LSG2201: Cadastral

Surveying
 Course Description

The course provides a systematic overview of the

fundamentals of cadastral surveying i.e. the
definition, marking and re-establishing of
property boundaries. In addition the recording of
cadastral information and the procedures for
approval of cadastral plans and maps will be
presented. It aims at imparting the necessary
skills the student requires to plan, manage and
execute cadastral surveys.
 Course Objectives

This course aims to:

•Introduce the concept, purpose and
methods of carrying out cadastral surveys.
•Discuss the establishment of control for
cadastral surveys.
•Develop competence in carrying out
cadastral surveys in rural and urban areas.
 Learning outcomes

At the end of the course, the student should

be able to:
•Identify and differentiate the different types
of boundaries.
•Plan, manage and execute cadastral and
boundary re-establishment surveys.
•Prepare comprehensive surveyors’ reports in
the appropriate format as prescribed by the
Surveyors’ regulations.
Course content
Introduction
•Purpose and requirements of cadastral
surveying
•Institutional framework
Boundaries
•General and fixed boundaries.
•Approximate plot boundary and specific
boundary.
•Graphical accuracy and survey accuracy.
•Boundary markers and their characteristics.
 Establishment of control for
Cadastral Surveys
•Classification of cadastral surveys
•Establishment of control for urban surveys
•Establishment of control for rural surveys
 General Cadastral Surveys

•Guidelines and standards for cadastral surveys

•Instrumentation
•Adjudication and demarcation
•Rural surveys
•Urban surveys
•Sub division surveys
•Setting out a cadastral layout
•Road width and splay corners
•Area computation
 Computation of Cadastral
Surveys
•Preparation and contents of a Job Record
Jacket (JRJ)
•Basic computations
•Triangulation computations
 Boundary Re-establishment

•Basic concepts
•Boundary evidence
•The restoration of lost corners
•Resurveys
•Special surveys
Mode of Delivery

The course will be conducted through a

mixture of lectures, tutorials, field practicals
and group discussions among the students.
Basic lecture materials and data will be
provided by the Lecturer and this will be
supplemented by individual reading effort by
students. Suggested instructional materials
include: surveyors’ tapes, total stations, GNSS
receivers and sample cadastral maps.
Mode of Assessment

Assessment will be done through continuous

assessment and a final written examination.
Continuous assessment will include
individual and group assignments, a test and
practical exercises.
A final examination will be offered at the end
of the semester. Coursework will carry a total
of 40% and a written examination will carry
60%.
 Introduction

•Boundary or cadastral surveys are the oldest types of surveys

which date back to about 1400 BC when plots of ground were
subdivided in Egypt for taxation purposes.
•From Biblical times when the death penalty was assessed for
destroying corners, to the colonial days of George Washington
who was licensed as a land surveyor by William and Mary
College of Virginia and through the years to the present,
•Natural objects (i.e. trees, rivers, rock outcrops etc. ) and man-
made objects (i.e. fences, wooden posts, iron, steel or concrete
,markers, etc.) have been used to identify land parcel
boundaries.
 Introduction

•As property increased in value and owners disputed rights to land, the
importance of more accurate surveys, monumentation of the
boundaries, and written records became obvious.
•The term land tenure systems applies to the manner in which rights
to land are held in any given country. Such a system as a minimum
must provide
1) A means for transferring or changing the title and rights to the land
2) Permanently monumented or marked boundaries that enable parcels to be
found on the ground.
3) Officially retained records defining who possesses what rights to the land.
4) An official legal description of each parcel.
 Introduction

•Documentation from cadastral surveys could be a

Title, which is a written document that contains
information that describes the property.
•Property description here is a result of a land
survey and the various descriptions include Block
and plot numbers, plot dimensions, plot owners,
plot area , coordinates and plot location.
 Categories of Land Surveying

Activities involved in the practice of land surveying can

be classified into three categories.
Original surveys to subdivide the unsurveyed land in
Uganda (Fresh Surveys)
Retracement surveys to recover and monument or
mark boundary lines and corners which were
previously surveyed (Opening Boundaries).
Subdivision (or amalgamation) surveys to establish
new smaller parcels or land within lands already
surveyed (Plot Subdivision).
 Purposes of Cadastral Surveys

1. Cadastral surveying facilitates the transition

from traditional informal land ownership to
formal land ownership. Traditional land
ownership is a type of ownership where land is
owned communally and this land is not
surveyed. In formal land tenure, land is
surveyed. Cadastral surveying thus facilitates
formalization of informal land tenure.
Qn.: How many tenure systems do we have in
Uganda? Are they all formal tenure systems?
 Purposes of Cadastral Surveys

2. Cadastral surveying determines clearly

the ownership individuals have in land.
This reduces on instances of disputes.
Qn.: Do you think if all land in Uganda was
surveyed, then we would not have disputes?
Purposes of Cadastral Surveys

3. Cadastral surveying facilitates land

registration. Deed plans are prepared
from measurements made in the field and
deed plans are attached in the final title.
Qn.: What are deed plans? Are deed plans
sufficient to protect ones rights on land?
What is the difference between a deed plan
and Title?
Purposes of Cadastral Surveys

4. Cadastral surveying facilitates land transactions.

Cadasters containing information obtained by cadastral
surveying provide information to buyers and sellers
which information is a prerequisite for land transactions.
i.e. land values, land locations, etc.
Qn.: Can transactions take place with out surveying? Why?
Where? What are the consequences?
5. Measurement of land to produce a deed plan from
obtained coordinates and area which is used in land
registration facilitates the transfer of land from one
individual to another.
 Purposes of Cadastral Surveys

6. The spatial data obtained from cadastral

surveying is used in land administration.
The land records obtained from cadastral
surveys are used in land valuation and
taxation, monitoring the transfer of land,
control of land fragmentation, etc.
7. Value of land and title used to determine
insurance and loan premiums.
Requirements of cadastral surveys

•Knowledge of various cadastral survey methods

and use of equipment needed.
•Surveying and mapping equipment e.g.:
theodolite, total station, tapes, computers,
Geodetic GPS receivers, etc.
•Enabling land policy for example formalization,
harmonization, systematic adjudication and
demarcation.
Requirements of cadastral surveys

•Need for a land registration system.

Preparation of cadastral plans then deed
plans.
•Definition of land uses on land. Demarcation
of land use extents.
•Land boundary definition. Use of either fixed
or general boundaries.
•Good cadastral techniques. For example
subdivision techniques.
Cadastral Surveying: Pertinent definitions
 Pertinent definitions

•Field print •Special title

•Deed plan •Provisional
Certificate (PC)
•White page
•Blue page •Final Certificate(FC)
•Mailo Register
•Folio
Volume (MRV)
•Volume

What is a Mailo Register Volume (MRV)?

 Cadastral Survey Records

PCs and FCs were the first land records in Uganda.

PCs came from allotment lists prepared by the Lukiiko, FCs

were prepared after a cadastral survey and the production
of dimensional plans had been done. This in turn led to
the issuance of a Mailo – Owner Certificate of Title upon
its registration under the Ordinance of 1908.
Cadastral Survey Records
Cadastral Surveying: Products
 Cadastral Maps

Cadastral maps display the spatial descriptions of land-

parcel boundaries that define the location, shape and size
of land parcels within the context of a regional or national
geodetic positioning system. They also contain a unique
parcel identifier to establish the link to the land-
ownership information.
Cadastral Maps
Land Titles
Cadastral Surveying & Land Tenure
 Land Tenure

Land tenure refers to the manner in which land is

owned, occupied, used and disposed of within a
community.
There are four types of land tenure systems in
Uganda:
• Customary,
• Mailo,
• Freehold and
• Leasehold.
 Land Tenure: Customary

• Most dominant in Uganda.

• Land is owned and disposed of in accordance with
customary regulations.
• Specific rules of customary tenure vary according
to ethnic groups and regions.
• This tenure system also exists on its own as
communal land ownership.
•Can be converted to Freehold.
 Land Tenure: Mailo

•Introduced as a result of the 1900 Buganda

Agreement.
•Land was divided between the Kabaka, other
notables and the Protectorate Government. The
basic unit of sub-division was a square mile (hence
the name mailo).
•Originally, there were two categories of ownership
under the mailo system (private and official mailo).
 Land Tenure: Mailo

Official mailo land was transformed into public land

in 1967.
Under this system, land is held in perpetuity and a
certificate of title is issued.
The principal advantage of this system is that it
provides security of tenure, thus allowing long-term
investments
 Land Tenure: Freehold

•Ownership is also in perpertuity, and a certificate of title

is issued. The system was originally established to
address limited and quite specific requirements or
requests, say by religious organisations.
•Grants of land in freehold were made by the Crown
and later by the Uganda Land Commission.
•The grantee of land in freehold was and is entitled
to a certificate of title. Most of this land was issued
to church missionaries and academic Institutions.
 Land Tenure: Leasehold

•Land is held based on an agreement between the lessor

and the lessee.
•There are two types of leasehold tenure arrangements,
namely, private leases given to individual landlords and
official or statutory leases given to individuals and/or
corporate groups under public act terms.
•The advantage of the leasehold system is that the lessor
can attach conditions to the leases and has the right to
revoke ownership in case of abuse.
•Leasehold can be converted to Freehold.
Institutional Framework
 Institutional Framework

From a Centralized framework – to Decentralized

framework – and now running on a Quasi-
Centralized framework.
 Institutional Framework

•Ministry of Lands, Housing and Urban Development

•Department of Surveys and Mapping
•Ministry Zonal Offices/National Land Information Centre
•Uganda Land Commission
•District Land Offices
•District Land Boards
•Area Land Committees
•Non-statutory agencies e.g. Buganda Land Board
Department of Surveys & Mapping

•In-charge of the provision of professional services

and advice on all matters pertaining to Geodesy,
Surveying, Mapping and Remote Sensing in the
country.

•National atlas.
 Uganda Land Commission

•ULC holds and manages any land in Uganda vested

in or acquired by the Government of Uganda in
accordance with the provisions of the Constitution.
 LECTURE 2:
Methods of Cadastral
surveying
(For Fixed boundaries)
Traversing
• This is basically a series of lines and angles measured
to determine coordinates of points.
• It involves the use of a theodolite, total station and
tapes
Triangulation
• Based on triangles and measurement of angles of
vertices. It involves the intersection techniques of
cadastral surveying.
Trilateration
• The area is divided into triangles and all the sides are
measured instead of the angles to determine
coordinates of the vertices.
Photogrammetry
• Photographs are taken of areas with control points
and boundaries fixed. Coordinates are extracted from
the aerial photographs using a techniques called aerial
triangulation.
Global Positioning Systems
• These carryout positioning using satellites and receivers
which are either handheld GPSs or Geodetic GPS receivers.
Theses determine coordinates of points on the earth’s
surface using the trilateration technique involving satellites
in orbit.
Methods of cadastral
surveying
General boundaries
Plane table method
• Plane table surveying is a graphical method of surveying in
which the field observations and plotting are done
simultaneously.
• It is simple and cheaper than theodolite survey. It is suitable
for small scale maps.
• The plan is drawn by the surveyor in the field , while the area
to be surveyed is before his eyes. Therefore there is no
possibility of omitting the necessary measurements.
• The plane table can be used in triangulation or trialateration
• General boundaries can also be fixed using photogrammetry.
 LECTURE 2.1:
Extension of Control:
First Class Triangulation
Triangulation
• Based on triangles and measurement of angles of
vertices. It involves the intersection techniques of
cadastral surveying.
Spherical Trig in Cadastral Surveys
In practical terms, as far as field surveying is concerned, the only
computations that are necessary to convert spherical trigonometric
observations so that they may be computed in plane trigonometry are;
• The convergence of the meridians (γ)
• The arc to chord (t-T) corrections
• The scale factor (sf)
First Class Triangulation

In primary (1st Class) triangulation, computations are done on the

spheroid (ellipsoid); in geographical coordinates and then projected
onto the plane. In all lower order work, computations are carried out
directly on the projected plane.
 1. Convergence of the Meridian (ɣ)
The convergence of the meridian at a point is the angle
between the True North (TN) and Grid North (GN).
It is the difference between the geodetic azimuth (A) of
a line and its grid azimuth (α) called the directional
angle or bearing.
In the figure, A and B are the points on the earth’s
surface. The meridian through A gives the direction of
the True North (TN) whilst the plane parallel to the
Central Meridian (CM) cuts the Earth in a line giving the
Grid North. The angle between these two lines is called
the convergence of the meridians (ɣ). If the grid bearing
of the line AB equals α then the true bearing of AB
equals α+ɣ.
2. Computation of The Arc-to-Chord (On UTM)
• In computing traverses it is normally assumed that the earth is flat
and computations are done on the plane. This assumption is valid for
any small area such as would be normally covered by traversing.
• However, when computing a triangulation scheme, account must be
taken of the shape of the earth since the area covered by a
triangulation scheme may be too big to be considered as a plane. This
can be done by computing the triangulation on the ellipsoid in terms
of latitude and longitude but this is tedious.
• Fortunately, on Transverse Mercator projections it is fairly easy to
correct the triangulation observations to get the equivalent
observations on the plane and once this correction is applied the
computation can proceed like it was on a plane.
2. Computation of The Arc-to-Chord (On UTM)
The formula for the arc to chord correction for the bearing 1-2 is;
(t-T) 12 = + (2E1+E2) (N2 – N1) C
Where from; (N1, E1) and (N2, E2) are coordinates of points 1 and 2
referred to the true origin and the false origin. C depends on the
latitude and longitude of the points in question and on the shape of
the Earth. C is a constant and so the correction depends only on (N1, E1)
(N2, E2). The value (2E1+E2) C is tabulated in the pink booklet.
2. Computation of The Arc-to-Chord (On UTM)
In the above formula, N and E are the true coordinates from the true origin
of projection. For convenience of working and to avoid the use of negative
coordinates a constant is added to these values for everyday use. In the case
of N this does not matter since we subtract one value from the other and
hence any constant that is added to N automatically cancels out on
subtraction. In the case of the E’s, the constant is 1,350,000 on the
Rainsford’s TM and 500,000 on the UTM. This makes 2E1+E2 negative on the
west of CM and this must be taken into account in working out the
corrections.
 2. Computation of The Arc-to-Chord (On UTM)
• The t-T correction is negative when moving from
the plane (line) to the ellipsoid (curve/arc) and it
is positive when moving from the ellipsoid
(curve/arc) to the plane (line).
• The angular difference between the observed
(arc) and computed (line/plane) directions is
called the arc to chord (t-T) correction, which
must be applied to all observed bearings in order
that the plane trigonometry may be used. The
value of (t-T) may be obtained from the pink
booklet. However, this value of (t-T) is negligible
for short distances.
3. Scale Factor
Every measured distance must be multiplied by a scale factor before that
distance may be used on the TM projections. A detailed computation is given
in the pink booklet for TM and UTM and vice versa. Any computed distances
from coordinates must be divided by the sf to obtain a true distance. Areas
computed from coordinates are divided by the square of the appropriate sf.
The value of the scale factor can be obtained from auxiliary tables for use in
the Uganda Survey and Mapping Department. Although angles are preserved
around any point there are discrepancies between the bearing computed
from the grid by plane trigonometry and the bearing on the ellipsoid. This is
due to the fact that the straight line between two points on the ellipsoid
plots as a curve on the grid (plane), whereas the straight lines drawn on the
grid between two points are not straight lines on the ellipsoid.
General and Fixed
Boundaries
Fixed Boundaries
• These are accurately determined and documented
imaginary cadastral lines that have coordinates of
points at their corners.
• They are accurately surveyed and have coordinated
corner points determined using standard survey
techniques.
• These are common on land under Freehold, Mailo and
leasehold tenure.
Fixed Boundaries: Advantages
• When surveyed, it is easy to resolve boundary
disputes using survey data. This is because they are
based on a rigid coordinated network of points.
• No ambiguity as to the location of the boundary
lines e.g. boundary specifies an exact line.
Fixed Boundary

What are the

disadvantages
of fixed
boundary
methods ?
Fixed Boundaries: Disadvantages
• The cost of survey. These are time consuming and
very costly due to use of expensive equipment and
long periods spent extending control.
• Cost of maintenance of boundaries. This is evident
with continuous re-opening of boundaries and
replacement of mark stones in cases of disputes or
conflict on land.
• These methods are difficult when used in isolation.
For example; In rural areas away from established
control points. This has however been minimized with
introduction of GNSS positioning.
Fixed Boundaries: Disadvantages
• The methods used to establish these boundaries are
difficult and costly due to the measurement
methodologies or procedures and computations
involved. These include traversing, triangulation,
differential GPS etc.
General boundaries
• The exact line of the boundary has been left
undetermined, for instance whether it includes a
hedge or wall and ditch, or runs along the center of a
wall or fence or its inner or outer face, or how far it
runs within or beyond it; or whether or not the land
registered includes the whole or any portion of an
adjoining road or stream ( Henssen,1996).
• These are therefore approximate documented
imaginary lines that do not have coordinates.
General boundaries
• These are suited for rural areas where parcels of land
a large, disputes over small pieces of land minimal
and population is not self sustaining enough to carry
out expensive cadastral surveys.
General boundaries
• In Uganda, these boundaries mostly cover especially
customary land.
• Today FAO has funded processing Certificates of
Customary Ownership (CCOs). In the past, such land
was not documented. (Though the constitution
made provision for documentation for such land.)
General boundaries: Merits
• These can be used in isolation because they are not
based on a coordinated network of control points
making them suitable for remote of remote areas i.e.
hills of Rwenzori.
• Establishment of these boundaries is less costly and
consumes less time. Area Land Committee members
demarcate the land and CCOs are issued at the Sub
country where the sub county chief acts as the
registry.
General boundaries: Merits
• The methods of establishment are easier and
equipment used is generally easier to use. These
include Photogrammetry, Plane table using
trilateration and triangulation techniques. Today in
Uganda Kasese and Nwoya have been mapped using
SOAL Open Tenure. A technique that uses a tablet
enabled with GPS and Google earth satellite image.
General boundaries (demerits)
• Boundaries are approximate hence not reliable for
control use, disputes arise due to plot overlaps
• Re-establishment of these points is difficult because
of lack of coordinates and the approximate nature of
the establishment.
Question:

Are there any disadvantages of

converting general boundaries to
fixed boundaries?
Characteristics of Good Boundary Markers
• They should be distinguishable with a high contrast
material and color from surrounding.
• They should be generally accepted by the people in
the area fore example “Mpanyi” in Buganda and Killer
Jok in “Nwoya”.
• They should be durable made from strong material
not easily destroyed by adverse weather and fire.
Characteristics of Good Boundary Markers
• They should be simple and ordinary not to entice
individuals to steal the markers.
• Should be environmentally friendly made of materials
that are not poisonous to the environment.
• They should be tied to permanent structures i.e.
buildings to enable re establishment when lost.
• They should be easily defined small and symmetrical
enough to enable the location of its centre.
Characteristics of Good Boundary Markers
• They should be easily fixable firmly into the ground to
make them difficult to uproot and stay for a long time.
• They should be portable easily transportable from
place to place.
• Affordable not very expensive to be afforded by the
community.
Institutional framework
.
Institutional framework for land governance
• Land administration operates within two parallel within
two parallel systems comprising.
1. The traditional customary/informal systems governed by
customs and norms of given communities and
2. The centralized statutory/formal (state) systems
governed by written law.
• The two are not in harmony and often lead to confusion as
the institutional arrangements are not clearly spelled out
and the two systems are not at the same level of
development (GOU-NLP 2013:32)
Institutional framework for land governance
• The constitution in chapter 238 decentralizes the land
administration function.
• The lead ministry for the delivery of land services is
the Ministry of Lands Housing and Urban
Development through the Directorate of Lands.
• The ministry remains with the function of quality
assurance, policy formulation and offering of technical
assistance.
Institutional framework for land governance
• The constitution under article 238-240 establishes the
land management institutions, thus the Uganda Land
Commission and District land Boards.
• It also prescribes the functions for each of these
institutions. While the constitution prescribes the
membership, procedure and terms of service of the
Uganda land Commission, it gives Parliament power to
enact legislation prescribing the same for the District
Land Boards.
Institutional framework for land governance
• The land sector is premised on two frameworks that
are complementary. The land Sector Reform
coordination unit and the Land Management
Institutional Framework that supports the day to day
delivery of land services at various levels.
• Within the Ministry of Lands, Housing and Urban
Development is the Directorate of Land of Land
Management under which are three Departments
listed below.
Institutional framework for land governance
• Department of Surveys and Mapping responsible for
the establishment of survey and geodetic controls,
quality checks of cadastral jobs, survey of government
land and international boundaries, production and
printing of topographical maps. The Department is
also responsible for producing a National Atlas.
Institutional framework for land governance
• Department of Land Registration responsible for issuance
of certificates of Titles, general conveyance, keeping
custody of the national land register, coordination ,
inspection, monitoring and back up technical support
related to land registration and acquisition processes to
local governments.
Institutional framework for land governance
• Department of land administration responsible for
supervision of land administration institutions and
valuation of land and other properties.
Institutional framework for land governance
• National Land Information Centre (NLIC) functions as
the nerve center for all computerized information
about land in Uganda and provides methodological
support to the Ministry Zonal Offices (MZOs) in land
registration and cadastral activities and serves as the
main provider of land information, assures land
information data exchange with other agencies.
Institutional framework for land governance
• The Directorate of physical planning and urban
development aims to attain an orderly, progressive
and sustainable urban and rural development as a
framework for industrialization, provision of social and
physical infrastructure, agricultural modernization and
poverty eradication.
Institutional framework for land governance
• 21 ministry zonal offices have been created to support
this function in the national cadastral zones. The
MZOs are to provide the services of physical planning,
land administration, land valuation, surveys and
mapping, land registration and housing at every
cadastral zone.
Institutional framework for land governance
• The District Land Boards (DLBs) hold and allocate land
that is not owned, and facilitate the registration and
transfer of interests in land, and determine the annual
ground rent.
• They are also to issue Certificates of Customary
Ownership.
• DLBs are supported by technical staff in the District
land offices (DLO), Area Land Committees (ALC) are
established at the sub county or division level. The
role is to adjudicate upon and demarcate land.
Institutional framework for land governance
• The recorder at the sub – county level is the sub –
county chief or assistant town clerk at the division
level. The role of the recorder is to issue Certificates of
Customary Ownership and Certificates of Occupancy
and to register subsequent land transactions on the
basis of the said certificates.
Institutional framework for land governance
• The ambiguity is found in the land justice delivery
mechanisms, Ministry of Justice and Constitutional
Affairs have a conflicting mandate with Ministry of
Lands Housing and Urban Development over
management of Land Tribunals and the execution of
mediation function.
• There are currently 5 differently land dispute
resolution mechanism; traditional institutions (clan
leaders and elders), local councils courts, Magistrate
courts, Mediators and Land Tribunals
AREA COMPUTATION
 Area computations
including areas of plots
with curvilinear
boundaries
(Linear / fixed boundaries)
1. Triangular method

• The area is divided into

triangles and each triangle’s
area.
2. Coordinate or cross coordinate method
• In the particular case of
traverse surveys that are
plotted from coordinates, it
is more convenient to
calculate the area from the
coordinates themselves.
• Consider closed traverse
ABCDEA, whose stations
have coordinates EA NA EB
NB etc., relative to two axes
whose origin is O.
Coordinate or cross coordinate method

Compute the area bound by the following

coordinates:

N E
5614.578 441456.815
5666.469 441575.277
5678.049 441555.374
5721.562 441576.029
5750.759 441591.417
5779.352 441591.354
Coordinate or cross coordinate method
 Area computations
including areas of plots
with curvilinear
boundaries
(General boundaries)
1. Trapezoidal rule

The area is divided into trapeziums. The

area of each trapezium is then calculated
and the total area is determined by
summing the total area of the
trapeziums.
 Trapezoidal rule
• The figure on the side shows an
area bounded by a survey line
and a boundary.
• The survey line is divided into
number of small equal
intercepts of length x, and the
offsets O1,O2 etc. are measured
either directly on the ground or
by scaling from the plan.
• If x is short enough for the
length of boundary between
the offsets to be measured
straight, then the area is divided
into a series of trapezoids.
Trapezoidal rule
 Trapezoidal rule

• If the area of a narrow

strip of ground is
required, this method
may be used by running
a straight line down the
strip as shown in the
figure on the side,
• And then measuring
offsets at equal
intercept along this. By
the same reasoning
Calculate the area of the plot shown in the figure below if
the offsets, scaled from the plan at intervals of 10m, are:
2. Simpson’s rule method

•Assumes that irregular boundary is

composed of a series of parabolic arcs..
•Method is more accurate than the
trapezoidal rule. (Why?)
 Simpson’s Rule
• This method which gives greater
accuracy than other methods,
assumes that the irregular
boundary is composed of a
series of parabolic arcs.
• It is essential that the figure
under consideration be divided
into an even number of equal
strips.
• Referring to the figure on the
side, consider the first three
offsets, which are shown.
 Simpson’s Rule
The portion of area contained
between offsets O1 and O3
Simpson’s Rule
 Simpson’s Rule
Simpson’s rule states therefore that the area enclosed by a
curvilinear figure divided into an even number of strips of
equal width is equal to one-third the width of a strip,
multiplied by the sum of the two extreme offsets, twice the
sum of the remaining odd offsets, and four times the sum of
the even offsets.
 Division of an area by a line of known bearing
If it is required to divide the area
ABCDEA shown in Fig. 9.6 into two
parts by a line XY, the procedure is
as follows.
1) Calculate the total area
enclosed by ABCDEA.
2) Draw a line at the known
bearing through one of the
stations, which will divide the
area approximately in the
manner required, say BE1.
3) Determine the bearing of lines
EB, EE1 and BA, and so deduce
the angles α, β and γ.
Division of an area by a line of known bearing
 SUBDIVISION SURVEYS

.
 Guiding principles for subdivision surveys
• The road network (accessibility). Road width, way leave, access to plot
and right of way.

• Plot size. Minimum plot size divisible.

• Land tenure. Mailo, freehold, lease and customary. Type of control points
used. Rights held in land. Survey methods and equipment used.

• Proposed development plans. Social service and utility structures i.e.

roads, water pipes, electric lines, etc. have to be considered.
 Guiding principles for subdivision surveys
• Disputes. Types of disputes, duration of the disputes, cost of the
disputes and impact of disputes on survey methods and
equipment.

• Physical plan. Demarcates the land uses. Standard layout and size
of plots. Street patterns.
 SETTING OUT SURVEYS
OF URBAN PLOTS
.
 Requirements
• Precise survey methods. Traversing, differential GPS. Land is
scarce in urban areas hence boundaries need to be accurately
determined.

• Network of control points (datum). Datum for measurement.

These are used for checks and adjustment purposes.

• Precise equipment. For example, Theodolites, total stations,

differential GPS etc. These are used to make high precision
measurements. Errors in measurement are minimised.
 Requirements
• Standards must be specified. Required accuracy standards of
urban areas should be specified.

• Existing land rights. Mailo, freehold, lease and customary. Mailo

doesn’t have control points but lines as control are used.
Landlords, tenants and sub tenants on mailo. Freehold has
control points. On leasehold we have a lessor and leasee.

• For checking. Check to pass JRJ. Preparation of a deed plan. Issue

of title.
 Requirements
• Competent surveyors. Minimization of personal errors. Ability to
carryout survey methods. Ability to use the survey equipment.

• Existing and proposed development.

• Implementation framework. Implement policies.

• A strong record keeping system.

 Setting out
1. Topographic survey of the area. Relative location of features i.e.
roads, buildings and the terrain.
2. Physical planner prepares a site layout plan. Plot layout. Plot
sizes and street patterns.
3. Survey process
• Reconnaissance. Obtain cadastral print. Visit site. Determine
control points. Determine instrument station. Determine survey
methods and equipment, determine cost of survey.
• Field survey. Checking the control data. Extending of control.
Setting out the plot
 Setting out
4. Compile the report. Computations checks and adjustments.
Mapping of the report. Preparation of a JRJ. Handed to the land
office.
5. Certification of deed plans. Deed plans prepared in the drawing
office from JRJ result. Deed plan issued by commissioner to
surveyor.
6. Preparation of title. Deed plans are handed to the registrar. The
title is prepared.
REPLACEMENT OF LOST
BOUNDARY BEACONS
 Procedure
1. Reconnaissance

• Obtain cadastral print

• Determine control points

• Determine land tenure

• Prepare working diagram

• Determine survey methods and equipment

• Determine fee
 Procedure
2. Field work
• Inform LCI and owners of neighboring plots. LCI ought to be
aware of the cadastral work to be carried out in his or her area.
• Verifying the control data. Compare distances on print with
distances on ground between control points. Control point
numbers correspond. Ensure that control points tie into each
other by either resecting or intersecting.
• Carryout field measurements to replace the lost beacon.
Extend control. Open boundaries by traversing. Locate lost
point by intersection or resection by use of known points.
 Procedure
3. Confirm that the mark stone is actually lost. Dig around the point. If
the mark stone is present move the mark stone vertically guided by a
plumb bob until it is at the surface. If the mark stone is absent replace
the point with a new mark stone.

4. Show the disputing parties where the new beacons are. The fixed
beacon is showed to the LCI and conflicting clients.

5. Make a report. This includes measurements, observations, statements,

computations and conclusions.
 Own work
1. Read about location surveys and condominium surveys
2. Which document is used to sanction a fresh survey or a
sub-division of land under either freehold or leasehold
tenure?
6.0 Survey regulations and
Documenting Cadastral
Surveys.
 Survey regulations: Importance
1. Uniformity
Use of standard survey methods and equipment. Standard
computation and adjustment methods.
2. Competition
Competition among practitioners is controlled.
3. Set standards
For example first class surveys horizontal accuracy of
1:20,000, second class survey 1:10,000 and third class
surveys 1:5000.
Survey regulations: Importance
4. Create public confidence
Ensure that the public knows the rules and
regulations governing the surveyors (practitioners)
5. Promote the profession.
Maintenance of pillars of the profession
 Survey regulations: Importance
6. Quality assurance
Continuous professional development. Quality control,
calibration and adjustment. Checks at the land office.
Disciplinary action in case of poor surveys i.e. RTFs. Practice
reviews.
7. Confidentiality
Surveyors/practitioners should keep the client’s
information confidential even after completion of the job.
 Survey regulations: Importance
8. Protect members (practitioners)
Right to Continuous Professional Development.
Protection from other practitioners. Provision of a
good working environment.
9. Protect clients from being overcharged by the
practitioners.
Documenting Cadastral Surveys: Boundary
opening
Boundary opening reports

•Background
•Terms of reference
•Data
•Objectives
•Instrumentation
•Methodology
•Findings
•Way Forward/Recommendations
Boundary opening report attachments

•Map (Showing the findings)

•List of coordinates
•Map draped on orthophoto
•Instruction letter
•Pictures
•List of attendance
 Documenting Cadastral Surveys: Sub-
division, Fresh surveys, Amalgamations and
Re-surveys
 Job Record Jacket (JRJ)
•Instruction to survey/mutation form
•Photocopy of mother title or certified Field print
•Table of contents
•Job history
•Index to computations and Datum computations
•Field notes
•Traverse computations
•Working diagram
 Job Record Jacket (JRJ)
•Index diagram
•Area computation
•Abstract of coordinates
 Job Record Jacket (JRJ)
•Instruction to survey/mutation form
This is given by the Commissioner of Surveys &
Mapping. A mutation form is a document filled in by
a Mailo land owner permitting a surveyor to either
subdivide or amalgamate the land parcel. (Attach
passport photo of Registered Proprietor)
•Cadastral/field print
Shows location of plot of interest and adjacent
plots, control points and mark stones in the area,
land tenure and distances between mark stones.
 Job Record Jacket (JRJ)
•Working diagram
This explains the methodology used in
diagrammatic format. It includes sketches of
traverse paths, opening and closing rays, etc.
•Job history
Statements explaining how work was done.
Limitations and efforts done to minimize the
limitations. Description of the datum used.
 Job Record Jacket (JRJ)
•Abstract
This is a summary of the computed spatial data. The
spatial data includes coordinates of the new points and
area of the plot.
•Table of contents/index table
Guides or directs readers to the required page in the JRJ
•Index to computations
Computation of the multiplying factor
 Job Record Jacket (JRJ)
•Datum computations
Calculations to determine the control used in the
survey.
•Traverse observations/Field notes
Tables showing distances, bearings and coordinates of
control points.
•Traverse computations
Calculations of corrections to changes in Eastings and
Northing. Computation of misclosures and coordinates
of new points.
 Job Record Jacket (JRJ)
•Area computations
Calculation of the area of a parcel of land using the
adjusted coordinates and any of the following
methods.
•Diagram of the surveyed plot (Index diagram)
Map/plan showing the adjusted coordinates
plotted.
7.0 Aims and objectives of
physical planning
Aims

•Provision of a spatial structure for land use

activities i.e. residential, agricultural, industrial,
natural resource and public land use.
•Better provision of utilities and services. Planning
for hospitals, schools, banks, electric lines, water
pipes and telephone cables etc.
•Provision of accessibility. Plan for provision of
roads, railways, parking areas etc.
Objectives

•Put land to its best use. Investigate the physical

properties of particular land and allocating it land
use basing on the findings.
•Enhance livelihood. Provision of services and
utilities.
•Facilitate development. Land is provided for
particular use.. Services, utilities and roads are
provided.
Objectives

•Increase the value of land. Provision of services,

utilities and roads and beauty created of area
increases the value of land.
•Enhance delivery of goods and services. Provision
of roads. Roads are planned for.
•Conservation and protection of the environment.
Demarcation of areas of preservation.
Implementation of plot subdivision.
 Land use planning in
urban and rural areas
.
 Land use planning in urban
areas
•High population densities. This is due to movement
of people from rural areas to urban areas.
•High concentration of social services. Schools,
banks and hospitals.
•High concentration of economic activities.
Company headquarters, offices, shopping malls,
cinemas and theatres and hotels.
 Land use planning in urban
areas
•Centre for commercial activities.
•Centre of political administration offices.
Parliament and embassies.
•High value of land due to high density of people
and economic activities.
•Land is limited in supply.
•Land is highly developed.
 Land use planning in urban
areas
•Wide spread infrastructure.
•Freehold, mailo and leasehold tenure systems.
•Clear definition of rights in land. This is due to high
demand for land.
•Relaxation of environmental protection due to
limited land.
•Existence of slums due to large populations.
•High traffic jams.
 Land use planning in rural
areas
•Rural areas are sparsely populated.
•Under developed. Temporary and semi
permanent buildings.
•Subsistence agriculture.
•Low population due to migrations to urban
areas.
•Ambiguously defined rights. This happens
on customary land rights.
 Land use planning in rural
areas
•Poor provision of social services and utilities.
•Poor provision of roads.
•Beautiful in terms of nature but lacking
infrastructure.
8.0 Parcel Referencing
Systems
 Block and Plot numbers
•This is majorly used on the Mailo tenure system.

•It is used in sporadic (and sometimes

systematic) adjudication and demarcation of
Mailo land.

•Blocks are divided into plots.

Block 163, Bulemezi
 Volume and folio
•This is used on Freehold and Leasehold tenure
systems.
•A volume is a collection of 25 folios (pages).
•Folios are based on date of registration.
•This is normally used when registration is sporadic.
 Street name and Plot Number
•This is used on Freehold and Leasehold tenure
systems in urban areas.

•Usually the plot numbers on one side of the road

will take on odd numbers and those on the
opposite side of the road will take on even
numbers.
 Parcel Identification Number
(PIN)
•This has been implemented through CLIN
(Customary Land Identification Number)

•This is allocated systematically based on

UBOS number at District, County, Sub
county, parish, village and land unit or plot
number.
9.0 Fit For Purpose Cadastral
Surveys
Fit For Purpose Land Administration
Land registration has largely been done on a sporadic
basis, based on demand, the process usually initiated by
the land owner. The land owner meets all the costs of
survey and land registration up to the level of issuance of
certificate of title. This approach is slow, very expensive,
and discriminatory to the poor, women and under-
privileged members of the society.
Fit For Purpose Land Administration
Fit for Purpose (FFP) Land Administration (LA) concept is
the approach that puts into consideration the current
needs of the community and devises means of resolving
them. The FFP LA approach was introduced and adopted
by various countries due its ability to solve problems that
could not be resolved by the conventional surveying
methods. Conventional methods are expensive, require
high accuracy and operate with a rigid legal framework.
Such methods do not help in achieving the overall
purpose of securing tenure rights for all.
 Fit For Purpose Land Administration
Fit for Purpose land Administration emphasizes use of low cost
techniques to secure tenure rights for all in a short timeframe.
Previously, technical solutions would not permit aerial mapping
of parcels and rapid flexible recordation of land rights. The
option of recording land rights without mapping (as in the case
of Ethiopia) was the only feasible alternative for meeting the
requirement of low cost and rapid recordation.
Of recent, the technologies for mapping land parcels have
improved the opportunities for fast mapping at sufficient
accuracy and at affordable costs, and, thereby enabling
implementation of FFP LA at scale. Some of the emerging
technologies enabling this include availability of cheap satellite
imagery at high resolution; improvement of accuracies of
handheld GPS, emergency of Open Source software freely
accessible on the Internet and installable on mobile devices.
 FFP(LA) KEY PRINCIPLES
SPATIAL FRAMEWORK LEGAL FRAMEWORK INSTITUTIONAL
FRAMEWORK

Visible/Physical boundaries Flexible framework designed Good land governance rather

rather than fixed boundaries along administrative rather than bueraucratic barriers.
than judicial lines.

Aerial/Satellite imagery A continuum of tenure rather Integrated institutional

rather than field surveys than just individual framework rather than
ownership. sectorial silos

Accuracy relates to purpose Flexible recordation rather Flexible ICT approach rather
rather than technical than only one register. than high-end technology
standards solutions.

Demands for updating and Ensuring gender equity for Transparent land information
opportunities for upgrading land and property rights. with easy and affordable
and ongoing improvement access for all.
 Spatial Framework
Visible (physical) boundaries rather than fixed boundaries. The
techniques for identifying and demarcating parcel boundaries may
include planting of visible boundary features such as hedges,
plants and other natural physical features. The materials for such
features should be locally available and acceptable to the
communities where they apply. They do not need to be uniform
across the country.
Aerial/satellite imagery rather than field surveys. Where it is
possible to identify boundaries from high resolution satellite
imagery or ortho-rectified aerial images, this should be the
preferred option. Field surveys using low cost equipment such as
handheld GPS should be done to complement image
interpretation or where the boundaries may not be visible from
the image
 Spatial Framework
Accuracy relates to the purpose rather than technical standards.
The positional accuracy to be achieved should depend on the
value of the land and geographical conditions. Most rural land is of
low value, and fairly large in size. Meeting the technical standards
requires use of sophisticated equipment which puts the overall
cost far away beyond the value of the land. Such accuracy may
only be justified for urban land whose value is high and parcel
sizes very small.
Demands for updating and opportunities for upgrading and
ongoing improvement.The system should be upgraded when need
arises. For example, when the value of land increases through
urban development, or when major infrastructure project are
implemented and compensation is to be computed in case of
expropriation, the accuracy of mapping land parcels may be
improved through upgraded cadastral surveys.
 Spatial Framework: Current status
The spatial framework encompasses demarcation,
measurement and mapping of land rights. In Uganda,
creation of the spatial framework originates from
adjudication and demarcation undertaken by Area Land
Committees at Sub county level. Land surveyors capture
boundary information which they submit to the District Land
Office and eventually, to the Department of Surveys and
Mapping under the Ministry of Lands Housing & Urban
Development.
 Spatial Framework: Current status
Previously, land surveying for purposes of creating cadastral
parcels was executed by government surveyors, until the
late 1990s when the function was discharged to private Land
Surveyors. Government however, retained the functions of
checking and quality control of data submitted by Private
Surveyors. The Surveys and Mapping Department obtains
cadastral information to create a cadastral index map that
shows the layout out of parcels in an area.
 Spatial Framework: Current status

Level 1 of Quality Assurance towards the spatial framework:

The Surveyors Registration Board, an autonomous statutory
body is responsible for regulating surveyors to ensure that
they exhibit the highest level of professional conduct. This is
done through registration and issuance of annual practicing
licences to authorise anybody to practice surveying in
Uganda.
 Spatial Framework: Current status

Level 2 of Quality Assurance: The Ministry of Lands Housing & Urban Development
or District Surveyor must authorise any cadastral survey to take place. This is by
issuance of an Instruction to Survey (I/S) which does not only provide authority but
also guidance on which standards to use. After the survey, observations and
computations are submitted to government surveyors who check for compliance
with standards on measurement procedures, computation techniques and accuracy
set by the Commission of Surveys and Mapping. A final check is undertaken by the
Mapping section of the Department which plots the data on the national cadastral

index map and confirm that it plots correctly.

 Spatial Framework: Current status
The Survey Act and Survey Regulations require very high
standards of accuracy for the spatial framework. These
standards require use of sophisticated survey equipment
and field procedures. The regulations require survey of fixed
boundaries in both rural and urban areas although the
positional accuracy is slightly lower for rural areas. The high
accuracy requirements, the requirement to use qualified
registered surveyors may have affected the coverage of the
spatial framework in Uganda. The steps for executing a
cadastral survey are summarised in the figure on the next
slide. It is estimated that the cadastral database contains
approx. 500,000 parcels across the entire country.
Spatial Framework: Current status
Instruction to Obtain Data from Obtain planning
Survey (I/S) issued Department of Clearance (1-5D)
by Commissioner Surveys and
(1-2D) Mapping (1-2 D)

Checking by Checking by Extend Survey

Computing office district surveyor Control to the Site,
and Cartographer and Cartographer observations (1-
( 2-5D) (1-5D) 2D)

Plotting on Issuance of Deed

National plans by the
cadastral Index Commissioner (2-
map (1-2D) 5D)
 Spatial Framework: Current status
Government realised the slow pace at which land
registration was progressing and also recognised that cost of
acquiring a Land Title was too high for most Ugandans.
Under the Land Act 1998, government lowered the technical
requirements for spatial framework specifically for
customary tenure. The law and its subsequent regulations
provide for hand drawing of a sketch map, based on rough
estimation of distances and area of the parcel. Drawing of
the sketch map, as provided for under the Land Act, does
not require the services of a qualified land surveyor but is
the responsibility of Area Land Committees, most of whose
members are semi-illiterate. The sketch serves the same
purpose as a deed plan attached to certificates of title.
 Spatial Framework: Current status
Many professionals consider the sketch as described in the
law, as falling below minimum standards for a spatial
framework. The sketch may not be used to retrace the
boundary with any level of certainty should there be any
land dispute. Instead, the Ministry of Lands Housing and
Urban Development partnered with Civil Society
Organisations (CCOs) and Development Agencies to improve
the quality of sketches attached to CCOs. Low cost handheld
GPS and Tablets running open source mapping tools have
been used to generate sketches for attaching to CCOS.
Examples of such partnerships include Kasese district in
Western Uganda (FAO), Nwoya District (ZOA Uganda),
Kabale District (UN Habitat –GLTN), Soroti and Katakwi (GIZ)
and Mubende and Mityana (GIZ).
 Spatial Framework: Current status
The advantage with this latest set of tools is that they provide
geo-referenced sketches with coordinates at an absolute
accuracy of 1-5 metres. Although this is not comparable to the
cadastral index map for freehold and leasehold tenure, it is a big
improvement from the Sketch requirements in the land Act. It is
also better than the spatial framework for mailo surveys where
parcels were generated using assumed coordinates. An attempt
to introduce coordinates through geo-referencing of cadastral
maps under the LIS project, has resulted into some unacceptable
distortions.
With the improved sketch, there is a possibility of overlaying the
demarcated parcels together with other surveyed parcels in a
land Information System, a procedure that is important in
avoiding erroneous issuance of titles on customary land and vice
versa.
 Case Studies:
1. Rwanda
2. Ethiopia
3. Kenya