CAOs Key to Stopping Illegal Land Titling in Uganda's Protected Areas

Uganda’s Constitution and Land Act explicitly ban private ownership or titling of forest reserves and wetlands, placing them under state trusteeship. Despite this legal clarity, illegal land titles continue to appear in these protected zones.

The issue stems not from weak laws but from breakdowns in district-level administration. District Physical Planning Committees (DPPCs), chaired by CAOs, are designed as gatekeepers to approve land use changes, subdivisions, and developments before any titling can occur.

Under the Physical Planning Act, no subdivision or land use change is lawful without DPPC approval. This multidisciplinary committee, including planners, surveyors, and environmental officers, is meant to block illegal claims early.

CAOs, as district technical heads, hold direct responsibility for convening and enforcing DPPC functions. Failures here—such as inaction or bypassing oversight—enable titles to be issued unlawfully by district land boards.

Defenses like long occupation or good faith do not apply, as protected lands are imprescriptible. Reactive cancellations of titles highlight systemic flaws, causing financial and social costs instead of prevention.

Reforms should focus on mandatory DPPC screening, protected area mapping, and accountability for CAOs, restoring the system without new laws.

This analysis comes from Baker Mugaino, Commissioner for Land Registration in the Ministry of Lands, Housing and Urban Development, as reported by Daily Monitor.