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LAND USE LAW FOR SUSTAINABLE DEVELOPMENT
This book surveys the global experience to date in implementing land use policies that move
us further along the sustainable development continuum. The international community
has long recognized the need to ensure that ongoing and future development is conducted
sustainably. While high-level commitments toward sustainable development such as those
included in the Rio and Johannesburg Declarations are politically important, they are irrelevant if they are not translated into reality on the ground. This book includes chapters that
discuss the challenges of implementing sustainable land use policies in different regions of
the world, revealing problems that are common to all jurisdictions and highlighting others
that are unique to particular regions. It also includes chapters documenting new approaches
to sustainable land use, such as reforms to property rights regimes and environmental laws.
Other chapters offer comparisons of approaches in different jurisdictions that can present
insights that might not be apparent from a single-jurisdiction analysis.
Nathalie J. Chalifour is an assistant professor in the Faculty of Law at the University of Ottawa
in Ontario, where her teaching and research interests fall in the areas of environmental law,
property law, and international environmental law and policy. She holds a Doctorate of Law
and a Master of Law from Stanford University, where she completed a research fellowship as
a Fulbright Scholar. She has written numerous works in the field of environmental law and
policy, including book chapters on environmental taxation and articles on the nexus between
international trade rules and forest conservation. Professor Chalifour is contributing editor
of the looseleaf service The Canadian Brownfields Manual (2005).
Patricia Kameri-Mbote is an associate professor of Law and Chair of the Department of
Private Law, Faculty of Law at the University of Nairobi. She holds a Doctorate in Law and
a Master of Law from Stanford University, a Master of Law in Law and Development from
Warwick University, and a Postgraduate Diploma in Women’s Law from the University of
Zimbabwe. Her teaching and research interests fall in the areas of environmental law, law,
science and technology, intellectual property rights, land law, and feminist jurisprudence.
She has published widely in the areas of international environmental law, biotechnology,
women’s rights, and property rights.
Lin Heng Lye is an associate professor in the Faculty of Law at the National University
of Singapore and Deputy Director of the Faculty’s Asia-Pacific Centre for Environmental
Law. She chairs the University’s interdisciplinary Executive Committee for the Masters in
Environmental Management program and is Visiting Associate Professor at the Yale School
of Forestry and Environmental Studies. She holds Master’s degrees in Law from Harvard
University and the University of London and an LLB from the University of Singapore. She
is an Advocate and Solicitor of the Supreme Court of Singapore and was Vice-Dean and
Director of the Law Faculty’s graduate programs. Her teaching and research interests lie in
property law and environmental law.
John R. Nolon is a professor of Law at Pace University Law School. He received his JD
degree from the University of Michigan Law School, where he was a member of the Barrister’s Academic Honor Society. Professor Nolon has been appointed Visiting Professor of
Environmental Law at the Yale School of Forestry and Environmental Studies and named
Director of the Joint Center of Land Use Studies formed by Yale and Pace University Law
School. He served on the Editorial Advisory Board of the National Housing and Development Reporter and is a member of the Editorial Board of The Land Use and Environmental
Law Review. He has worked extensively on sustainable development in South America as a
Fulbright scholar.
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Land Use Law for Sustainable
Development
Edited by
NATHALIE J. CHALIFOUR
University of Ottawa
PATRICIA KAMERI-MBOTE
University of Nairobi
LIN HENG LYE
National University of Singapore
JOHN R. NOLON
Pace University
with a Message from Kofi A. Annan,
Secretary-General of the United Nations
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Cambridge University Press
32 Avenue of the Americas, New York, NY 10013-2473, USA
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c IUCN Academy of Environmental Law 2007
This publication is in copyright. Subject to statutory exception
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Contents
List of Contributors
page ix
Message from Kofi A. Annan, Secretary-General, United Nations
Foreword by Charles Odidi Okidi and Nicholas Adams Robinson
xiii
xv
Acknowledgments
xix
Introduction
Nathalie J. Chalifour, Patricia Kameri-Mbote, Lin Heng Lye, John R. Nolon,
and Charles Odidi Okidi
Challenges of Environmental Law – Environmental Issues and Their
Implications to Jurisprudence
Akio Morishima
1
6
one. international issues and legal responses to
sustainable land management
1 Is Conservation a Viable Land Usage? Issues Surrounding the Sale of Ivory
by Southern African Countries
Ed Couzens
2 Climate Change and Land Use in Africa
David R. Hodas
3 Climate Change Adaptation and Mitigation: Exploring the Role of Land
Reforms in Africa
H. W. O. Okoth-Ogendo
4 The Integration of Landscape into Land Use Planning Policy in Relation to
the New European Landscape Convention
Michel Prieur
5 EIA Legislation and the Importance of Transboundary
Application
Lana Roux and Willemien du Plessis
27
45
60
71
89
two. national approaches to land use planning for
sustainable development
Africa
6 Community Rights to Genetic Resources and Their Knowledge: African and
Ethiopian Perspectives
Mekete Bekele
111
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CONTENTS
7 Easements and Wildlife Conservation in Kenya
Nyokabi Gitahi
8 Land Tenure, Land Use, and Sustainability in Kenya: Toward Innovative Use
of Property Rights in Wildlife Management
Patricia Kameri-Mbote
9 The Development of Environmental Law and Its Impact on Sustainable Use
of Wetlands in Uganda
Emmanuel Kasimbazi
10 EIA and the Four Ps: Some Observations from South Africa
Michael Kidd
11 From Bureaucracy-Controlled to Stakeholder-Driven Urban Planning and
Management: Experiences and Challenges of Environmental Planning and
Management in Tanzania
W. J. Kombe
12 Strategies for Integrated Environmental Governance in South Africa:
Toward a More Sustainable Environmental Governance and Land Use
Regime
Louis J. Kotzé
13 Environmental Law and Sustainable Land Use in Nigeria
Muhammed Tawfiq Ladan
14 The Role of Administrative Dispute Resolution Institutions and Processes
in Sustainable Land Use Management: The Case of the National
Environment Tribunal and the Public Complaints Committee of Kenya
Albert Mumma
15 Managing the Environmental Impact of Refugees in Kenya: The Role of
National Accountability and Environmental Law
George Okoth-Obbo
16 Environmental Impact Assessment Law and Land Use: A Comparative
Analysis of Recent Trends in the Nigerian and U.S. Oil and Gas Industry
Bibobra Bello Orubebe
17 Managing Land Use and Environmental Conflicts in Cameroon
Nchunu Sama
Asia
18 Environmental Law Reform to Control Land Degradation in the People’s
Republic of China: A View of the Legal Framework of the PRC–GEF
Partnership Program
Ian Hannam and Du Qun
19 Urbanization and Environmental Challenges in Pakistan
Parvez Hassan
20 ASEAN Heritage Parks and Transboundary Biodiversity Conservation
Kheng-Lian Koh
21 Land Use Planning, Environmental Management, and the Garden City as an
Urban Development Approach in Singapore
Lin Heng Lye
22 The Law and Preparation of Environmental Management Plans for
Sustainable Development in Thailand
Sunee Mallikamarl and Nuntapol Karnchanawat
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CONTENTS
23 Nepal’s Legal Initiatives on Land Use for Sustainable Development
Amber Prasad Pant
Australia
24 Environmental Law and Irrigated Land in Australia
Karen Bubna-Litic
25 Environmental Impact Assessment: Addressing the Major Weaknesses
Michael I. Jeffery
Latin America
26 Protection of Natural Spaces in Brazilian Environmental Law
José Rubens Morato Leite, Heline Sivini Ferreira, and Patryck de Araújo Ayala
27 Land Use Planning in Mexico: As Framed by Social Development and
Environmental Policies
Gabriella Pavon and Jose Juan Gonzalez
28 Argentina’s Constitution and General Environment Law as the Framework
for Comprehensive Land Use Regulation
Juan Rodrigo Walsh
North America
29 Ecological Economics, Sustainable Land Use, and Policy Choices
Nathalie J. Chalifour
30 The 2004 U.S. Ocean Report and Its Implications for Land Use Reform to
Improve Ocean Water Quality
Linda A. Malone
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484
503
526
555
31 Historical Overview of the American Land Use System: A Diagnostic
Approach to Evaluating Governmental Land Use Control
John R. Nolon
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Index
611
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Contributors
Patryck de Araújo Ayala Attorney of Mato Grosso State; Law PhD student, Federal
University of Santa Catarina, Brazil
Mekete Bekele Assistant Professor, Faculty of Law, Addis Adaba University, Ethiopia
Karen Bubna-Litic Senior Lecturer in Law in the Faculty of Law at UTS, Australia
Nathalie J. Chalifour Assistant Professor, Faculty of Law, University of Ottawa,
Ontario, Canada
Ed Couzens Attorney, RSA, and Senior Lecturer, Faculty of Law, University of
KwaZulu-Natal, Durban, South Africa
Heline Sivini Ferreira Law PhD student, Federal University of Santa Catarina, Brazil
Nyokabi Gitahi Legal Associate, African Wildlife Association, Kenya
Jose Juan Gonzalez President of the Mexican Institute for Environmental Law
Research and Professor of Environmental Law at the Universidad Autonoma Metropolitana, Mexico
Ian Hannam Member, IUCN Commission on Environmental Law; Chair, IUCN CEL
Specialist Working Goup on Sustainable Soil; Environmental Law and Policy Specialist,
Asian Development Bank, Beijing, China
Parvez Hassan Senior Partner, Hassan & Hassan, Lahore, Pakistan, and President,
Pakistan Environmental Law Association
David R. Hodas Professor of Law, Widener University School of Law, Wilmington,
Delaware, USA
Michael I. Jeffery Professor of Law and Director, Centre for Environmental Law,
Macquarie University, Sydney, Australia; Deputy Chair of the IUCN Commission on
Environmental Law
Patricia Kameri-Mbote Associate Professor and Chair, Department of Private Law,
Faculty of Law, University of Nairobi, Kenya
Nuntapol Karnchanawat Thailand
Emmanuel Kasimbazi Senior Lecturer, Faculty of Law, Makerere University Uganda,
and Partner, Kasimbazi & Co. Advocates, Uganda
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CONTRIBUTORS
Michael Kidd Professor of Law, University of KwaZulu-Natal, Pietermaritzburg,
South Africa
Kheng-Lian Koh Faculty of Law, National University of Singapore; Director, AsiaPacific Centre for Environmental Law; IUCN CEL Regional Vice Chair for South and
East Asia
W. J. Kombe Professor of Urban Land Management and Planning at the University
College of Land and Architectural Studies, Dar es Salaam, Tanzania
Louis J. Kotzé Faculty of Law, North-West University, Potchefstroom Campus, South
Africa
Muhammed Tawfiq Ladan Head, Department of Public Law, Faculty of Law, Ahmadu
Bello University, Zaria, Kaduna State, Nigeria
José Rubens Morato Leite Professor of the Undergraduate and Postgraduate Courses,
Federal University of Santa Catarina, Brazil
Lin Heng Lye Associate Professor and Deputy Director, Asia-Pacific Centre for Environmental Law, Faculty of Law, National University of Singapore; and Visiting Associate
Professor, Yale School of Forestry and Environmental Studies, USA
Sunee Mallikamarl Professor of Law, Chulalongkorn University, Bangkok, Thailand
Linda A. Malone Marshall-Wythe Foundation Professor of Law, William and Mary
Law School, Williamsburg, Virginia, USA
Akio Morishima Chair of the Board of Directors, Institute for Global Environmental
Strategies, Japan
Albert Mumma Associate Professor, Faculty of Law, University of Nairobi, Nairobi,
Kenya
John R. Nolon Professor of Law, Pace University School of Law, and Counsel to the
Law School’s Land Use Law Center; Visiting Professor, Yale School of Forestry and
Environmental Studies, USA
Charles Odidi Okidi University of Nairobi, Nairobi, Kenya
George Okoth-Obbo United Nations High Commissioner for Refugees (UNHCR)
for Kenya, Nairobi, Kenya
H. W. O. Okoth-Ogendo Professor of Public Law, University of Nairobi, Nairobi,
Kenya
Bibobra Bello Orubebe Faculty of Law, Delta State University Abraka, Nigeria
Amber Prasad Pant Professor of Law, Tribhuvan University, Faculty of Law, Nepal
Law Campus, Kathmandu, Nepal
Gabriella Pavon L.L.M., Pace University School of Law, USA
Willemien du Plessis Professor of Law, Faculty of Law, North-West University,
Potchefstroom, South Africa
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CONTRIBUTORS
Michel Prieur Professor of Environmental Law, Limoges University, and President of
the International Center of Comparative Environmental Law, France
Du Qun Professor, Research Institute of Environmental Law, Law School of Wuhan
University, Wuhan City, Hubei Province, China; Member, IUCN Commission on Environmental Law; and Deputy Chair, IUCN CEL Specialist Working Group on Sustainable
Soil
Lana Roux North-West University, Potchefstroom, South Africa
Nchunu Sama Executive Director of the Foundation for Environment and Development in Cameroon and Part-Time Lecturer in environmental law at the Regional
College of Agriculture Bambili, Cameroon
Juan Rodrigo Walsh Senior Partner at Estudio Walsh, Consultares Ambientales,
Buenos Aires, Argentina
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UNITED NATIONS
NATIONS UNIES
THE SECRETARY-GENERAL
MESSAGE TO THE SECOND COLLOQUIUM
OF THE IUCN ACADEMY OF ENVIRONMENTAL LAW
Nairobi, 4 October 2004
It gives me great pleasure to send my greetings to everyone who has gathered at the
University of Nairobi for this timely colloquium of the IUCN Academy of Environmental
Law on the theme of land use and environmental law.
Land use is at the heart of our hopes of achieving truly sustainable development. Yet in
urban and rural areas alike, the pressures are immense.
According to the latest projections of UN-Habitat, the world’s urban slums will double
in population over the next 30 years, meaning that in just one generation, we could see
2 billion people living in conditions that deny their inhabitants the basic dignities of
housing, health care, sanitation, education, transport, and employment. Already, nearly
half the developing world’s urban population lives in unplanned squatter settlements.
The challenges in rural areas are just as formidable. Deforestation and desertification are
threatening ecosystems, biodiversity, and food security. Nearly 2 billion hectares of land
are affected by human-induced degradation of soils, putting the livelihoods of nearly
1 billion people at risk. Safeguards must be put in place to ensure that intensification
of agricultural production and increased use of agrochemicals, needed to satisfy the
growing population in many developing countries, do not lead to further decline in
environmental quality. Moreover, there is a need to regularize the tenure of the rural
poor so they have the long-term security that comes with living on titled land.
Environmental law has a special role to play in addressing these issues. Law professors and
legal experts can help national and local authorities devise legal regimes that enhance
sustainable development instead of hindering it. You can help map out realistic and
concrete land law reforms. You can share best practices and successful legal models.
And through your teaching you can instill in new generations of legal practitioners an
appreciation for the rule of law and its essential place in human affairs.
Both the Earth Summit in Rio de Janeiro and the World Summit on Sustainable Development in Johannesburg recommended strengthening the law for environment and
development. I would like to thank you for your support of this cause, and also for timing your meeting to coincide with this year’s observance of World Habitat Day. Please
accept my best wishes for a successful colloquium.
Kofi A. Annan
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Foreword
Human settlements have been both the home and the hallmark of civilization since the
first human beings congregated. This history of each part of the Earth is told through the
cultural, economic, and social settings of cities, towns, and villages. City states continue
to this day, and often the commercial and political life of large cities defines the policies
of states. The world’s cultural heritage is bound up in its human settlements. So, too, is
the world’s future.
In the latter years of the 20th century, the emergence of megacities signaled a reshaping of all aspects of both national life and international relations. There are models of
planned urban growth, such as the brilliant development of the Pudong New Area in
Shanghai, China, or the transformation of Singapore after the Second World War into
a clean and green city, with extraordinary provisions guaranteeing the well-being of
its citizens. These examples demonstrate that the environmental and social and economic pillars of sustainable development can be coordinated and advanced in tandem.
Unfortunately, these examples are the exceptions. Many of the megaconurbations of
millions of city inhabitants lack clean water, sewage systems, decent housing, educational opportunities, jobs, and parks and recreation. Despite major social and urban
planning programs in cities across Brazil, favelas persist and grow in many states. Slums
and shantytowns are a defining feature of major cities in many African, Asian, and South
American nations.
Megaconurbations today produce air pollution, chronic health problems, water
pollution, and a host of inevitable social problems. Their demand for electricity, food,
potable water, and shelter extends deeply into the countryside. No city can be deemed
self-sufficient, even if its local laws stop at its borders. Its economy imports most of what
it needs to exist and is dependent on the effectiveness of laws in other localities that
protect the watersheds that feed its water supply, or the farms that feeds its people, or the
fuel that supplies its energy. Such urban centers export their chemical and hazardous
wastes, their air pollutants, and their social problems far beyond their borders.
In a world of global trade, communications, and interdependent environmental
needs, all regions have a shared stake in understanding how to guide land use and
development so that it becomes sustainable. Yet, our regimes of nation states and intergovernmental relations mean that each stakeholder usually ignores the land use and
environmental problems of other stakeholders. We live with a legal fiction that each
nation must solve its own environmental degradation issues of its cities. Since land use
laws are essentially national and local, and traditionally law has always been the principal instrument governing land use decisions, most legal scholarship about land use and
xv
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FOREWORD
cities is national. Little attention is paid to instances where the legal infrastructure is
overwhelmed by rapid migration into slums or the emergency of civil strife. Little comparative legal analysis exists to let governments in one nation learn from the successes
of others.
Environmental law encompasses the law that governs the uses of land, water, soils,
air, forests, and all the natural resources that urban settlements require. The contributors
to this book examine legal issues that are common across all nations. They inaugurate
here a comparative environmental law analysis of the law of land use for sustainable
development.
This volume contains reflections from scholars representing the legal systems from
all regions of the world. The authors gathered, along with many other environmental
law scholars whose papers and contributions could not be published in this volume, at
the University of Nairobi, in Kenya, for the Second Colloquium of the IUCN Academy
of Environmental Law. Without prompting, these legal experts volunteered papers that
cover land use comprehensively. Topics include land use planning, settlement, implications of climate change, and food security. Although addressing land use locally, clearly
these titles indicate that this book provides what amounts to a careful scholarly analysis
of issues central to planetary sustainability.
The chapters of this book, and the primary materials published in its companion
volume, ably edited by John Nolon, provide guidance for attaining the Millennium
Development Goals adopted by the United Nations. Its themes illuminate how states
can use legal tools to help realize the Millennium Development Goals of poverty alleviation and environmental sustainability. The book at the same time contributes to
the foundations of learning and education about the law of land use for sustainable
development.
Kenya and Africa broadly know well the need to enhance land use planning as a foundation for economic, social, and environmental development. The University of Nairobi
selected the theme for the Second Colloquium, and the Planning Committee reached
out to scholars in each part of Africa and around the world to make the Colloquium
a solid success. There are many who deserve thanks for making this book possible. We
were honored that Wangari Maathai, as Assistant Minister of the Environment of Kenya,
opened the Colloquium; by the final day of our deliberations, she had become the Nobel
Peace Prize Laureate for that year. The UN-Habitat program and the United Nations
Environment Programme were key sponsors, whose financial and expert support is
much appreciated. The fine support and cooperation of the Government of Kenya
included the Kenya Wildlife Services, National Environment Management Agency, and
other offices. The Vice Chancellor of the University of Nairobi, the Principal of the
College, and the environmental experts on the Faculty of Law were strong and steadfast
supporters of the Colloquium during the two years of time that went into preparing it.
Their contributions are gratefully acknowledged. The assistance of the African Wildlife
Foundation and that of the International Union for the Conservation of Nature and Natural Resources (IUCN) Environmental Law Centre were essential to the success of the
colloquium. Above all, thanks are due to the many individuals from Kenya on the University of Nairobi organizing committee and the host committee, including Dr. Patricia
Kameri-Mbote. Space precludes commending the many additional contributions. Their
support underpins this book, without which it would not be.
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FOREWORD
This book, then, is a forceful message to every level of readership in all regions of the
world. Its publication underscores the credibility and growing legitimacy of the IUCN
Academy of Environmental Law as a learned society, filling what has hitherto been a
special gap, the absence of a global network of scholars engaged across all regions in the
development of environmental law.
It has been a privilege to have cochaired the Second Colloquium of the IUCN
Academy of Environmental Law on the Law of Land Use for Sustainable Development
and to extend these heartfelt thanks to all involved.
Charles Odidi Okidi
University of Nairobi
Kenya
Nicholas Adams Robinson
Chair, IUCN Academy of Environmental Law
Pace University, New York
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Acknowledgments
The editors would like to thank and acknowledge the help of the following people.
Without their contributions, the conference and book would not have been possible.
r Professor Crispus Kiamba, then Vice Chancellor of the University of Nairobi, along
with his deputies, Professor George Magoha and Professor J. T. Kaimenyi
r The Principal of the University of Nairobi, Professor Isaac Mbeche
r Professor James Odek, the Dean of the Faculty of Law, University of Nairobi, and
Professor Dorothy McCormick, Director of IDS, University of Nairobi
r Academics from the University of Nairobi who loyally attended the colloquium
r
r
r
r
r
with or without papers together with seventy academic colleagues and students
who volunteered their time to ensure that the Colloquium succeeded
Ms. Elizabeth Mbebe and Professors Mohamed Jama, Isaac Nyamongo, and Priscilla
Kariuki, of the University of Nairobi, who headed planning and logistics
Ms. Winni A. Mbeche and the Secretariat staff who took care of all the conference
details with great diligence
Katerina Sarafidou, CEL Liaison Office, IUCN Environmental Law Centre, Bonn,
Germany
Katrina Anders, Sean Bawden, Gilles Comeau, Celine Délorme, Dereck Eby, Jahmiah Ferdinand-Hernandez, Preet Gill, John Georgakopoulous, Martin Kreuser,
and Yolanda Saito, all students at the Faculty of Law, University of Ottawa, for their
help with editing
Susan Moritz, Research Consultant to the Land Use Law Center at Pace University
School of Law, for her help in editing
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