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ItemMixed-use development and its implications to development control : the case of Kololo IV Parish, Kampala Capital City.(Makerere University, 2025)Mixed-use development (MUD) has emerged as a dominant urban transformation trend in rapidly urbanising cities, driven by land scarcity, market dynamics, and changing socioeconomic needs. In Kampala, high-value residential neighbourhoods such as Kololo IV Parish have experienced accelerated conversion from low-density single-use residential development to complex mixed-use configurations, often outpacing existing development control mechanisms. This study examined the form and evolution of mixed-use development in Kololo IV Parish and evaluated its implications for spatial development control within Kampala Capital City. Adopting a case study research design grounded in a pragmatic philosophical paradigm, the study employed a mixed-methods approach that integrated GIS-based spatial and temporal analysis, structured questionnaires, key informant interviews, field observations, and document and archival record review. Stratified spatial sampling was used to analyse 131 buildings across the parish, while analytical frameworks drawn from Hoppenbrouwer and Louw, Leinfelder and Pisman, Booth’s discretionary planning theory, and Mitnick’s regulatory compliance theory guided interpretation. The findings revealed significant spatial transformation between 2000 and 2024, with built-up land increasing from 21.81 hectares to 48.36 hectares and widespread conversion of low-density residential plots to commercial, institutional, and high-rise residential uses. Mixed-use development manifested in diverse horizontal, vertical, temporal, and sharedpremises forms across building, plot, and street scales, driven primarily by rising land values, demand for flexible live–work environments, lifestyle changes, and policy and regulatory ambiguities. However, development control was constrained by inconsistent zoning enforcement, discretionary approvals, fragmented institutional coordination, and the absence of explicit statutory definitions of mixed-use development, resulting in selective compliance and contested planning outcomes. The study concludes that while mixed-use development has enhanced urban vibrancy and land-use efficiency in Kololo IV Parish, it has simultaneously exposed structural weaknesses in Kampala’s development control system. It therefore recommends revising regulatory frameworks to explicitly accommodate mixed-use development, strengthening institutional capacity and inter-agency coordination, and adopting context-sensitive, evidencebased development control approaches to support sustainable and orderly urban transformation.
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ItemThe effect of Informal Land Markets on land Tenure Security in Rural Communities in Uganda : a case of Kammengo Subcounty, Mpigi District.(Makerere University, 2025)This study examined the effect of Informal Land Markets on Land Tenure Security in rural communities in Uganda a case of Kammengo Sub County, Mpigi District. Specific objectives were; i. to determine the nature and characteristics of informal land markets in Kammengo subcounty, Mpigi district. ii. to investigate the land tenure security in Kammengo subcounty, Mpigi district. The study adopted a case study and descriptive research designs with a sample size of 102 respondents. Data was collected using questionnaire and interview-guide and analyzed using SPSS. The correlation results indicated that there was a significant positive relationship between informal land markets and land tenure security in Kamengo Sub county The correlation results indicated that land tenure security is significantly influenced by the presence of formal documentation, community recognition, and customary norms. Possessing formal land documents strongly correlates with the freedom to transact land (r = .456, p < .01) and confidence in land rights recognition by authorities (r = .589, p < .01), suggesting that legal proof enhances both legitimacy and security. At the same time, confidence in land rights is also linked to the influence of customary norms (r = .524, p < .01) and concerns about land tenure insecurity (r = .330, p < .01), showing the continued relevance of traditional systems. Interestingly, concerns about tenure insecurity as a barrier to economic development are negatively associated with reliance on customary norms (r = –.215, p < .05) and perceived secure land access (r = –.219, p < .05), indicating that personal security can mask broader risks. It was concluded that; there was a significant positive effect of informal land markets and land tenure security. The study recommends that should prioritize the decentralization and simplification of land registration services and consider subsidizing or waiving land registration fees for first-time landowners, especially those from low-income backgrounds. Furthermore, community members themselves must take greater initiative in protecting their land rights, Civil society organizations and non-governmental organizations (NGOs) should conduct outreach programs that educate residents on the dangers of informal land transactions and guide them on how to formalize their ownership.
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ItemInfluence of GOGO Architecture in the development of Housing in Dodoma City, Tanzania.(Makerere University, 2025-10-10)This study investigated the influence of Gogo architecture in the development of housing in Dodoma city, Tanzania. The following are the specific objectives of the study that directed the researcher to the study of Gogo architecture in the development of housing in Dodoma city, Tanzania: to examine the cultural responsiveness of Gogo architecture in development of housing in Dodoma city as a model for the city, to highlight the importance of Gogo architecture by contributing new methods, solutions, and achievements for the future built environment in Dodoma city, to identify the methods of construction of traditional and modern architecture that can be combined in preparing a prototype of Gogo architecture in Dodoma city, and develop policy options for the implementation of Gogo architecture and building techniques in Dodoma city. This report involved two hundred eighteen (218) respondents, which includes Gogo tribe communities and technical professionals. Focus group discussions and an interviewer were used to obtain authentic and reliable data. Using content analysis, the researcher was able to organize, summarize, and present the information for descriptive analysis by categorizing the most important concepts or themes and the direct quote provided by the respondent according to the research questions and objectives. From the responses of the Gogo tribal communities and technical professionals, it is possible to conclude that Gogo architecture is not considered in the development of housing in Dodoma city; buildings are being built based on the trend of modern building. Respondents suggested different strategies for addressing the challenges in Dodoma city; Gogo architectural forms with modern materials and incorporating Gogo motifs into modern design were among the ideas. Gogo's archi- tectural design principles in modern architecture were also suggested. Also, operational guidelines are found to be the long-term strategies for the protection of Dodoma city's architectural heritage. The researcher recommends the need for further research in order to study Tanzania’s architectural identity in the age of globalization. Also, a study similar to this will be conducted in other Tanzanian cities where traditional architecture is not considered in the development of housing in the city. Furthermore, the first objective of this study is to create an independent study.
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ItemAssessing the impact of Systematic Land Adjudication and Certification on Women Land Rights in Iganga District.(Makerere University, 2025)Systematic Land Adjudication and Certification (SLAAC) is a government-led initiative in Uganda designed to enhance land tenure security by formalizing land rights, particularly in rural and peri-urban areas of the country. This study assessed the impact of SLAAC on women's land rights in Bulamagi Subcounty, Iganga District, focusing on the different forms of land rights held by women, how SLAAC has improved women's access to and control over land, and the challenges faced in securing women's land rights under the program. A mixed-methods approach was employed, combining a case study with a cross-sectional survey. Data was collected through household surveys (n=114), key informant interviews, focus group discussions, and a secondary data review. Descriptive statistics, chi-square tests, t-tests, and factor analysis were used for quantitative analysis, while thematic analysis was applied to qualitative data. The findings revealed that women predominantly held proprietary and user/access rights, often acquired through inheritance. However, the influence of SLAAC on women's land access and control yielded mixed results. While the program modestly enhanced documentation and awareness of rights, it had a limited effect on improving women’s land use, decision-making, and ownership autonomy. The efficacy of SLAAC was significantly associated with (p = <0.001) women's educational attainment, with those possessing primary and secondary education more likely to perceive benefits. The study identified persistent challenges impeding women's land rights with a loading factor (>0.40), including land disputes, limited financial resources, corruption, cultural barriers, and inadequate land governance. Despite the program's positive aspects, respondents noted its insufficiency in fully addressing the specific needs of single, divorced, and non-widowed women in the program. The study recommends policy and programmatic interventions to promote gender equity in SLAAC implementation, enhance legal literacy, and address sociocultural barriers. Future research should explore the long-term effects of SLAAC on women's economic empowerment and the experiences of marginalised women in regions targeted by SLAAC.
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ItemAssessing the impact of cultural practices on womens land rights.(Makerere University, 2025)Women's land rights remain largely constrained due to entrenched cultural practices that prioritise male ownership and control over land. The patriarchal structure in many Ugandan communities is reflected in customs and traditional inheritance systems that perpetuate the marginalisation of women in land transactions. The continued exclusion of women from land ownership has far-reaching implications on their economic independence, social status, and overall well-being. Without secure land rights, women lack collateral for financial support, limiting their ability to invest in agricultural productivity and entrepreneurial ventures. Additionally, their dependence on male relatives or spouses for access to land reduces their bargaining power and autonomy in household and community matters. This research investigated the impact of cultural practices on women’s land rights in Namasagali Sub-County, Kamuli District. The study was guided by the understanding that, despite the existence of legal frameworks promoting gender equality in land ownership, cultural norms and traditional systems continue to limit women’s access to, control over, and inheritance of land. A descriptive research design was employed, using both qualitative and quantitative methods. Data were gathered from 107 respondents through structured questionnaires and key informant interviews. The findings indicate that women are frequently excluded from family land inheritance due to deep-rooted cultural beliefs, are often dependent on male relatives for land-related decisions, and face significant social stigma when challenging traditional norms. The statistical analysis indicated that cultural practices have a weak and statistically insignificant effect on women’s land rights. The correlation between cultural practices and women’s land rights is positive but very low (R = 0.179), and the regression model explains only 3.2% of the variation in women’s land rights, which is not meaningful in practical terms. It was concluded that; these findings highlight the complexity of women’s access to land, suggesting that other factors such as legal frameworks, economic conditions, and institutional policies may have a more significant role in shaping women’s land ownership and rights in the community Moreover, traditional leaders were found to exert considerable influence over land rights decisions, further entrenching gender disparities. The study concludes that cultural practices remain a major barrier to the realization of women’s land rights. It recommends targeted policy measures to engage traditional leaders, strengthen legal awareness, and promote community-level sensitization. Further research is encouraged to assess the long-term impact of legal empowerment and socioeconomic support mechanisms on women’s land ownership