cadastral studies (mgu1014 / mghu1514)fght.utm.my/tlchoon/files/2015/09/1-introduction-sv.pdf ·...

CADASTRAL STUDIES(MGU1014 / MGHU1514)

WEEK 1-INTRODUCTION

SR DR. TAN LIAT CHOON07-5530844

016-4975551

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OUTLINE

• Land Information System (Cadastreand Cadastral)

• Cadastre System

• Cadastral Survey Mapping

• Boundary

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CADASTRE AND CADASTRAL

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Objective

To understand the role of the cadastre in the administrationof Federal or State or jurisdiction, its operation andcomponents.

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History of Cadastres

• Babylonian 4000 BC• Egyptians 3000 BC• Italy 1600 BC• Roman Empire 300 AD• Doomsday Book 1076 AD• Maria Theresia Cadastre 1792 AD• Napoleonic Cadastre 1807 AD• Computerized Cadastre 1980 AD• Cadastre 2014

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The Definition of Cadastre

The Cadastre is a land information system, usually managedby one or more government agencies. Traditionally the Cadastrewas designed to assist in land taxation, real estate conveyancing,and land redistribution.

A cadastre is normally a parcel-based, and an up-to-date landinformation system containing a record of interests in land (e.g.rights, restrictions, and responsibilities).

It usually includes a geometric description of land parcelslinked to other records describing the nature of interests theownership or control of those interests, and often the values ofthe parcel and its improvements.

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The International Federation of Surveyors Statement on theCadastre highlights the importance of the cadastre as a landinformation system for social and economic developmentfrom an international perspective and recognises thecentral role that surveyors play in the establishment andmaintenance of cadastre.

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Effective land management requires land information,for example information about land resource capacity, landtenure and land use. The cadastre is the primary means ofproviding information about land. The cadastre provides:

• Information identifying those people who have interestin parcels of land;

• Information about those interest, for example nature andduration of right, restriction of interest andresponsibility;

• Information about the parcels, for example location, size,improvements and value.

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Essential Elements of a Modern Cadastre

Large scale mapsRegistersCadastre must be completeEach parcel must have a unique identifierCadastre must be dynamic Information must be correct Information must be publicCadastre must be supported by a coordinated survey

systemThe cadastre must include an unambiguous definition of

parcel boundaries both in map form and on the ground.

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Cadastre

A successful CADASTRE should provide security of tenure, be simple and clear, be accessible, and provide current and

reliable information at minimum cost

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Categories of Cadastre

Juridical/Legal Cadastre

Fiscal Cadastre

Multipurpose Cadastre

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Juridical/Legal Cadastre Supports land rights.

Is concerned with documenting rights and relating them tothe land with which they are associated. It is concerned with allforms of property rights.

As the information system which underpins land registration.

A written record or register containing information about eachparcel, such as the spatial information and the rights whichappertain to the land.

Contains a detailed description of the parcel, in the form ofeither survey maps or measurements.

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Fiscal Cadastre

An instrument for administering land tax and valuepolicy.

The information required to develop and maintain afiscal cadastre may be collected directly or indirectlythrough surveys or from other sources, for instance detailsof land ownership and their property boundaries.

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Should be maps showing the location and different typesof physical features.

Concerned with physical attributes such as man-madeobjects and natural features associated with each landparcel, abstractions, surveying and mapping data can alsobe referenced to the parcel.

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Multipurpose Cadastre Advantages directly beneficial from multipurposecadastre are:

(i) an improved conveyancing system;(ii) an improved cadastral survey system;(iii) improved land use planning, land management and

environment management;(iv) improved management of publicly owned lands,(v) reduction of duplication; and(vi) better control of land transactions.

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An extension of the basic cadastre, is an essential tool that can include other information from various databases or

registers, and can be adapted for local needs. It is a basis for planning for utilities, land information and development

management.

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Benefits of Multipurpose Cadastre

A modern multipurpose cadastre can lead to improve:

• Conveyancing system.• Cadastral survey system.• Land use planning and land management.• Sustainable development.• Management of publicly owned lands.• Reduction of duplication.• Control of land transactions.

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Multipurpose Cadastre Components

eCadastre eLand

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Cadastral

The basic building block in any land administration system is the cadastral parcel. The cadastre consists of two parts:

• Registers• Maps

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The Cadastral Parcel and Ownership Rights

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Cadastral Issues

Documentation of informal or customary rights.

Land registration (deeds, title or combinations).

Land titling.

Parcels and properties.

Boundaries (fixed, graphical, general).

Impact of technology.

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The Future Cadastre

Cadastre 2014

Cadastre 2034

Cadastre 2.0

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Cadastre 2014 Statement 1: Show the complete legal situation of the land. Privateand public rights and restrictions on the land will be systematicallydocumented;

Statement 2: The separation between maps and registers will beabolished;

Statement 3: The cadastral mapping will be dead. Long livemodelling;

Statement 4: Paper and pencil-cadastre will be gone;

Statement 5: Highly privatised. Public and private sectors will workclosely together;

Statement 6: Cost-recovering. 24

Cadastre 2034

Cadastre 2034 outlines a vision for a broader cadastrewhere information is readily accessible and people haveconfidence in the spatial extent of the various rights,restrictions, and responsibilities related to their land andreal property.

Cadastre 2034 will guide the evolution of jurisdictionalsystems and ensure a coordinated and consistent approachto future policies, legislation, standards, models andresearch; and provide clear direction for the sector as awhole.

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Cadastre 2034

Fundamental to land and property ownership and issustainably managed;

Multipurpose, truly accessible, easily visualised, and readilyunderstood and used;

Fully integrated with broader legal and social interests onland;

A representation of the real world, which is survey accurate,3-dimensional and dynamic; and

A national cadastre based on common nationwide standards.26

Cadastre 2.0

Be multipurpose in nature, meeting a wide range ofneeds beyond simply recording land ownership of definingparcels for taxation;

Enable the full spectrum of rights and parcel definitionsto be modelled and managed within the system;

Be truly three-dimensional, to reflect better the realthree-dimensional overlapping rights, and the registrationof multi-level properties.

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CADASTRE SYSTEM

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Cadastre System

The basic building block in any land administration systems is theland parcel as identified in the cadastre. However, since theconcept of a cadastre is difficult to define, it would be better todiscuss cadastre systems rather than a cadastre becausecadastre systems include the interaction between theidentification of land parcels, the registration of land rights, thevaluation and taxation of land and property, and the present andpossible future land use (Enemark, 2005). Therefore, it is notedthat even though cadastre systems around the world are clearlydifferent in terms of structure, processes and actors, their designis increasingly influenced by globalisation and technology,moving towards multipurpose cadastres (Molen, 2003).

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Cadastre System

The cadastre system comprises the map, real estate and landregister. The map shows the boundaries of real estates andlocation of the parcels. Real estates and changes are entered intothe cadastre. The land register based on the cadastre contains alist of titles for real estate. Today’s cadastre registration not onlyfocuses on property registration but also serves other tasks usedby private and public sectors in land development, urbanplanning, land management and environment monitoring(Federation Internationale de Geometres, 1995; Williamson andTing, 2001).

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Cadastre System

The central components of the cadastre systems areadjudication, demarcation, survey and preparation of boundarydescriptions (Dale, 1976). The overall cadastre systems areadministered or controlled by the State or federal government,either on its own or in conjunction with the private sector. Theoutputs of the cadastre system are the boundary descriptionsthat can be used for the production of cadastral maps, recordingtitles or boundaries, valuation and taxation or planning anddevelopment.

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Cadastre System

Nevertheless, it is more important to examine the key processeswith the cadastre systems which are associated withadjudicating, transferring and subdividing land rights, rather thanlook at a free standing concept of a cadastre (Williamson, 1983).It is important to recognise the flexibility of a cadastre. It canrecord a continuum of land tenure arrangements from privateand individual land rights to communal land rights as well ashave the ability to accommodate traditional or customary landrights. Additionally, Williamson (1983) suggests that the successof a cadastre system can be measured on how well it achievesthese broad social and economic objectives, not the complexityof its legal framework or the technical sophistication of thecadastral surveys or cadastral maps.

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CADASTRAL SURVEY MAPPING

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Cadastral Survey and Mapping

A section of the United Nations Economic Commission forEurope reads: Cadastral surveys are concerned with settingout and recording the turning point or corners alongproperty boundaries. A variety of techniques may be used,each having its own inherent accuracy and cost. Thenecessary and sufficient accuracy that is needed for anysurvey depends on the purposes for which that survey isconducted. (United Nations Economic Commission forEurope, 2005: 90)

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Federation Internationale de Geometres states thatcadastral surveying: is the definition, identification,demarcation, measuring and mapping of new or changedlegal parcel boundaries. It usually includes the process ofre-establishing lost boundaries and sometimes resolvingdisputes over boundaries or other interests in real property.(Federation Internationale de Geometres, 1995: 5)

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The United Nations Economic Commission for Europe (2005: 8) statesthat “the basic features that are recorded in a cadastre are the landparcels and their boundaries. Good practice will result in laws relatingto parcels and their boundaries that: (i) provide a legal definition of aland parcel; (ii) recognize that boundaries may be vertical (for mostsurface areas) or horizontal (for strata titles); (iii) differentiate betweenthe legal position of a boundary and the physical position of objectssuch as fences or hedges; (iv) define the priority of evidence, such assurvey measurements versus monuments, when re-establishing aboundary line, and indicate whether marks on the ground takeprecedence over measurements recorded in the registers in the re-establishment of boundaries or whether data on the plans must befollowed; and (v) avoid getting into detail over the precision withwhich boundaries should be surveyed for the purposes of land titling”.

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In order to guarantee the accuracy of boundary surveys and toapply quality controls to the work of the cadastral survey, it iscommon for survey regulations to be introduced. These oftenprescribe the manner in which surveys are to be carried out aswell as the standards that must be achieved. Survey regulationsmay also prescribe the necessary qualification for the granting oflicence to undertake cadastral surveys.

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Cadastral surveying is a general term applied to several differenttypes of survey. It is mentioned here only to make the readeraware of the expression and broad aspects of its use. A rigiddefinition of a cadastral survey involves only the informationrequired to define the legal boundaries of a parcel of a land,whether it is rural or urban. Therefore, the documentation,bearings, distances and areas would be shown. This definitionhas now been expanded through common usage to includecultural features, such as building location, drainage features andtopographic information, such as spot elevation or contours.

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Cadastres and cadastral surveys are aspects of landadministration. The primary object of a cadastral is to determinefor each land parcel, its location, the extent of its boundaries andsurface area, and to indicate its separate identity, bothgraphically on a map or in a record as well as physically on theground. Its secondary objective is to provide information for amultipurpose cadastre to fulfil the overall informationrequirements of land administration (Dale, 1976). Cadastralplans can fulfil many of the functions of large-scale topographicmaps, not only serving such purposes as boundary control,registration of title and valuation but also forming a basis ofplanning and development (Dale, 1976).

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The function of the multipurpose cadastre is to bring together allrelevant land information in a compatible data form. Theobjectives of cadastral surveys are to acquire information,process it, coordinate and finally to present the vital information.Cadastral surveying is an expensive process not only in itsexecution but also in the loss of capital from delays indevelopment and investment which may arise owing toinefficiency. The challenge is how to meet the short and longterm requirements of the fiscal, juridical and multipurposecadastres at minimum expense with maximum efficiency.

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The existence of up-to-date maps and records of all existingrights in land provided to every branch of the government thatdeals with the administration of land is helpful. For instance, thesimplification of courts/judicial processes; improved landacquisition for public purposes; and improved administration offorests and other public land are the results of good cadastralmaps and a good system of registration of rights to theappreciation of a national agrarian situation and to theelaboration of measures for its improvement and reform.

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It is mentioned by Rabley and Falk (2004) that cadastral surveysand cadastral maps are fundamental to an efficient and speedyland registration process. They are needed to ensure that rightsand restrictions about properties can be quickly identified byreferring to the same unique place on the earth. In addition,they all work to define the boundary of real property. In order tospeed up and streamline the process of property registration, itis important for cadastral surveys and mapping to emphasizereliable cadastral surveying information, which adds to thesecurity of titles.

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As Dale and McLaughlin (1999) point out, cadastral surveying isthe term generally used to describe the gathering and recordingof data about land parcels even though the records do not formpart of an official cadastre. When properties are initiallyregistered, government officials have traditionally undertakenthe processes of cadastral surveying and land title adjudication.

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In many countries, the techniques that are used in cadastralsurveying are prescribed in the law and in the regulations thatspecify the standards that are to be achieved and the methodsthat must be used to deliver them. Surveyors may also need tobe licensed in order to carry out their work. Regulations andlegislation for licensed surveyors have been introduced in manycountries to ensure that quality reliable data is collected. Thesestandards, in many cases, are still monitored by the centralgovernment cadastral mapping agency, which are responsible forthe accuracy of the work (Dale and McLaughlin, 1999).

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In conclusion, the methods and precision of cadastral surveys are oftenprescribed in survey-related laws and regulations although the finalstandard of the product is not normally defined in laws relating to theregistration of titles (United Nations Economic Commission for Europe,2005). From the legal perspective, it is necessary to prescribe thequalification of those who may conduct cadastral surveys. It is alsoessential to establish the legal liability of the surveyors for workundertaken and for the consequences in the short and long term ofany errors in measurement. The definition of legal liability isimportant, since quality control is most cost effective when it isundertaken by sampling. Since this implies the risk of failing to identifyincorrect data, the level of risk and consequences of mistakes must beclear in order to prevent expensive, unnecessary and time consumingchecking of surveys (United Nations Economic Commission for Europe,2005). 45

Section 83 National Land Code 1965-Survey for purposes of alienation

under final title.

Where any land is surveyed in accordance with theprovisions of section 396 National Land Code 1965 for thepurpose of its alienation under final title, the boundariesdetermined on the survey shall accord as nearly as may bewith those indicated by the plan and description byreference to which the approval of the State Authority wasgiven.

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BOUNDARY

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Tanda sempadan yang dijumpai berkeadaan tegak tetapiterlalu tinggi dari permukaan bumi boleh dianggapberkedudukan betul, kecuali dapat dibuktikan dengan caralain boleh digunakan sebagai datum dan pengukur perlumenurunkan tanda tersebut tanpa dianjakkan daripangkalnya.

Tanda sempadan yang dijumpai condong dari tapaknyaboleh dianggap kedudukannya betul kecuali dapatdibuktikan dengan cara lain, boleh digunakan sebagaidatum dan pengukur hendaklah terlebih dahulumenegakkan tanda sempadan tersebut sebelum ianyadigunakan.

Kenalpasti Keadaan Tanda Sempadan

Types of Boundary

The need to indicate boundaries on the ground camelong before the practice of title registration, survey,mapping, or conveyancing.

A boundary is a surface which defines where onelandowner’s property ends and the next begins.

The legal boundary is an infinitesimally thin surfaceextending from the centre of the earth to the infinite in thesky and is essentially an abstract concept.

Exceptions lie in three-dimensional property rights orstrata titles where the boundary may be horizontal as well.49

Types of Boundary

There are three categories of fixed/specific boundaries:

(i) Defined on the ground prior to development andidentified.

(ii) Identified after development.(iii) Defined by surveys to specified standards.

A fixed boundary is one that has been accuratelysurveyed so that any lost corner monument can be replacedprecisely from the measurements.

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Types of Boundary

There are also three categories of general boundaries:

(i) The situation where the ownership of the boundaryfeature is not established, so that the boundary may beone side of a hedge or the other or down the middle.

(ii) The indeterminate edge of a natural features.(iii) The situation where the boundary is regarded as

approximate so that the register may be kept free fromboundary disputes.

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Types of Boundary

The third type of general boundary is suitable in thedetermination of actual forest or watershed boundaries, oreven lot parcels in some countries using aerial photographsor space satellite techniques to define an accurateboundary line that it can be mapped in the register ordocument of title.

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Types of Boundary

The actual physical location of a boundary line is normallydemarcated by:

(i) Point features such as pegs the straight line between whichmarks the divide between two properties.

(ii) Linear features such as walls, hedges and fences.

Such an approach works equally well with three-dimensionalproperties such as apartments since their construction definestheir effective limits. In the case of strata titles, the ownership ofparts of buildings can be defined and guaranteed withdetermination of where, within the walls and floors, one set ofproperty rights changes into another.

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Types of Boundary

Advantage of fixed boundaries:

• Landowners can have confidence in where their propertylimits lie since these are formally recognized within thesystem.

Disadvantages of general boundaries:

• The precise line of the legal boundary between adjoiningparcels is left undetermined.

• The ownership of the land can be guaranteed up to thebounding feature, the ownership of which is left uncertain.

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Types of Boundary

Information about the location of parcels and theirboundaries is an important part of a land informationsystem, the only differences being the precision with whichthe location of boundaries is recorded and the extent towhich this information can be used as legal evidence.

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Boundary Marks

Section 5 National Land Code 1965:

• Boundary mark includes any survey stone, iron pipe orspike, wooden peg or post, concrete post or pillar orother mark used for the purpose of marking boundaries.

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Boundary Marks Section 114 National Land Code 1965 (Implied conditionsaffecting all alienated land):

• The proprietor will, take all reasonable steps to prevent theirdamage, destruction or unlawful removal.

• The proprietor will if any of them are damaged, destroyed orunlawfully removed, give immediate notice of the fact to theLand Administrator, or to the penghulu having jurisdiction in thearea in which the land is situated.

• The proprietor will, if so required by the Land Administrator, paythe cost of repairing or, as the case may be, replacing any ofthem which may have been damaged, destroyed or unlawfullyremoved.

• The proprietor will, if so required by the Land Administrator, athis own expense clear any boundary line between any of them.

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Jenis Tanda Sempadan Untuk Penandaan

Tanda-tanda sempadan yang dibenarkan adalah:

(a) batu konkrit, tiang konkrit, batu granit dan paip besimengikut saiz yang ditetapkan oleh Jabatan;

(b) paku dan pepaku besi dalam konkrit;

(c) tanda atas batu iaitu tanda lubang dengan satu anakpanah dipahat menunjuk ke arah lubang tersebut; dan

(d) sebarang tanda lain yang dibenarkan oleh Jabatan,melalui ketetapan yang dikeluarkan dari semasa ke semasa.

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Batu Konkrit

• Batu konkrit bertetulang yang panjangnya tidak kurang600 milimeter (mm) dengan garispusat tidak kurang 75mm yang mempunyai tanda tebuk bagi titik stesen. Bagibatu konkrit yang ditanam oleh JUPEM, satu pengenalanbertulis “JUP” dicetak di bahagian atas permukaannya.Manakala bagi batu bernombor, nombor siri berkenaandicetak menggantikan tulisan “JUP” tersebut. Saizcetakan nombor siri mestilah mengikut saiz yangditetapkan.

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Batu Konkrit

• Bagi batu konkrit yang ditanam oleh JTB, permukaanatasnya tiada mempunyai apa-apa pengenalan, manakalabatu konkrit bernombor hendaklah dibeli daripadaJUPEM Negeri yang berkenaan. Sekiranya JTB bercadanguntuk mencetak sendiri batu bernombor tersebut makanombor sirinya hendaklah terlebih dahulu dipohondaripada JUPEM Negeri yang berkenaan. Harga bagisetiap batu bernombor yang dibeli oleh JTB dari JUPEMNegeri adalah RM 5.00.

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Batu Konkrit


Tiang Konkrit

• Tiang konkrit bertetulang yang panjangnya 1200 mmhingga 1800 mm berbentuk silinder dengan garispusattidak kurang 70 mm dan mempunyai tanda tebuk bagititik stesen.

Batu Granit

• Batu granit berbentuk empat segi dengan ukuran 80 mmlebar, 120 mm panjang dan 600 mm tinggi yangmempunyai tanda tebuk bagi titik stesen.

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Tiang Konkrit


Paip Besi• Paip besi yang panjangnya tidak kurang 900 mm dengan

bergarispusat di antara 25 mm hingga 50 mm dan sebaik-baiknya disalut tar atau disadur dengan logam supaya tahankarat dan lubang paip di bahagian atas mestilah ditutupsebaik-baiknya dengan konkrit yang mempunyai tanda bagititik stesen.

Paku• Paku (nail) yang panjangnya tidak kurang 55 mm dengan

bergaris pusat 8 mm. Kepala paku hendaklah bergaris pusat15 mm dan mempunyai penutup bergarispusat 46 mm sertamempunyai tanda bagi titik stesen.

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Paip Besi

Paku


Pepaku Besi

• Pepaku besi (iron spike) yang panjangnya tidak kurang100 mm dengan bergaris pusat 12 mm. Kepala pepakuhendaklah bergarispusat 25 mm dan mempunyai tandabagi titik stesen.

Tanda Atas Batu (mark on rock)

• Ditandakan di atas permukaan batu dengan caramenebuk lubang sebagai tanda titik stesen dan satupenunjuk anak panah dipahat menghala ke lubangtersebut. 67

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Pepaku Besi

Tanda Atas Batu

Area

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PARTY WALL

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Party Wall

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Party Wall

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Party Wall

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T H A N K YO U

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cadastral studies (mgu1014 / mghu1514)fght.utm.my/tlchoon/files/2015/09/1-introduction-sv.pdf ·...

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