19861030 TZCA Dar es Salaam2

i' ~ ' '- 2 -1 • \ • . : I • • • ·• .. , ·The appellant had filed additional g:rounds of appeal with. le.e:ve~ . • •. , l," ~--·· •·t"',•,' I '! '' '•.,1\:; ·, :_ .. · · · . .s·fmiiax:~· the ~6:P()lldent had filed a. !notice c o n ~ . otne.r gro-unda •, '\ ili( ::;:·• ,_:, · .: . ::c::~::~t::~•;n:;; ;;p:~:n~'.~t::.w:::r::wna. j(i t·/;_< ,;)(\)3'. :;: 'evidpnce to b,e)i_~t~f:~/ ~hi_s Court tor su¢h .~d~;io~al· ~idt~c~-· fr9;~ ~-- ·'.- . ,: .···\!i~e~ill IW.~~;~"-it?~nior Co-opero.trve Office~---~. the Cit:,t>.':J{· ::: :;,· · ..~ Co-<>pera.tive O!!ice -e£ the- Ci-cy Coun'cil o! Dar' .ea. Sale.am.. l.:.·.:_:.·_.:·.-P'_ ...·. '.·: ·.: ·:· ·_·::·· ·___... - \. ' ·.-·:, --~ J - li ' .• \.' ;· - - . _· . . \ ! •· . : • •• a .-_. ••:' • ;-l ; • •;'. ;- ; ' ~' ," • -~' -> , • l ;· I . . .' i·' . The .follow~ _ra.c~s a.re not dispute. '_The .responda~t· ~ppllie<L'' I,. !OX'~ plot or _land to tha City Council of Dar~ Sala.a.in in.~ly •- I ·. . : . ' ' • ·.. 1978 and. h~ got:~ o!fer dated 18. 7 ~ 78. He followed up the offor · . :'. t, . ... .. _ .·:.· ._..:_\: .·. _< . i :·.. !' . ··:/ aD.ld waa duly:' itsuad. with a c&rtificato of. Occupancy No. 22549 ovar . ~~ . :. l. ·•:' . · ·-: :·: .' .. ·: - .· . . ._ ·.. -. t • • • . . '~. ~l~t 130, Hboz.t:&a.9h, for a. term of 99 Years. 'cqmmencing f~om · '"'' •' ' ' . ':,:: ; ' ,I ' ' I :- ,,, ' :' ; , , :,}; ::(,•-::. · : ./·.1~7• ;97e.

:-~--~~a:~; duly registel·odi on 2nd Decemb:er, 1978. . T~e f, :'. :,'__.',; ~ ~- Ce.rtificate of ~itl~ contained w i,ts schedul_o /·:.~ogistert;1 eµ~:oy. ( ... ? ·-,-~:::~ plan showing_ tho. bo\Ul~.ries of Plot 130. The ~.CSJ)Ondent 9btained g{., i• , •' I ' ,., a ·build~ permit from the City Council of Do.r as Selru,m. ! However ,.. ,., -~- . i:,., '/' .. I ' l : ' before the respondent could build the ~.ppellant ont~red t~e said· ' ' ' ' I plot clc1.in.i.~ .. Q.~'!110rGhip a.ncl commenced to build thereon uespito ·· -Ofjections. fro,m the respondent. The respondent obtained a. temporary I , I I court injuncUon .~d eventually th~ appellant cea.sed erection. \· ' ff part of tba, ap_pellant I s buildj_ng' stands on about 79 sq. metros .•'. ·,; I ~ Plot 1-~o. :,~1:.,it .. , r, .'· ·, The o.ppeliant hacl purcha.sod 1a :piece of land for Sh.s. 11,000/= , I ,·!rom one Vic\:nt Pa'.trick on or aboJt 1.4. 78 in. Mbezi Bea.ch. Tha.t ' ' ' ; ' ' ' . p·ioce of lond. warJ .unaurveyed and tnee;odly> inc~ud~d. the ~and forming "plot 130. The appellant•s title to the land qonsisted only of tho ....... /3 .. (;-'. ', t!1•.·,' ' ,·:-.' t, ... · . ' ., l; t: ,, ·r . ,,, ; i .'-·11,, I ~ ,:_ ' .·1 ', . '•,,, . . 3 . -1 . ' . .· \ . : .:,.,.11,· :.·· atrick n.n:L n9:l;,hing els~, \ ' ·1, wa~d,~•+ " ,informal agroeme,nt·'to! pµrcha.so from The· ..~-- . ... ·,~ ,:.._ . '\ b ' said sale by the

C.C.M] Branch~;,.~ at Ka~•• The ' I ~ , · ,, a.ppell,mt _wa.s bu~ld.~ tho founda,tiotof his. ho~.e: when the /suit . ' ~ ::;,iC· ~- r,;','' '. ··. . against h~rn wo.c)'i~oq in the High Co t, but now.:the:,houso is !N\:, .,::·: . , . .. ;.··· .. , I I · ,.. .-' 1· I · , .. ,:··: ' selll.l-finished. He disputed that the, land he had purchased wa.s within ~Ii:•·i.:._' ~ii; 1 .. ' ~~., ·., ' . tho boundaries:~~- ju)isdiction of tht City Counc{:1 :of Da.r o~. Sa,~aam• fF·:: ,, ,·. :-_ ·' ·' The o.ddit.io~a.l !witness Kilulwoi ha,s 1Jto.tod·tha,t Mboz~i Vill~ge ~r.:':;: ' . I . . ' ' I r:f; -wa.s in the Graen bdt urc~,., and a.).th6ugh witl1in tho 'jurisdiction of I ' I . . f; ', i : l, . ;•:: I f;, /,. ·, ,, the City Council ?f Da.r -~s 8r:!.Mm, wt.s a. rura.l ~,s opposed to a.n urban r> i area., and that tl)_o Vill:::i{;-,:s r,.::.:l U;ja.mp.a. Villogos Act of 1975:, . ... I :{) ! >. ' t' f . t ,·' ' '-· No. . 21 of 1975, was ' ~osi.:;n,:-:l . .' -:;o regfotc.,r ; GUch rural villag<::·s. ; Ho was of tfw decided view tho.t JVfL:mi B~a.ch was within the J'mhadiction . . I : I'\ ·, ,· ,;:, .. . .of the City Co~"lcil · of lla.r es Sa.lr.a.in'. and formed part. of Mbezi Vill~e .• CL, ~/-• .-~·- ·_; .. ··•· . r I . . : which wa.a reGistered aa a villo.gc ··X'f1er the 1975 Tfillae-es and Ujamaa I::: :;\ . ,, ... ;.. '! ~.. ··.. Villages Act on . .25.2.1976 o.nd wo.s dcorporated I on 1.12.76. The tria.], ;judge found tha.t th~ Mbezi Beach area on which the ,, . .·., '~~ :- . ' -~~ disputod . Plot No. . I declru:ed to be a. l)lannin6 a.1:00. . 130 ii; aitua,tod was I by the Ministur of Lands under the Jirovisions of section 13 of th~ -~..../ ! '< .. Town and Country Planning Ordinance ;Cap.

378. Ho referred to G.N.171 of ~: I ' I , 1966 which declared,iMbezi, among otJo:r areas, to be a planning a.rea., I ,,.. .r '·•-~' .·_ . .. : • • • I, I r~l and he held tho\ a. ;u:1:vey plBJ1 of the said area wn.s ma.do by the Q). I -·: ··" Ministry of Lands. I think ?rof. 1''imbo who appeared for -the . • . ,, ..-......... .. . • I , . ... 1 . ' t. Hi. , appellant before' uo :was at te:1ir0tir.ie to question the loco.ti on of ·\ ;r1 I' ( '., t·: ' :; . ; ·-.;•_!- Plot 130. "./·..-.•>·t::.. ' 1 ·. On a/review of tt,,., ovide1hce I am satisfied that Mbezi j ·. ·.' ·. i' · . . . · ' !_:.,/ Ci~y ·.:::;.: :±-~d:::.·~: h·::~J·::i:; ~~}{r:::l::.··:i. { l, ... 1 · -:,;;; e Beach is with~{the jjwisdict:on of! the Cquncil of'Da.I'. es Salaam ·, f:f ·, :•: , ;)}~~/ ,; ; , ... ,;;~::\~ ff I·i- \ t~~· ·'·" +.W },., -~-~(·~~ ):;'(; th.is wa.s the land in dispute betw,1e11 the pa.rt ies. .,,·,ti ~\.' ·:·f'.: )'. •••.•• /4 • ()]'; ~~; . .fl; F· I:~\· J?' :::: \•.·, :i·\~·f·.s '·t{~ • '.rr:~,, ' ... • .,.,· L. &-· '•.. \1f •'."·. r: .,r i: C t p.c.·· '')-:-':..e,....!'.•···.:..7 ; ! ' · ~ ~ .. ~- •.. ·. ....,•,·1 ~;~f1•tii~.'..,,:,4~:...i.:,. • 1·:., r ..1 •. ·., .. '111• 'i i 4 I I I -Tho trial judge: D,:i,:•?00.ret.l. to ho.vb held tho.t _()1100 an a.roa l I bD.s been declared to l:>o a, ..-la.n.n.ing s,.rin.• customary law conce;t'ning la.nd • :;_,-.:: l hoidj))g coasos to appl!y ,md 6.

c>erson Who has a r{ght-of, occupancy . i over a. pi.ece of land ~y virtue ::if na.t~ve law and. custom . . lose~i that. ri6ht to a, party who obto.ins a. ri::;ht occupancy under sectiion 6 :,, : i 1 I I : of t_he Lc:irul 0-rd.inanco Cap. 113 over 3a.me piec~. of laJ1d. ' f Tho ;judgo W;:!,S of the viow thot Guch a grc:int of D, right of occupancy i 1 in a plaru1i.,t; ~..::oa l,,!{)Uld oxti.n'.;'uioh a:prcvious holder's right ; .. i ba.::wd on na.tive law and custom. Tho trial judge ba.sed .his c~uclusion ! ' on a 1>,ropo:;it.i..0;1 put forwa.rd. by mJ.D Professor James in his book t: i! "La.nd.~Te:ouro 4.nd ·Policy in Ta.nzania . , Following Professor Ja.me's 11 I . view tlw trial ju~o held that land in urban a.ron,s cannot be.' a.cquired \ o ~ than by direct grru1t unclor section 6 of Cap.

113. He hold tho.t I, I . i . . i o.tce an a.rea is givon .urban sta.tus by lbeinc declared c.. plannine- i I :f .. ~ ttustoma.ry la,w ce.:sos to a.pr>ly. to land ·in' tmcl-i':· ·an. 6.i::ea ai;d . ,:·,· ···f. ~ th,e right of a holdor of a ~ight of o cupo,n'cy- · by ivfrtue o{ rw.t'ive . ~ . 1 ' '' ' ' l~~ aii'd custom is 0xtin~11inlto;:, and thd holder ·becomds n mere squatter • . I.' ~ptiog t.he oP.i,iion of ?fofesso~ ~oppsition put fo;r,-ward 'by Profc:Jsor ;~J'r•,[m~~ Prof. Firubo. submitted th::i.t th,? tria.l judge had erred in Ila ~ta::~yiat,,;h; .was merel! an, ,,,·,., ., : oxµ.t·asa:i,on of OPU4ion, .iiJ1cl hew no legal ba.sis. Mr. 1-'~bo_.po~ted \ ./ . t> · ou.t-tha,t ·-in .tho Land Ortlina.ncc_ Cn,p.-11~-' thc1;e_:µ.re(;t:w<;> types,o(_r,~hts, I I of -0ccµpanoy. · fa ::met :\.on 2 .ot C,ap_. .11 t .- . . . "ri£:;htpf o.~9upancy 11, µieei.i:is, a .title t.o th~_•l,16~. and, ,: r . i . ;t . . ·(, oci::upation o~ land and inclu as the titlo'.:o{ native:.: -.. - ... :. .. \! .· or of. a::n~.t'iw· cormm.u)ity .la.w .ully ,US~:;9.J;'.;,9,9,cµp;x-..~.,. ,,.,,i~:,:,,,;,,,,.,,. ' ... :;~' -: ·: !ti:,, .. ~· . ,'I :.l • land in' a~cordance wHh nati e la.w and qu~t9m'1• • , : · >•:- ·: ). ' ':'. I ' .,·, I·, : '1., 'i ,. I I .·,.. : -. 5 - \ One right of occ,upancy is c.1~0at1d by a direct grant of public la.ncl'_by the President .in ter:1:1 ,)f ::ecJion 6 of Cap. 113, the

other .. I' one .,is tha.t of a, person holdin,:: lr . id in a.cco.rdanco with na.tive la.w •.· I and custom. Prof. li'imbo su1:w:ittc,d thcit. since the right of occupancy . I by virtue of na.tivo law and cu...:tom ovdr tho disputed land aubsistod prior to the grercS of a ri(!ht of occut1cy to the reaPondent ·and as tbor.,e wao no evidence ~duced that _ouT1 pr:i.or right had bocm :rt>Vt:iked · o~ a~uired ~dar the ~and Acquisitio1~ Act No. 47 of 1967., tl~o grant oi a diht oi oc~upa.ncy• of thG plot tdI tlie rcapondent I .in terTQB of .. . . .. , .. , ,!>ect.:i:on 6 of the L?n<l 0r,.'.i!1cince Cap. 1j13 W8.S .indf~c-tual sinco the !' i President had no ca,1is.c~ ty o. l':'ight to lcontra.ct or grant such lland. to i another person. ~~ C.A. 89/71 (1971) H,C,1·. , , 413 r -·----------·· -·- Ha.fee v. r1ulb1J.cla.w in ..support. I I ,,;. Nr. f-lka.t te who appeared for the respondent. W?l:l~d set>m ~o conten, 1 ,.· t_h;~t the trial judge did not '..t'~--1 tl ·\ti the right of ~ holder :or a right W:_:· of occupa.ncy by ~irtue: (,i' native h1.;1 o.\1d ~ustom is· extin[.Juis~ed solely \> ,_ ... ' I . ~:.: '·.· I :_;~- .·. . bec,i.use an a.ren. ha.s · been ch.,cb.rod a planning aroa. He pref erred to \f~~-,:· I I ,, support thG> i;r·:..~1-·.· judGO I s decision on bther grounds. He howe~or /~f· seemed to sto.t,:- that. a: right of occupm1cy granted in t0rms of section I '.i,.(_J•

·-.~ ,. i ",:" ~ . ;:;•.·. . 6 of tho Land Ordinance Cap. 113 confei~s D, superior and overriding titlR. ~, ! I In rey view the laM in Ta.nz,mia. oti Land an_d 1¥,td Tenure !is . I , . ~ti• :·•. dfiveloping ond cGrto.in a.rea.s a.re\ unclon.r. . • . ·. . I . and would ha.ve to a.w~it ~h~ necessa;ry lc:!;icle Lion. At 8.:~-iy ra.to I ;irn not propa.red, on ~~e r~.ther 'incon'61uJiv0 on:. tenuous a.rguments''iJ:d.taficed ir( t'his .. :·· ,_,. ,. .. ' ' . appe,al, to hold t ha.t ttw r i[;'ht .,. a ho ci.cr of a right of occupancy by v_i.rtue of native la.w aml cuGto11 :is ,xt:ine-uishecl and he thereby • I becomoo r.1. 11 squo.tter" on an r:i.rcrn. being eclarcd a planning n.rea. • . . •. . •. /6 • .:,i ,:I ,.: - G- I i j Prof. 1',im.bo submittod that in the Hifh Court~ the suit had ·. '' proce--0dl!<l on tho bn.si::i tl1.::t r:1.0·~ 130 ,/1.:; in rm urban D,roa. Mr 1 Kilulwno ! i has testific·d 'tba.t Plo:t 130 ~::i.s situatlc?~ in the GreO!l belt, that is, a I , I rura:l a.rea.. Prof. Fimbo contended thaJt t. bis piece of evidence by :[ilulumo ho.s °'..:•rought in a new element in the c~so, and cannot be accepted or nnturtained. If I understood Prof.II Fimbo correctly he was submittin& I that if plot 130 wa8 ih an urban area, jthen the provisions of the Town . .. I a.od Countr,- Planning Ordinance Cap.' 3718 would a.pply and tlmt in the ~-ircum.etDncff'l,Aot 21 of 197'5, thc1

Vil.h1gen amt UjOJitaa, Villa(5es A.ct 21 of 1975 would not be ['l.pplicablo. rof. Fi.Jubo contended tha.t there was on inC-OJ?,Sistoncy a,nd in,.iccr] a. conJlict betwaen the provisions of Sechon 35 of CD.p. 378 and Direction 5 of G.N. 168/75 (Diroctions , •. ~~ undor tho pro visions of SecSi on 13 (4) of Act 21 of . 1975) , } 1( ~ ~PrO'r. Firnbo wa.s of the view tlr:·t no reference should be made to the :tprojisiono of Act 21 of 19,75 or to thJ dir2ctiuns ma.de thereunder . I ::~in )ecidin~ this appecJ.l a.s .\ct 2·1 or 1975 .ms not a.t all applica.blo

I

I I I 1 i I ta''.'tho m£l.ttr.r in dispU:te. .1 .i ' In reply H~. Mkatte ha.s submittt tlla.t the suit wa,s filod in i ,t~spect of a. rogi.uterod piece of land I in Dn.r 01:1 :3::i.lo.,JJn ::i.wl tl10 I I I I . i sui't had to be ·tried in the Higb Gour·~. 'rho:t had nothing to I do I I ~ith whether the plot wa.s in o.n urban ior. rura.l a.roa, a.s rura.l plots w:e. .al.so registrable. : 1 I am not impressed by l' ::of. Fimbo I s submission on this point. ! I see no conflict betvi,eon 3c:1ction 35 91' Ca.p •. 578 and Dir<::•ction 5 ' of G,N, 168 of 1975.: Section 35 of Cal}. i 378 ,!1eals :with the •Med of. ,'•,•.,·.·••'• .I I obtaininG -0onsent before tlcvclopiJ1G ai-~y land within a plu.nning area., , I •.... /7 ' ; I - 7 - II i ~herea.s Direct ion 5 of G .i:~. 168 of 1975: con ta.ins p:covisions rdr the I obtainin{; o~ a.o_provaJ. for tho dis_po:~;3J. ~f la.nd otc. f'.rom t h.e .ll;illa.ge i I I As I see :1:it, if e. Oouncil in .?Jcspect of la.ntl of a .eegi:;ter- eel villD~e. :· I 1 I f 1I r~ist~roo v;ills,ce is within n 1,lanning; area, then c-0nsent o· :th,Q.. City ,Council to develop land ha.::i to be i:ibtained \ • 'l'ha.t in no wa,r I , .. '. ioterfe.rcs .1th the noed to obtcd.n the pHwr necessary approv~ls from 1 I I I r: do not soc 11h,y the provisions of Act 21 of 1975, 1 th~ V-illage Council. 0 II ' • • • • ••• <it ~dir•otiona ma'1e therountlor, ;1' rrevaut, .ahould

not be looked at, J{ofercnco \N:.,s mode l~r both rrof. fimbo and Hr. Nkatte to: section • i ,3- ~f t.ho Lw1d E·,-~.:.:;tra;U.on Ordinance C?•P• I 334. Soction 33 r'il.:!.d.s in pn.rtf j ! "33 ( 1) The owner of Dny estai.Lfi r-ihci.11, except in tho ca.so of fra:utl, hold {; he r;amo free frorn all osta.tes a.ntl interest~ .wlla.tsoevorf othor than (a.) not a,µplicn.ble \ _ . f (b) The inte:.rc.:,:::t of r.ny ~ody in possession of tho ,:,,_, "·f. land whoue ijjtercst 1s not registrable under 1 thG provi::i:i.onr; gf th1 s Ordinance ~'. >.' ... ••••.•••o•o•~o•t•• " if''· ·., It is common ground thD.t tho 1:espdndent I s certificate of occupancy wo.s registered, J:Ir .. Mkc>tt.~ so contended tha.t this waa i ,i a._.!'irat registration, ,-iithout fro.utl. • Mko,tte Gubr,1ittod that ..'·r.:~ ,. 'V)'-1 seotion 33 (1) (b) dooo not hel,p tho a.pJtllant. Ho a.lleged tha.t there was evidence .fron which it could be irJ'jrl"(>u tha.t the appellant's osta.to in the disputed lmi_d ;_.,a.s ree-istro.ble :in terms of Cap.

334. The evidence, accordill.G to Mr. Mka.ttc, cons'stou :in ttw vci.lue of the I building, over Shs. 500,000/=, being pu1 up by the. :·P_p.~ll~t~. -~J1d. :in ..,.,... ,.. · the 'viev, exprea'so'd.}hY:'.'th~'. appellant tha.t\ he "wanted to own the pla.ce · 1 for a.a lon:; as I wantod ••.• , •• " I-1r 4 I:lk:a.lttc submitted thz.t it "{ould follow . ; I I, I, •I ....... ./8. - 0 - that the a.ppellant was puttinc; u1·i a +rmanent and substantial build.inc : and wa.s cont1..·mpla.tinn-' -<o occuix1.tion .. for ~ term in excess of 5 yea.rs and the I 1in,d wa.s thuf:l regiatrable. On th.' ot:hcr hand Prof. Fimbo submitted ~hat soction 53 (1) (b) refers to "~terest" in the land being ro,~is-tro.ble. He '.~ontcnd~tl tho.t the a.ppollant I s intcreat in tho I lo.nd which d(;•riv-ed from native ln.w a.i}d custom, wa.s nowhere sta:ted to ' bs regi.st.t'able under 'the provisions Jr Ca.p.

334. In a.ny event rrof. · ..Filllbo denied that this wa.s a first rtgistra.tion, i I ., ,•,: I I am of opinion tlmt this wa.s fiot a first registration. I wn also of the· view that the' inforoot of tho! a.ppellEJnt wa.s not compuloorily i ', rogistra.b~e, and by virtut) of sectioh 33 (1) (b) of Cap. 3}4 'tho . ' I : .right of the respond~nt vis-a.-vis t).e appellant is not ID<lefea.sible . . : i ~ ai1d unimpea.cr.able in the circw11st.£inc;ea. I nr. Mka.tte :referred to th1: a.dcliitiona.l evidence adduced and to I • i his further grournls for ::i.ffirmin,; tt·10 Court 1 n clc.>c:iaion. He .submittod •., t:t~t the G£r.lc or ;pur.pori·cd scr,fr )f .Jhc land by Pa.trick to the I .. .. , ap'i;ellant wa.s ~roid ;nd 'in0ffrctive and the. a.ppellant hod not -~.. I ·· a.9qui.red a~v into.rest in or title t9 the land. The land is in ~-· Nb.ezi Beach c::,.~ Mbezi Beach formed !' art of Mbezi vill~e w(1ich was ,'. a reGistorod villag~ under the Villc(~QJ end U;io.mo.a Villn{.~es Act , No, 21 of 197~, lly G,II, llo, 168 of I;975 Direct ions were ,aade under A.ct 21 of 1975'. Direction 5 (6) re~s~ f' "Exqept w~.th t.hr'., app.i.ova.1/ of the villae,e 001.mcil no ~ p0rson · slW,11 - : • . (a) tra!:wfc.r ~c :JJW olf✓c.t· poroon hfo right to 1. the u.c;c of Lr:J)d in /a villa.go; or. I,. (b) rl :i.Rr>n:Je O .· I whether by sa1e or 11::.1, houi:10, ,,, .. ot\lerwfoo. ! •... •.• /9 •· • ··.,t

-9-, .Mr,' IIJs.tta .submitted thD,t i.ner-:.1 wa::i rto a.pprova.l obtained from the I . ~·:·Villa,i;o Council for the:• co.le· oj: tran:-i,ffe1· of tho land to the ... ap;;llant. The transfer wa.s tl10r.:•foi-o void and no inte.reat oould ! ! ba-...e _pa.ssod from Pn.t.rick to the Appellant. !I i It is not disputed that the land. was held under a. right of ! occupancy, assuming that Pa.trick ·,,a.s: tho rightful person in, possession, . I . • under na.tive law and, custom. Although Pa.trick ha.cl not indicated the ! 'lX~ent oi' tho land he b.clrl. .pu.rpol'ted ,to sell to tho appollpnt, i ' I will a.ssurnc, f.or tho pu.rpose of this oppea.l, tha.t the lan'd included i' ; the a.z:ea of Plo~ 13.0 t or at any ratoi the portion of 79 r-;q. metros on : PJit 1)0 oh which a pa.rt of tho app•~lant 1 o unfiniohod bui~dJ.1l(< aionda, ,.'. I •- 1 · It iS conunon ground that the l'.resi<lont can issue a l'ight of .. i ·I _ciocupancy in terms of section 6 o.: Ca.p. 113 to a person. However I i the disposition of .a right of occupn;ncy i:.; subject to the Land I nci~ulo.tions ma.do under Cap. 1 ·1 j. Hetulation 3 of the Lond Hogulations . .. I I · 1~48 (in Cap. 113 Supplement 64) relds; "a disposition of a r:i.[:-ht. of occupancy shall not be operativ_e unless it fa in writing o.nd unless 'I and until ,it i::i approved 1:jy the President". I''I, :i There ie a lm,g line of judicial delsions

which established that a .! . I ,:' disposition c :': . .1. rig~t of ·occupancy lwithout the necesso.ry approval ' ~1;_. r:.:;:· . 1f· . or cor.Dent ~,,_;~p inopera.tivo. unenforLa.ble nnd void, 000 for inotw1co P!i.tel v. Lo.wrenson & another (1957)jE,A. 249 AJ.~X8J·.···,1r Po.ters?E...JL~~ v. Kair i (1956) 23 J~.A.C.A, 106 I . ' '". ·,Eo,zal ,ii;,a.ssa.m ·v~·- A~Jh_.19.:.S~~ ( 1960) lE,J\. 1042 .... , •••..• ·. /10. I ::/·,, ~►-': .. •. , .,_.,,. ~'. I I j'' I i~·; Regulation 3 of 1948 would [i.pply to tights o.l" occupancy issued and [';: rr ,.-/.l granted unclor the provisions . of Ca.p. 113. : }., .,, . It t1,i1pea.rs that following the same principle rights to land held i ' ~t ! i~ . ill a J;agisww villa.go con only bt' t i·ansf,er.t:od with the approvol of I ,!I t t~ Village Council. Aml. Hr. Mkatto fttbrnHtod tho.t the sale by Po.trick '. ~. . (" V I ) .,:~ to. 'the appellant, for 1aok 0f a.pproval, : wa:a void encl of no effect. ,·:· .. I -: J ' {r· Tlle appellant ba.d notacq1d.1.·cn!. Dey .riGht oi: title to any land. '£hero ,. I we.a thus no right· to be extir:, - . i.Ghed.,l ~i ,, i Prof. Fimbo submittod that ~~w '.Dj.J.:ei::.tl.ons isaue<l undor G.N. 160 L- I (t !; ~ 1975 should lJ_e rea.d m their cont-e~t. He stated that the r~ . • .· . i' ,.l 'eub-di:rections of Dir~ction 5 should. be read together~ 1 I will, for ti ,~ . ! i' ·:.\I) I t eoiwenience, -~et out

Direction 5 in i~ull: ~\ . ·?. i I 1 .~ 11 5-( 1) Land for thtc• use 10! o. village sho.11 cor!1prise such ,1 ;:1 areo.s of land a.s Iimoy be resorved for the purpose a.nd a.llocatcd to ;tho viJ.ln(!e by the Distl·ict ~t tl ~ovelopment Coun1il. j 1~ (2) . Subject to, a.va.ilabihty . ,f ara.ble lornl,. the f ( village council ~hc:.11 a.llot o. piece of farmland ![ to every kn.yo. in Itho villci{je a.ccorclms to need ;, I ru1d ability to devdop it. 'rhe vill.:ic;e council i she.11 ha.vc power Ito determine the structural : pe.tt2rn of fa.rmsiin the vill~e o.nd the'use r •:..,(: thcrcc~. I . !. .. ~ (3) Subj,.:,ct to ru1 nvhilahility of land evoi.-y kn.ya. oha.11 an I . ( be ent itl<Jcl. to a.llotment o.t 1 on.st ono aero of 10.ntl I ,~. :.~ for the lJu.rpofio pf building thereon dwelling houses aml for othc.r domestic purposes,- . I . (4) Every piece of 1knd allotted to a. ka.ya for its use sha.ll be subb ect the overall control of to the village counbil, (5) J rw vi.lln:;,? coln~il ol·u~ll mak0 pr.oviaion for 11 l.'C!UervP. lo.nd fr.::-1 future cxpDnaion of the village, (6) ~Jecept with the j[a.pprovo.l ·of the village council ho p0rson shn.11 •• . . ,. ,. . . · (a.) transf er to any other person /his right ·to 1 i;J. ; the use : of land. in a. villv6e~ or (b) dispotje of hio house I whet hor hy snle or otherv/ise. i I :

•••o••/11~ ~· r!•· ' ,j ·,··1,,· ~~·-!;~~~~C•,l.;~~'111,"/j,,,::,;,.-.,,. · . .,·1■•~•-~, ·;i:l,'.i;I.,,' • .... ~q@~¼•½ l"~: .• :-::.:::::::::::-.:.:-:•.::::::r•-•••,,•,~-.;,:,,•;;-r•~•-••••• ·-•• .,, :'J I . (; i', -I .-=..._c - ':{J__ ,· ,__,~ ,-,. ~ ~:,:i,,\ •.: \, 11 !t ~r (7) In the excrcioo o1 its ~ r s relating to planning ~•.-1 ' and co-ordinci.t ion! of the a.ctivities of residents of the villa,::;c• nnga,sed in aericultura.l n.ctiv;i.ties '.:i:- the Vil!.c:gc C\,,.m,.,_U sho.11 ensure th,-:,t every pieco .., r..;. 1•:' of land allot bd to a. kaya. for its use shall a.t all timus be rnC'.i.ntn.inod EU! o.n econol!lic unit and no ,,, fragmonta.tion or othor \lfH:1 of similar kihd shall 1 be permitted. : ·" Pro!. Fir.~h0 0-0ntencl0<l. .Wlll-t tl·iero wa:J no ovid.ouce to indicate that .. ,Pa.t.J:!iek had Dbto.inGd hia piece of 1.an~! from tho Villaee Council, ' I ~' Pl.'O!. FirJbo a.sGortod th,'3.t Dit·f1cti0,11 5', i·ea<l ,w a whole I would h)1I· :·--· give the Villugo Council control only- over land it ha.u allocDted to tho I f'';: ~a, OJ: • • ~ v.iJ,.J.aga.ra., Ho ca.llotl attG.ntibn especia.11.Y to 5 ( 1) and 5 ( 4)

I I I I, in support of this contention. Ile su,b1;iitted tho.t if a villager ~ !:ll · ',O' I I beJ.d land in a. registerud vil 1 r1{!e which wn.D not allocated to him by I the Vill.age Council, then such 'il1a,G1er or his lDnd is not subject to i the. _control of the Village Council. ·lndo0d such lnnd would not be . I •.· I •);. sUbject to a.ny control wha.tever. 'I'llEii, p1·ovisioM of Direction 5 (6) f:t:J..: ,. , ' ) ' -··f . th~refore would not a,pply in this cn.se to the sale by Patricl~ to the .. ':··~ ,,, -.,, appellant. •. In dea.lin~• with this point I ha!vo I t,o considor tho ba.sie a.nd root • I a'ow:co .fror,1 which a.11 titlo to land jh1 'l1,mzaJ1ia io derived. l refvr . • ·, I .to ~ections 3 an,l 4 of the Land OrdJnnce Cap.

113. Section 3 (1) rea.d:i: . _,~·-:: • . . I ::•/·1 I ~; . I C ,:i, -~ t 11 The whole of the lands of ITanu;anyika, whether occupied 'f/,c1- :f.,. '• or unoccupied on the date of the commencement of thia ~r Ordine.nc·e a.re hereby clecla1ed to be public lands: •• , ••• 11 :li 1 'Ji; Ji,1 Section 4 of Oo.p. ·, 13 tlecla.rf.!d a.11 public la.nds to be under the · control and subject t.o the <.!.hpositiqri. of' the President and that no ·:-····'title to tho oc·dupa.t:i!on -· i . ' c:1rl ut of s1.1,ch landw Hlwill•"be valid· without. .,>~. • . .. t'he consent of the President , ••••••• /1?. i: ':,J ~ - ' 1 ' : ' t . , ' : ' - P i ,;, .. JJ' . ' ' .. 12 ;,,;: :~: 1: ha.ve a.lt·ea.dy dealt r I ' with thG c:01\trol of dL1position of land ' • I r: !~ tJ.ld urlder a certificate of title i::;roJ1l~d uy the Prosi;ient. In 1Tlf • I v~w, in a. registered villo.eo, o.11 the!I land within ,it would. be simil.arly 1 i\·.,, ,;:. !:' I under the control· of tho Vill,l''.O Counbil and 1 do not .rea.d Direction 5 :\ ' . ! as only dealing with land a.cbc,:~ly .all.6cated to village.ts by the Village . I, . .,. Council, l think Direction 5 (6) rncaniJ oxn.ctly wha.t it sa.ys, tha,t without thQ approval of the Villc:igo Cow1C:i.l, no rwtAoll oha.11 tronafor his la.nclo I ! .I cannot enviscige tha.t · certain landi:i ap t.:.ru:te,iu villagei:s living in a. .I:-G&isterod 'lol'.il).age woulcl be

exeu1pt ' fl.--pm its jw:·isdiction and control, }' That_ 'would croa.te an absurd situation.: .i:f there woro exer.9ti:Ons, it .'/ 1 I \IUJ.S -0asy to ho.ve sa.ict f:o in th,:: clil·oct:ions. 1 1 ·-~' ., ..,~ 'Prof~ Fimb uJ.so subm:i.,tted th.:~.t ho approval of the Vill'a&e Council ~v;' 'j, 'tl,EJ,S . o;t}ained !or tho grant of the land; in dispute to the respondent. ! Trua, ·l. • · .:, I ! ,i . bt1t .r.'.think the directions in G.H. 1618/75 o.re only concerned with the (i.-· i . ♦ ! i ' l; r~at.ionabip between tlrn Villci.~;-e Co1u1c1il UJ'l(l i.tu lw.yo. und villogoro, nnd ,,., . .. do not_, concoli'l the sup12rior landlord, inn .outnide autt!ority in the person . •...- : " . II of th\3_ President. · However, ~ll. ··uld tho! re apon·.io1yt wish to trnnsfer or 1 d;is~t of his land,, I: would th..:.;1k he lhas to obta.in two sots o.C approval, 'l'F 1r- 1 '.'f;,,.. o.ppr6_ra1 from the' Villa.ge Council and I a.pprova:1:- in terms of Lanci .. . 1{' Regu]..i.~ ion 3. i (<wj·:•.: ::~~,i . .. ·" I I /i! t ~_: 1 a.m of the view that the sa.11? l)y Pe.tl'iCk to tho. appellant of th·_• ...J :Land' in Mbezi 'was void and· inoffectuo.li a.s it took place without the I li!l.; 'M . " ., I . - - . . o.pp.r°':al of the Village Council.. 'l'ho Jo.ppolla.nt ha.fnot acquired any H ~;l1 '. righ~ or title in the hind which coulc\ defea.t _tho title in the

land I ./ ~ti. ~r,,,J J,' '-ll' ~.~ \ a.6qJ3.t'ed ,... ·. . ~ by tho ::-0spo1~clent . by vir.tue df I ' . , ' the. certifica.te of ocoupancy . I I ' .... · ~ . I . . . ,.ti !~1;, i!J::,iJ."--:,;l to him. Tl11;1l'e iWEl,s no e:.dingui1hing of th~,,,appello.nt •~. ~tGrio,r .. n1 • t• . -~f I titlo'·-to the land; he novor ha.d acauJ1~1,d ,, ' a title to or intorost G, in the land in dispute. Indeed tho a1f:v<Uant 1;iay well think it i1 ~I ~--· ~- ~ '.,;·• . •.••... /13 . ';;I •.... n;'l •.;_"- . ~1!· ~· M! ~) f~l .,. ~: ,. ~ ~t::5·.11•~·;,\f~~~·.•..;,-_·.: ..... . .:.~::~·:. :.~•-'.\: '.'· . r.. ~:--~-l"'!,v~~--"'1~:,;~•~,~~!"<"·• .'••--... .,,:!. { .· ;'I ,,_,'.,., .. ..,::1.i 13 ~~visable to take steps to .r.cru,lariso lhis occupa.tion of the lsnd . he•,. had ol.le13od.ly purcho.aeu from l'a,tl'iql< • ' ., I will now deal with the· da.n1Dce9I u.wr:JJ:dec.l to the respondent. J The ·t,rj,a.J. judge ha.d refuncc:. to the d1ffonmcc in the estima.ted '.... cost of the constructj.on of the propo,sed building by the respondent i £or the porioda 1978/79 nrnl 1')f"IJ. 'l'lld tl ifferenoe 8.t11ourrted to I r. S}w. 287 ,200/=. The doln.y :i.n bu:Utlin~ W!.'B duo to tho a.et of tho ·,,'·' i,_. ,. appellant,, Tb.a t~iaJ.. judge a.cccpt"•<l the r igu.re a.s r..easoruib1'J 1 '· .'/ Prof. Pimbo submitted tlw.t tlwrb wa.s no <?Videnco that the reapond.ent ha.d. ta.ken .J?Onoession of tlw vJ.ot

~:J,<.l 1_· '· purchased or wn.s p1:0pa.red to . '• Q:, ll\~o building r!l£1.terfals the.,.., n f..Q.r _o.r;;,ction purposes, Theire wa.s only evid.enco a.clc.uced concerning the ~ost c.if construction in the two periods, th 0 rc WcJ,s no evit1once thn:L \he rcsj>onclent wc1.s actua!lly ready !f will~ Ellld D,ble. to build in 197f:l/l9-: A.n approved buillling plan by · i(self does not neceor-rn.rily mean tha.t: t..lic t"o:,pondont was rofl,dy to 0 .• i p.roceed 1 •' i I think th<1,t thE-rc :i.o i1erit in !Prof. 1".inbo's submission: 'l'hero ' . ! I should ha.ve boon eviu.cnce th2.t the rqspond 1mt wa.s ready willing and able ~to proceed to build, but wo.s j_)l.'C::Vent a from doing so in 1978/79 by the fl,'. 1 ·~ appellant I s a.ction. I think a. nornin1,1 sum should ha.ve beon given for I ti damw;es in the circuni.'3tnnccw, M I o.m not sa.tisfied ·tha.t a sufficie1,t founda.tion ha.cl boon la.id. for tho auoJnt claimed. I would reduce the I. da,magos .::i.w<1.rded to a nominal sur.1 of 4hs. 5,000/-:::~

I I I 'rho tric,l'·juclge had orrlured the d.omolition of that portion of the ~uildi.n.G which ~~a.. s lniilt • on a part a! plot 130~ ·· ae ordered the ap1x•llr.int ! ' ,. to dtniolish the.· said portion a.nd n, 111ovc tlw ma.teri.::i.ll, from plot 130 at I • i I his own expense by o, c~rtain rln.te u.f·Lcr which auch material, if not ! i ... t°ved' would becorno the? respondent:' n property • • • . . . /14~ ~ ' •I I I ,••I· I "j ,, ·. 14 I am S3.tfaficil tha.t thi.9 fo a, raa.sona.ble order a.s the appella.n~ had pi·ocet•u1Jd with Wie '"".r,ection (~ve:o when ha bww thc1.t the respondent ! bad appliad for a.n injunction. !t ;appcar0.cl to me that the appellant 11.a.d wanted to conf.tont tho i:esponden-L 11ith a fa.it a.ccompli. It wa.s at rather a late sta,;o 1:11,3.t Lite a.ppelJ.aut <losisted from eJ.·0ct ion. '.!.'he otruotu.i.'ti i:; t·nriipl<-•tdy twulcnu 'Lo l:IK• 1:rwpondc11t, 'l'lw appclla.i1t · · has mostly himself to blame fn,: the lon:: to him due to t.hfa order fQ:r: dolilOlition. In tbo z:esult the appea.1 iu d.im,1isso<l, ..except tho,t tho award of a.side ond a, sum of 0 hs. '.j,orh)/= :L: :rmbotitutod there.for. 'fhe order for costH in the Higl1 Court 1:1!1·,:1.1.11:: nnrl:i ::turbod. ' i As for the coi,tu of thu appeal, :Jince tho a.ppollant has succ0cdeu. i on the item of darni,('.'es .awarded, I would order ea.ch party to bea.r hi,..'\ 0 wn cost:.:. , ..•_. ", As Omar, J 1A,: O(SJ:cas, there nha.J.1 bo un ordor on the terms above eta.to4, DA'l'ED a,t Dlill E.'S 1.3ALivU1 tliis ~0th dny of Octobc1:, 1906 • .ru:,TIGI~ OF AI'l'l~AL . ....... ·r tsp.-