the farmers control is not given to the urban administrative as
farmers have learnt giving their land to the administrative in list compensation can
negatively harm their income as they generate high income while they sell the land to
informal land seekers (UN-Habit, 2008).

The challenge arises from conflicting interests of various groups quite common in the
arena of resource management in general and land management in particular. What
matters most is the handling of these conflicting interest in such a way that all parties are
mutually and equally benefitting without hurting land resource sustainability. This is to
mean that the implementation of integrated land management system that helps to reduce,
if not to eliminate, those conflicting interests and promote sustainable use of land
resources has paramount importance (Motuma, 2017).

Therefore, the purpose of this study focused to explore the determinants of LMP,
specifically the influence and effects of socio-economic, land delivery system, land
compensation, and land policy implementation on land use in Ambo town.

1.2 Statement of the Problem

The rapid growth of many cities in the developing world as a result of urbanization,
population migration, and economic development produces numerous challenges. This
rapid growth creates demand of the scarce land resource for the construction of different
commercial, industrial, and residential buildings as well as infrastructure development by
changing agricultural lands to urban uses (Pierre, 2014).

4
The unprecedented population growth and unplanned development activities in urban
areas results in urban agglomeration/accumulation, which increase the price of land
market for construction. This implies that rapid population growth, shortage of formal
housing and unaffordable cost of formal housing for urban dwellers contributed to
informal settlements (UN_Habit, 2008).

Inability of political commitment and ineffective legal institution will open the door for
the rise of illegal action such as land sabotages, and the use of public land resource for
own business interests. It is exercised due to lack of clear policies, weak institutions, and
lack of transparency, limited public participation, and capacity challenges (World Bank
(2002).

The urban administrators may not run up the same phase as the land demand of the
people is increasing from time to time. This implies urban land demand challenge to the
administrators and supply challenge to the inhabitants. One more big issue today is
compensating urban land which could be considered as a headache for urban
management. Fearing unsatisfactory of the compensation, the peripheral farmers transfer
their holdings to the informal developers which lead unplanned development of the area.
It is obvious that land compensation for urban expansion is becoming ear seeking issue
and problem for urban management (Adaneuta, 2009).

Expansion of illegal settlements in the town is one of the major emerging land use
planning and management problems facing the municipality; even though it is not a
widely observed phenomenon. Illegal land transaction in Ethiopia was characterized with
either the shortage of land to be provided and to satisfy the demand for land or the failure
of the municipality to satisfy through the formal channel of land delivery system. He
articulated that, the challenges of land management practice in the urban area are land-
related conflicts, archaic land information management, informal land acquisition,
proliferation slums and squatters and land speculation (Esayas Engida, 2015). According
to FIG (2009), cited in Ouna (2016) the land governance which includes decisions on
access to land, land rights, land use, and land development if are not managed properly
cause for the land management practices creates abuse of power especially in developing
countries.
5
According to Un-Habitat (2008) Ambo Town is characterized by slums that, the poor
quality of housing and inability of the administration to increase supply land could be
taken as key indicators that a wide reform is necessary. The town does not even have
adequate data on its land stock condition that makes it more difficult to provide a clear
picture regarding the state of urban land use for the town is facing a critical housing
shortage (UN-Habit, 2008).

Even though a significant number of studies were done on the challenges land
management practices in different parts of the Ethiopia, no one study didn‟t get insight
into the problem of land management practices in Ambo town. For instance, Esayas
(2015) studied the urban planning and land management challenges in emerging town of
Ethiopia the in Arba Minch town, Demana (2009) studied on determinants of farmers'
land management practices, the case of Tole district, South West Shewa zone, which
focused on the problem of the land management practice in rural area, & other studies
were Dereje and Belew respectively focused the land management problem limited to the
stated area. These studies were unable to address the factors affecting land management
practice. In order to establish appropriate solution to this problem, first of all research is
required to identify the extent of land management practice, which factors really affect
the land management from expected possible determinants and challenges.

Additionally, there was a compressive gap over ten years no one study had been observed
the determinants of land management practices still un mitigated in study area and recent
report suggested in Ambo Town Land Management and Use office (ATLMUO) showed
that problems and prospects of determinants of land management practices in the study
area.

Motivation of the study area, the determinants of land management practices in Ambo
Town was selected purposively by using purposive sampling technique. Accessibility to
reach the land management practice physically and researcher conducted the study by
selecting urban kebeles purposively. The other one is absence of study done on land
management practice before, and the availability of data.

6
Therefore, the study would probably be the first to deal with determinant and associate
factors that affect land management practices in Ambo Town and would fill the above
gap coverage in the study area.

1.3 Research Questions

The main research questions of this study are:

1. How do socio-economic factors affect the LMP of the study area?

2. What is the effect of land delivery system on the land management practices in
Ambo town?
3. How do land policy implementation can influence land management practices in
study area?
4. In what extent land compensation can influence the land use in the study area?

1.4 Purpose/Objective of the Study

1.4.1 Main Objective
This study aims to identify the effect of determinants of land management practices on
land use in Oromia National Regional State in the case of Ambo town.

1.4.2 Specific Objective of the Study

 To analyze the effect of socio-economic factors on LMP, particularly on land use;

 To examine the effect of land delivery system on the land management practices;

 To identify the effect of land policy implementation on land management

practices;

 To explore the effect of land compensation factor on land management practice.

1.5 Significance of the Study

The results of the study are assumed to be significant in the following ways:

1. It may help the local administrative/ local managers and Ambo town land
management and use office (ATLMUO), and other concerned body to identify the

7
 existing gaps between the practice and the demands for transforming land
management system;
2. It may increase awareness and attention of stakeholders towards the important
roles of the gap of the problems to achieve land use and land development
programs;
3. The reactions to identify the gaps may press the urban mayor in general and the
land management and use office managers in particular to pay due attention to
design capacity building training programs that are relevant to transform the
necessary knowledge and skills of land use and planning experts.
4. Hence, the finding of the study will benefit a wide audience of academicians, and
practitioners concerned with urban development and land management.
5. As no much research has been done in this area and thus it also contributes further
knowledge on the economic and social importance of efficient urban land
management in the study area, for the region and for the country wide.

1.6 Scope of the Study

The study was limited to Ambo town to assess the determinants of land management
practices. The study shall be more-sound if it includes all determinants of land
management practices. However, for the sake of its manageability the study was
delimited to explore the effect of the determinants such as socio-economic factors, land
delivery system, land compensation, and land policy implementation on land
management practices, specifically land-use. The researcher selected three kebeles:
Senkele, Hora Hayetu and Awaro Qora kebeles from the six kebeles of the Ambo town
administrative by purposive sampling method. The study was conducted in three months,
starting from February to mid-May/2021.

1.7 Organization of the study

This thesis activity followed steps of Jimma University research guideline. Thus, unit one
was presented in introduction part that contains background of the study, problem of the
study, research question of the study, objective of the study, significance of the study,
delimitation (scope) of the study, organization of the study and operational definition of
key terms.
8
Furthermore, unit two have contained the review of related literature being investigated
under sub-title concepts of the study area, theoretical framework, empirical studies, and
conceptual framework.

Unit three included research design and methodology that sub-divided in to research
design, research method, sources of data, sample size and sampling techniques,
instruments of data gathering, procedure of data collection, and methods of data analysis.
Moreover it also held unit four which includes the discussion and finding of the study,
unit five which includes conclusion and recommendation while references, and
Appendixes were prevailed at the end.

1.8 Conceptual and Operational Definition of Key Terms

Land is the urban land resource used in study area.

Land management is the process of managing the use and development land resources in
urban area (Snyder, P., 2005).

Land management practices can be defined as a system of land administration concerned

with the judicious allocation, use and conservation of the land, the gathering of revenues
from the land through sales, leasing, and taxation, and the resolving of conflicts
concerning the ownership and use of land, and preserving the rights to land to which an
individual or group are entitled to may include the right to dispose, sell, control, use,
transfer, subdivide, and develop for efficiently using of land to achieve orderly growth
and efficient functioning of cities (David and Giles, 1996).

Determinants is to mean that the factors affect the urban land management practice in the
study area.

Land use is the control of land use through adoption of planning policies and land-use
regulations at national, regional and local level, enforcement of land-use regulations, and
management and adjudication of land-use conflicts (Stig, 2006).

9
 CHAPTER TWO

2. LITERATURE REVIEW
This literature review part discusses theoretical perspective, empirical studies and
conceptual framework as below.

2.1 Theoretical Framework

2.1.1 Concepts of Urban Land Management

Urban land is the land portion located within the jurisdiction of an urban area. It may be
developed, being developed, and urban land can also be defined as the plant form for all
human activities taking place in urban centers and which is very scarce due to rapid
urbanization and the natural increase of urban population that it needs efficient
management. Urban land comprises only a small part of the earth surface, but it is an
important part because it is where almost half of the world‟s human population lives and
where more than half of the world‟s economic activity occurs (FDRE, 2011).

Moreover, by the year 2030, almost 60% of developing and 83.7% in developed world
population will live in cities. This dynamic growth of urban population calls for effective
and efficient urban land management especially in less developed countries like in
Ethiopia (Ali, 2009).

Urban Land management (ULM) is the process of managing the use and development
of land resources in urban areas. Land resources are used for a variety of purposes which
may include expansion of business areas, industrial building, residence building, water
resource management and eco-tourism projects. Land management can have positive or
negative effects on the terrestrial ecosystems. Land being over- or misused
can degrade and reduce productivity and disrupt natural equilibriums (Snyder, P., 2005).
Moreover, ULM is the process by which the resources of land are put into good effect. It
is also the system of land administration concerned with the appropriate use of land for
different activities, controlling the general performance of urban growth through different
measures and the efficient utilization of urban land. Therefore, a clear understanding and
application of the concept of urban land management is important to manage urban land
10
properly. This involves establishing procedures with make land for development rapidly
available to the public (Bacry, et al., 2009).

Land management practices can be defined as a system of land administration concerned

with the judicious allocation, use and conservation of the land, the gathering of revenues
from the land through sales, leasing, and taxation, and the resolving of conflicts
concerning the ownership and use of land, and preserving the rights to land to which an
individual or group are entitled to may include the right to dispose, sell, control, use,
transfer, subdivide, and develop for efficiently using of land to achieve orderly growth
and efficient functioning of cities (David and Giles, 1996). Besides, the author suggested
that land management practices are the process by which the resources of land are put
into good effect.

Farther more, land management systems in most developing countries in Africa has been
unable to address the inefficiencies as a combined result of the absence of land records
(Abuye, 2006), an underdeveloped and non-transparent land registration system, the
absence of cadastral index maps, inadequate land laws and procedures, and unclear
delineation of state land and the weaknesses of the justice system (Adane, 2009). Further,
he mentioned that land use planning is a technical approach for developing and managing
the land into various public interests to endorse sustainable socio-economic development.

Land is a crucial issue in the planning and management of the human settlement. Land,
because of its unique nature and the crucial role it plays in human settlements, cannot be
managed as an ordinary asset, controlled by individuals and subject to the pressures and
in efficiency of the market (Habitat, 1982), so it needs the implications of urban land
management effort. In general, the utility of a designated place or location within a city
is defined by its potential usefulness, which, in turn, is often a function of its
accessibility. Activities that tend to be land intensive have a propensity for high levels of
interaction and serve a necessary and functional purpose that requires accessible locations
(ibid).

Land use involves the management and modification of natural or wilderness into built
environment such as settlements and semi-natural habitats such as arable fields, pastures,

11
and managed woods (Ellis et al., 2019). Land use by humans has a long history, first
emerging more than 10 thousand years ago. It also has been defined as "the total of
arrangements, activities, and inputs that people undertake in a certain land type. Land use
in land management practices have a major impact on natural
resources including water, soil, nutrients, plants and animals (Ameztegui at al. 2016).
Land use information can be used to develop solutions for natural resource management
issues such as salinity and water quality. The major effect of land use on land cover since
1750 has been deforestation of temperate regions (International panel, 2007). More recent
significant effects of land use include urban sprawl, soil erosion, soil
degradation, salinization, and desertification (Un, 2007). Land-use changes, together with
use of fossil fuels, are the major anthropogenic sources of carbon dioxide, a
dominant greenhouse gas.

2.1.2 Concepts of Land management Practices

The broad concept of land management practices refers to activities on the ground that
uses appropriate technologies in the respective land use system for the improvement of
the productive capacity of the land. Land management practices can be defined as a
system of land administration concerned with the judicious allocation, use and
conservation of the land, the gathering of revenues from the land through sales, leasing,
and taxation, and the resolving of conflicts concerning the ownership and use of land, and
preserving the rights to land to which an individual or group are entitled to may include
the right to dispose, sell, control, use, transfer, subdivide, and develop for efficiently
using of land to achieve orderly growth and efficient functioning of cities (David and
Giles, 1996).

Land management systems in most developing countries in Africa has been unable to
address the inefficiencies as a combined result of the absence of land records, an
underdeveloped and non-transparent land registration system, the absence of cadastral
index maps, inadequate land laws and procedures, and unclear delineation of state land
and the weaknesses of the justice system. Further, he mentioned that land use planning is
a technical approach for developing and managing the land into various public interests to
endorse sustainable socio-economic development (Adane, 2009).
12
Land is a crucial issue in the planning and management of the human settlement. Land,
because of its unique nature and the crucial role it plays in human settlements, cannot be
managed as an ordinary asset, controlled by individuals and subject to the pressures and
in efficiency of the market needs the implications of urban land management effort. In
general, the utility of a designated place or location within a city is defined by its
potential usefulness, which, in turn, is often a function of its accessibility. Activities that
tend to be land intensive have a propensity for high levels of interaction and serve a
necessary and functional purpose that requires accessible locations (Habitat, 1982).

2.1.3 Concepts of Land Administration/ Management

Land administration refers to the decisions take place on access to land, land rights, land
use, and land development if are not managed properly cause for the land management
practices creates abuse of power especially in developing countries. Land administration
is the process of determining, recording and disseminating information about ownership,
value and use of land and its associated resources. These processes include the
determination (sometimes called ´adjudication´) of land rights and other attributes,
surveying and describing these, their detailed documentation, and the provision of
relevant information for supporting land markets (Ouna, 2016).

Land administration systems should ideally: Guarantee ownership and secure tenure;
Support the land and property tax system; Constitute security for credit systems; Develop
and monitor land markets; Protect State lands; Reduce land disputes; Facilitate land
reform; Improve urban planning and infrastructure development; Support land
management based on consideration for the environment; And produce statistical data
(Ouna, 2016).

FIG (2009) portrayed that, the operational component of the land management paradigm
comprises the range of land-administration functions that ensure proper management of
rights, restrictions, responsibilities and risks in relation to property, land and natural
resources. These functions include the areas of land tenure (securing and transferring
rights in land and natural resources), land value (valuation and taxation of land and

13
properties), land use (planning and control of the use of land and natural resources) and
land development (implementing utilities, infrastructure and construction planning).

Land administration functions are based upon and facilitated by appropriate land-
information infrastructures that include cadastral and topographic datasets and provide
access to complete and up-to-date information about the built and natural environment.
Sound land management is, then, the operational processes involved in implementing
land policies in comprehensive and sustainable ways. In many countries, however, there
is a tendency to separate land-tenure rights from land-use rights. There is then no
effective institutional mechanism for linking planning and land-use controls with land
values and the operation of the land market. These problems are often compounded by
poor administrative and management procedures that fail to deliver required services.
Investment in new technology will go only a small way towards solving a much deeper
problem: the failure to treat land and its resources as a coherent whole (FIG, 2009).

The operational functions of land management are for making and implementing land
polices; protecting, acquiring, using, transferring, and distributing rights and interests in
land; and carries out the distributive functions by planning, organizing, coordinating,
directing, and controlling the use of land. Such operational functions are defined,
monitored and enforced by the traditional authority systems, political, economic,
environmental, and cultural factors of the community including their world views, values,
aspiration, interests, belief, systems and goals within an institutional framework
(Sevatdal, 2002).

Land administrations are concerned with the social, legal, economic and technical
framework within which land managers and administrators must operate. These systems
support efficient land markets, and are at the same time concerned with the
administration of land as a natural resource to ensure its sustainable development. Land
administration involves managing an extensive range of interrelated systems and
processes (Stig Enemark, 2006). Land administration function/ Land management
practices include the areas of land tenure (securing and transferring rights in land and
natural resources), land value (valuation and taxation of land and properties), land use

14
(planning and control of the use of land and natural resources) and land development
(implementing utilities, infrastructure and construction planning) (Stig, 2006).

Land Tenure is the allocation and security of rights in lands, legal surveys to determine
parcel boundaries, transfer of property or use from one party to another through sale or
lease, and the management and adjudication of doubts and disputes regarding rights and
parcel boundaries assessment of the value of land and properties, gathering of revenues
through taxation, and management and adjudication of land-valuation and taxation
disputes.
The land administration system is concerned with providing detailed information at
individual land-parcel level. It should service the needs of both the individual and the
community at large. Benefits arise through its application in guaranteeing ownership,
security of tenure and credit, facilitating efficient land transfers and land markets,
supporting management of assets, and providing basic information in physical planning,
land-development and environmental control planning. The system thus acts as a
backbone for society. An overall conceptual approach is presented below.

2.1.4 Concepts of Land Use in Urban Areas

Land is the foundation of human activities, without enough land, cities cannot be formed,
let alone developed further (Hao, et al. 2018). The rapid growth of the world population,
more and more developed land is needed to satisfy the demands of humans. However,
only 29 percent of the earth‟s surface is land, and much of the land is not suitable for
human living. To a large extent, one of the biggest competitions among cities and even
countries is for land resource. Therefore, how to efficiently utilize and manage the land
resource is a great concern for every city nowadays. Land use has become an issue since
the 18th century when the world‟s population began to rise significantly. At present,
every country has paid much attention to the research on land use and tried to seek a
sustainable mode of land use in order to solve their problems (Hao, et al., 2018).

Land use involves the management and modification of natural or wilderness into built
environment such as settlements and semi-natural habitats such as arable fields, pastures,
and managed woods. Land use by humans has a long history, first emerging more than 10

15
thousand years ago. It also has been defined as "the total of arrangements, activities, and
inputs that people undertake in a certain land type. Land use in land
management practices have a major impact on natural
resources including water, soil, nutrients, plants and animals (Ameztegui, at al. 2016).

Land use information can be used to develop solutions for natural resource management
issues such as salinity and water quality. The major effect of land use on land cover since
1750 has been deforestation of temperate regions (International, 2007).

The land use condition in urban areas are generally more complex because of the higher
population density, more land use categories, more occupational classifications, and
greater complexity of residents‟ activities. So the land use studies in urban areas are
usually more difficult and complicated than the ones in rural areas. According to a
research report published by the Department of Economic and Social Affairs of UN in
2005, over 50 percent of world population lives in urban area, and the urban population
will increase to 60 percent of the total in 2030. Owing to rapid urbanization, many
problems related to urban land use have emerged during recent years, such as land
degradation, environmental deterioration, and inefficient or incompatible land use o
(Batty, 1995).

Land use planning is a term used for an administrative and statutory activity which seeks
to regulate and order the land utilization in an efficient and appropriate way, thus
avoiding land use conflicts. The „Canadian Institute of Planners‟ offered a definition of
land use planning: it is „the scientific, aesthetic, and orderly disposition of land,
resources, facilities and services with a view to securing the physical, economic and
social efficiency, health and well-being of urban and rural communities‟ (CIP, 2010).

In practice, the tasks of land use planning are confusing and frustrating even to
experienced planners. It can be regarded as an arena or even „battlefield‟ for different
political groups such as central government, local governments, land developers and
common residents to compete for their own interests. Rather than being an orderly and
regular procedure of adopting land use plans derived from systematic studies aiming at
certain major objectives and requirements, planning has become a special and complex

16
process involving various requests and views from different interest groups and also
some uncertainties in reality. Therefore, theories of ideal urban form, urban economics,
policy-intervention strategy and statistical modeling techniques taught in planning classes
often carry less weight, in other words, they receive less attention than the actual
demands or expectation of the government in the practical process of land use planning.
So, land use planning is a key and useful tool to coordinate community land utilization
and development activities. Planning is not simply a process, but is a process guided by a
plan (Berke et al., 2006).

2.1.5 Demand and Supply of Urban Land

The interaction of urban and market demand and supply determine urban land prices. If
urban land supply is very responsive to demand, land prices will tend to reflect the
productive value of land. On the other hand if urban land markets are constrained and
cannot effectively respond to the demand pressure, land prices will tend to be much
higher exceeding their productive value. These constraints are often the result of
restrictive land use regulations, inadequate network infrastructure to support urban land
development, unclear property ownership and titling records and the actions of land
owners to drive urban land prices by withholding land from the market (Serra, in WB,
2004). An imbalance in the land market often leads to land speculation. In fact, as it
became evident recently in the South -East and East Asian Economies, if land and
property markets are not properly regulated, they contribute considerably to the collapse
of capital markets and cause unemployment in the labour markets. A poorly functioning
land market leads to several ills including land speculation, creation of slums and squatter
settlements, environmental deterioration and an inefficient urban development pattern
which increases the cost of doing business in the city and adversely affects urban land
management (Serra, in WB, 2004).

According to Faravacque and Me (1992) described that, the demand for land is
determined by the product or service produced on the land; in other words, by the use of
the land. This characteristic in itself represents a fundamental difference between land
and other commodities. Nowadays the demand for urban land is increasing at a very
rapid rate in every urban center throughout the world. This demand for land is to meet the
17
demands of the society. The problem is to balance the public facilities and the
development activities. The aggregate demands for land have resulted from asset of
global and national sources that have tended to concentrate human activities in urban
centers creating intensive pressure on the supply of urban land. The result of this is
shown in a continuous increase of land prices leading to land speculation, scarcity of
developed urban land particularly for housing and to the proliferation of slums and extra
illegal settlements with little or no infrastructure services.

2.1.6 Good Governance and Urban Land Management

Many developed countries, post-transition countries and developing countries have

embarked on a thorough re-evaluation of the role of government in their societies. There
is a trend towards public-sector reform and delegation of decision making over public
land assets to lock authorities. General principle for "good asset management have been
established that governments need to adopt in order to strengthen their public property
management systems and enhance their efficiency and transparency (Magel and
Wehrmann, 2002). Besides, there are common factors involved in poor public land
management. There is typically ambiguity in authoritative roles and responsibilities, a
lack of accountability or methodology in the systems of allocation, appropriation,
disposal or use of public land, and lack of information on state assess. Weak governance
in this area has direct and indirect implications for citizens and broader effects on
economic development, political legitimacy, peace and security and development
cooperation. There are a number of elements that can be applied to a strategy for
developing good governance in urban areas (Magel and Wehrmann, 2002).

According to the annual report of UNCHS (2000), the accountability of local authorities
to their citizens is a fundamental tenet of good governance. Similarly there should be no
place for corruption in cities in which corruption can undermine local government
credibility and can deepen urban poverty. Moreover the report articulated that,
transparency and accountability are essential to stakeholders understanding of local
government and to who is benefiting from decisions and actions. Access to information is
fundamental to this understanding and to good governance. Citizens' participation is a
key element in promoting transparency and accountability. These can be applied to urban
18
land management including regular, organized and open consultations of citizens on all
matters concerning land; ensuring transparent management of an open land market by
removing administrative and procedural incentives for corruption including mechanisms
to avoid that cheap land released by the public sector and designated to the urban poor is
taken by officials and civil servants and sold at much higher value on the market (often
after years of speculation).

Additionally, UN-HABITAT, 2004) discussed that insuring transparent, comprehensive

and accessible systems in transferring land rights and legal security of tenure. All
measures that improve transparency in general establishing codes of conduct, promoting
an ethics of service to the public by putting into feedback mechanisms and providing
access to information on land management creates conducive environment for urban
development.

2.1.7 Consequences of Inadequate Urban Land Management and Land

Policy
2.1.7.1 Land Speculation

Real Estate Management Hand Book (2008) portrayed that, land specialization can drive
land prices beyond the productive value of the land, causing a "bubble" land and property
market. When the "bubble" breaks financial institutions which lend money to land, and
property speculators find themselves unable to recover their loans causing crises in the
financial markets. Land speculation occurs when the demand for land at the present time
or in the near future, out strips the supply of land. This can be caused by several factors
both on the demand side and on the supply side. On the demand side land speculation can
be triggered by the excess of rapid economic growth or by lack of opportunities in slow
growing economies.

2.1.7.2 Slum and Informal Settlements

UN Habitats (2003) annual report analyzed that Slum house holders are defined as a
group of individuals living under the same roof lacking one or more of the following
conditions: access to improved water, access to improved sanitation facilities, sufficient
living area, overcrowded, structural quality or durability of dwellings and security of
19
tenure. This is an operational definition that reflects conditions that characterize slums in
the world. The slum areas are often described by their low standard housing, acute
shortage of basic physical and social services and infrastructure, high environment and
health threat, noncompliance to planning regulations, insecurity of tenure, faulty
alignment of streets, social composition (especially in relation to migration) and
unfavorable socio-economic and living condition (Remy, 2005).

Slums are urban residential areas environmentally unfit for human living owing to the
poor quality or absence of basic physical, economic and social amenities (MOU D,
2006). Slum and squatter settlements are growing at alarming rates in cities of developing
countries. In most cases, this growing phenomenon is an outcome of the failed policies,
poor governance, inappropriate planning regulations, dysfunctional land makers,
unresponsive financial systems, strong pressure of rural-urban migration and the lack of
political will to reverse the situation amicably (MOU, 2006).

The basic reason for the occurrence of informal settlement is lack of financial, material
and other resources for investment and consequent lack of access to conventional housing
(UN-HABITAT, 1997). According to UN-Habitat, the problem of land management in
Ethiopian urban centers had been mounting up for many years as a result of unplanned
and spontaneous development of urban centers, massive rural-urban migration, rigid
planning requirements, malfunctioning of urban land market and public ownership of the
urban houses and sluggish performance of the urban economy. Slum areas are known for
their illegality in terms of tenure security. They are always insecure and vulnerable to
eviction and displacement without any compensation.

Hence, the need of effective land management for planning, development control and
urban management in the study area is very important. So, urban land management is the
core issue in city development and the key task of urban managers. It is with that
understanding this research attempts to identify the main challenges of urban land
management practice in the study area.

20
2.1.8 Major Determinants of Land Management Practices

Land management is determined by household and village level factors, among others.
Household factors include physical, human and social capital, whereas village level
factors include population pressure, access to markets, agricultural potential, local
markets, presence of programs and local institutions ( Pender et al.,2001).Among these
the most commonly cited factors include failure to consider indigenous land management
practices, high initial costs which are not affordable to poor farmers and also trying to
apply uniform techniques in different agro- ecological regions (Aklilu, 2006). Thus, land
management practices are challenged by the sum of factors at individual level or societal
level within the involvements of different stakeholders‟ level which are going to be
mentioned in the following.

2.1.8.1 Socio-Economic Factors

Population pressure, poverty and land tenure are the main components of socio-economic
factors in affecting land management practices. The rise of the urban poor of Ethiopia is
caused by high migration rate from rural to urban areas in search of job opportunities and
better living conditions and natural population growth. The migration process is termed
as urbanization (Schmid, 1994). Thus, poverty in the cities has been attributed to rapid
urbanization. People are still coming into the cities; children are being born in cities,
because people believe that better life lies in front of them. But many of these cases are
being cheated and many continue to be cheated (Hall, 2000). According to Srivinas
(2000), the cities are not prepared for the high magnitude of growth nor do they in reality
have the jobs and facilities. The migrants find themselves with no or low paying jobs and
with no affordable shelter. This leads to squatting on available vacant government,
private or customary owned land. The squatted areas are called squatter settlements. The
main housing sectors in Ethiopia could be categorized into formal, semi-formal and
informal housing. This category is based upon their origin, development processes and
legal status.

The Major Causes of Urban Sprawl is population growth that, those economists,
Carruthers & Ulfarsson (2002), Brueckner (2000), Carruthers (2003) identify three

21
underlying forces that interact with land values to create spatial urban expansion or
sprawl: Population growth results in the outward expansion of urban areas; Rising
incomes allow residents to purchase larger living space; Age is a determinant factor
which younger families promote sprawl and patterns by seeking out affordable housing
options at the urban fringe (Zhang, 2001).

Several aspects of land tenure arrangements influence farmers‟ decisions with regard to
land management, including tenure security, whether land is managed privately or
communally, land holding size and fragmentation, and the ability to transfer land by sale,
lease or bequest (Asaaga, F., et. al, 2020). More generally, farmers may expect to use
land for an undetermined period of time, but consider that there is some risk that they will
lose this right in the future. Communal tenure may undermine incentives to manage land
in a sustainable manner for other reasons. Where land is managed collectively, free rider
problems may undermine the incentive of individual to contribute to successful collective
action. On the other hand, communal tenure allows community members to take into
account the cost of one farmer management decisions on other community members, or
social or equity considerations that may not be adequately accounted for under private
tenure (Plateau, 1996). The ability to transfer land can have several impacts on land
management. Land sale and leasing allows land to be used by farmers who are able to
earn the highest return from it, perhaps because of greater access to scarce factors of
production.

2.1.8.2 Political and legal inability

Inability of political commitment and ineffective legal institution will open the door for
the rise of illegal action such as land sabotages, and the use of public land resource for
own business interests. It is exercised due to lack of clear policies, weak institutions, and
lack of transparency, limited public participation, and capacity challenges (World Bank
(2002).There were five modalities of urban land acquisition: auction, negotiation,
assignment, award, and lot. Since most of them are categorized as bad practices that
opened door for corruption, the new law recognizes only tender (auction) and allotment
(land lease transfer without auction) as the two basic means of lease transfer from
government to citizens (FDRE, 2011).

22
Urban land administration is delegated under the federal Constitution to the city
governments and municipalities. However, there is no common system to administer land
in urban areas. Therefore, the land sector is highly exposed to corruption. According to
Federal Ethics and Anti-Corruption Commission (FEACC), in this sector the corruption
can take a variety of forms, ranging from petty/bureaucratic corruption and corruption in
auctioning processes, to state capture. There are a number of elements in Ethiopia‟s
current urban land administration system that can create potential entry points for corrupt
activities to occur. These include: lack of clear policies, weak institutions, and lack of
transparency, limited public participation, and capacity challenges (World Bank (2002).

Political and legal frameworks are among the determinants of land management practices
as the result of the following. First, countries need a legal and institutional framework
that clearly defines the rules for allocation of property rights and, by allowing cost-
effective enforcement, encourages and facilitates land-related investment. Second,
reliable and complete information on land and property rights needs to be freely available
to interested parties. Access to land information would then allow for low-cost
verification of land-ownership status, which in turn would form the basis for low-cost
land transfers to more productive use or users and may facilitate the use of property as
collateral in financial markets.

Finally, regulations are needed to avoid negative externalities that may arise from
uncoordinated action by private parties. Weak governance of the land sector and a failure
to perform these functions effectively will negatively affect land management practices
which indirectly affect development by reducing investment levels, property transfers,
financial sector activity, and the scope for meaningful decentralization (World Bank,
2012). And also, as there is no strong political and legal framework, public sector
functions related to land are normally performed by different institutions, and as long as
capacity is available, routine administrative tasks should be decentralized. Unclear or
overlapping mandates and functions increase transaction costs and can create
opportunities for discretion that undermine good governance and can push users into
informality actions.

23
2.1.8.3 Land Management Tool (Technology)

Effective and efficient land administration requires a land information system which can
be defined as a system for acquiring, processing, storing and distributing information
about land. This requires a formal registration system which is accurate, current and
accessible to the public (including online access). Without an information system/land
registry no effective land administration can be expected. Land registration is carried out
with the prime objective of providing safe and reliable foundation for the acquisition,
utilization and disposal of rights on land (AACCSA, 2016).

2.2 Empirical Studies

2.2.1Urban Land Management Practices of the World Countries

Urban land is a limited resource that people plan, develop and use to shape local urban
economies and societies, under given ecological, economic and political circumstances.
Appropriate spatial planning and land usage should enable citizens to access services,
facilities, and employment and livelihood opportunities. In developing cities around the
world, the demand for land for urban use is large and growing. Accommodating this
growth is critical; cities need a planning and development framework that ensures orderly
spatial development. Poor spatial patterns can cause diseconomies of agglomeration.
Under poor spatial patterns, traffic congestion, pollution, and land degradation impose
external costs on enterprises and cancel-out the beneficial effects of agglomeration
economies (World Bank, 1996).

Urban land management faces many problems in most developing countries as well as in
countries in transition which hamper a sustainable urban development (Magel and
Wehrmann, 2002). Besides the authors suggest that there is rarely a clear urban land
policy that considers activities of all agencies involved in land management. Land
administration and urban planning are often over-centralized. As an example,
conventional centralized procedures limit the effects of regularization programs. This
situation is worsened by the limited enabling capacity of central governments and the
absence of a clear distinction of responsibilities between sector policies (ministries),
between national, intermediate and local level as well as between State and Civil Society

24
which leads to the duplication of some efforts while ignoring others. Besides the weak
institutional and professional capacity to manage land, there is a lack of adequate
financial resources, especially at the local level.

In worth population growth, by 2050, half of Africa‟s population, or at least 1.2 billion
people, will live in urban areas thus accounting for one quarter of the world‟s urban
population. Much of this growth will be evident in Africa‟s capital cities where an
aggregate of over 10% of the urban population of most countries often reside. Although
the extent of urban concentration will continue to vary from country to country with
South Africa, Zambia, Mauritius, Gabon and Egypt already at between 40% and 58% and
others generally below 20% of their total populations, urbanization throughout Africa is
still essentially driven by large scale migration from the country side as a result of a
variety of factors including poverty, famine, drought, disaster, conflict and the general
perception that the cities offer a better quality of life. Moreover, an important factor to
note, however, is that urbanization in Africa will continue to be characterized by informal
settlement developments where over 60% of urban residents currently live (ibid). This is
a phenomenon which will continue to compound inequalities in access to development
resources in these areas; a factor which in turn has a direct impact on social and economic
stability particularly in primary cities that are important drivers in national economies.

A study of informal land markets in Africa by (Rakodi, 2005 cited in FAO and UN-
HABITAT, 2009), indicated that in many African cities, formal land delivery models
have been replaced by informal land markets. The study demonstrates that informal land
delivery models are based on user friendly characteristics and their socially accepted
institutions for regulating transactions, based on (but evolved from) customary practice.
These systems are able to deliver significant amounts of land, but sometimes in
inappropriate locations, with poor layouts and in the absence of infrastructure and basic
services which affects badly the urban land management practices.

2.2.2Urban Land Management Practices of the Africa Context

In worth population growth, by 2050, half of Africa‟s population, or at least 1.2 billion
people, will live in urban areas thus accounting for one quarter of the world‟s urban

25
population. Much of this growth will be evident in Africa‟s capital cities where an
aggregate of over 10% of the urban population of most countries often reside. Although
the extent of urban concentration will continue to vary from country to country with
South Africa, Zambia, Mauritius, Gabon and Egypt already at between 40% and 58% and
others generally below 20% of their total populations, urbanization throughout Africa is
still essentially driven by large scale migration from the country side as a result of a
variety of factors including poverty, famine, drought, disaster, conflict and the general
perception that the cities offer a better quality of life. Moreover, an important factor to
note, however, is that urbanization in Africa will continue to be characterized by informal
settlement developments where over 60% of urban residents currently live. This is a
phenomenon which will continue to compound inequalities in access to development
resources in these areas; a factor which in turn has a direct impact on social and economic
stability particularly in primary cities that are important drivers in national economies.

Informal land markets in Africa indicated that in many African cities, formal land
delivery models have been replaced by informal land markets. The study demonstrates
that informal land delivery models are based on user friendly characteristics and their
socially accepted institutions for regulating transactions, based on (but evolved from)
customary practice. These systems are able to deliver significant amounts of land, but
sometimes in inappropriate locations, with poor layouts and in the absence of
infrastructure and basic services which affects badly the urban land management
practices by (Rakodi, 2005 ).

2.2.3Urban Land Management practice in Ethiopia context

Land tenure in Ethiopia has undergone dramatic shifts from feudalistic systems under the
monarchy of Emperor Haile Selassie (1930-1974) to socialist land policies under the
Derg military government (1974-1991), to the current system under the Ethiopian
People‟s Revolutionary Democratic Front (EPRDF) who took control in 1991. This has
left populations uncertain about their rights (FDRE, 2011). Today, Ethiopia‟s land
administration is seen as a major source of concern given the country‟s level of poverty
and development. Article 40 of the Federal Democratic Republic of Ethiopia (FDRE)

26
Constitution deals with “Right to property” provides details about land rights in Ethiopia
(ibn).

Moreover, Article 40 (3) of the Constitution answers the core question of land ownership
issue in Ethiopia: 'The right to ownership of rural and urban land, as well as of all natural
resources, is exclusively vested in the State and in the peoples of Ethiopia. Land is a
common property of the Nations, Nationalities and Peoples of Ethiopia and shall not be
subject to sale or to other means of exchange. The lease system was introduced in
Ethiopia as a sole means of urban landholding in 1993. Since the lease system was
enacted before the adoption of the Constitution, and since the Constitution does not say
anything about urban land, it can be argued that this proclamation, and the subsequent
lease proclamations for that matter, lacks Constitutional base. This law was repealed in
2002 (Proc. 272/2002) and it again was replaced by the current proclamation in October
2011 (FDRE, 2011).

Urban land is provided through a lease system, a perpetual permit system and separate
legislation for condominiums. The lease system has terms ranging up to 99 years. It
requires payment of the agreed-on lease amount to the relevant government within a
period of time to be determined by regions or city government within the lease contract.
The permit system predominantly refers to permits granted prior to 1993 under which an
annual land rent is paid to the government (World Bank, 2002). There were five
modalities of urban land acquisition: auction, negotiation, assignment, award, and lot.
Since most of them are categorized as bad practices that opened door for corruption, the
new law recognizes only tender (auction/sale) and allotment (land lease transfer without
auction) as the two basic means of lease transfer from government to citizens (FDRE,
2011).

Urban land administration is delegated under the federal Constitution to the city
governments and municipalities (FDRE, 1994), (FDRE, 2011). However, there is no
common system to administer land in urban areas. Therefore, the land sector is highly
exposed to corruption. According to Federal Ethics and Anti-Corruption Commission
(FEACC), in this sector the corruption can take a variety of forms, ranging from
petty/bureaucratic corruption and corruption in auctioning processes, to state capture.
27
There are a number of elements in Ethiopia‟s current urban land administration system
that can create potential entry points for corrupt activities to occur. These include: lack of
clear policies, weak institutions, and lack of transparency, limited public participation,
and capacity challenges (World Bank, 2002).

Land delivery system without normal procedures, no legal framework, bureaucratic, not
transparent and inclusive, dishonest and irresponsible to land demanders affect the
efficient use of the urban land and delivery system, which in turn, leads to illegal
procedures such as land speculations, market distribution, illegal and/or squatter
settlement, poor infrastructure and service provision (Adam A. G, 2014). Moreover,
informal settlement emerge due to the failure of the municipality in providing sufficient
plots of land for housing and their weak capacity to enforce control regulations, although
the problem is further exacerbated by the speculative tendencies on the part of peri-urban
farmers, brokers (Delalas) and corrupt bureaucrats and administrators (Adam A. G,
2014). According to USAID (2004), to report on Ethiopia Land Policy and management
Assessment, the Ethiopian land management and administration practice faces the
Program inconsistency, Capacity challenges, ineffective monitoring and evaluation and
poor public awareness.

2.2.4 The Challenges of Urban Land Management Practices in Ethiopia

According to research currently conducted by Dereje T. et al. (2020) that, the scenarios of
urban land acquisition in Injibara were not implemented due to lack of administrative
boundary demarcation and due to the poor performance of LMP. Besides, the study
argued that the land acquisitions are through illegal land purchasing, lease auctions, and
allotment and inheritance in which the most common mode of access to land for housing
development is through purchasing from the informal land market. The study also added
purchasing of land informally was serving as a simplest way of accessing land for most
residents of the town in which it is facilitated by illegal land brokers. Moreover, the study
indicated that the challenges of urban land management practices in Ethiopian urban area,
particularly, in Injibara town are land management challenges that related to weak land
delivery system, land expropriation and compensation, political legal issues,lack of

28
technical capacity of employees, socio-economic problems, rapid growth of population,
urbanization and attitudinal problems.

The empirical work of Dereje. et al. showed that land is a scarce resource and a very
important for socio-economic development of society and residents highly demanded to
get their own land use ownership and they try to get legally if possible otherwise they try
to get land illegally and informally through different means which is said to be socio-
economic challenge. The other issue that has a lot to do with the weak land delivery
could be associated with the land delivery mechanism pursued in Injibar town that many
people are influx from rural areas and permanently settle in the town. This situation
becomes a challenge for urban managers to fulfill the land demand of the newly coming
inhabitants.

Additionally, the empirical finding of dereje T., et al. portrayed that land management
challenges related to political legal issue which considers the land lease policy
implementation that is not in favors of the low income level groups as a result of land
were delivered to land owners by free market system and free competition which did not
consider the low income groups because they did not compete with high income groups,
however, they benefited from tax and revenue collected indirectly from land. Moreover,
according to the authors, the last challenge related to lack of technical capacity of
employees that there is no enough qualified experts and lack of different equipment
necessary to land management like total station and GPS in Injibera town.

The finding of research study conducted by Wubneh (2018) manifested that, illegal land
occupation and land lease contract abuse, both attributable to institutional weaknesses,
are common in Ethiopia, particularly, in Addis Ababa, companies sometimes illegally
acquire as much as double the size of the plots they were legally granted. Illegal urban
land occupation and hoarding seem ubiquitous in countries where land is under state
ownership in which it affect the LMP in the country. This study was assisted by
Mabogunje (1992) investigation that the constraints of making land easily available
through the formal governmental mechanism were such as to force people, desperate to
provide themselves with shelter, to seek other avenues of gaining access to land”. Due to
this the informal market is dominant in matters of land transactions and transfers
29
elsewhere in Sub-Saharan African countries. Furthermore, expansion of illegal
settlements in the town is one of the major emerging land use planning and management
problems facing the municipality; even though it is not a widely observed phenomenon
(Esayas, 2015). Esayas also explained that illegal land transaction in Ethiopia was
characterized with either the shortage of land to be provided and to satisfy the demand for
land or the failure of the municipality to satisfy through the formal channel of land
delivery system.

Thus, according to Esayas, the challenges of land management practice in the urban area
are land related conflicts, archaic land information management, informal land
acquisition, proliferation slums and squatters and land speculation.

Thus, the aim of this study was to explore the challenge affect LMP in Ambo town as the
town‟s challenges of land management practice is more or less different from the Injibara
town because both town are found in different region, and also the purpose of the study
was to articulate the extent relationship of the variables by inferential/ regression data
analysis technique, while the previous study conducted in Injibera town was mainly
analyzed by descriptive analyzed technique.

As the empirical study of Abebe/ ISSN (Online) : 2519-5336 conducted at Addis Ababa
revealed that, failure to planning, site identification , site delineation, making information
available to public, detail plan preparation approval and publishing, land acquisition,
infrastructural provision, land banking, submission application and plans, planning
consent, submission of plan/ design, construction permit, and occupancy permits are the
challenges of land development and land use in the urban area.

According to Abebe‟s research finding, here what the land holders have said is that the
compensation paid for this purpose is not fair and just and is against the constitutional
provisions. Especially there are ambiguous terms in the law which opens room for
corruption and mal administration. The compensation payment and assessment law by
itself is not fair and it contains unclear and vague terms. The other major problems
reported by urban administrations with regard to land acquisition are related to the
absence of legal frameworks for expropriation and compensation to previous holders and

30
the lack of capacity to compensate current holders that are not willing to vacate the land
required for development. Rural – urban conflict exist due to lack of clear compensation
regulation. Where regulations exist, they are urban oriented peasants not given sufficient
attention moreover; the capacity of urban centers to mitigate problems of displacement is
very low. In addition to the lack of clear regulations for expropriation and compensation,
municipalities have financial limitations to acquire land. Generally, lack of expropriation
and compensation regulations, rural-urban conflict due to lack of compensation, urban
oriented approach, peasant not given sufficient attention, very low capacity to mitigate
problems of displacement and others are problems of Addis Ababa city that hampers land
acquisition. Land

2.2.5 Lease Police in Ethiopia

Ethiopia adopted the urban land lease policy in 1993, which is very much similar to the
Chinese one in terms of its form. In Ethiopia, the land has been used as a policy
instrument to attract domestic and foreign direct investment (FDI) (Lavers, 2012). In
order to incentivize investment, land in urban, rural and peri-urban areas has been
transferred to private and public companies. Precisely, Ethiopia‟s urban land lease policy,
according to the 2011 urban land lease proclamation, is formulated to attract both
domestic and foreign direct investment. Furthermore, urban land has been used to
generate municipal revenue to finance urban infrastructure building. Using land to attract
investment and generate revenue, nonetheless, is a commonly used policy tool in
countries such as China (Du, P. et al. 2014; Vongpraseuth and Choi, 2015; Zoomers,
2010). However, economic and social benefits from the land can only be realized if the
land being transferred is used in an efficient and productive manner. Using land
efficiently, according to Zitti et al. (2015) is vital for sustainable development from
socioeconomic and ecological perspectives.

Land policy, as an institution, is one of the factors that affect urban land use efficiency.
Low urban land use efficiency in an area to a large extent, (Shen et al., 2019) is
attributed to an inability to implement policies or conform to the existing policy or plan.
Land lease policy, as mentioned earlier, has been used as a policy instrument for
economic development. Nevertheless, the lease policy, particularly in countries with
31
institutional capacity limitations, might have terrible consequences on urban land
utilization efficiency. Weakness in implementation or loopholes in lease policy
formulation encourages land hoarding, keeping land vacant, sometimes for years, in
anticipation of future land value appreciation (Shen et al., 2019). In countries like
Ethiopia, in most cases, municipalities expropriate land to address issues such as housing,
urban infrastructure, investment, etc. Some municipalities in Ethiopia engaged in a
massive land expropriation - far beyond what they actually needed (World Bank, 2015).

2.2.6 Land Management Practices in Ambo Town

According to the empirical study of UN-Habit (2008) in Ambo town, Ambo town is
among a few privileged towns of its time to have its own municipal administration since
1931, and a master plan since 1983. It covers a total area of 1,320 hectares. Besides,
Ambo town is governed through the Oromia region municipal establishment
proclamation no. 65/95. The city has two tiers of administration. The highest level is the
municipal council, which is responsible for service delivery, administering funds and
management of the city by providing different service such as providing land for
households and managing it appropriately. The other tiers of administration are the
kebeles. The lowest administrative unit, kebeles are responsible for administering local
issues including government owned housing, follow the illegal land occupation/land
sabotages, mobilizing the community in development activities, and social and security
issues. Ambo has a town administration and three kebeles.

Farther more, the study portrayed that the land management practices of the Town have
been influencing by factors such as socio-economic, population growth, corruption,
ineffective administrative practices, political and legal constraints, environmental factor,
and so on. A slum is one of Ambo Town attributes that, the poor quality of housing and
inability of the administration to increase supply could be taken as key indicators that a
wide reform is necessary. The town does not even have adequate data on its housing
stock and condition, making it more difficult to provide a clear picture regarding the state
of urban land use and housing.

32
The municipality is not seen as in a position to address the problem due to resource and
capacity limitations Un-Habitat (2008). And also, as the study revealed that the economic
background of Ambo Town has been characterizing by least developed level. The
livelihood of society predominantly based on administration and social services sector
which is characterized with the poor way of life. This poor economic prevalence
increases slums in the town that affects land management practices negatively. Hence, the
purpose of this study is focused to identify the determinants of land management practice
in in the study area as per there are no relevant and comprehensive study didn‟t exist on
the study area.

2.3 Conceptual Framework

From the theoretical framework and empirical framework mentioned above it is possible
to build conceptual framework that easily explains research problem as follow. The
conceptual framework shows that the determinants of land management practice which
are called independent variable. They are land socio-economic factors, land delivery
system, land policy implementation and land compensation. The land management
practice for this study is land use which is called dependent variable. Thus, the
relationship of them is expressed easily by the following diagram.

33
 INSTITUTIONAL
FACTORS

 Land policy
implementation
 Land delivery system
 Land compensation
Socio-Economic
Factors INTERNAL FACTORS

 Age  Managerial Skill

 Education level  Access to Finance
 Sex
 Technical/skill
 family size Land Management
 Income  Population growth
Practice

Figure 2.1 Conceptualization of the study (Source: ATLMUO, Annual Report 2021)

34
 CHAPTER THREE
3. RESEARCH METHODOLOGY
3.1Description of Ambo Town Location

Ambo town belongs to West Shoa Zonal location, Oromia Regional State of Ethiopia.
The town has 6 kebeles among three of them are newly included to the town from rural
kebeles of Ambo Woreda. The town is located at a distance of 114 km west of Addis
Ababa within latitudes of 8°59′ and 8.983° N and longitudes of 37°51′ and 37.85° E and
has an elevation of 2101 meters above sea level (Tamiru, et al, 2014). Ambo town has an
annual rainfall of 1007.3 mm and mean minimum, mean maximum, and mean average
monthly temperatures of 9.96°C, 19.82°C, and 14.89°C, respectively. It is situated in the
highlands at an altitude of 2,100 meters above sea level.

The mean temperature is 18.6 degree centigrade (Hunde, 2014). The town is known by
the production of carbonated mineral water called „Ambo Mineral Water‟. Nearby
attractions include Mount Wenchi to the south with its crater lake, and the Guder and
Huluka Falls. The human population of Ambo town has been growing rapidly over the
past few years. According to CSA (2017), the population of the town was 76,544 with the
growth rate of 2.5%. The poor quality of housing and inability of the administration to
increase supply of land could be taken as key indicators that a wide reform is necessary
for Ambo town. Ambo is one of the oldest towns in Ethiopia (Established in 1889). It is
among a few privileged towns of its time to have its own municipal administration since
1931, and a master plan since 1983(UN-HABITAT, 2008).

35
Figure 3.1: Map of the Study Area

(Source: West Showa Finance and Economy Development Office, 2021)

3.2 Research Design and Approaches

The research type of this thesis was descriptive and explorative research type. The
research design was a cross-sectional research design allows collecting data from a cross-

36
section of a population at one point in time. The study employed both quantitative and
qualitative research approach, and probability and non-probability sampling method used.
Quantitative and qualitative research method was employed considering that one
approach can cancel the weaknesses of its counterpart. This study was also utilized both
primary and secondary data (Singh, 2007).

In depth interview was also conducted to support the responses acquired through
questionnaires. Data analysis that was used for quantitative data were descriptive statics
and inferential statistics (multivariate regression model), while qualitative data was
analyzed through narration and present under relevant themes.

3.3 Target Populations

Kitchinet al., (2000) a population refers to any group of institutions, people or objects
that have common characteristics. The Ambo town has 6 Kebeles which three of them
have been joined since two years ago from surrounding rural kebeles. Hence, the study
was going to assess the determinants of land management practices of Hora Hayetu
kebele, Senkele kebele and Awaro Qora kebele based on the population number of each
kebele. According to data found at each kebele the population size of Hora Hayetu,
Senkele and Awaro Kora are 10230, 5200 and 6100 respectively. Thus, the target
population of this research was the total summation of population size of each three
kebeles which was 21530. These kebeles have been selected by researcher based on
purposive sampling technique as the former is from the senior three kebeles, whereas, the
two latter kebeles are from junior three kebeles. From these three kebeles122 household
heads (sample size) were selected by using simple random sampling technique.

3.4 Sample Technique and Sampling Size

Mugenda et al., (2003) indicated that a sample was a smaller group or sub-group obtained
from the accessible population. Sampling is the procedure of identifying those to take
part in the research. A sample was a small group of research participants from whom data
is to be obtained.

37
3.4.1 Sampling Technique

The study involved a probability and non-probability sampling techniques. Probability

sampling technique was employed simple random sampling to select sample size and
purposive sampling technique was employed to select kebeles of the study area.

The Ambo town has 6 Kebeles which three of them have been joined since two years ago
from surrounding rural kebeles. Hence, the study had targeted Hora Hayetu kebele,
Senkele and Awaro Qora kebele of the town that have been selected by researcher based
on purposive sampling technique as the former was from the senior three kebeles
whereas, the two latter kebeles were from junior three kebeles. This study purposively
selected three kebeles (Hora Hayetu, Senkele and Awaro) according to report shown in
Ambo Town land management and use office in 2021.

From probability sampling technique, simple random sampling was employed to identify
sample respondents. Simple random sampling technique was used to give equal chance
for each kebeles households respondents. In this study 122 household heads were
selected from the three kebeles total households by using simple random sampling
technique and adapted proportional sample size allocation according to Yamane, (1967)
in order to draw fair and representative proportion of sample size for each. Each
households of respondents were reached by data collector after respondents
systematically selected based on their list found at small administrative unit offices
(kebeles).

3.4.2 Sample Size Determination

Based on purpose of this study the sample size taken in to consideration was accessible of
data and ways to manage data for determine sample size.

There are several ways for determining the sample size and for this study the researcher
used a simple formula from Yamane, (1967) sampling design as follows;

n = ____N__

1+N ( e 2 )

38
Where;
n = designates the sample size of respondents;
N= designates total number of population size from selected kebeles
e = acceptable consideration error (the precision) for 9% for this study, even though the
common alpha value, were 5%, but this study considering the availability of data
utilization and data manage, was used 9%, when this formula applied to the above gives
122 sample size determination.
1= designates the probability of the occurrence of event

Therefore, n = ____21530__= 122

1+21530(0.092)

Then after, to know the simple size of each kebeles, the researcher used Kothari (2004)
sample size formula. Based on the formula, the sample size was determined as 122. The
sample classified to each kebeles according to its population. The proportion was
calculated according to Kothari, (2004) were presented in table below;
P= n*P1/N
Hora Hayetu= 122*10,230 =58
21,530

Senkele= 122*5200 =29

21530

Awaro-Kora= 122*6100 =35

21530

Table 3.1: Sampling Size of Population

No Households size of served Total population of each kebele Sampled population size
kebeles
1 Hora Hayetu 10,230 58
2 Senkele 5200 29
3 Awaro-Kora 6100 35
Total 21530 122

39
Thus, the sample size proportionally allocated for each administrative units (58, 29 and
35) were proportional to 10230, 5200 and 6100. Therefore, the sample size of this study
was 122 respondents. In addition seven (7) key informant interviewees and 8 FGD were
included to the study that was selected by researcher based on purposive sampling
technique.

3.5 Methods of Data collection

To fulfilling the general and specific objectives of the study the researcher used
questionnaire, key informant interview, FGD and document review to collect primary and
secondary data. The study triangulate with quantitative and qualitative, in one hand and
the data collect from respondents to find out the truth or the validity and reliability. The
data representation was doing in such a way that the response to questions and data were
group according to the respective research questions.

3.5.1 Questionnaires

The aim of the questionnaire was to obtain information and opinion about the
determinant of land management practice and to express their extent effects on land use.

According to Singh, (2007) the questionnaires were used primary data that was collected
through questionnaires from sample population. Primarily, the English language
questionnaire translates in to Afaan Oromo that was familiar language for respondents.
Then the questionnaires were adapted to the selected respondents from local residents in
the selected area. The questionnaires contain structured types of question with open and
closed ended questionnaires were administered by the researcher with the help of three
enumerators recruited among kebele managers. The kebele managers were chosen as
enumerators because they not only had a good knowledge of kebele households, but also
they knew the problems of the land management practices of their respective kebeles.
Structured questionnaires were used to collect primary data from sample men and
women. As the result, the respondents were personally contacted. This is because some of
the respondents unable to read and write and some others were not familiar with Afan
Oromo and hence should be assisted by researcher and enumerators to write the answer
of their choices.
40
3.5.2 Key Informant Interviews (KII)

Face to face key informant interviews has widely been used in social science research. It
is a less structured form of interview, in which the topic and issues to be addressed are
predetermined in advance by the researcher (Kitchinet al., 2000). The instrument first
developed in English and then translated into Afaan Oromo for the purpose of avoiding
ambiguity. The researcher to ask follow-up questions based on the information given by
the interviewees. For validity and reliability, the researcher himself collected all
interview data with each key informant by probing their answers to unfold problems. As
the case focuses on determinants of land management practices, it is very important to
find individuals who can give substantive information on the issue.

3.5.3 Focus group discussions

For the focus group discussion (FGD), the researcher used purposive sampling technique
in which from 33 employees of Ambo town administrative land management and use
office, 8 members of focused group discussion were engaged in interview process. The
purpose of FGD is to get in-depth insights and understand the determinant of land
management practices in the study area.

3.6 Instrument of Data Collection

Questionnaire was used as data collection tools. Both open-ended and closed-ended
questions were incorporated in the questionnaires to gather a data which help to explore
more opinions from the respondents.

Before field work, the researcher prepared orientation for three data collectors on the
objectives of the study, procedure of data collection, how to approach the respondents
and respecting the consent and ethical values of the respondents. The orientation was also
focused on how to minimize non-response through system of revisiting and assure the
quality of the data. The researcher had supervised the data collection and worked on
detecting errors and correcting them on spot. The schedule was pre-tested with ten
household around Land Use site randomly selected who were not a part of the sample

41
respondents. Then, necessary additions, deletions, modification and adjustment were
made in the schedule on the basis of experiences gained from pre-test.

3.6.1 Pretest Instrument

Pre-test was conduct prior to the final administration of the questionnaires to 10% of the
respondents from the three kebeles households. Clarity of wordings in view of
respondent‟s level of understanding was check on the pre-test to avoid research bias. It
was prove that respondents were good understanding of questions present in the
questionnaire and interview. Pre-test survey respondents were not included in the main
survey to avoid bias on responses. The main survey was conducted from February to
April 2021.

3.6.3 Validity and Reliability Instrument

This study applied appropriate mechanisms to collect important information on the

existing situation from survey respondents. The pilot test was helpful to secure the
validity and reliability of the instruments with the objective of checking whether or not
the item included in the instrument can enable the researcher to gather the relevant
information. Besides, the purpose of pilot testing is to make necessary amendment so as
to correct confusing and ambiguous questions and researcher closely done with him.

3.7 Variables of Study

Variables of studies were categorized into two which they are independent and dependent
variables. The independent variables are the determinants of land management practices
such as socio-economic factors, land delivery system, land compensation and land policy
implementation, whereas, dependent variable of this study was land use.

3.8 Methods of Data Analysis

In this study to analysis the collected data both descriptive and inferential (regression)
analysis was employed. The descriptive statistics (frequency, percentage and standard
deviation) and regression (multivariate regression model) were used to analyze

42
quantitative data. The regression analysis used to identify the relationship between the
independent and dependent variable.

The method of data processing in this study was manual and computerized system. After
the data were collected from the kebele household‟s respondents, data processing
procedure, editing, coding, classification, and tabulation of the collected data were
conducted.

Before the statistical analysis of the quantitative survey results, the screening of the data
was conducted. Data screening included the descriptive statistics for all the variables,
information about the missing data, linearity and normality, singularity editing, coding
and classification. Data were analyzed using Statistical Package for Social Science (SPSS
version 20.0).
For the quantitative analysis of the data descriptive statistics such as percentage, mean,
frequency, and standard deviations were computed through SPSS in order to meaningful
analysis and interpretation of the research output. Moreover, regression analysis was
applied in order to assess whether there is a relationship between dependent variable and
independent variables. The qualitative data obtained through semi structure interview was
analyzed through narration.

3.8.2 Descriptive Statistics

The primary data collected by questionnaires, interview and FGD had been analyzed and
processed through consists of collection, organization, summarization and presentation
data by using narration. Descriptive statistics also describes the data and characteristics
about the population being studied.

Descriptive statistics had been employed by using measure of central tendency (mean,
percentage, standard deviation and frequency) tools to access determinants of land
management practice in study area. The reason of using descriptive statistics was to
compare the different factors and the interview questions were using descriptive narration
through concurrent triangulation strategy. The researcher was collected data using
questionnaire (from three kebele households), interviews from three administrative
sectors, and deep insight with FGD of employee of ATLMUO.
43
3.8.3 Econometric Analysis

According to Sekaran et al., (2016) inferential statistics allows to inter the data through
analysis the relationship between two or more variables and how several independent
variables might explain the variance in a dependent variable through using appropriate
statistical tools for continuous variable to determine level significance and mean value to
draw conclusion. Qualitative analysis consisted of examining, categorizing, tabulating
and recombining evidence to address the research questions. It also observed data to
summarizing and organization of the data. Quantitative analysis was analyzed through the
use of statistical techniques such as frequency, percentage arithmetic mean, and
tabulation to should differences in frequencies was analyzed descriptive.

The raw data were captured in Micro soft Excel data base to ensure data accuracy and the
spread sheet were imported to advance statistical Package for Social Science (SPSS)
version 20.0 were used to aid in coding, entry and analysis of quantitative data obtained
from the closed ended questions.

3.9 Ethical considerations

Singhe, (2007) as pointed out that, conducting research requires good ethical
consideration. Accordingly, the researcher received a letter of support from school of post
graduate studies at Jimma University and requested permission from Ambo town Land
Management and Use office. Quantitative survey respondents and qualitative survey
informants are provide detail explanation about the overall objective of the study ahead
of time. Interview and FGD were administered on free will of interviewees and official
employee of ATLMUO. The researcher paid careful attention to respect the rights, needs
and values of the participants, and maintained confidentiality of the data and
acknowledging sources of information. Information provided by interviewees was not be
transfer to a third party or was not be used for any other purpose apart from this study. To
protect the identity of respondents, the names of participants, in the report, was not
mentioned or presented by fake names.

44
 CHAPTER FOUR

4. RESULTS AND DISCUSSION

4.1 Introduction

This chapter deals with presentation, analysis, and interpretation of the data gathered
from the respondents through questionnaire, interview and FGD, and document analysis.
The general objective of the study was to investigate the factors affecting Land
management practice, particularly the land use which they were socio-economic factors,
land delivery system, land policy implementation, land compensation.

Data were collected on determinants of Land management practice and associated factors
affecting land management practice in the study area. Thus, data was collected from
respondents on demographic, land management practice, and Institution conditions
through questionnaire, semi-structured interview as well as document analysis. This
chapter consists four sub-sections which the first sub-section begun with a presentation of
the response rate of respondents and follows the results on the demographic
characteristics of respondents while other sub-sections are following respectively. The
discussion focuses on the objectives of the study. The chapter also includes a discussion
of the result based on the research objectives and the findings.

4.2 Background Information of Respondents

Table 4.1: Response Rate

No. Data collection tools No. of Respondents No. of answered Respondent rate
1 Questionnaires 122 117 95.9%
2 Interviews 7 7 100%
3 FGD 8 8 100%

Source: Own computation, 2021

As Table 4.1 showed a total of 122 questionnaires were issued out. The completed
questionnaires were edited for completeness and consistency, of the 122 questionnaires
issued, only 117 were returned. This represented a response rate of 95.9%, which the
study considered adequate for analysis. The participants of an interviewee clearly share
45
their idea and the practical knowledge for structured interview questions; in addition to
this the interviews were conducted with more than one time contact, which means the
contact does not include the introduction and informed consent confirmation time.

4.2.1. Demographic Characteristics of the respondents

A) Sex

Table 4.2. sex of the respondent

Sex Frequency Percent
Male 90 76.9
Female 27 23.1
Total 117 100.0
Source: Own computation, 2021

As the above Table 4.2 clearly showed that, 76.9% of the respondents were men, while
23.1% were women were composed from both sexes, though female participation during
survey was low comparing to the opposite sex. From this presentation the researcher
analyzed that the majority of the land holders are male while minority land holders are
females which shows that the efforts of responsible persons are needed to encourage
females to hold the land as the women are the key important in land management
practices.

b) Age

Table4.3.Age of the respondents

Age Frequency Percent
18-24 2 1.7
25-32 29 24.8
33-39 56 47.9
40-46 6 5.1
Above 50 24 20.5
Total 117 100.0
Source: Own computation, 2021
As Table 4.3 above clearly showed respondent reply, household heads categorized in
youth age division are 56 (47.9%), while those are found in adult age division were above

46
50 (20%). Age was a determinant factor which younger families promote sprawl and
patterns by seeking out affordable housing options at the urban fringe (Zhang, 2001).
Hence, the youth groups who are the new generation and were play the great role in land
management practice hold a few share of land which affects the land management system
in the future.

c) Education Level
Table 4.4 Education level of the respondents
Education level Frequency Percent
1-8 1 .9
9-12 9 7.7
Diploma 59 50.4
Degree and above 48 41.0
Total 117 100.0

Source: Own computation, 2021

As Table 4.3 clearly delineates that majority of the respondents have higher education.
As for instance, the more higher education in a town have their willingness and skills
they have to participate in search of land for house building and different business
purpose. Though, this will not directly impact on land use, but through a long time as
land is scarce resource and it is impossible to fulfill their all needs. Furthermore, the
level of education of a person determines his/her ability to participation land
management practice, the type of occupation and the ability to make life decisions
including which organization to work in. Education in most instances improves the
ability of a person to critically reason and understand issues.

Education status of a society, particularly literacy level, is among the key factors
determining development and growth (Todaro and Smith, 2009). Besides, the illiterate
society does not bother the care for land management. As it is depicted in table, majority
of respondent 34.9% have earned first degree Educational level followed by diploma
50.4% and degree and above were 40%. Hence, the searching of land for more educated
person for different purpose will affect the land management practice, particularly the
land use as the demand for land and the supply of land are not balanced because the

47
 scarce behavior of land. Moreover, the low educated persons are also participating
building slums house as they no bother and don‟t care for land management practice that
affect the land use of the town. The unpublished data collected from the ATLMUO
annual report of 2020 confirmed that, most of the illegal land transaction was taken
place at peripheral area was performed by illiterate farmers. As peripheral farmers are
participating on land sell, they have been diminishing the land which might be used for
different developmental purpose.

d) Marital Status of the Respondents

Table4.5.Marital Status of the Respondents

Marital Status Frequency Percent

Single 7 6.0
Married 108 92.3
Divorced 2 1.7
Total 117 100.0
Source: Own computation, 2021

The result of the Table 4.5 shows that most of the respondents 108(92.3%) are married, while single
respondents 7(6%) and divorced 2 (2%) score the least share respectively. However, according to the
Labor Department‟s American Time Use Survey (Anand, P., et. al 2014), single people have more
time for sleeping, personal care and leisure activities than married people. The married persons are
too interesting in getting land for home purpose than the other by legal one or illegal process. As
through legal process didn‟t fulfill their interests, they turn back to the illegal alternatives which
indirectly affect the land use systems of the town.

e) Family Size of the Respondents

Table4.6 Family size of the Respondents

N Minimum Maximum Mean Std. Deviation
Family Size 117 1 2 1.40 .492

Source: Own computation, 2021

48
A family size seems an important factor in determining the land management practice of
Ambo town. Accordingly, the data as shown in (Table 4.6) above, the respondents have
different family sizes in the study area were found in minimum family size was 1 while
maximum family size was 2 and standard deviations of 0.492. Thus, the higher the family
size will increase the demand for land which has its negative relationship with land
management practice.

f) Income of the Respondent

Table4.7.The income of the respondent

Income level Frequency Percent
Under 1000 17 14.5
2000-3000 20 17.1
4000-5000 13 11.1
Above 6000 67 57.3
Total 117 100.0
Source: Own computation, 2021

From Table 4.7 the majority of the respondents‟ income has 67 (57.3%). As a result they
prefer land occupation through illegal land purchase which proliferate the slums which
affect the land use in the study area. Hence, the high income generation exacerbated the
demand of land for different purpose. However the land delivery system of the town was
weak, so that people involved in illegal land transaction which harmed the land use
system of the town.

4.2.2. Economic activity of the Respondents

Table4.8. Economic activity/ work
Economic activity Frequency Percent

Government employee 43 36.8

Private sector 16 13.7
Own business 21 17.9
Unemployment 37 31.6
Total 117 100.0
Source: Own computation, 2021

49
From Table 4.8 the researcher analyzed that majority of the respondents were
unemployment that 37 (31.6%) respondents out of work. Thus, poverty in the town has
been attributed to rapid urbanization that leads to unemployment rate increase. Even
though this study consists 43 (39%) of government employment and followed by great
number of unemployment, it is one of the bottle necks in land management due to the
unemployment forces participate on illegal work such as brokers of the land. Moreover,
the unemployment forces also participated on illegal land occupation. According to the
unpublished annual report of 2019 and 2020 collected data indicated that most of the land
for house building which was belongs to land stock banking were sabotaged by
unemployment youth groups. The youth‟s groups which were called “qeerroo” as soon as
took the land they built illegal house which is belongs to illegal settlement. Hence from
these report it was analyzed that the unemployment forces are affecting the land
management practice of the town.

4.3 Status of Land Management Practices in Ambo Town

Land is the foundation of human activities that leads to the one of the biggest competition
among cities and even countries for land resource. Hence, effort should be needed to
efficiently utilize and manage the land resource by urban areas (Hao W. et al., 2018).

According to data collected under literature section, land management refers to the
decisions take place on access to land, land rights, land use, and land development. If it is
not managed properly, it causes for the land management practices creates abuse of
power especially in developing countries (FIG, 2009). Moreover, land management
practices include the areas of land tenure (securing and transferring rights in land and
natural resources), land value (valuation and taxation of land and properties), land use
(planning and control of the use of land and natural resources), and land development
(implementing utilities, infrastructure and construction planning) (Stig, 2006). From this
land management function or practice, the researcher analyzed that, the land use which
consists the functions include land planning, control the use of land and natural resource
are the key important of land management practice in urban areas if properly managed.

However, according to secondary data was prepared for the mid-annual report of
ATLMUO, the land use condition in the town are generally more complex because of the
50
higher population density as a result of migration from rural Woreda of West Shewa
Zone to Ambo town, and as soon as the migrant reached the town they started built the
house on illegal land occupation. Thus, the investigation articulated that, the land use in
study area is more complicated because of inefficient/ incompatible land use and different
factor listed in the following sub-section.

As discussion with the manager and experts of ATLMUO indicated that the problem of
land use of Ambo town always intervened by political body interest, legal procedure and
socio-economic factors. On the other hand, they also requested that, the land use of
Ambo town has been at inefficient status because of the absence of land records, an
underdeveloped and non-transparent land registration system, the absence of cadastral
index maps, inadequate land laws and procedures, and unclear delineation. Hence, the
researcher analyzed that, the intervention of political interest in applying land policy
implementation in the land use planning is the major dilemma of the sector in Ambo
town land management practice.

4.4 Major challenges of Urban Land Management Practice

4.4. 1 Land delivery system

According to Adam A. G (2014),land delivery system without normal procedures, no

legal framework, bureaucratic, not transparent and inclusive, dishonest and irresponsible
to land demanders affect the efficient use of the urban land and delivery system, which in
turn, leads to illegal procedures such as land speculations, market distribution, illegal
and/or squatter settlement, poor infrastructure and service provision. It in turn leads to
informal settlement that emerge due to the failure of the municipality in providing
sufficient plots of land for housing and their weak capacity to enforce control regulations,
although the problem is further exacerbated by the speculative tendencies on the part of
peri-urban farmers, brokers (Delalas) and corrupt bureaucrats and administrators. From
Adam A.G argumentative, the researcher analyzed that weak or inefficient land delivery
system directly affect the urban land management practice, particularly urban land use
which bear illegal settlement with poor infrastructure and service provision.

51
The analysis of secondary data obtained from Ambo town Land Management and Use
office (ATLMUO), and in depth interview with key informants indicated that official
land delivery service has been stopped since 2009 by Oromia national state declaration
up to 2019, in spite in very especial case it was permitted for only teachers in 2017 and
for other government purpose. Besides, the key informant responded that, the cause of
Ambo town illegal settlements were weak land delivery system or absence of land
delivery system in the town for long period of time.

According to key informant interview responses the researcher analyzed that the
interruption of land delivery practice to society from 2009- 2017 in Ambo town is not
only cause of town‟s illegal settlement, but also the violation of citizens‟ right to have a
place for housing. The secondary date from literature review supported the respondents
idea that, “Ethiopia is one of the states incorporating international human rights
obligations (one of which is housing) into its national constitution. Article 90 of the
Ethiopian constitution declared that: To the extent the country‟s resources permit,
policies shall aim to provide all Ethiopians access to public health and education, clean
water, housing, food and social security (UN-HABITAT, 2002).” The weak land
delivery system of the town is confirmed by high number of respondents as it is seen in
the following table.

Table 4.8. land delivery system

Frequency Percent
Weak condition 112 95.7
Relatively better 5 4.3
Total 117 100.0
Source: Own computation, 2021
Table 4.7 indicated that majority of the respondents 112 (95.7) replied the existence of
weak land delivery system in the study area. Thus, response from these key informal
interviews articulated that the weak land delivery system of the town opened the door for
illegal land occupation in which the community directly participated on illegal land
transaction for their house need which in turn affected the land management practice of
the town.

52
Further, the FGD strongly portrayed that the demand of land for house and for different
business purpose didn‟t meet the on and off of land delivery in Ambo town which
enforce the land demanders to acquire the land through informal land transaction from
peripheral farmer land holders and construct their residential homes informally which
then lead to slum houses. Thus, from the above secondary data and respondents responses
the researcher analyzed that the weak land delivery system of Ambo town administrative
directly has been influencing the land management system of the town. Moreover, the
FGD replied that weak land delivery system of Ambo town in turn became the cause of
unplanned housing development proliferation like illegal settlement in all kebeles as a
result of the citizens are forced to go for illegal occupation of residential plots and
construct the unplanned and unapproved houses.

From the responses of FGD and key informant interview, the study finding shows that
the main reason of poor land management practice in Ambo town is the inability of
Ambo town administrative, particularly, ATLMUO to cope up with the fast expansion of
urbanization and increasing demand of land for housing as consequence of weak land
delivery system of the town.

4.4.2 Land Policy Implementation

Land policy is a set of guidelines on the use of land for economic development, equity
and social justice, environmental preservation and sustainable land use. Land policy is the
soul and the very life blood of land tenure system in which social, political, economic,
cultural and environmental wellbeing and development of every nation can be achieved
and advanced. Land policy also determines the structure and complexion of ownership,
development and use of land as well as the physical growth of an urban area (Kuma,
2017). However, the ineffective management of land policy implementation facilitates
the illegal activities to hold the land for house building which is the cause of conflict
among land holders and government.

In Ethiopia, the land has been used as a policy instrument to attract domestic and foreign
direct investment (FDI). Furthermore, urban land has been used to generate municipal
revenue to finance urban infrastructural building (Lavers, 2012). In order to incentivize

53
investment, land in urban, rural and peri-urban areas has been transferred to private and
public companies. Precisely, Ethiopia‟s urban land lease policy, according to the 2011
urban land lease proclamation, is formulated to attract both domestic and foreign direct
investment. However, economic and social benefits from the land can only be realized if
the land being transferred is used in an efficient and productive manner. Thus, social and
economic benefit from land has been performing at low practice.
From the following table showed that 106 (91%) respondents replied that the presence of
ineffective land policy implementation specifically the land lease policy of the town
which didn‟t encourage the involvement of the low income society leads them for
informal land occupation which exacerbated the illegal settlements. Thus, the illegal
settlement also has negative impact on land use of the town.

Table 4.9 Ineffective Land policy implementation affects land

management practices
Perception Frequency Percent
Strongly disagree 0 0
Disagree 0 0
Undecided 2 1.7
agree 9 7.7
strong agree 106 90.6
Total 117 100.0

Source: Own computation, 2021

Furthermore, the interview with the key informant indicated that the land lease policy
didn‟t consider the socio-economic status of the people as the low income society cannot
compete with the high income society as per the land lease policy is practiced in the
condition of free market policy. As a result, the low income society chooses
short/displacement method which is illegal land transaction to occupy land for house
construction. The respondents confirmed that the house built in the presence of illegal
land transaction in Ambo town is characterized by slums. Additionally, the discussion
with the manager and experts of ATLMUO mentioned that the land lease policy in the
town has its positive and negative implication on the town society. In the positive side

54
implication it allows equal chance and fairness for society because the land lease policy
based on free market competition. The low income societies are benefited from tax and
revenue collected indirectly from land lease policy. However, according to the
respondents it has negative implication on the low income people as they cannot compete
with the high income society. They also addressed that the lease policy by its self has
different drawback which includes: first, it is derived from foreign countries lease policy
which more or less contradict the socio-economic situation of our country; second,
people are not aware about the lease policy as much as possible. As a result, the
peripheral land holders (farmers) and the land demanders do not give attention to follow
and respect the lease policy rather than they participate on illegal activities.

Moreover, the discussion with FGD showed that, the Ambo town land policy has its
drawback as land compensation policy for land expropriation from private owners also is
not fair because many of the land holders were not satisfied, and the land delivery system
of the town is at weak condition as it is on and off. According to the respondents these
ineffective land policy leads the society to deal with illegal action rather than participate
on legal one. Moreover, the interview conducted with key informant interviewees
indicated that the land policy (land management rules and regulations, proclamations,
land lease policy) of the Ambo town is simply written on paper and ineffective in
implementation as the scarce land of the town from six kebeles especially the peripheral
land is at risk because of the high rate illegal land transaction. As a result of poor land
policy implementation is performed in the town, the illegal land transaction is officially
performed in the town in which the brokers negotiate the land buyers and land sellers
(land holders) and then start the process to be legal with bribery/ corruption supplying to
the experts of ATLMUO. Besides, the experts and other concerned body certified the
illegal land purchased by taking the bribery offered to them. The brokers are the high
beneficiary from the illegal land transaction in the town. Additionally, both respondents
(FGD and Key informant interview) articulated that the migration of population from
West Shewa Zone rural Woreda and some migrant from Wellega Zones to Ambo town in
the presence of ineffective land policy accelerated the illegal land transaction in the town.
Consequently, these situations lead to problems like expansion of illegal building and
informal settlement with slum and squatter houses, and with high land speculation. These
55
all illegal activities in turn have been affecting the land management practices in the
town.
Land policy implementation, as an institution, is one of the factors that affect urban land
use efficiency. Low urban land use efficiency in an area to a large extent is attributed to
an inability to implement policies or conform to the existing policy or plan. Land lease
policy has been used as a policy instrument for economic development (Shen et al.,
2019).

From the above primary data obtained from respondents and secondary data (from above
literature review), the finding of these study would be that ineffective land policy
implementation is the primary reason for illegal settlement to be accomplished in Ambo
town as land management practice is at its poor performance because of the above
problems. Hence, ineffective land policy implementation directly affects land
management practice in the town.

4.4.3 Land Compensation

The interview with the key informant interview indicated that the land compensation
system of Ambo town was not satisfactory which the peripheral farmers claim rational
and reasonable compensation from government while government demanded their land
for different purpose. Besides, most of the time especially in the past period of time the
expropriation of land was affecting the right of land holders in which they were still
complying with government as the expropriation was unfair. Further, the key informants
replied that the expropriation price of one m2 piece of land was 2.00 birr before one
decade. Even though more improvement expropriation was done, till now it is not
satisfying the peripheral land holders, so that, they prefer illegal land transaction which
the income generated from informal land transaction exceeds the value generated from
government‟s legal land expropriation. Consequently, because of severe problem and
mistake is taken place at this stage, the land holders are absolutely hating government
expropriation. And also, the respondents responded that even some times the peripheral
farmers are forced to leave their holding land without prior payment of compensation
which is not fair and just and is against the constitutional provisions. Moreover, the key

56
informants responded that the unfair and unjust expropriation is not only with its
dilemma but also it is exhaustively with the full of corruption.

Additionally, during the discussion with FGD, they responded that major problems
regarding to land compensation was the absence of legal frameworks for expropriation
and compensation to previous land holders and the lack of capacity to compensate current
land holders, so that they are not willing to remove the land required for development.
These situations are the reason for rural – urban conflict due to lack of clear
compensation rule. In addition to the lack of clear regulations for expropriation and
compensation, Ambo town has financial limitations to acquire land for land use and
development. In other word, the FGD replied that when government needs land for
public services based on land expropriation rule and proclamation from peripheral land
owners many challenging issues were raised as they are not interested to the unfair
compensation for they are claiming and complaining against to the existing rule.
According to the discussion with managers of ATLMUO, even though gradual
improvement was done to the land expropriation from time to time, the peripheral land
holders did not accept the land expropriation rule because of unfairness of compensation
and it leads conflict and lack of trust to the town administrative and local government, as
they are not react the land management practice.

From the above key informant interview and FGD responses, the researcher analyzed
that, the unfair and unjust compensation of land caused incompatibility between the land
holders and Ambo town administrative which hindered the function of land management
practice, particularly land use (land planning and land controlling). Then after, it causes
the proliferation of illegal land transaction as the land holders expect high income
generation from illegal land purchase.

4.5 Effects of Determinants of Urban Land management Practice on

land use by Regression Model
4.5.1 Multivariate Regression Model Analysis

Multivariate regression model is applied to analyze the relationship between factors that
are identified as independent variables and the land management practices (land use)

57
which is taken as dependent variables. The model is used to predict the presence or
absence of a characteristics or outcome based on the value of a set of independent
variables.

Table 4.10: Contingency Coefficient for Dummy Explanatory Variables

Age Marital status Education Income Land Land lease Land
level compensation delivery
1 1.000
2 0.0938 1.000
3 0.0076 -0.0898 1.000
4 -0.0975 0.0108 -0.3042 1.000
5 -0.2582 0.0673 -0.2023 -0.0890 1.000
6 -0.1764 0.0833 -0.2168 -0.0631 0.6984 1.000
7 -0.2341 0.1557 -0.0620 0.2087 0.2904 0.3832 1.000
Description 1= Age, 2= Martial status, 3= Education, 4= Income level,5= Land
compensation, 6= Land lease, and 7=Land delivery
Source: Own computation, 2021

Accordingly the test result shows that the correlation coefficient between all variables
under consideration is less than 0.8 implying that the explanatory variables can separately
contribute to the variation in the dependent variable. Based on the VIF and contingency
coefficient results, the data were found to have no serious problem of multi-collinearity
and therefore the continuous and discrete explanatory variables were retained in the
model at the 1% level of significance.

For the purposes of determining the extent to which the explanatory variables explain the
variance in the explained variable, regression analysis was employed. The results of such
analysis are narrated as follow.

Table 4.11: Independent variable on the selected dependent variables using multivariate
regression analysis

58
 R R square Adjusted R Std. Error of the Estimate10 Sig.
square

summary
Model .778a .535 .823 .772 .000

Model i Unstandardized Standardized T

Coefficients Coefficients
Coe Variables B Std. Error Beta Sig.
ffici Constant .197 .071 2.768 .006**
ents Ag (X1) .130 .047 .139 0.796 .145
Marital status (X2) -.131 .046 .900 11 .005**
Education (X3) .229 .067 .157 1.756 .311
Income level (X4) .157 .050 .708 14.258 .000***
Land compensation: (X5) -.130 .047 .139 2.796 .006**
Land lease (X6) 1.146 .050 .699 12.109 .000***
Land delivery(X7) 1.322 .034 .159 .422 .432
Source: Computed from field survey 2021***- significant at p< 1% **-significant at
p< 5% and * - significant at p< 10%.
Source: Own computation, 2021

As see from Table 4.11 display, the estimates of the multivariate regression of land
management practice is against its variables for the sample 122 households. The land
management practice was tested at a 1% level of significance. The variable equation, all
seven explanatory variables were entered in the multivariate regression. Four variables
(Marital status, income level, land compensation and land lease policy) were found to be
significantly affecting the land management practice in the study area. The estimate
parameter of variables expected to influence land management practice is discussed here
under.

From table 4.11 above, it was analyzed that the marital status affects the land use by the
factor of 0.005 at p<5%. It means that one unit increase in marriage of cables by the
factor of 0.005, the demand of land for home purpose increase. Thus, as the demand of
land greater than the supply of land in the Ambo town, the married persons are forced to
participate in illegal land transaction which illegal land transaction highly affects the land
management practice of the town.

The income level of the community has directly relationship with the land use in which
when one unit increase of the income of the community at p<1% or one unit decrease of
the income of the community leads for illegal settlement. The increments of income
59
inspire the community to demand land for home or business purpose. However, land is
scarce resource and not meets the demand of many communities that they participate on
illegal land transaction. The low income communities also participate on illegal
settlement. Thus, the finding confirms the assumptions of FGD.

The linkert scale questionnaires entered in the multi-regression model was unfair land
compensation affects the land management practice of the study area which high number
of respondents choose number 5 alternative (strong agree). The multi-regression model
satisfy the significant level, so that the unfair land compensation leads the peripheral land
holders to sell their land in illegal land transaction to the land demanders by high land
expropriation value which is greater than the government land expropriation. This
activity has negative effect on land management as land is scarce and needs to be
properly used. This confirmed the research was done by Dereje T. et al. (2020) which
was stated that land management practice are affected by unfair land compensation and
weak land delivery system.

Furthermore, model summary of (Table.4.12) revealed that, the correlation between the
observed values of land management practice and the optimal linear combination of the
independent variables (age, marital status, education, land delivery, land compensation,
land lease, and income level) was 0.778, as indicated by model summery of “R‟ value
used to indicated the strength and direction of the relationship between the variables. The
closer the value gets to 1, the strength and direction of the relationship the variables.

Besides, given the R square value of 0.535 indicated that the overall strong and positive
relationship between the variables and adjusted R square value 0.823, it may be realized
that 53.5% of the variation in the land management practice can be explained by the
independent variables. The remaining 46.5% of the variance is explained by other
variables not include in the study.
The land management practice in Ambo Town Hora Hayetu Kebele developed by
management to solve the problem of them. Interview from Hora Hayetu Kebele not a
well trusted leadership was particularly crucial to initiate, organize and mobilize
community self-help land management activities. The essence of participation is a self-

60
transformation process whereby people are empowered through the process of learning so
that they were enabled to take responsibility for their own management with little or no
outside intervention (Ambo Town land management office, 2021).

4.6 Consequence of ineffective Urban Land management practice

4.6.1 Informal Settlements: Slums and Squatter Settlements

Informal settlements are socially and politically explosive problems in urban areas of
developing countries which often account more than 50% of urban land and population
(UN-HABITAT, 2009). According to the researcher analysis from the literature view, in
depth discussion with FGD, and response from the key informal interview that articulated
informal land occupying due to the ineffective land policy implementation and informal
land transaction have born informal settlement which further sub-divided in to slums and
squatter. Besides, the analysis did not manifest that all in all informal settlement has only
negative sides as in some cases it play an important role in alleviating social and
economic problems of citizens when the formal action of government is unable to satisfy
the interest of the community.

From the experts of ATLMUO explanation, it has been analyzed that informal land
transaction and ineffective land policy implementation are causing the informal
settlement that has poor house building with no road, electric and water service as it is
without the Ambo town master planning. According to the information obtained from the
FGD and secondary sources of the Ambo town administrative, there are about 2500
informal settlements with a total areal coverage of 250 hectares. Besides, all these
informal settlements do not have legal rights to land as the slum houses have been built
without the land use planning and land development permission of the town. According
to the discussion with chief executive land management and use office and in depth
interview with the key informant interview of the three kebeles local governments more
than 500 squatters/ illegal settlements were demolished since 2013 until this year. And
also the managers responded that, even though abundant informal settlements have been
performed in those kebeles, through the time no one give guarantees to those informal
settlement as their house building do not adhering to the town‟s master plan rule and

61
regulation especially those have been built over investment, commercial market, social
service and green areas. As a result, slums and squatter houses are going to be
demolished without any compensation from the town administrative as the respondents
replying.

Additionally, during in depth discussion with FGD, the experts of ATLMUO revealed
that the causes of illegal settlement (slum and squatter houses) in the town are the
improper land management practice, particularly the ineffective land use (land plan and
land registration control) due to the challenges regarding weak land delivery system,
ineffective land policy implementation, unfair land compensation and illegal land
occupying. These in turn encourage an illegal activity such as corruption, bureaucratic
procedure and scarcity of useable land for different economic and social purpose.
Furthermore, they also responded that the inefficient land management practices promote
illegal settlement that has negative impact on socio-economic development.

4.6.2. Urban Land conflict

9 nia.
Land use conflicts result of competitive demands from present to future uses of the land,
causing a negative impact on other land uses (Magsi, 2013). Besides, urban land use
conflicts consists an extensive negative effect on economic, social, spatial, and ecological
development, especially in peri-urban areas. As data collected from GFD and interview
with the local leaders of selected kebeles indicated that, the causes of Ambo town land
use conflicts are illegal land occupation, inadequate land compensation as landholders
claimed for their property and for their children‟s inheritance right. The key interviewee
added that lack of public participation in land policy implementation and unfair
expropriation on their land property by government experts lead them to trigger conflict
against government policy.

Additionally, the secondary data collected from ATLMUO manifested that boundary
disputes between neighbors which affects neighbors‟ relationship can be caused by
informal land occupation as a result of illegal land transaction. Besides, it also revealed
that conflict between peripheral farmers and government on land policy implementation
in the study area is due to urban centers expand by occupying fertile farmland, and

62
displacing farmers which cause to reduce the amount of production and number of family
farmers land tenure and land occupation.

Moreover, from an in depth interview with the key informants the researcher investigated
that the ineffective of local government awareness creations and identifying the cause of
conflict triggers the urban conflict among each communities and between peripheral
farmers and government. The local government/ local leaders of each kebele did not
always discuss and make the awareness to the landholders, but attempted to take their
land for government different purpose such as investment. Hence, the landholders get
into doubt and tension that develops the tension into conflict as their land not to be
expropriated and not to be fairly compensated. Therefore, such grievance in kebeles leads
to unsustainable peace and security in Ambo town.

On the other hand, the researcher also understood during key informants interview that,
the urban land conflict in all kebeles were derived from the past unfair land compensation
problems as many land holders left their land without their interest with very low amount
of money (one hector with two birr) for government different land demand. Those the
past mismanagement and sabotage of land on land holders created the urban conflict, so
that, those landholders are claiming fair compensation in behalf of their previous land
which was taken by government without their interest. And also, they are not only
claiming, but refused not to give their land to government as they are interested to sell
their land in illegal land transaction. Besides, the key interviewees were explaining that
conflict is not only between the land holders but also continued between the government
and new illegal land holders in the town.

As data gathered from the discussion with FGD showed that, the urban land conflicts of
Ambo town are caused by inappropriate of land use plans, land tenure insecurity, poor
land governance, inadequate land policies and corruption of land expropriate committees
in addition to the major challenges of Ambo town land management practices which
include weak land delivery system, ineffective land policy implementation, unfair land
compensation and illegal land occupation.

63
Hence, the finding of the study shows that the Ambo town land conflict between
individual and individual, between individual and communities, between individual or
communities and governments are occurred as a result of ineffective urban land use
because of the challenges regarding with weak land delivery system, ineffective land
policy implementation, unfair land compensation and illegal land occupation in the town.

4.6.3. Land Speculation

From the data obtained from literature part, the researcher analyzed that land speculation
is defined as acquiring a large track of land and keeping it for a long period of time
without any development to extract any profit. Moreover, the researcher analyzed from
the in depth discussion with FGD that, in order to make the use of land effective and
minimize the unsatisfied demand for land smooth speculation control is needed, as a
result of speculation is also another problem causing land scarcity and de-motivating
investment in Ambo town. The discussion especially with the executive manager of
Ambo town land use and development office indicated that, unless regular control of land
use, land cadaster system, inter-institutional coordination among administrative bodies,
public participation and awareness greatly contributes for the alleviation of urban land
speculation are critically involved by the joint venture of concerning stakeholders of
Ambo town, the town is going to face difficulties in land management practice
particularly with land use planning and land development strategies.

Further, the researcher investigation based on the interview with the key informants was
addressed that, as exhaustive idle land are occupying by the illegal land holders that
creates obstacle to available service which include land access to basic infrastructure such
as water, road, and electric light as a consequence of several factors either like land use or
land development problems. Besides, the problems are poor planning, poor land control
system, poor land recording system, corruption in the process of illegal land selling and
buying procedure. Additionally, after analyzing data obtaining through literature analysis,
in depth discussion and interviewing the key informant interview, the researcher
investigated that most of the Ambo town dwellers who acquired land for house building
either through legal land auction or illegal land transaction, do not use the land for the
intended purpose rather the land is simply in idle condition. The idle land or speculated
64
land are kept empty with fencing, some of them also are kept with planning tree instead
of house building.

On the other hand, participants of key informant explained that, there are abundant land
speculation in all kebeles, particularly in three selected kebeles named Awaro Kora, Hora
Hayetu and Senkele kebeles of the Ambo town. The land speculation is high especially
around the corner of kebeles nearest to Ambo Woreda and Toke Kutaye Woreda where
the illegal land transaction is taking place in high rate without any government control.

Even though the land holders acquired land for house building in restricted time (if they
acquired it from government land delivery), no one can enforce them to develop the land
due to ineffective land controlling system of the town. The residents keep the land in idle
for long period of time in order to sell that land with high price in future expectation as
the lively hood and income of some land brokers are based on it. Farther more, the
responds of key interview revealed that the land speculation is increasing from time to
time in the study area by making the economical advantageous land in to null economic
important due to improper land management practice in the town as a result of illegal
land conquering, weak land delivery, unfair compensation and ineffective land policy
implementation. Therefore, the finding of this study indicates that the dilemma
mentioned above are affecting the land use and land development system of the town in
bad situation which seeks the alarming attention of concerning body to mitigate them.

4.7. Mitigation toward Challenges of Urban Land Management Practice

According to the key informant interview responses, to mitigate the challenges of land
management practices, the government should make awareness about the land policy
with especially the peripheral land holders. Besides, the government must discuss with
the land holders about the risk of illegal land transaction up to they have the same
consensus with government. They also respond that the government should provide fair
and just compensation for land holders when government needs their land for different
purposes. Moreover the key informant suggested that to mitigate the illegal settlements
and respect the rule of law, the government should demolish the illegal settlements with
zero tolerant.
65
As the secondary data from ATLMUO indicated that the town administrative has been
starting to treat illegal land occupation in the town by registering some of the squatter
households and other households who constructed their houses in informal way based on
Proclamation No. 721/2004 (a Proclamation to Provide for Lease Holding of Urban
Lands. Article 5 sub article 4 of this proclamation states that informal settlements that
have been regularized in pursuant to the regulations of regions and urban administrations
shall be administered as leasehold tenures on the basis of their conformity with the urban
plans and parceling standards). Based on the above declaration Ambo town has been
regularizing informal settlements by lease hold system concerns only those informal
residential houses provide the required formal document that expressed their owner on
the houses. According to this secondary data, from 950 illegal settlements, the town
administrative certified and approved their legality for 474 illegal settlements from
September 2020 to the beginning of February 2021. However, the study analyzed from
the above secondary data of the town that to mitigate the challenges of land management
practice, it needs urgent attention of government and the community as a whole.

66
 CHAPTER FIVE

5. CONCLUSION AND RECOMMENDATION

This study was conducted on determinants of Land Management practice and associated
factors in Ambo Town, Oromia regional state, Ethiopia. This chapter was concerning
with the summery of the major findings, the conclusions drawn from the findings, and
recommendations that the researcher proposes and assumed which will go a long way to
help improve and increase land management in Ambo town.

5.1 Summary

The purpose of this study was to examine factors affecting Land Management Practice in
Ambo town. In order to deal with the research problem, research questions and
effectively achieve the goal of this study, the study was carried out by using descriptive
and inferential study design.

Land management practices can be influenced by either socio-economic factors or by

institutional factors (weak land delivery system, ineffective land policy implementation
and unfair land compensation) highly. In the study area these two explanatory variables
were assessed. The major findings explored that institutional and socio-economic factors
were determining land management practices. The data obtained from questionnaire,
interview and FGD in determining land management practices showed that ineffective
land policy implementation, weak land delivery system, unfair land compensation and
socio-economic factors were greatly influenced land management practices in the study
area.

67
5.2 Conclusion

The finding of the study indicated that, the land management which is the decisions take
place on access to land, land rights, land use, and land development if are not managed
properly cause for inefficiency of land management practices, particularly causes
inefficiency of land use. Besides, the land use systems in Ambo town are challenged by
socio-economic problems and institutional inefficiency. The socio-economic factors are
age, sex, marital status, education level, income level, economic activity and family size
of the communities while institutional factors are weak land delivery system, ineffective
land policy implementation and unfair land compensation of the Ambo town
administrative. Additionally, the regression analysis pointed out that the correlation
between the observed values of land management practice and the optimal linear
combination of the independent variables (age, marital status, education, Land delivery
system, Land compensation, Land lease, and income level) was 0.778, as indicated by
model summery of “R‟ value used to indicated the strength and direction of the
relationship between the variables. The closer the value gets to 1 indicated that the
strength and direction of the relationship of the variables.

Furthermore, the finding of the study showed that the land delivery system of Ambo town
is characterized by informal procedures, no legal framework, bureaucratic, not
transparent and inclusive, dishonest and irresponsible which caused for the poor land
management practices. Besides, the weak land delivery system of the town in turn
became the cause of unplanned housing development like proliferation of illegal
settlement in all kebeles. On the other hand, the result of the study has shown that, the
ineffective land policy implementation is one of the major factor affects land use of the
town as the land lease policy which didn‟t consider the socio-economic status of the
people encourage the low income communities to participate on illegal settlement.
Furthermore, the finding of the study revealed that, the unfair land compensation of the
town caused the proliferation of illegal land transaction as the land holders expect high
income generation from illegal land purchase which in turn affected the land use
functions of the town.

68
Finally, the finding of the study exhibited that the Ambo town land management
practice, particularly land use was being affected exhaustively by the major determinants
include socio-economic factors, weak land delivery system, ineffective land policy
implementation and unfair land compensation among others.

5.3 Recommendation

Based on the results and discussions of the study, the following recommendations are
forwarded. These are;-

 The regional government is advised to give attention in improving the land policy
implementation if possible attempt to amend it.
 It is important if the government give awareness to community about the land use
as land is scarce resource.
 It is recommendable that the town administrative give attention to participate the
local community and other stakeholders from the very beginning of land use
planning, land development planning and land policy planning up to land policy
implementation as they feel common interests rather than individual interests.
 Government is recommended to stop the illegal land transaction by strengthening
legal institution, so that good land management practices may be existed.
 It advices the government to provide land for house building to balance the
demand and supply of land.
 It is better for government providing fair and reasonable expropriation for land
holders in order to trust the peripheral land holders about the compensation rule
and have interest to give their land with rational payment.
 The town administrative is advised to have enough budgets which help them to
build the capacity of the experts of land management and use office through
practical based training and scaling up strategies of effective land management
practices as well as should equip the office with latest technological instrument
that encourage the land management practice.
 It recommend the town administrative to encourage academician to investigate
more research on the challenges of land management practice to mitigate the
challenges in their deep root as this study attempted to focus on some challenges.
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5.4 Future Research Direction

The researcher conducted on some of the determinants of land management practice,

particularly their effects on land use in Ambo town by taking only the experience of three
kebeles using mixed research design approach. Hence, if other researchers conduct on
this title by using different research design and methodology to show the extent effects of
different determinants on different types of land management practices they may gain
more valuable results.

70
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APPENDICES/ANNEXES
Appendix one: Questions for Respondents

Jimma University
College of Business and Economics
Department of Management (MPM)

Section 1: Introduction
Dear respondents:
I would like to thank you for consuming your precious time to complete the
questionnaire!
This questionnaire is prepared for acquiring information to conduct research for partial
fulfillment of Master degree in Public Management. It has objectives, for the assessment
of factors determining the land management practices to be filled by sampled households
reside in Ambo Town. Significantly, it provoke local (kebele) and town administrators,
and the farmers of three kebeles in the town to look for appropriate measures to meet and
grasping all important area of concern in which peoples minimize the impact even
eliminate the adverse effect on land management practices.
General Directions:

 No need of mentioning / writing name on questionnaire

 Information you provide regarding vulnerability assessment, by any means not
harm your personal life and it is solely used for this research and confidential.
 This study is conducted for the benefits of all peoples in the Ambo Town, so that
no money offers for information sources.
 Provide appropriate responses by using “X” mark in given box to choose one of
the selected answer and write your response on the given spaces.
 Give your answer for all questions.

Sincerely,

Soboksa Mulatu
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Part one:-Demographic and socio-economic information

1. Sex of the respondents 1) Male 2) Female

2. Age of the respondents per year______________________
3. Education level of the respondents:-

1) Illiterate 2) 1-8 3) 9-12

4) Diploma 5) Degree and above

4. Marital Status 1) Single 2) Married

3) Divorced 4) Widowed

5. Family Size 1) 1-4 2) 5-8 3) 9-12

6. In which of the following do your monthly Income belongs
1) 1000 2) 2000-3000 3) 4000-5000 4) Above 6000
7. What are your economic activity/ work?

1) Government employee  2) Own business  3)

Unemployment
8. How is the land delivery system in your area? It has been practicing at:
1) Weak condition  2) relatively at better condition  3 Better condition

9. Does our country land policy implementation take into account the poor societies
as its implementation is accomplished at free market (at high competition)?
1) Yes 2) No 
10. How does the land policy implementation take place in your area?
1) As planned  2) As not planned
11. Who are the facilitators of illegal land purchase? 1) brokers  2) Farmers 
2) Government employer 
12. How was the land compensation in your area? 1) fair  2) relatively fair  3)
not fair

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 13. Does failure to land compensation discourage the land use in your area? 1) yes 
2)no 
14. Do peripheral farmers agree to the government land expropriation rule? 1) yes 
2) no

Part 2. Attitudes of the respondents to rating the Factors affecting the Land
Management practices

After you read each of the attitudes, evaluate them in relation to your community based
development and then tick mark (X) under the choices below.

After you read each of the attitudes, evaluate them in relation to the effect will be shown
on land use by determinants of land management practice, and then tick mark (X) under
the choices below.

The numbers in the table for your answer represent:-

1= strongly disagree 2= disagree 3= undecided 4= agree 5=strong agree

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Table: Linkert scale questionnaires

No Items Scale
1 2 3 4 5
1 The income status of the Ambo town communities is
affecting the land management practices of the town.
2 The land management practices in Ambo town;
particularly land use is affected by different socio-
economic factors.
3 People in your town get access to land.
4 The population growth especially the movement from
rural area to the Ambo town which increases the
demand for land affects the land use as the migrants
involve in illegal land transaction to fulfill their house
needs.
5 Land policy implementation of your town is affecting
land management practices, particularly land use
6 The trend of land delivery system in your
administrative town has negative impact on land use
7 The illegal land transaction and illegal land
occupation are being increased from time to time in
Ambo town
8 The land lease policy which based on the rule of free
market (competition) take into account the poor
society
9 The causes of illegal settlement/ slum, urban land
conflict and land speculation in your town is due to
the poor land delivery system
10 Brokers are the major facilitators of the illegal land
purchase which in other word increase the

80
 inefficiency of land use.

11 The major constraint of land management practice in

Ambo town is the weak land delivery system.
12 Most society of Ambo town occupies land for house
building through illegal land transaction.
13 The marital status of the society is also affect the land
use system as those married involve in illegal land
transaction to fulfill their house needs.
14 The poor land compensation system in Ambo town
discourages the land use as the land owners are
unwilling to release their land to the government
developmental purpose.
15 The land lease policy is one of the constraints of land
management practices in Ambo town, particularly in
your kebele.
16 The land policy implementation is taking place as it
is primarily planned.
17 The major constraint of land management practice in
Ambo town is the weak land delivery system.
18 The land lease policy is one of the constraints of land
management practices in Ambo town, particularly in
your kebele.
19 Land owned by farmers tends to the illegal land
transaction is due to the poor land expropriation (land
value in money).
20 The land compensation offered to peripheral farmers
by government in your kebele is fair.
21 The land management practices are affected by Land
compensation.
22 The reason of why the peripheral land owned by

81
 farmers tends to the illegal land transaction is the poor
land expropriation (land value in money).
23 The causes of weak land delivery system in you town
challenges the land management practices
24 The peripheral farmers are not satisfying with the
compensation offered to them by government, so that
they are complaining with compensation policy.

Part 3: Questionnaire for Key Informants Interviews

1. How do you explain the following factors that affect the land management
practices? Please give detail answers in your perspectives accordingly.
(a) How does land delivery system affect land management in your town?
(b) Do you explain land policy implementation effect on land
management practices?
(c) How can you analyze the impact of land compensation on land
management practices in your area?
(d) How the socio-economic affects the land use in your area?
2. What is the role of local administrative in land management practices?
3. How can we explain the corruption role regarding the land delivery system?
4. What do you think about the benefit obtained from land management?
5. What are the cause of slum house, land speculation and urban land conflict in
your respective kebele?
6. To solve the problems concerning with land management practices, how
different stakeholders are reacting to combat with factors affect land
management practices?
a. What are the roles of community in your area?
b. What are the roles of local administrative (kebele managers and
experts) to solve the problems relate to land management practices?
c. What are the role of land use and planning office officials or experts?

82
 d. What strategic policies should be applied by town
administrative/manager or regional government to minimize the
challenges of land management practices?

Part 4: Guideline for FGD (Focused group discussion)

1. Did the town administrative land use and development office identify the
problems of land management practices as much as possible?
2. What are the land management practices in Ambo town administrative land use
and development office?
3. How do people in your town get access to land? Why?
4. What are the factors affect land management practices in your town? Do the
following factors are influencing the land management practices, particularly
the land use in your town?
a. Socio-economic factors
b. Land policy implementation
c. Land compensation
d. Land delivery system
e. If others are identified mention them.
5. Which kebeles‟ land management practices of your town administrative are
more vulnerable to each or any factor mentioned above in question no 4?
6. How do different factors affect the function of land management in your town?
For example:
a. How does the land delivery system affect land management practice,
particularly land use in your town?
b. Do you explain land policy implementation effect on land management
practices?
c. How can you analyze the impact of land compensation on land use?
d. Is there relationship between socio-economic and land use?
7. What are the effects of determinants of land management practice in your town?
Do you mention their effects especially on land use practice?

83
8. How do you analyze the trend of land delivery system in your administrative
town?
9. What are the causes of weak land delivery system in your office?
10. Why the illegal land transaction and illegal land occupation are being increased
from time to time in Ambo town?
11. How do you analyze the land policy implementation in Ambo town?
12. Does the land lease policy which based on the rule of free market (competition)
take into account the poor society? If not how the poor people to be
accommodated?
13. Is there any reform toward land policy implementation?
14. What are the causes of illegal settlement/ slum, urban land conflict and land
speculation in your town?
15. How your office responds to the challenges of land management practices?
16. How can you imagine the trend of your office toward the managing of
challenges faced the land management system?
17. How does your office react with problems of land management practices? What
strategic policies are employed to mitigate the problems?
18. What is your suggestion to improve and promote and sustain land management
in effective manner in your town?
19. What measures do you suggest for current and future practices of land
management to be sustained?
20. What appropriate measurements should be applied to mitigate the impacts of
determinant factors‟ mentioned above to have sustained land management
practices, particularly land use in your town?
21. What are the roles of your office to encourage different stakeholders to solve the
dilemma of land management practices in all kebeles of your town?
22. To solve the problems concerning with land management practices, how
different stakeholders are reacting to combat with factors affect land
management practices?
a) What are the roles of community in your area?

84
 b) What are the roles of local administrative (kebele managers and experts) to
solve the problems relate to land management practices?
c) What are the role of land use and planning office officials or experts?
23. What strategic policies should be applied by town administrative/manager or
regional government to minimize the challenges of land management practices?
24. What measures to be suggested for sustaining the best practices?

85