SOCIAL AND ECONOMIC IMPACTS OF LAND TITLING IN URBAN AND PERI-URBAN AREAS

A research proposal prepared by Geoffrey Payne, Alain Durand-Lasserve, Edesio Fernandes and Carole Rakodi March 2006

Abstract:
The objective of this research project is to review land titling programmes as a means of creating a sound basis for tenure policy in the urban and peri-urban areas of developing countries. To achieve this objective, the project will review a range of land titling programmes to assess the extent to which they have achieved their objectives. Land titling programmes have been heavily promoted by many international donors and national governments as a means of increasing tenure security, improving access to formal credit and reducing poverty. However, such claims have been heavily questioned in the academic literature and empirical evidence regarding the extent to which these ambitious objectives have been realised is extremely limited. We anticipate that this project will inform policy makers and professionals of the strengths and limitations of such programmes. It will also provide invaluable data and case study material for educational and training programmes on urban development and land policy. The project team will adopt a range of research methods. In Stage 1, we will undertake a desk review of titling programmes in urban and peri-urban areas to provide a conceptual framework for primary case study research. We will then present this at a workshop attended by members of a Advisory Group and representatives of agencies funding the research. In Stage 2, we will select case studies and commission experienced local researchers to carry out fieldwork using a combination of quantitative and qualitative research methods. Small household surveys in selected areas will be commissioned if necessary and will form the basis for selecting a small number of in-depth household case studies to explore motives and perceptions, as well as behaviour. Data for the research will consist initially of secondary material produced by international donor agencies, followed by original data collected on selected case studies by local researchers. The central question posed by the research is as follows: To what extent have land titling programmes in urban and peri-urban succeeded in increasing tenure security for all affected groups, including the poor and tenants; increasing access to formal credit; improving the well-being of poor households, and increasing investment in housing and/or services . It is envisaged that the findings of the project will have a far-reaching impact on the policies of international donor agencies and national governments.

Project description
The United Nations estimates that over the next 30 years virtually all of the worlds population growth will occur in the urban areas of low- and middle-income countries [and] increasing numbers of the worlds poor will be city dwellers (Millennium Project). Rapid urban growth is exerting enormous pressure on local capacities and creating a new challenge for development professionals due to the distinctive characteristics of urban poverty.

Current research and debate is producing a common theme: securing access to land for the urban poor is critical for poverty reduction, institution building, good governance at the local and national levels, and conflict prevention. Designing and implementing pro-poor land policies is therefore a precondition for building effective states, ensuring sustainable development, and realising the Millennium Development Goals. International efforts by donor agencies and national governments to address this issue have mainly focused on large-scale individualised land registration and titling programmes. Such programmes have been initiated in Africa, Asia and Latin America especially during the last decade and usually form part of broader, nationwide programmes to incorporate informal sector activity into the formal economy and planning framework. With few exceptions, the stated objectives of such programmes are to: Increase tenure security for farmers or residents of informal urban settlements Reduce poverty by enabling the newly titled owners to use their property as collateral for obtaining formal credit to invest in businesses or home improvements Reduce transaction costs for property transfers and promote more efficient land and property markets Ensure that properties realise their full market value Increase government revenues for funding public services and facilities. The recently established UN High-Level Commission on the Legal Empowerment of the Poor has given added impetus to discussions and initiatives on land titling programmes. Whilst research by Feder (1989), and others (see Bibliography) has demonstrated that some programmes have realised many of the above objectives in rural areas, there is a dearth of independent empirical research on the social and economic outcomes of titling programmes in urban and peri-urban areas, where an increasing number are being implemented. The social and economic outcomes of titling programmes are almost certain to be different in urban areas, due to higher property values, higher densities of commercial and industrial activity, higher densities of poor rental tenants, and higher population growth rates. It is therefore critical to fill this gap in research before large-scale titling programmes are incorporated as a standard tool in the development policy framework advanced by international donors and national governments. A number of leading international professionals in the field of land policy have agreed to become members of a project Advisory Group (see Appendix 1 for the list of Advisory Group members and their affiliations). Group members have been consulted throughout the preparation of the research project proposal and have indicated their willingness to support the project throughout by commenting on areas of specific interest.

Objectives of the proposed research:

The primary objective of the research is to collect detailed evidence and provide an objective and balanced assessment of the extent to which urban and peri-urban land titling programmes have realised the objectives listed above. Secondly, it is intended to assess the extent to which titling programmes have addressed the diverse needs, cultural practices, legal traditions and economic circumstances applicable in different countries. To that end, an international comparative review is proposed. This will consist of three stages. Stage One consists primarily of a desk review of all titling programmes implemented in urban and peri-urban areas, for which documentation is available. The review will assess the extent to which programme objectives included the needs of particularly vulnerable groups such as women and tenants, the methods applied in programme evaluations and the social and economic context of property markets within which the programmes were

implemented (see below for other Stage One activities). During the desk review, a number of titling programmes will be identified for possible further study in Stage Two (see below). If funding is received in time, a Progress Report will be prepared for presentation at the Habitat III conference in Vancouver, Canada in June 2006. This will be followed by a Review Report which will be presented at the initial workshop. Decisions will then be made at the workshop in discussions with the Advisory Group on the selection of appropriate case studies and the detailed methodology to be adopted in Stage Two. Local researchers will be then be appointed according to their experience and track record in undertaking research on land issues. A common research methodology to be used in each location will be agreed in order to ensure comparability, but will be adapted to suit local conditions. At key stages of each case study project, workshops will be held at which presentations of work in progress will be made to a wide range of local stakeholders, including research institutions, civil society representatives, government representatives, and private sector interests, so that they can validate the findings and suggest ways of filling any gaps. During Stage Three, case studies will be presented at a major international seminar, following which a synthesis report and other materials will be prepared highlighting lessons learned and their policy implications. It is intended that this material will form an essential guide for all policy makers and task managers involved in promoting tenure security, improved property rights and economic development. The main components of the project include: Stage One: A critical assessment of the theoretical arguments for systematic titling to be prepared at the start of the project A desk review of existing literature and other evidence on the outcomes of individualised land registration and titling programmes in urban and peri-urban areas. The review would include the methodological approaches used by previous studies to assess programme outcomes in order to assess the reliability of such studies and provide lessons for fieldwork on the proposed research. Stage Two: A comparative analysis of the outcomes and impacts of completed and ongoing land titling programmes based on original fieldwork; The development of an analytic framework for assessing the potential impact of future titling schemes based on the lessons learned from case studies; The formulation of Policy Guidance Principles (PGPs) for urban land titling and regularisation programmes i.e guidelines for formulating policy recommendations on a case-by-case basis; The identification of knowledge gaps for further investigation. Stage 3: Review draft case study reports and prepare draft overview report. Hold major international seminar/workshop to present and discuss findings and policy implications in draft report. Revise, complete and disseminate final report and other materials to a wide range of stakeholders.

Scope of the proposed research:

The research will review the social and economic outcomes of as many completed titling programmes as possible throughout Africa, Asia, Latin America and the Middle East. To date, it is estimated that more than 25 such programmes have been implemented or are ongoing in urban and peri-urban areas worldwide. A complete inventory is presently being prepared and will form the basis for detailed case study reviews. Proposed methodological approach The research will involve an exhaustive desk review of the literature on titling programmes, focusing on those with an urban or peri-urban component. This will include many reports prepared by funding and implementing agencies, as well as publications prepared by independent observers. The desk review will highlight strengths and gaps in understanding on the research questions being addressed by the research. This will inform the preparation of field research to be undertaken by local research teams. In each country selected for a case study, a senior researcher with relevant professional experience, will be appointed and he or she will be invited to appoint a younger professional to work with them. In this way, we aim to build local research capability whilst ensuring an effective deployment of research funds. Drawing on methodological best practice of previous studies on the impact of land titling and depending on the availability of data, fieldwork will consist of a balance of quantitative and qualitative research methods. Experience has shown that this provides the most effective way of gaining the necessary understanding of complex and dynamic policy outcomes. Where appropriate information does not already exist, small household surveys (possibly of approximately 100 households) will be carried out in selected case study areas, with questionnaires that contain a combination of closed and open-ended questions. These will form a basis for selecting a small number of 10-15 in-depth qualitative household case studies to explore motives and perceptions as well as behaviour. In addition, focus groups of key actors in urban land markets will be formed to consider key questions and checklists will be prepared as a basis for interviews with representatives of agencies involved in implementing the programme, or dealing with programme outcomes, such as finance institutions providing loans and estate agents involved in residential transfers, as well as households receiving titles and others, such as tenants. Work plan: It is intended to start the research as soon as funding is obtained. The proposed programme is as follows: Stage Stage 1 Activity Complete inventory of completed and ongoing titling programmes in urban and peri-urban areas. Prepare critical assessment of the theoretical arguments for systematic titling. Undertake desk review and present report at initial project workshop for researchers and Advisory Group. Identify and commission local researchers for case studies. Responsible G Payne, A DurandLasserve, E Fernandes and C Rakodi Duration 8 months

Stage 2

Stage 3

Local researchers undertake case study review of individual case studies and prepare progress reports. Prepare progress reports. Review draft case study reports and prepare draft overview report. Hold major international seminar/workshop to present and discuss findings and policy implications in draft report. Revise, complete and disseminate final report and other materials to a wide range of stakeholders. Representatives from funding agencies invited to contribute.

Local researchers supported by project team.

10 months

G Payne and A 8 months Durand-Lasserve and local research team

Dissemination Mechanism. The project will produce a range of materials, including: A publication reviewing the key conceptual policy issues addressed in the research and indicating issues to consider in future programmes. A policy briefing that summarises the main findings A handbook containing a practical methodology for assessing land registration and titling programmes for use on professional training courses and for staff in government agencies. Presentations at international conferences and seminars Postings on relevant websites Articles in national newspapers and other media outlets. Papers in refereed professional journals.

The research team:

The project will be directed jointly by Geoffrey Payne, Alain Durand-Lasserve, Edesio Fernandes and Carole Rakodi, all of whom have extensive international experience of land tenure policy issues in urban and peri-urban areas. Each has extensive personal experience collaborating with leading professionals, civil society actors, government agents, and private firms across the world. Between them, they can cover examples in English, French, Portuguese, and Spanish speaking countries. A research team will be selected from the existing pool of experts on urban land issues based on the following criteria: experience, objectivity and independence in assessing land policy issues, and diversity of disciplinary backgrounds. We believe that by drawing on the knowledge of researchers with extensive field experience, our findings will gain widespread acceptance within the development community. Informal discussions with such experts has revealed that an appropriate core of such professionals exists and would be keen to undertake research on the subject. Potential Impacts: It is anticipated that the project will inform the international debate on land titling programmes as the primary policy option of donor agencies and national governments. It will

therefore exert a major impact on policy makers, professionals and the academic community.

Research funding:
In order to ensure that the research provides a comprehensive, balanced and independent coverage of titling programmes, it is proposed to undertake between 6-8 in-depth case studies in different regions of the world, implemented by different international agencies and governments. The budget for the research will depend to a large extent on the number of case studies undertaken and the methodology employed. Initial estimates suggest that the average cost of each case study is estimated to be in the region of approximately US$ 25,000, to which needs to be added the following items: Project co-ordination, commissioning and monitoring case studies, editing case study reports and reporting to funding agencies. Assistance with reviewing experience with titling programmes and alternative methodological approaches to assessing them An initial project workshop for the research team, Advisory Group and funding agencies A major international seminar to review findings and The preparation of dissemination materials. Given these costs, it is proposed to approach a number of international agencies to contribute a proportion of the total funds. This has the advantage of spreading the cost and enabling each agency to receive a greater return than their contribution would otherwise provide. It will also enable each funding agency to monitor the research independently, and therefore increase the authority of the findings and any policy recommendations generated. Active discussions are underway with a number of agencies regarding consortium funding options. The annual allocation of costs from 01 July to 30 June, is based on a projected start of the project on 01 April 2006. The annual and total budget for the project is shown in the attached Appendix 2. Appendix 3 contains a note from the Chief, Land and Tenure Section of UN-Habitat regarding the proposed project.

Initial Bibliography (excluding references by the research team listed in CVs)

General references on land titling: Angel, Shlomo and Mayo, Stephen K. (1993). Housing: Enabling Markets to Work. A World Bank Policy Paper. Washington, D.C. Benda-Beckmann (von) Franz (2003). Mysteries of capital or mystification of legal property? European Journal of Anthropology no. 41, 2003: pp. 187-191 Bromley, Daniel W. (2005). The empty promises of formal titling: Creating Potempkin villages in the tropics . University of Wisconsin-Madison Bromley, Daniel W (1991). Environment and Economy: Property Rights and Public Policy Oxford: Blackwell. Deininger, K. and G. Feder. (1998). Land Institutions and Land Markets , Policy Research Working Paper 2014, World Bank report. Deininger, K. (2003). Land Policies for Growth and Poverty Reduction . A World Bank Policy Research Paper De Soto, Hernando (2000). The Mystery of Capital. Why Capitalism Triumphs in the West and Fails Everywhere Else. London: Black Swan Books. Feder, G et al Land policies and farm productivity in Thailand The Johns Hopkins University Press, Baltimore and London 1988 Fernandes, E and Varley, A. (Eds.) (1998) Illegal cities. Law and urban change in developing countries , London: Zed Books Ltd. Fourie, C. (2000). Best Practices Analysis on Access to Land and Security of Tenure. United Nations Centre for Human Settlements (Habitat). Land Management series n 8 , 101p. Galiani, S. and Schargrodsky, E. (2005) Property Rights for the Poor: The Effects of Land Titling" Working Paper Department of Economics, Universidad de San Andre's Argentina. http://www.sebastiangaliani.com.ar/PropertyRights.pdf Gilbert, A. (2004). On the Mystery of Capital and the Myths of Hernando de Soto: what difference does legal title make? Graglia, J. M. (2002). At the end of the beginning. The formalization of property rights in emerging markets . Columbia Business School, Chazen Web Journal of International Business. Kreibich, V. and Olima, W. H. A. (Eds) (2002). Urban Land management in Africa. Spring Research Series. University of Dortmund, Germany, and University of Science and Technologies, Kumasi, Ghana Mitchell T. (2004). The Properties of Markets. Informal Housing and Capitalism's Mystery Institute for Advanced Studies in Social and Management Sciences University of Lancaster Cultural Political Economy Working Paper Series N 2.

Odgaard, R. (2003). Scrambling for land in Tanzania: processes of formalisation and legitimisation of land rights. Securing Land Rights in Africa. T. A. Benjaminsen and C. Lund. London, Frank Cass: 71-88. Sjaastad, Espen and Daniel W. Bromley. (2000). The Prejudices of Property Rights: On Individualism, Specificity, and Security in Property Regimes, Development Policy Review 18(4):365-89. United Nations Centre for Human Settlements (Habitat) (1996) New Delhi Declaration. Global Conference on access to land and security of tenure as a condition for sustainable development. New Delhi, India, 17-19 January 1996 United Nations Centre for Human Settlements (Habitat) (1999) Implementing the Habitat Agenda: Adequate shelter for All. Global Campaign for Secure Tenure. Nairobi: UNCHS. United Nations - Habitat (2003) Handbook on Best Practices. Security of tenure and Access to Land. Implementation of the Habitat Agenda. United Nations Habitat (2003). The Challenge of Slums/ Global Report on Human Settlements 2003. UN-Habitat, Earthscan, London. References on land titling in rural areas: Adenew, B. and F. Abdi (2005). Land Registration in Amhara Region, Ethiopia. London, IIED, Securing Land Rights in Africa, Research Report 3. Alston, L., Libecap, G., and Scheider, R. (1996) "The Determinants and Impact of Property rights: Land Titles on the Brazilian Frontier", Journal of Law, Economics and Organisation 12: 25-61. Atwood, D.A. (1990) "Land Registration in Africa: The Impact on Agricultural Production", World Development 18(5): 659-671. Barrow, R. and Roth, M. (1990) Land Tenure and Investment in African Agriculture: Theory and Evidence", Journal of Modern African Studies 28(2): 265-297. Benjaminsen, T. A. and C. Lund, Eds. (2003). Securing Land Rights in Africa. London, Frank Cass. Besley, T. (1995) "Property Rights and Investment Incentives: Theory and Evidence from Ghana", Journal of Political Economy 103:903-937. Chilundo, A., B. Cau, et al. (2005). Land Registration in Nampula and Zambezia Provinces, Mozambique. London, IIED, Securing Land Rights in Africa, Research Report 6. Fleuret, A. (1988). Some consequences of tenure and agrarian reform in Taita, Kenya. Land and Society in Contemporary Africa. R. E. Downs and S. P. Reyna. Hanover, University Press of New England: 136-58. Haile, M., W. Witten, et al. (2005). Land Registration in Tigray, Northern Ethiopia. London, IIED, Securing Land Rights in Africa, Research Report 2. Miceli, T., Sirmans, C. and Kieyah, J. (2001) The Demand for Land Title

Registration: Theory with Evidence from Kenya, American Law and Economics Review, 3:257-287. Odgaard, R. (2003). Scrambling for land in Tanzania: processes of formalisation and legitimisation of land rights. Securing Land Rights in Africa. T. A. Benjaminsen and C. Lund. London, Frank Cass: 71-88. Palmer, R. (2005). Land rights: A guide to a report from the World Bank's Agriculture and Rural Development Department, Oxfam. Shipton, P. (1988). The Kenyan land tenure reform: misunderstandings in the public creation of private property. Land and Society in Contemporary Africa. R. E. Downs and S. P. Reyna. Hanover, University Press of New England: 91-135. Teklu, A. (2005). Land Registration and Women's Land Rights in Amhara Region, Ethiopia. London, IIED, Securing Land Rights in Africa, Research Report 4. References on urban and peri-urban land titling: Field, E. (2005) "Property Rights and Investment in Urban slums: Journal of the European Economic Association, Vol. 3(2-3): 279-290; Millennium Project. Task Force. (2005) Improving the Lives of Slum Dwellers. A home in the city. Achieving the Millennium Development Goals. Earthscan, London.

Curriculum Vitae of each principal investigator:

GEOFFREY K PAYNE
GEOFFREY PAYNE AND ASSOCIATES
Housing and urban development consultants, 34 Inglis Road, Ealing Common, London W5 3RL, UK gkpayne@gpa.org.uk www.gpa.oprg.uk

PROFESSIONAL STATUS NATIONALITY DATE OF BIRTH PROFESSIONAL AND ACADEMIC QUALIFICATIONS

Housing and urban development consultant British 22 January 1942 Diploma in Architecture (Nottingham) 1968 MSc(London) Built Environment Studies1973 Member of the Royal Institute of British Architects 1976-99 Fellow of the Royal Asiatic Society since 1972 Member of the Institute of Directors, since 1999 Fellow of the Royal Society of Arts, since 2000 Member of the Royal Town Planning Institute, since 2002 GEOFFREY PAYNE AND ASSOCIATES 34 INGLIS ROAD - EALING COMMON -LONDON W5 3RL -UK TEL/FAX: (44) 020.8992.2683 EMAIL: GKPAYNE@GPA.ORG.UK

ADDRESS

Summary I established Geoffrey Payne and Associates in 1995. Before and since that time, I have undertaken consultancy, research and training assignments in most parts of the world. I have taught in several universities, written, edited or contributed to many publications and participated in numerous international conferences and workshops. During a career of over thirty years, I have specialised in urban development, housing, land management, land tenure and project design issues in developing countries. Work has included reviews of regulatory frameworks for urban planning, urban housing sector reviews, assessments of policy options and the development of local level planning projects in several countries. I am a member of the Building and Social Housing Foundation Advisory Group which selects the four candidates from which the two annual United Nations Habitat Awards are selected. SPECIALISATIONS Urban land tenure policy Regulatory guidelines for urban development Urban land development policy and project planning Housing policy and project design Professional training and capacity building

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URBAN LAND TENURE POLICY

2004: ID21Commissioned to review the draft 2005 World Bank Development report chapter on Security and Stability. 2003: Cambodia Produced a land tenure concept paper for the National Campaign for Secure Tenure of Cambodia, for UN-Habitat. 2003: UK government Commissioned by DFID to prepare a report for the Cabinet Office assessing the work and proposals of Hernando de Soto on land tenure and property rights. 2003: ID21 Guest editor of research bulletin Insights special issue on land tenure and property rights. 12,000 copies distributed to policy makers, administrators and professional groups internationally. 2002-2004: Cambodia Improving Tenure Security for the Urban Poor Director of Secure tenure for the urban poor project funded jointly by Cities Alliance, UN-Habitat and GTZ to develop innovative approaches to providing secure tenure for the urban poor in Phnom Penh as part of the capitals social and economic development strategy. 2002 03: Progress in the Provision of Secure Tenure for the Urban Poor Commissioned by the UK DFID as extension to the project Innovative approaches to secure tenure for the urban poor (below). The project gave evidence of strengths and limitations of intermediate nonstatutory tenure systems in providing secure shelter and their potential contribution to the formulation and implementation of pro-poor urban land tenure policies. It also contributed policy options to the UN-Habitat campaign for Secure Tenure and the Cities Alliance activities. 2000 01: Innovative approaches to secure tenure for the urban poor Commissioned by the UK Department for International Development to review innovative approaches for increasing security of tenure for the urban poor. The project reviewed examples and prepared recommendations (including a film transmitted on BBC World Television in June 2001 and a media pack) submitted to the UNCHS Campaign for Tenure Security and the Istanbul+5 conference in 2001. A book (Land, Rights and Innovation: Improving tenure security for the urban poor Intermediate Technology Publications, 2002) 1996 97: Urban land tenure policy International review of policies on land tenure and property rights for the UK Overseas Development Administration (now DFID). 1989 90: Land tenure and property rights Commissioned by the World Bank to prepare a Discussion Paper.

URBAN DEVELOPMENT AND PROJECT PLANNING (most recent works)

2005: Peru Review of Regulatory Framework on urban planning and construction Undertake a review of the regulatory framework relating to urban planning and construction in Lima, Peru to identify and remove constraints to inward investment in the Lima economy 2005: DFID Contribution of texts and references on urban issues to a series of guidance notes being prepared by the Programme of Advisory and Support Services (PASS), of HTSPE Ltd, as suggestion of DFID. 2003 2004: South Africa Towards developing a Programme of Support on Land Issues in South Africa Advising the UK Department for International Development (DFID) South Africa on options for supporting government policy on urban land management in ways which benefit the urban poor. 2001 2003: Maldives Land management, housing and urban development Team leader of international team and adviser on housing and urban development for World Bank funded project to provide capacity building for the Maldives Housing and Urban Development Board. 2000 2004: India, Lesotho, South Africa, Tanzania and Turkey -Regulatory Guidelines for Affordable Shelter Directed research project commissioned by UK Department for International Development (DFID) to review existing barriers to legal shelter by the urban poor and propose options for removing them. 2000 2001: Cuba - Participatory urban development project Preparing detailed proposals for a socially and economically sustainable urban development and housing project in Matanzas in collaboration with the municipality and the Instituto Superior Politecnico Jose Antonio Echeverria, Havana. The project was funded by the British Government. 2000: DFID Strategy Paper Meeting the challenge of urban poverty

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Contributed to the preparation of this paper which forms the basis for UK priorities for reducing global poverty 1998 2000: Lesotho Institution Link project Advising on the preparation of a participatory urban land development pilot project involving central and local government agencies, local residents and chiefs and the private sector. Sub-consultant to Ordnance Survey International on project funded by the UK government DFID. HOUSING POLICY AND PROJECT DESIGN (most recent works) 1998 99: Armenia - Housing Policy Study Assessment of housing needs and policy options for GHK International and Scott Wilson Kirkpatrick on World Bank project. 1997 98 : Turkey - World Bank housing policy study External adviser to team of Turkish researchers preparing national housing policy study for the Turkish Social Science Association. 1995: Guyana - Shelter Sector Diagnostic Study Prepared for the Inter-American Development Bank. 1994: Sierra Leone - National Housing Policy Workshop Moderator for the United Nations Centre for Human Settlements to review and revise a Draft National Housing Policy. 1990-91: Project approach to shelter delivery for the urban poor Overview report on international experience commissioned by the United Nations Centre for Human Settlements. 1989 90: Pakistan Shelter for Low-Income Communities with T P O`Sullivan and Partners. Prepared national Housing Sector Review and organised a national housing policy conference. 1987-89: India - Training Needs Assessment for Human Settlements Team Leader and Training Advisor on British Government funded for the Housing and Urban Development Corporation. Co-ordinated inputs by senior staff from two British consultancy firms and advised an Indian firm of management consultants. The project involved surveys of, and proposals for, all key public sector agencies and training institutions. PROFESSIONAL TRAINING AND CAPACITY BUILDING 2006: Macedonia Training Programme to public sector professionals Provide training to public sector professionals in Macedonia to improve public sector management of land and housing markets (January to April) 2004: Ethiopia: Training workshops for local professionals Organising and Directing a training workshop for local professionals in central and local government agencies on options for improving existing informal settlements and planning appropriate and affordable new housing projects. Funded by United Nations Urban Management Programme. 1995 2004: Bolivia: Designing appropriate and affordable settlements Training assignment for Lund Centre for Human Settlements Sweden (ongoing). Contributing to other training programmes in Sweden and El Salvador. 1998 2000: Cuba: Housing project design simulation Directed design exercise using participatory techniques and partnership approaches. SELECTED PUBLICATIONS BOOKS The Urban Housing Manual: Making regulatory frameworks work for the poor (with Michael Majale) Earthscan 2004. The book includes a CD-Rom containing background material, a gaming simulation exercise and a training video. Land, Rights and Innovation: Improving tenure security for the urban poor (Editor and contributor) Intermediate Technology Publications, London 2002.

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`Urban Projects Manual' (Joint Editor), Liverpool University Press 1983. British contribution to International Year of the Homeless. Second edition 2000. Making Common Ground: Public/private partnerships in land for housing (Editor and contributor) Intermediate Technology Publications (for DFID) London, 1999 `Urban Land Tenure and Property Rights in Developing Countries: A Review ODA/Intermediate Technology Publications, London 1997 `The Living City: Towards a Sustainable Future' Routledge 1990 Informal Housing and Land Subdivisions in Third World Cities: a Review of the Literature', CENDEP, Oxford Polytechnic 1989. `Low Income Housing in the Developing World: The Role of Sites and Services and Settlement Upgrading' (Editor), John Wiley 1984 `Urban Projects Manual' (Joint Editor), Liverpool University Press 1983. British contribution to International Year of Shelter for the Homeless 1987. REPORTS Urban land for all drafted report/booklet for UN-Habitat, Nairobi, 2004. Overview report on `Metropolitan Planning and Management in the Developing World: Spatial Decentralization Policy in Bombay and Cairo' United Nations Centre for Human Settlements, Nairobi, 1993. `Experience with the project approach to shelter delivery for the poor' prepared for the United Nations Centre for Human Settlements (Habitat), 1993 `Urban land tenure and property rights' Paper prepared for the World Bank, 1991 BOOK CHAPTERS, PAPERS AND ARTICLES A journey through space: cultural diversity in urban planning in Asquith, A and Vellinga, M (Ed.) Vernacular Architecture in the 21st Century: Theory, Education and Practice, Taylor & Francis, London, 2006, pp. 155-176. Getting ahead of the game: A twin-track approach to improving existing slums and reducing the need for future slums, Environment & Urbanization Vol 17, No 1 April 2005 Between Command and Market Economies: The Changing Roles of Public and Private Housing Sectors in Transitional Economies (with R. Grover) in Zetter, R and Hamza, M (eds) Market Economy and Urban Change: Impacts in the Developing World, Earthscan, 2004, pp147-162 Safe as houses? Securing urban land tenure and property rights Writer and editor of special issue, Insights, No.48, id21 Brighton, October 2003. 'Tenure and shelter in urban livelihoods' in Rakodi, C and Loyd-Jones, T (Eds) 'Urban Livelihoods:a people-centred approach to reducing poverty', Earthscan, 2002, pp.151-164 'Secure Tenure for the Urban Poor' (with A. Durand-Lasserve, E. Fernandes and M. Smolka), CIVIS, No.3, September, 2002 'Secure Tenure and Cities without Slums', TRIALOG 74, No.3, 2002 'Legality and Legitimacy in urban Tenure Issues' (with E. Fernandes), Lincoln Institute of Land Policy Working Paper, Cambridge Massachusetts, US, 2001 Lowering the ladder: regulatory frameworks for sustainable development Development in Practice, Vol.11, No.2&3, 2001, pp. 308-318 `Land tenure and urban housing: Some policy issues:' Keynote paper presented at International conference on Housing for the Urban Poor, organised by the European Network for Housing Research, Istanbul Sept 1991.

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ALAIN DURAND-LASSERVE:
Date of birth 26/02/1944 Personal address 7, rue Sante Garibaldi - 33000 BORDEAUX Tel. : (33) 5 56 96.17.36 Fax : (33) 5 56.99.15.84 E.mail : a.durand-lasserve@wanadoo.fr Professional address Research Center "Societes en developpement dans l'Espace et dans le Temps" Universite Denis Diderot, Paris - CNRS Case 7017 2, place Jussieu 75251 Paris cedex 07 Tel : (33) 1 44 27 47 01 Fax : (33) 1 44 27 79 87 Languages French and English Academic background 1973 : Doctoral thesis : "Factors and mechanisms governing the contemporary spatial growth of Bangkok . University of Paris IV - Sorbonne 1971 : M.A. in Geography, University of Paris-Sorbonne. Research methodology in developing countries. master thesis : "Three villages in the Bangkok suburban area".

Present position - Directeur de Recherche, Centre National de le Recherche Scientifique (CNRS), France. - Assignment: Laboratory "Societes en Developpement dans l'Espace et dans le Temps" (SEDET) University of de Paris VII - Centre National de le Recherche Scientifique. - Member of the UN-Habitat Advisory Board (HS-Net), 2004 onwards - Member of the Prague Institutes Advisory Board, Community Productivity Project. Teaching responsibilities - Post Graduate Seminar on Housing Policies in Developing Countries , University of Paris 7, Department of History, Geography, Social Sciences (1995-2002) - Master Course on Emerging and Developing Countries, University of Paris I and Paris VII - Post Graduate Seminar on "Local Development in Developing Countries", University of Paris I, Panthon-Sorbonne (2000-2003) - Post Graduate teaching in Belgium (La Cambre, Brussels) , Italy (IUAV Venice), Germany (Univ. of Munich) - Supervision or co-supervision of Master and Doctoral Thesis in France and in South Africa

Responsibilities in collective research projects (after 1995)

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- Responsible, jointly with Michael Mattingly, DPU, London, for the research programme entitled; "The new urban custom: a comparative analysis of changes affecting customary land delivery systems in 9 sub-Saharan African Countries". Programme de Recherche Urbaine pour le Developpement, Ministry of Foreign Affairs, France. (January 2002-Mai 2004). - Scientific co-ordinator of the European Science Foundation Network on "Innovative practices and emerging concepts for sustainable urban management in developing countries : a european contribution" (1999-2001) - Co-responsiblity with Dr AbdouMaliq Simone, University of Witwatersrand, Johannesburg and Prof. Alan Mabin of the Franco-South African project for Co-operation in Scientific Research on Security of Tenure Policies in South African Cities (1999-2001) - Co-responsibility with Lauren Royston, Johannesburg, of the research project on : "Security of Tenure in Post Apartheid Urban South Africa" (CNRS, Institut Franais dAfrique du Sud and other agencies) April 1998- April 2000. - "Urban land management, regularization policies and local development in Africa and the Arab States" (Ministry of Foreign Affairs and Ministry of Cooperation, France , UNCHS, The World Bank, UNDP, Urban Management Programme, GTZ-Germany. June 1994 - February 1996).

Consultancies (after 1995) - Consultancy UN-Habitat UNDP. Preparation of the implementation bylaws of the New Land Law of Rwanda to urban areas, November-December 2005. - Consultancy for the World Bank: Mali Urban Sector Stocktaking. Assistance to the Government of Mali and the World Bank in the preparation of an urban sector strategy for Mali. April-June 2005. - Consultancy for the World Bank. Rwanda: Defining a National Urbanisation Policy. Urban Infrastructure and City Management Project (June-October, 2004) - Consultancy for the French Ministry of Foreign Affairs. Definition of a long term housing strategy in Phnom Penh, Cambodia (February December 2004) - Consultancy for UN-Habitat : Expert Group Meeting on Housing indicators, (Nairobi, Kenya, OctoberNovember 2003) - Participation in the UN Millenium Project. Member of the Task Force 8 on Improving in the Lives of Slum Dwellers - Participation in the preparation of the Fourth Global Report on Human Settlements, Cities without Slums UNPHS, 2002-2003 - Participation in the study carried out by the Inter-American Development Bank on: "Delivery mechanisms for low-income housing issues and best practices in progressive housing . In charge of the study of the Indian and South African experience, and comparison with Latin American situation. ACT- Consultants, Paris. (September 2000-April 2001). - Consultancy for the German Technical Co-operation (GTZ) Egypt, Participatory Urban Management Programme. "Tenure security policies. Lessons to be learnt from Mexico, India, Jordan and Brazil". (March-April 2001). - Consultancy for Goeff Payne and Associates in the research for the "Department of International Development" (DFID) on Innovative approach to tenure for the urban poor . Responsible for country case studies in Francophone sub-Saharan Africa: Burkina Faso, Mali and Benin. January 2000-June 2001. - Consultancy for the World Bank and AMEXTIPE, Nouakchott, for the preparation of the Second Urban Project of Mauritania, co-ordinated by the Center for Urban development Studies, Harvard University (CUDS. "Analysis of the policy and the regulatory framework regarding urban and land management in the Islamic Republic of Mauritania" (June-July 2000).

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- Consultancy for the German Technical Co-operation (GTZ) "Egypt, Participatory Urban Management Programme", Berlin, August 1999 and Cairo, October 1999. - Consultancy , UNCHS-Habitat. Expert group meeting for the preparation of the Global Report on Human Settlements , Nairobi, April 1999 - Consultancy on "The city and squatter settlements", a Symposium organised by the Arab Urban Development Institute, Riyadh, in Meknes, April 1998. - Consultancy on "Implementing the Land Code in Guinea-Conakry". UNDP-UNCHS. May to July 1997. - Contribution to the preparation of the International Federation of Surveyors Ikusasa Conference "Surveying Tomorrows opportunities ", Durban, South Africa, August 1997. - Contribution to the Habitat II United Nations Conference on Human Settlements, 21st Century Dialogue IV on : "Land and urban rural linkages", Istanbul, Turkey, 3-14 June 1996. - Contribution to the "Global conference on access to land and security of tenure as a condition to sustainable shelter and urban development", Habitat II Preparatory Conference. New Delhi, India, 1719 January 1996

Bibliography (after 1995) 1. Books - Market-driven displacements and the perpetuation of informal settlements. In: The perpetuating challenge of informal settlements. Sous la direction de Marie Huchzermeyer and Aly Karam. University of Cape Town Press, South Africa , Forthcoming, December 2005. - Land for housing the poor in African cities. Are neo-customary processes and effective alternative to formal systems? In: Urban Futures: economic development and poverty reduction. Edited by Nabeel Hamdi. ITDG Publishing, forthcoming, September 2004 - Cuidad y suelo. La propiedad del suelo: el debate y las perspectivas. In: La cuidad Inclusiva, Edited by M. Balbo, R. Jordan and D. Simioni D. CEPAL, Naciones Unidas, Cooperazione Italiana Santiago de Chili, 2003 pp. 105-128 - "Holding their Ground: Secure Land Tenure for the Urban in Developing Countries" In collaboration with Lauren Rosyton (Eds). 264 p., Earthscan Publications, London, March 2002 - "Innovative approaches to tenure for the urban poor. Current changes and trends in sub-Saharan francophobne African countries: Benin, Burkina Faso and Senegal". In "land, Rights and Innovation", Geoffrey Payne (Ed.). May 2002. Intermediate Technologies, pp 114-134. - "Tenure Security in Egypt and Integration of Informal Urban Settlements. Lessons from Brazil, India, Jordan, and Mexico. Policy Discussion Paper: ". In collaboration with A. Azuela, B. Banashree, N. Saule Jr, H. Zagha. Arab Republic of Egypt, Ministry of Planning & German technical Co-operation, Cairo, 2001, 43 p. - Third Global Report on Human Settlements UNCHS - Habitat. Collaboration in the preparation of the 2001 Global report on Human Settlements " Cities in a Globalising World" , UNCHS; Earthscan Publications Ltd. London, 2001. - "Amenagement foncier urbain et gouvernance locale en Afrique francophone" Ed. UNCHS-Habitat. Serie Gestion Fonciere . April 2000. 95 p. - "Partnership between public actors and informal land owners and developers. Some comments on sub-Saharan African case studies", in : Payne, G., Ed. Making Common Ground: Public-private partnerships in land for housing, Intermediate Technology Publications, London 1999 256 pages. - "Illegal Cities : law and the urban Change in developing countries : trends ans issues . Edesio Fernandes & Ann Varley (Ed). August 1998. ZED Books, London. - "Regularization and integration of irregular settlements : lessons from experience" Urban Management Programme, Working paper series, n 6. March 1996, 94 p.

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- "Urban Land Management, regularization policies and local development in Africa and the Arab States". in collaboration with Jean-Francois Tribillon. Urban Management Programme.Research and Development Division, Nairobi, 1995, 83 p.

Articles (after 1995) - La question foncire urbaine dans les villes du tiers-monde: un bilan. In: Problmatique de lUrbanisation au Sud. Spcial issue, conomie et Socit, Paris. Forthcoming, September 2004 - Les milieux de la recherche franaise sur les villes du Sud : volutions actuelles et perspectives . A paper presented at the annual meeting of the Association des professionnels-Dveloppement urbain et coopration). In : Villes en Dveloppement, ISTED, December 2003. - Sticking with tradition: how effective are new customary land delivery systems?. In: Insights, Londres, Novembre 2003. - Secure Tenure for the Urban Poor. En collaboration avec Fernandes E., Payne, G. Smolka M. Civis Cities Alliance, September 2002. 9 p. - Tenure Security in Egypt and Integration of Informal Urban Settlements. Lessons from Brazil, India, Jordan, and Mexico. Policy Discussion Paper. In collaboration with A. Azuela, B. Banashree, N. Saule Jr, H. Zagha. Arab Republic of Egypt, Ministry of Planning & German technical Co-operation. Cairo, 2001, 43 p. - "La loi ou la ville?" in collaboration with Jean-Franois Tribillon . in Revue Urbanisme, N 318, juin 2001. pp 72-77. - "Politiques de l'habitat et approche de la lutte contre la pauvret en Inde, au Brsil et en Afrique du Sud", in, Villes en Developpement, N 53, September 2001. - "The benefits of regularising informal settlements", Habitat Debate, vol. 5 N 3, 1999 - " Les relations entre chercheurs et professionnels", in Villes en Developpement, N 46. December 1999, pp. 5-7 - "Regularizing Land Markets". Habitat Debate, june 1997. Vol 3 n 2 - "Gestion Foncire lchelle des rgions urbaines. Quelques questions sur les rapports entre le rural et lurbain". In Urban Rural Linkages in the 21st Century. Habitat II UNCHS-FIG-FIABCI, 1997..pp3-15 - "L'integration des quartiers irreguliers dans les villes des pays en developpement". In : Villes, le Courrier du CNRS, Special issue, Habitat II, Istanbul, Paris, May 1996. pp. 69-72. - "Regulariser et equiper les quartiers informels ?" Special issue of Vivre Autrement, ENDA-TiersMonde, prepared for the Habitat II Conference. Paris & Istambul, May1996. 4 pages. - "L'acces des pauvres au sol urbain. Nouvelles orientations en matieere de gestion fonciere". In le Courrier ACP-Union Europeenne, February 1995, p. 68-72 This paper has also been published by the Revue Urbanisme, n 283, Paris, July-August 1996.

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CAROLE RAKODI:
Current position: Professor of International Urban Development, Development Department, School of Public Policy, University of Birmingham Qualifications: 1987: PhD, University of Wales 1967- 1969:Diploma in Town and Country Planning, University of Manchester (with distinction) Member of the Royal Town Planning Institute 1963-1966: B.A. (Hons) Geography II (i), University of Manchester Professor Carole Rakodi has extensive research, professional and training experience in poverty reduction, household livelihood strategies, and skills in monitoring and evaluation, project planning and policy formulation. She has carried out extensive research on the interface between governments and the poor, including the role of civil society, and has written widely on service delivery issues and the poor. In 2001 she edited the policy agenda section of an edition of the Journal of International Development on Governance and civic engagement: urban economies, poverty and civil society and, more recently, was an adviser to the World Bank for the World Development Report 2004 Making Services Work for Poor People. Professor Rakodi has worked for many years with DFID, including a period of secondment to BDDEA as the Programme Co-ordinator for the Kenya Urban Poverty Programme (1996-1997) and as a Member of DFIDs Economic and Social Research Committee between 1998 and 2003. She is frequently consulted by donors and governments for policy advice. Recent relevant experience: Urban families under pressure: HIV/AIDS, economic decline, safety nets and livelihood 2004-2006 International

2004 2003-2004 20022005 1999 1998 2001 -

strategies in Zambia and Kenya (DFID) Leading a study investigating the impact of short-term shocks and long duration stresses on the livelihood strategies of poor urban households and their wider social networks, and analysing how these strategies evolve. Livelihoods Choices in Downtown Kingston: Exploring Options in the Informal Economy (DFID). Improving opportunities for the poor in inner city Kingston by mobilizing knowledge and catalysing partnerships to promote key policy messages relevant to the informal economy. Gender Issues in the Promotion of Hygiene and Sanitation Amongst the Urban Poor, DFID (Engkars) (advisor)

Informal urban land development in six African cities (DFID, Social Science Research Programme)
A comparative study of the relationships between formal and informal urban land development processes in Maseru, Gaborone, Lusaka, Kampala, Eldoret and Enugu.

1997-1998

Paper on collaborative approaches to planning and decision making for One World Action, Seminar on Influence and Access: Local Democracy and Basic Service Provision, London 25-26th May (DFID funded) Urban Governance, Partnership and Poverty (ESCOR) (40,000) Policy-oriented research concerned with analysing the relationship between urban governance and economic growth, poverty, inequality, vulnerability and exclusion. It focused primarily on how the relationship is mediated through the various institutions of urban governance (including NGOs, citizens groups and private sectors), and the implications for service delivery and environmental conditions for the poor. Consultant carrying out the Review of the Poverty Focus of DFID Peri-Urban Interface Natural Resource Production System Research Programme

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Selected publications: Books - Urban Livelihoods: a People-Centred Approach to Reducing Poverty, Main editor (with Tony LloydJones), Earthscan, 2002 - Building Sustainable Human Settlements: Approaches and Case Studies for the Developing World, Co-editor (with Sam Romaya), Intermediate Technology Publications, 2002 - - The Urban Challenge in Africa, editor, United Nations University Press, 1997 Edited journal issues - Governance and civic engagement: urban economies, poverty and civil society (Policy Agenda section, editor) Journal of International Development, 13, 2001. - Urban governance and poverty addressing needs, asserting claims: an editorial introduction International Planning Studies, 6, 4, 2001, 343-56 (editor of special issue) Academic journals, chapters in books - Partnership and participation: starting from scratch in project design for poverty reduction, in Nelson, N. and Jones, S. (eds) Urban Poverty: Practitioners Influencing Policy, London: IT Publications (forthcoming) - Urban politics: Exclusion or empowerment? in Devas, C.N. (ed) Urban Governance, Voice and Poverty in the Developing World, London: Earthscan (2004) - Beyond public failure and private success: disentangling theory, practice and outcomes in the provision of urban water services, Trialog, 80, 1, 2004, 34-40. - Representation and responsiveness urban politics and the poor in ten cities in the south, Community Development Journal, 39, 3, 2004, 251-64 - Community empowerment and social sustainability in Florianpolis, Brazil (with Denise Martins Lopes) in Building Sustainable Human Settlements: Approaches and Case Studies for the Developing World, Co-editor (with Sam Romaya), IT Publications, 2002, 120-34 - Reducing urban poverty in India Lessons from projects supported by DFID (with Susan Loughhead), in Rakodi, C. with Lloyd-Jones, T. (eds) Urban Livelihoods: A People-Centred Approach to Reducing Poverty, Earthscan, London, p. 225-36. - Economic growth, wellbeing and governance in Africas urban sector, in Livingstone, I. and Belshaw, D. (eds), Renewing Development in Sub-Saharan Africa: Policy, Performance and Prospects, Routledge, London, 2002, pp. 309-27. Professional journals etc -Influence and Accountability: Citizen Voices, Responsiveness and Accountability in Service Delivery, London: One World Action, 2002 -Training module: Social contract, good local governance and public participation, World Bank, Decentralisation and Local Government Support Programme for Africa www.worldbank.org/wbi/urban/ Monographs, research reports -Urban Governance, Partnership and Poverty: A Preliminary Exploration of the Research Issues, Birmingham: University of Birmingham, Urban Governance, Partnership and Poverty Working Paper 8, 1999 -Informal Urban Land Delivery in African Cities: Towards a Conceptual Framework (with R.C. Leduka), University of Birmingham, School of Public Policy, Informal Urban Land Delivery in African Cities WP 1, 2003. Conference proceedings -Interactions between formal and informal urban land management: theoretical issues and practical options, in Kreibich, V. and Olima, W.H.A. (eds) Urban Land Management in Africa, SPRING Research Series 40, Dortmund: University of Dortmund, Faculty of Spatial Planning, 2002, p. 11-33

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EDESIO FERNANDES:
DATE OF BIRTH: 20 January 1958 PLACE OF BIRTH: Belo Horizonte/MG - Brazil NATIONALITY: British and Brazilian ADDRESS: 1 Hereford Mansions, Hereford Road - London W2 5BA - UK TELEPHONE: (+44)(20) 7221 6952 (+44)(20) 7727 1271 (fax) email: edesiofernandes@compuserve.com EDUCATION, TRAINING AND QUALIFICATIONS Undergraduate Studies 1976/80 - LL.B., Law School, Minas Gerais Federal University-MGFU, Brazil; awarded the "Rio Branco" special award for "intellectual merit and outstanding performance"; 1984/88 - Part-time undergraduate studies of Philosophy, MGFU, Brazil. Postgraduate Studies 1981 - Diploma in Urban Law, National School of Urban Services/IBAM, Rio de Janeiro, Brazil; 1981/83 - Diploma in Urban Studies, Faculty of Architecture and Urbanism, MGFU, Brazil; monograph "The Juridical-Institutional Order of Metropolitan Regions"; 1985/86 - Diploma in Baroque Art and Culture, Institute of Culture and Arts, Ouro Preto Federal University, Brazil; monograph "Of Grief and Game: Baroque in Walter Benjamin"; 1988/89 - LL.M. in Law in Development, Law School, Warwick University, UK; dissertation "Legal Aspects of the Amazon Question"; 1989/94 - Ph.D., Law School, Warwick University, UK; thesis "Law and Urban Change in Brazil". Language proficiency Fluent in Portuguese, English, French, and Spanish; good command of Italian. MAIN CURRENT PROFESSIONAL ACTIVITIES I. As a Lecturer (in Brazil from 1981 and in the UK and elsewhere from 1996) At the Development Planning Unit (DPU-UCL) in the UK (as from 2000) Part-time Lecturer in Law in Urban Environmental Policy and Management at the Postgraduate Courses in Urban and Environmental Planning at Development Planning Unit-DPU of University College London-UCL; Co-Director of the Environment and Sustainable Development MSc Programme during the 2001-2002 academic year. At the Lincoln Institute of Land Policy in the US (as from 2001) Member of the Teaching Faculty of the Lincoln Institute of Land Policy in Cambridge, MA; Co-organiser of the courses Informal markets: regularisation of land tenure and upgrading programmes in Latin America in October 2001 (Cambridge MA, US), November 2002 (Cambridge MA, US, November 2003 (Recife, Brazil); and November 2004 (Montevideo, Uruguay);

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gave the 2001 Lincoln Lecture on Land regularisation in Latin America: a critical assessment of Hernando de Sotos The Mystery of Capital co-ordinator of the Latin American Research Network on Land Regularisation; co-ordinator of the Brazilian Research Network on Land Regularisation; participated in courses and other academic events in the US, Mexico, Cuba, Brazil, Chile, Ecuador, Argentina, and Uruguay.

At the Catholic University of Minas Gerais (Long Distance/Virtual Courses Department) in Brazil (as from 2000) Responsible for the formulation, co-ordination and teaching of the long distance/virtual Post-Graduate specialisation course on Urban Law, to be offered to Brazilian jurists, including judges and prosecutors (2005-2006); responsible for the formulation, co-ordination and teaching of the long distance/virtual specialisation course on Urban and Environmental Law offered to Brazilian jurists, including judges and prosecutors (2000-2001; 2002-2003; 2005); responsible for the formulation, co-ordination and teaching of the long distance/virtual course on Urban and Environmental Law (2001; 2003-2004); responsible for the formulation, co-ordination and teaching of the long distance/virtual specialisation course on Human Rights and Citizens Rights sponsored by the Foreign Office and the British Council (2001). Visiting/Guest Lecturer in Brazil (as from 1996) Visiting Lecturer in Urban Law and Policy at the Postgraduate Courses in Urbanism of the Faculty of Architecture and Urbanism of Catholic University of Campinas, Brazil (annually, as from 1996); Visiting Lecturer in Urban Law and Policy at the Postgraduate Courses in Urban and Architectural Renewal and Revitalisation, promoted by the Faculty of Architecture of Minas Gerais Federal University in Belo Horizonte, Brazil (annually, as from 1997); Guest Lecturer in Urban Law and Urban Management at the Masters Programme in City Management, Social Sciences Department, Catholic University of Minas Gerais in Belo Horizonte, Brazil (bi-annually, as from 2001); Guest Lecturer in Urban Law and Policy in Brazil at the special course promoted by the School of Government of the Joao Pinheiro Foundation in Belo Horizonte, Brazil, in November 1998. Visiting/Guest Lecturer elsewhere (as from 1997) Guest Lecturer in Law and the production of urban landscapes at the Department of City Planning of Cornell University, USA, in October 2002; Guest Lecturer at the International Course Development and Enforcement of Environmental Laws and Programmes in Urban Areas, promoted by Fundacion Natura in Quito, Ecuador in July 1998; Guest Lecturer in Environmental Law and Policy at the International Course on Environmental Law for Urban Areas promoted by the International Development Law Institute in Rome, Italy, in July 1997.

II. As a Researcher based in the UK (as from 1994) Independent Researcher (2005-2006) Member of the Research Team put together by the World Bank and the Lincoln Institute of Land Policy to produce an overview paper on the dynamics of the urban markets in Brazil, being responsible for the discussion on the legal framework governing urban land development in the country.

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Researcher at the Development Planning Unit-DPU of University College London (as from October 2002) * Member of the Research Team responsible for the project Service Provision Governance in the Peri-urban interface of Metropolitan Areas, approved by the Department for International Development-DfID (2002-2004); * member of the academic link, sponsored by the British Council, between the DPU and the University of Brasilia, Brazil, for the assessment of a research project on Environmental zoning in urban areas of the Brazilian Amazon Region (2000-2005). Research Fellow at the Institute of Commonwealth Studies-ICS of the University of London (from September 1997 to August 2001) Main research interests included urban and environmental planning, policy and legislation in developing countries, especially concerning the role of law and legalpolitical institutions in urban governance; the nature and dynamics of illegality in urban areas; legal-political mechanisms for land use and development control; local government, metropolitan management and inter-governmental relations; public-private partnerships and participatory mechanisms in urban environmental management; legal instruments for urban environmental revitalisation; legal reform, judicial review and the action of urban environmental social movements and NGOs; property rights, security of land tenure and regularisation policies; urban environmental legislation, land policy and the land market; political exclusion, socio-spatial segregation and housing rights; judicial access for the defence of human and collective rights; the protection of historical-cultural heritage; sociology of law; etc. activities included the organisation of the International Conferences Mozambique in the Commonwealth: urban environmental realities after the flooding (London, October 2000) and South to South: urban environmental policies and politics and Brazil and South Africa (London, March 1999); participation in meetings, seminars and conferences in several countries, including South Africa, Spain, Ecuador, Brazil, Kenya, US, Chile and the UK. Research Associate at the Institute of Commonwealth Studies-ICS of the University of London (from June 1994 to August 1997) Main activities included research on issues of urban and environmental planning, policy and legislation, as well as on local government and metropolitan management, in developing countries; participation in meetings, seminars and conferences in several countries, especially South Africa, India, Spain, Brazil, Mexico and the UK; responsible for the organisation of two International Conferences in the UK, Environmental Strategies for Sustainable Development in Urban Areas: Lessons from Africa and Latin America (1996) and The Challenge of Environmental Management in Metropolitan Areas (1997). Co-ordinator of the International Research Group on Law and Urban Space-IRGLUS (as from November 1995) Co-ordinator of IRGLUS-International Research Group on Law and Urban Space, which is also a Working Group of the Research Committee on Sociology of Law of the International Sociological Association, being responsible for the organisation, institutionalisation and expansion of the networks activities: partner of the United Nations Programme for Human Settlements-UN-HABITAT and a Working Group of the Research Committee on Sociology of Law of the International Sociological Association; recent activities included the organisation of the International Workshop After the City Summit: challenges and prospects for urban legal research and practice in Onati, Spain, in June 1997; the Working Group meeting in Montreal, Canada, during the 1998 World Congress of the International Sociological Association; the organisation of the

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International Workshop Facing the Paradox: reforming property rights in the age of liberalisation and privatisation in July 1999, in Johannesburg, South Africa; the organisation of the 7th International Workshop Law in Urban Governance in Cairo, Egypt, in June 2000; the Working Group meeting in Budapest, Hungary, during the 2001 World Congress of the International Sociological Association; and the organisation of the International Workshop Building the legal foundation of the democratic city in July 2002, in Porto Alegre, Brazil; co-ordinator of the IRGLUS team invited to speak on Land Regularisation Experiences at the World Bank/Cities Alliance, in Washington DC, USA, in May 2002.

III. As a Legal Consultant (as from 1993) Legal Consultant with several international governmental and non-governmental organisations on urban and environmental legal-institutional matters, especially concerning local government and metropolitan administration; urban environmental legislation, policy and management; and security of land tenure and regularisation policies; legal consultant with UN-HABITAT in the Evaluation of the Global Campaigns of Urban Governance and Secure Tenure (2004) and in the formulation of a Global Network of Organisations for the Development of Land Tools (2005); legal consultant hired by the Cities Alliance/World Bank to provide support to the Ministry of Cities, in Brazil, dealing with several matters related to the National Programme to Support Sustainable Urban Land Regularisation, especially for the revision of Brazils federal law on urban land sub-division and regularisation (2004-2007); legal consultant with the Institute of Housing Studies-IHS to provide support to Bulgarian NGOs and government in the discussion of legal aspects of urban management, housing policy, as well condominium law (2004); participation in international research project on Innovative Land Tenure Systems for the Urban Poor, co-ordinated by Geoffrey Payne & Associates and sponsored by the Department for International Development-DfID/UK (2000-2001); participation in the programme Training and Facilitation on Legalisation/Regularisation for the Municipality of Tirana, Albania, sponsored by the Institute of Housing Studies IHS (2001); legal consultant with Co-Plan to discuss urban-legal matters in the Municipality of Tirana, Albania, sponsored by the Institute of Housing Studies IHS (2003); legal consultant to UN-HABITATs Urban Planning and Management Programme in Kosovo, participating in a series of public consultations on the draft of the spatial planning law (2002); past experiences included working for the African National Congress in South Africa on matters of local and metropolitan reorganisation (1993); for the Municipality of Belo Horizonte, Brazil, on urban and environmental matters (1994/1996); and for Praxis Consultants during the elaboration of Vargem das Flores Development Plan, funded by the World Bank, in Belo Horizonte and Contagem, Brazil (1997/1998). IV. As a Programme Manager (2003) * Director of Land Affairs at the Ministry of Cities in Brasilia, Brazil, having been responsible for the formulation and all activities necessary for the initial implementation of the National Programme to Support Sustainable Land Regularisation in Urban Areas.

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RECENT PUBLICATIONS Books in English 2005 (forthcoming) South to South - Urban-Environmental Policies and Politics in Brazil and South Africa (co-editor with Stephen Berrisford), Aldershot: Ashgate; 2001 Urban Brazil: past and future, Special Issue of Geoforum Vol.32, No.4. (co-editor With Marcio Valenca), London: Elsevier; 1999 The Challenge of Environmental Management in Urban Areas (co-editor with Adrian Atkinson, Julio Davila & Michael Mattingly), Aldershot: Ashgate; 1998 Environmental Strategies for Sustainable Development in Urban Areas: Lessons from Africa and Latin America (ed), Aldershot: Ashgate; 1998 Illegal Cities - Law and Urban Change in Developing Countries (co-editor with Ann Varley), London: Zed Books; In Portuguese 2004 Urban Brazil (co-editor with Marcio Valenca), Rio de Janeiro: Mauad; 2004 The right to housing and security of tenure in the City Statute (co-editor with Betania Alfonsin), Belo Horizonte: Forum; 2003 Law and Ilegallity in the production of urban space (co-editor with Betania Alfonsin), Belo Horizonte: Del Rey; 2002 City, memory and legislation: heritage preservation from the perspective of Urban Law (co-editor with Jurema Rugani), Belo Horizonte: IAB; 2001 Urban Law and Urban Policy in Brazil (ed), Belo Horizonte: Del Rey; 2000 Law and Governance: trends in urban environmental management and the reform of the public sector (ed), Belo Horizonte: Escola de Governo da Fundacao Joao Pinheiro; In Spanish 2004 Illegal Cities Law and Urban Change in Developing Countries (co-editor with Ann Varley), Cochabamba, Bolivia: Promesha; 2003 Annals of the 9th Law and Urban Change Workshop, Caderno de Trabajo 101, Quito, Ecuador: PGU 2000 Law, Urban Space and the Environment (ed), Madrid: Dykinson/Onati International Institute for the Sociology of Law. Recent chapters in books, Articles, Book Reviews and Working Papers In English 2006 (forthcoming) Illegal Cities: Law, Property Rights and Urban Space, in Sassen, Saskia and Marcotullio, Peter (eds) Human Settlements and Sustainability, UNESCO Encyclopaedia of Life Support Systems; 2003 Illegal Housing: Law, Property Rights and Urban Space, in Harrison, Philip, Huchzermeyer, Marie & Mayekiso, Mzwanele (eds) Confronting Fragmentation: Housing and Urban Development in a Democratising Society, Landsdowne, South Africa: UCT. (2002) Providing security of tenure for the urban poor: the Brazilian experience, in DurandLasserve, Alain & Royston, Lauren (orgs) Holding their Ground Secure land tenure for the urban poor in developing countries, London: Earthscan. 2002 Combining tenure policies, urban planning and city management in Brazil, in Payne, Geoffrey (ed) Land, Rights and Innovation Improving Tenure Security for the Urban Poor, London: ITDG; 2002 Punishing environmental crimes in Brazil, in Brazil Network Website; 2000 The legal regularisation of favelas in Brazil: problems and prospects, in Third World Planning Review; 2000 Law and the production of urban illegality: urban development in Brazil in Faundez, Julio, Footer, Mary E. & Norton, Joseph J. (eds) Governance, Development and Globalization, London: Blackstone;

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2000 The legal regularisation of favelas in Brazil, in Latin American Report (UNISA, South Africa); In Portuguese 2001 Urban Law and Urban Policy in Brazil, in Fernandes, Edesio (ed) Urban Law and Urban Policy in Brazil, Belo Horizonte: Del Rey; 2000 Law in Governance, in Fernandes, Edesio (ed) Law and Governance: trends in urban environmental management and the reform of the public sector (ed), Belo Horizonte: Escola de Governo da Fundacao Joao Pinheiro; 1999 The legal regularisation of favelas in Brazil (translation) in Saule Jr., Nelson (ed) Direito a Cidade, Sao Paulo: Max Limonad/Polis; 1999 The return of the philosopher of the city: rediscovering Henri Lefebvres oeuvre, in 1 Topos; In Spanish 2005 Limits and possibilities of democratising access to urban land and housing in Brazil following the City Statute, in XXXVII Ciudad y Territorio - Estudios Territoriales, Madrid, Ministerio de Vivienda 2000 Law, Urban Space and the Environment, in Fernandes, Edesio (ed) Law, Urban Space and the Environment, Madrid: Dykinson/Onati International Institute for the Sociology of Law. 1996 "Agenda for a Sociology of Urban Law in Brazil", in 1 Enlace - Revista Peruana de Sociologia Juridica; 1995 "Law and Urban Change in Brazil", in 1/Ano LVII Revista Mexicana de Sociologia. In Italian 1999 The legal regularisation of favelas in Brazil: problems and prospects (translation), in Storia Urbana.

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Appendix 1: Project Advisory Group

Shlomo Angel University of Princeton, USA Consultant to IDB, WB, UN-Habitat Banashree Banerjee Land and Housing Policies Expert, Consultant , Visakapatnam, India Solly Benjamin Dept. of Political Science, University of Toronto Consultant, Bangalore , India Jean-Claude-Bolay Ecole Polytechnique Federale de Lausanne, Switzerland Alan Gilbert Professor, Dept. of Geography, University College London, UK. Robert Home Anglia Polytechnic University, UK Paul Jenkins School of the Built Environment Heriot-Watt, University of Edinburgh, UK Philippe Lavigne Delville Groupement de Recherche et dEchanges Technologiques, Paris, France Eduardo Lopez-Moreno Global Urban Observatory, UN-Habitat, Nairobi, Kenya Alan Mabin Professor, School of Architecture and Planning, University of the Witwatersrand, Johannesburg, South Africa Patrick McAuslan Professor, Dept of Law, Birkbeck College, London University, UK Paul Munro-Faure Head of Tenure Unit, FAO, SDAA, Rome, Italy Gustavo Riofrio Consultant, Lima, Peru Lauren Royston Land and Housing Policies Expert Consultant, Development Works, Johannesburg, South Africa Martim Smolka Lincoln Institute of Land Policy, Boston, MA, USA Camilla Toulmin Director, International Institute for Environment and Development, London, UK Andres Velez-Guerra Urban Poverty and Environment Program, IDRC, Ottawa, Canada solly.angel@verizon.net banashree_banerjee@sancharnet.in solygita@bgl.vsnl.net.in sollybenj@yahoo.co.in Jean-Claude.Bolay@epfl.ch agilbert@geog.ucl.ac.uk r.k.home@uel.ac.uk / r.home@apu.ac.uk p.jenkins@hw.ac.uk Lavigne@gret.org Eduardo.Moreno@unhabitat.org mabina@archplan.wits.ac.za P.McAuslan@law.bbk.ac.uk mcauslan@discovery.co.uk Paul.MunroFaure@fao.org gustavo@desco.org.pe g_riofrio@yahoo.com laurenr@global.co.za

msmolka@lincolninst.edu Camilla.Toulmin@iied.org cohelet@cohelet.org

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APPENDIX 2: PROJECT BUDGET

(See attached spreadsheet)

APPENDIX 3: NOTE FROM UN-HABITAT REGARDING THE RESEARCH PROPOSAL

From: Clarissa Augustinus <Clarissa.Augustinus@unhabitat.org> To: "Geoffrey Payne" <gkpayne@hotmail.com> CC: a.durand-lasserve@wanadoo.fr, Farouk Tebbal <Farouk.Tebbal@unhabitat.org> Subject: Re: Titling research project proposal Date: Tue, 17 Jan 2006 08:20:04 +0300 Dear Geoff and Alain UN-HABITAT has valued the work undertaken by you and others in the urban land field for many years. In many ways your work could be considered as foundational for the agency. We consider your new area of proposed research, namely the evaluation of land titling in urban areas to date, as extremely important as it would give us important new knowledge. This work could be critical in our understanding of options on how we can deliver on the Millennium Development Goal 7 Target 11 on security of tenure. We therefore encourage you in undertaking this research and in raising funds to undertake this work, and look forward to the findings from this work. Kind regards Clarissa Augustinus Ph.D Chief, Land and Tenure Section Shelter Branch Global Division UN-HABITAT Tel: +254-20 7624652 Fax:+254-20 7624265 Email: clarissa.augustinus@unhabitat.org Website: http://www.unhabitat.org/programmes/landtenure

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