HiLCoE

School of Computer Science & Technology

MODEL DATABASE DESIGN FOR THE CADASTRE AND LAND

REGISTRATION SYSTEM IN ETHIOPIA: Based on lesson

learned from AACADIS

By Dereje Gizaw

Advisor Alemahyew Berhe

July 2015

Introduction

• Interest towards modern cadastre and Land registration system has recently shown rapid growth throughout the country.

• Related policy and strategic documents envisioned the system to play an important role in the fight against the prevalent problem of good governance in the sector.

• The AACADIS(land registration and cadastre system of Addis Ababa) is one that comes ahead of similar cadastre and urban land

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Introduction

registration system development efforts in the country by holding the role to serve as a model implementation from which other regions are to derive best practices.

• The cadastre and land registration system in Addis Ababa is currently hosting controversial views as to whether the system can meet its sought purposes.

• The sources of the controversies range from the question of the project scope up to missing and changing requirements of the system.

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Introduction

• This thesis singles out the conceptual database aspects of the requirement engineering , data base analysis and design of land registration and cadastre system in the country taken the AACADIS as the case study.

• AACADIS owned by AACA and contracted to German company Hansa Luftbuild , is composed of two sub-systems – the real property registration systems (RPRS) and the real estate cadastre system (RECS).see

• The purpose is to review the database design issues of the AACADIS in the light of new developments in the legal framework, operational procedures and implementation strategies, and scope of the system development among others.

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Statement of problem

• When the system is initially developed it used the existing structures of the land administration institutions of AACA to perform the requirement analysis and design and without a clear and well defined legal base for the cadastre and land registration system.

• Afterwards the institutional structure of the land administration offices has undergone different changes and, irrespective of the developed system, new land registration law is issued in federal level.

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Statement of problem

• These sequences of events that could have

come first made the developed AACADIS

system one that appeared untimely. In addition

to that, though the system is supposed to be

developed based on the legal cadastre concept,

according to the government strategy, it has

included mixture of other cadastre elements

outside its scope.

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Statement of problem

• The Government strategy has been to develop

first the legal cadastre and upon which

incrementally build other cadastre system. On top

of the short fall in maintaining strategic issues,

developing the system outside the required scope

has also brought different technical and procedural

problems in the effective use of the system.

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Objective

• General Objective:

By reviewing the system requirement study and Database design for the AA_CADIS in the light of the changing requirements, scope of the legal cadastre system and international standards to develop a reference Database model for the cadastre and land registration system in the country that will comprise the following specific objectives:

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Specific objective• To review the business processes of the Land

Administration system in the AACA and its relationships to similar functions of the regional states to come up with the complete view of the cadastre and land registration system in the country.

• Review and identify the gaps in the implemented Database design of the AA_CADIS against the functional requirements of the business processes of the cadastre and land registration system and requirements imposed by the urban land registration law.

• To develop and recommend a new and reference Database model for the cadastre and land registration system which is complete and that can meet all necessary requirements or operation of business process of land registry and cadastre and the international standards.

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Methodology

• The research design approach used in this study is mainly qualitative analysis by taking AA_CADIS as case study. The AACADIS is reviewed using widely applied criteria for the evaluation of conceptual database design, and made by defining elaborate evaluation questions and indicators.

• The evaluation criteria are identified for the three quality components of the database design; namely, content, coverage and technology.

• For each evaluation criteria evaluation questions and indicators are developed and applied to find out gaps in the database design taken the international domain standards, prevailing legal and operational grounds, technology aspects, etc as a baseline.

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Methodology

• Content describes the schema completeness of user requirement the level of detail of the schema.

• COVERAGE describes technically relevant aspects of the schema and the scope of the schema .

• TECHNOLOGY point view of the schema for instance requirements engineering in correctness , consistency , minimal and Ability of integration evaluation.

• Additional data is collected by using questionnaires and interviews to unfold missing requirements that may result either because of changing circumstances among users , developers and regions out side Addis Ababa

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Literature review

CADASTRE SYSTEM AND IT’S DATABASE DESIGN• Cadastre system basic concept

• Why cadastre changes

• Current trend and traditional.

• Geo database design in Cadastre system

• vision cadastre 2014

• LADM as Object framework

• Three core package of ISO LADM

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Cont..• Cadastral systems are depicted as having textual and spatial information; a

geometric description of the land parcels, linked to the textual records or registers describing the nature of interests and ownership of the land parcel (ibid, 2004).

• A Cadastre may be established for fiscal purposes (valuation and taxation), legal purposes (conveyancing), and Multi-purpose to assist in the management of land and land-use control (planning and administration), and enables sustainable development and environmental improvement” (Enemark, 2003).

• The legal cadastre constitutes the primary evidence for landholding certification purpose. Legal cadastre therefore means an updated landholding information system containing a record of the rights, restrict ions and responsibilities on a defined legal boundary for each landholdings demarcated as parcel on map.

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Cont..• In geospatial Databases definition of the spatial representation of the objects

or concepts of interest together with their spatial and topological relationships (Javiewer M. Morales G ,2004.). This means that after we have created the conceptual schema and identified objects and relationships, we determine whether these objects are represented as points, lines, polygons or grids.

• Another important issue in the design of a geographic Database is the determination and assignment of the coordinate system that references spatial contents of the Database.

• Why Cadastre changes?Cadastre and land registration systems have always been in continues changes and developments due to the dynamics of legal and environmental issues, tremendous technological progress, social change, and globalization factors.

Aspects of Traditional Cadastre and future trends Among the various aspects characterizing the traditional cadastre is the split system that setup the mapping and registration components into separate systems and organizational structure. The trend in today’s cadastre is a complete integration of the mapping and the registers to form a whole. 14

Cont..• ISO LADM: Drawn from the Cadastre 2014, the LADM is another

international initiative developed to standardize the conceptual database model for the Cadastre and land registration system. LADM evolved from the CCDM, as developed by the a team in the Netherlands, and adopted as the ISO standard in 2011.

• Having taken that every cadastre in the world should be included and regarded as extension of the LADM, as being a specialization of the reference model, countries without cadastral registration could benefit from using the core to develop their own specific system.

• Using this model driven approach every cadastral system should consequently be compared through this mutual reference model. This would facilitate cross-border transactions with real properties; accordingly, such approach could work within a country cadastral system that applied a distributed environment in exchanging data with its different municipalities or across the border with the neighboring countries.

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• Land Administration Domain Model establishes the relationship between person (natural/non natural) and land (object) via right, restriction and responsibility which can be expanded into a number of specialized child or sub-classes. Fig 1 depicts the context level (higher level) representation of the three core classes.

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Literature review• Party Package represents person or group of persons or

juridical person that composes an identifiable single (legal) entity or a basic administrative unit, and comprises sub-classes LA_Party, LA_GroupParty and LA_PartyMember. Person can be natural person or non natural person such as company, government organization, foundation, etc.

• Administrative Package: represents the legal/administrative environment that recognizes or formalizes rights in things (RRR), and comprises the specialized main class LA_Right (rights), LA_Restriction(restrictions) and LA_Responsibility(responsibilities). BA unit an administrative entity consisting of zero or more spatial unit against which one or more unique and homogeneous rights responsibility, restriction are associated to the whole entity.

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Literature review

• Spatial Unit Package: representsa single area (or multiple area) of land or water and comprises parcels, sub-parcels, buildings or building units, and networks as instances of spatial units. Besides help linking objects by geometry or created with polygon overlaying techniques.

• Spatial Survey sub-package: this sub-package representskinds of points like border points and points of the geodetic network derived from spatial source and comprises two classes LA_Point and LA_Spatial Source.

• Spatial Representation sub-package: This sub-package above representsboundary forming part of the outside of a spatial unit and composed of two sub-classes LA_BoundaryFaceString and LA_BoundaryFace.

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Case Study: AACADIS

• Historical Background, land tenure system in Ethiopia

• Cadastre and Land registration Projects in Addis Ababa: The land administration system in AA repeatedly swings back and forth between digital and manual systems over long period because of unsuccessful attempts to establish modern cadastre system in the city. Various reasons are cited that caused the projects either to terminate ahead of their completion or wear out (retire) at the early stage of implementation.

• AACADIS:Project Description :This project has been initiated with the intension of curling the accumulated problems once for all by devising policy tools and organizing specific responsible institution.

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Case Study: AACADIS

• Project Goals of AACADIS, • To develop and maintain secured and reliable legal

cadastre information system throughout the City Administration of AA, ensuring guarantee on use right on land and property ownership in the City

• To provide state-backed security for title to registered estates and interests in immovable property, facilitating bank loan and property transaction in the city

• To provide ready access for up-to-date and guaranteed cadastral and property right information, enabling confident dealings in property and security of title, and coordinated service among land administration and management offices.

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. cont

• Overall objective of AACADIS : The purpose of the project as stated in the bid document as well as indicated in inception report of the contracting company (HansaLufitBuild ) is to address land and land related challenges by updating the cadastral maps, reorganization/establishment of institutions and organizations, and implementation of secured and sustainable municipal level ICT based real property registration and land information (cadastre) systems to improve development and good governance.

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Case Study: AACADIS

Project Scopes

• Real property registration

• Real Estate Cadastre:

• Updating Cadastral Maps:

Expected Outputs and deliverables

Requirement Analysis, Design and Specification

• Hansa Luftbild has developed a system analysis and design document, referred as RAD I that has been the bases for the database design of the cadastre system in AACADIS. There were three separate LA offices: After conducting RAD also established new organizational structure AACADIS

• business use cases of AACADIS under each sub-system are given in the following table (Table 1)

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Conti…

Data Base Analysis and DesignRPRS Model appendix 1RECS Model appendix 2

Evaluation and Analysis Results• Criteria-based Evaluation results• Table 2 provides the gap identified from the

AACADIS system based on the evaluation criteria, evaluation questions, and indicators.

• It has been evident from table 2 that gaps and limitations are unfolded from the content, coverage and technology aspects of the AACADIS database schema.

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Analysis , interpretation, research result

• In general, the various content level defects and the coverage problems identified in the database design of AACADIS reveals basic problems in the development process of the Requirement study. Some of these problems had obvious root causes such as the absence of specific legal suit on registration during the development period that could have been issued first. •The problem could have been understandable to the contracting company, if not to the City administration which should have obtained the required advise from the contractor. Most of the missing registration requirements indicated above have been identified from the registration legal suit that has been issued later than the system development.

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Cont…• But the project development had also various other problems

which has less obvious root causes such as lack of clarity on the project detail ideas and scope since its inception. The confusion between the Legal cadastre project and LIS concepts, which resulted in stretched scope of the legal cadastre project to include building registration and other LIS elements is a clear example to show the lack of clarity on the project.

• Certain elements of the database design problems also indicate that they are resulted from lack of Diligence of the contractor during the systems development.

• When the AACADIS is objectively evaluated in terms of its two components, namely System analysis and design study, and cadastral updating, which directly affects the database design , it suffered different limitations to provide the expected outcomes.

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Cont..

• However , the fact that the database design is adapted from the LADM, applied UML tools, and more or less meet the future trends of cadastre system stipulated by other standards such as Cadastre Vision 2014, that could be taken as the major strength in terms of ensuring the non-functional requirements to meet the domain based international standards.

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Proposed Data base design

• High level view core class fig 6

• Detail structure

Party package fig 7

• Administrative source packaged fig8

• Spatial unit package fig 9

• The whole new model fig 10

• data dictionary for newly added entities Tables

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Conclusion and recommendation

• In general, analysis and Interpretation results of the identified gaps confirm the idea of research problems identified in the outset. The result shows that the different problems in the database design mainly stem from the lack of relevant legal framework during the system development or late issuance of a new one. As a result the new law introduced several issues that have not been seen during the system development and clear out the applicability boundary. Differences in the implementation strategy before and after the release of the new registration proclamation also introduce questions on the requirement study.

• These and other study questions are investigated in reviewing the database design of the AACADIS and find out the following specific results:

• Include a number of new classes in the proposed database design in order to accommodate the requirements of the registration proclamation and specific practices of the LA system in Ethiopia

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Con..• Remove certain classes from the database design of the

AACADIS that are either superfluous or out of scope of the land registration and cadastre system .

• Defined detail attributes and values for all the class objects in the database design including the existing once.

• Changed the basic administrative objects into Parcel, condominium and Urban-Rural Land objects according to their underlying law (principle of legal independence)

• Introduced changes in the structural design when unified land registration and cadastre database system has been created pursuant to the technology trend

• Include block level definition of the unique parcel identification and spatial layer pursuant to the requirement by the registration law

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Cont..• Using the content and scope level criteria, several gaps can

be identified that can be important inputs to the proposed database design. Whereas technology related evaluation results show only limited gaps that may indicate that the database design in the case study actually conforms the international standards.

• Questionnaire and interview responses were also collected from end users and technical staffs in relation to the system development and implementation process of the AACADIS. Similarly information is also tried gathered from selected regional states as well due time limitation not done yet. The information gathered has general nature. Analyzing the results confirm that the requirement have pitfalls, conflicts and contradiction and ensure the statement of problem identified in chapter one.

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RECOMMENDATION

• The model database schema can be made more robust if it is built up on comprehensive data surveying from all regions, and include actual operation results of the AACADIS implementation and detail testing results

• The research questions in this study are not limited to the database aspects of the system, but apply to the entire system development, too. So, similar study at larger scale and wider scope is necessary in reviewing the system in its entirety, especially when future developments are to gain lesson from the experience in the AA case.

• Further study on the type of right, type restriction and type of responsibilities based on legal issue of trade law of Ethiopia, land Lease and new proclamation 818/2006 shall be done.

• Logical and physical level database design of this study shall be done in the future.

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Limitation :

• Due to time constraint focus conceptual level Data base design, ignored related literature review Legal Cadastre and Geo-database Design , ignored Data collection task from SNNPR and Oromiya regions.

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The end

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