current issues in cadastral regulations in ......deforested areas in romania, named "plantam...

Proceedings of the World Cadastre Summit 2015, Istanbul

120 | P a g e

CURRENT ISSUES IN CADASTRAL REGULATIONS IN ROMANIA

Gheorghe Badea, Ana-Cornelia Badea

Surveying and Cadastre Department, Technical University of Civil Engineering, 124 Lacul Tei Blvd., 020396, Bucharest, Romania

[email protected], [email protected] ABSTRACT Currently in Romania have been introduced some legislative regulations which want to improve the workflow of real estate registration. In this paper we want to highlight current workflow in this domain and main changes. It is highlighted some registration and recording changes in systematic land registration and sporadically land registration. Also in present exist concerns about changing the law of cadastre and land registration in Romania. Key words: cadastre, legislative provisions, land book, real estate, NACLR INTRODUCTION In last years, in Romania have been made many changes on the legislative provisions which had effects on the cadastral and land book registration. In present is in force Order no. 700/2014. This legislative provision approves the Regulation for approval, reception and registration in the cadastre and land registry records. This Order replaces the previous four orders: Order 633/2006 for the approval of the organization and functioning of Cadastre and Land Registry Offices (CLRO), Order 634/2006 approving the Regulation on cadastral documentation content for the entries in the land register, Order 108 / 2010 on the approval, inspection and acceptance of the works in the field of cadastre, geodesy, topography, photogrammetry and cartography, Order 186/2009 concerning the definition of the deadlines provided by the National Agency for Cadastre and Land Registration (NACLR) and its subordinate units. The emergence of the new regulation is a salutary initiative because it correlates provisions relating to the activity of a single institution. In the following we will focus on the occurred changes and to identify incomplete provisions that could also subject to future improvements. EUROPEAN CONTEXT European Land Registry Association (ELRA) is a non-profit association established under Belgian law, consists of 29 organizations representing land registers from 22 EU Member States. Its main purpose is to highlight the understanding of the role of land registration and housing and capital markets. ELRA aims to develop a pan-European understanding of issues of common interest and provides a forum and a network open exchange of ideas. (figure 1) ELRA-border projects on the electronic transmission - CROBECO (cross-border electronic conveyancing) and the European Land Registry Network - ELRN - aimed to efficient use of

http://wcadastre.org

121 | P a g e

information and communication technology for information purposes and cooperation in land registry. THE ROMANIAN CURRENT SITUATION Integrated Cadastre and Land Registry System in Romania includes:

• general register for input; • cadastral map which contains graphical representation of the buildings limits; • electronic land book.

General register for input has the following features: • assignment of registration number requested to a CLRO; • ensuring the principle of priority; • random and automatic requests allocation to the employees with responsibilities in

addressing them; • search of the registered requests; • reallocation of the requests; • highlighting progress on solving request; • highlighting the solution to this demand; • information on lodging an appeal against the decision of the land registry; • highlighting the settlement of the claim; • highlighting the date of transmission of documents resulting from the settlement

demand to the stakeholders; • generating reports on the system information.

Fig. 1. ELRA Member States (www.elra.eu)


122 | P a g e

The main reports generated by the informational system are: • electronic land book; • land book extract for information; • land book extract for authentication; • completion of the land book; • communication file; • statistical reports.

As a stage on the informational system have been made the following steps:

• The information had been transformed from paper-based to digital data; • Digital data and information had been used by the institution - this process involved

organisational and procedural change to meet modernisation goals; • Sharing of digital data and information between government institutions; • E-communication with the citizens - the system is working now with online information

submission in parallel with walk-in service delivery centres; • Internet are available for citizens to obtain clarity about issues, submit documentation,

or schedule a service - request submission that would normally only have been possible at a counter during office hours are available online 24 hours per day.

The next stages will be the following (Hull, 2013): • Electronic transactions and payments; • Documents will be received electronically; • Security and personalisation issues will increase complexity; • Digital signatures could become necessary to enable legal transactions. • E-government outputs could be transformed into e-governance outcomes in that public

services and governance transactions which are exclusively electronically mediated. • The external and internal objectives of e-government would be accomplished in the

transformation stage. ANALYSIS OF SOME ACTUAL ASPECTS One goal to achieve Order 700 was a much more detailed regulation of certain issues that were found increasingly appearing in Romania and because of that it was necessary legal basis improvement. In the following we would list the most important provisions which were detailed in the procedure, highlighting the linked situations that led to their inclusion in the legal rules. In the last years many condominium buildings have undergone a process of building an attic, especially in large cities, where exists a high demand for living space. A new attic involves the creation and registration of new individual units, vertically extending of the condominium and recalculation of common shares. Especially young families with restricted financial possibilities opted to purchase an attic. This case involves a common part of the terrace, the formation of a new individual unit and recalculate shares of common parts. Subsequently, creating an attic space must follow the splitting procedures.


123 | P a g e

Fig. 2. Stages for register an attic

Another concern at international level which is going to be also implemented in Romania is represented by protecting the natural and built environment. In the last twenty years have been cleared large areas of forest (figure 3), therefore this situation led to some changes. There were been some successful initiatives. An NGO in Romania aimed to provide an overview of deforestation (legal and illegal) with transposition on the satellite images, transparency and access by the general public. This organization was established an"open source" geoportal of deforested areas in Romania, named "Plantam fapte bune in Romania". This is a national initiative of afforestation on a voluntary basis. The initiative requires the direct involvement of the public in the marking of deforestation. (figure 4) The information to be subsequently verified by both forest engineers involved in the initiative and with the forest authorities to identify the legality of the identified points.

Fig. 3. Example of deforestation evidence for Arad county

(http://harta.plantamfaptebune.ro/Public) There has been considered important to specify some particular situations in the land book:

• mention that a certain building is historic monument or archaeological site; • mention the protected area or ecological corridor;


124 | P a g e

• mention the agricultural land parcels which has been chosen for afforestation windbreaks provided by Law no. 289/2002 as amended and supplemented.

Another aspect consists lately in specifying of expropriation procedures necessary for the execution of public utility works, especially those for infrastructure improvements. There had been included in legal provisions the procedure for overlapping of buildings affected by expropriation with expropriation corridor, according to rules for the application of Law no. 255/2010 regarding the expropriation for public utility needed to achieve goals for national, county and local level. In figure 4 we can identify the main directions in which the Order has brought procedural changes in the workflow. Another important aspect is to regulate the handling of applications using the integrated workflow land book and cadastre. This importance had been mentioned in the scientific literature (Badea A.-C. and Badea G., 2013) as follows: • identify the location of the property by the owner, indicating the real estate to the authorized

person and technical documentation request; • surveying work; • achieving of cadastral documentation; • request registration at the CLRO; • reception of the cadastral documentation; • registering the real estate right in the land book.

Fig. 4. Relevant changes on procedural issues


125 | P a g e

Fig. 5. NACLR Geoportal (http://geoportal.ancpi.ro/geoportal/imobile/Harta.html)

The process of requesting data and information from the CLRO database is achieved by registering in advance of a request for information or by accessing the portal for authorized persons. Currently has been developed a national online system - ancpi.ro geoportal and INIS - which are providing information on registered buildings. Both applications are based on INSPIRE specifications. In figure 5 is emphasized NACLR geoportal. Data sources are based on surveyed real estates overlapped on photogrammetric images (orthorectified) (Badescu, G.et al, 2009). SWOT ANALYSIS ON NEW LEGISLATIVE REGULATIONS Given that the main purpose is a fully functional Cadastre and Land Registry system, as well as collaboration and data exchange between NACLR and other institutions involved in managing of the property information, the SWOT analysis on the new regulation is welcome. Currently some aspects are subjects of public debate, to be approved or rejected. One problem is securing the database. At international level, including in the context of Cadastre 2034 (ANZLIC, 2014) is recommended a comprehensive security thereof. Also records are managed by NACLR own servers. Therefore it is proposed that digital database of CLROs to be protected from unauthorized access through a information security system. NACLR or/and CLROs will preserve the specific conditions of safety records and a copy of the land book records will be kept in digital format. It could be used to reconstruct the database in case of alteration or destruction. This copy will be updated daily and will only be used for reconstitution. Also has been proposed to be clearly specified the persons authorized to register on-line the requests and the related .cpxml files.


126 | P a g e

Table 1. SWOT Analysis on new regulations

CONCLUSIONS As main future developments of the current system are welcomed as follows: - Implementing of 3D real estates representations; - Finding of appropriate legislative solutions to record a 3D building in the system; - Implementation of 3D cadastre. These observations are in accordance with the "Creating the Virtual World of Property" from Cadastre 2034. In the last 20 years we have seen in Romania also a significant increase in the number of tunnels, underground parking places, shopping malls, aboveground road and railway networks, multi-storey apartments combining commercial and residential, and roof top gardens. All these types of infrastructure have one thing in common; their ownership is difficult to register in a 2-dimensional digital cadastre. (ANZLIC, 2014). Another aim is to stimulate the housing market at the same time. In this purpose it should continue supporting connection with the European e-Justice and permanent updating of the related information on site. REFERENCES ANZLIC, 2014, Cadastre 2034, Powering Land & Real Property - Cadastral Reform and Innovation

for Australia - A National Strategy, Consultation document, April 2014.


127 | P a g e

Badea A.-C., Badea G., 2013,The advantages of creating compound GIS functions for automated workflow, International Multidisciplinary Scientific GeoConference Surveying Geology and Mining Ecology Management, SGEM, 1, pp. 943-950, DOI number 10.5593/SGEM2013/BB2.V1/S11.043

Badescu G., Stefan O., Badescu R., Badea G., Badea A.C., Didulescu C., 2009, Air-borne photogrammetric systems used in topographic and cadastral works in Romania, Proceedings of the 5th WSEAS International Conference on Remote Sensing, REMOTE '09 pp. 22-26

Clinci T.S., Badea A.-C., Badea G., 2013, Organization of cadastral activity in Romania, International Multidisciplinary Scientific GeoConference Surveying Geology and Mining Ecology Management, SGEM,1, pp. 837-844, DOI number 10.5593/SGEM2013/BB2.V1/S11.029

Hull, S., Whittal, J., 2013, Good e-Governance and Cadastral Innovation: In Pursuit of a Definition of e-Cadastral Systems, South African Journal of Geomatics, Vol. 2, No. 4, August 2013, pp. 342 – 357

Ovidiu S., Badescu G., Badescu R., Badea G., Badea A.C., Didulescu C., 2009, GIS applications in the field of the Maramures subterranean mining exploitations, Proceedings of the 5th WSEAS International Conference on Remote Sensing, REMOTE '09, pp. 27-32

http://geoportal.ancpi.ro/geoportal/imobile/Harta.html, accessed March, 2015 http://harta.plantamfaptebune.ro/Public, accessed February, 2015 http://www.elra.eu/, accessed February, 2015


128 | P a g e

AIMS AND ACTUAL OUTCOMES OF TUSCANY CASTORE PROJECT: A FINAL BALANCE

Massimiliano Grava,¹ Maurizio Trevisani,² Umberto Sassoli,² Andrea Peri,² Fabio Lucchesi3

¹ CFS Department, University of Pisa, Via P. Paoli 15, 56126, Pisa, Italy [email protected]

² Regione Toscana, Via di Novoli 26, 50127, Florence, Italy [email protected]

3 DIDA Department, University of Florence, Via della Mattonaia 14, 50121, Florence, Italy [email protected]

ABSTRACT The present paper aims at describing the promising applications of cartographic models in the study of the history of Tuscany (Regione Toscana, Italy) eight years after online publication of data processed through Web Geographical Information System technologies (WebGIS) within the CASTORE (CAtasti STOrici REgionali) research project. Thanks to direct funds by Regione Toscana, the project envisaged scientific cooperation between regional Universities, and the results of systematic collection and study of nineteenth-century cartographic sources documenting the historical development of building framework, infrastructure asset, and agricultural landscape in the light of toponomastic changes revealed to be essential not only for academic scholars and historians, but also for many other professionals. In particular, a wide range of crucial informative levels emerged: on the one hand, the utilisation of an impressively rich collection of georeferenced maps – actually amounting to more than 12,000 charts and covering an area of 25,000 km2 – provided remarkable practical tools for regional planning management and territory organisation strategies; on the other hand, research studies in the interpretation and description of territorial configurations on a regional scale could eventually rely on further precious data for the outlining of Tuscany transformation from the nineteenth century up to the present day. Keywords: CASTORE Project; Toponymy; Tuscany (Italy); WebGIS THE PROJECT Sponsored by the Region of Tuscany (Regione Toscana, RT henceforward), the CASTORE project [1] started in cooperation with Tuscany State Archives on the basis of an agreement [2] signed with the Ministry of Cultural Heritage and Activities and Tourism (MIBACT) in July 2004, and two main objectives were originally established. On the one hand, local government Authorities would be provided with a historical cartographic basis enriching cognitive frameworks of spatial organisation, landscape management, and environment planning; on the other hand, the actual value of the first cartographic representations drawn via scientific methods would be definitely enhanced by way of systematic online publication – thus also improving fruition and preservation of original documents at the official Archives and facilitating access by private citizens and students as well as technicians and researchers.


129 | P a g e

Considering the overall profile of the CASTORE project, several complex operational phases envisaged filing, digital reproduction, and georeferencing of primary historical cadastral maps: the General Cadastre of Tuscany (also known as Catasto Ferdinandeo-Leopoldino), covering a wide part of current regional continental and insular territory; the complementary Bourbon and Post-unification cadastres of the province of Lucca; the Este cadastre of the territories of Massa and Carrara; the French cadastre, integrating some of the gaps of the General Cadastre of Tuscany [3]. During the first operational phase, namely the study of both consistency and distribution of cartographic heritage preserved in the State Archives of Tuscany, each map was univocally given a code, selected, and described in a single board indicating the main documental and content features. The advanced technical and methodological procedures of this first phase were carried out by the Department of Historical and Geographical Studies at the University of Florence [4]. In the second phase, original maps preserved at the State Archives underwent digital capture and elaboration. For this purpose, large-format scanners were used to acquire each document in a single scan at high resolution; these operations were carried out at the premises of the State Archives, in accordance with appropriate security protocols. Thirdly, the over twelve thousand digital maps were georeferenced in order to display as a continuum the coverage of the area considered in the Cadastre. To this end, the most advisable procedure should minimise geometric inconsistencies in correspondence to the edges of the maps: on the methodological point of view, homologous checkpoints necessary for georeferencing were firstly located on ancient maps and matched with corresponding elements in present geographical sources, then chosen in concurrence with ‘persistent’ topographic elements – such as intersections, junctions of hydrographic elements, and presence of more prominent and relevant buildings – and eventually identified on maps. Furthermore, the process of georeferencing employed for each map was replicated on contiguous maps and finally adopted for greater ‘blocks’ of maps with the aid of additional homologous connecting points, thus respecting geometric matching to the edges of maps and assembling a consistent cartographic ‘mosaic’. The operations of georeferencing, carried out by experts in the use of GIS (Geographic Information System) technology, led to the creation of a vector chart of the boundaries in cadastral maps: through successive geometric operations of aggregation, it was eventually possible to reconstruct both a mesh of cadastral sections and the boundaries of nineteenth-century Communities. Eventually, in the spring of 2007 the results of the three phases were integrated into a single information system designed to support publication on the Internet. This system, developed and managed by the technical units of RT, integrates the three main areas: research, display of original maps, and navigation in WebGIS environment [5]. The system has also been implemented with a WMS [6] (Web Map Service) allowing users to freely access both the map archive and cartographic work directly via a GIS software.


130 | P a g e

Year Month Number of accesses to CASTORE

2013 July 34,785 2013 August 107,670 2013 September 128,001 2013 October 162,454 2013 November 145,862 2013 December 186,753 2014 January 221,257 2014 February 213,634 2014 March 206,860 2014 April 237,467 2014 May 276,839 2014 June 181,585 2014 July 224,136 2014 August 191,179 2014 September 215,931 2014 October 197,995 2014 November 199,256 2014 December 183,371 2015 January 200,812 2015 February 217,222

Fig. 1. Access Statistics – Service CASTORE (07/2013-02/2015) HISTORICAL SOURCES The historical sources examined by the CASTORE project provide data of basically fiscal nature: in addition to cartograms – whose systematic scanning and georeferencing have been leading to online publication via WMS – quite a few public registers compiled by State employees and preserved in provincial archives still record all due information about taxes and fiscal withdrawals, in the form of either praedial levies or extraordinary imposts [7]. In particular, the following pages will draw the attention to the most ancient of the three documental series pertaining to the whole area of current RT, namely the Catasto Ferdinandeo-Leopoldino [8]. The General Cadastre of Tuscany (Catasto Generale della Toscana, or Catasto Ferdinandeo-Leopoldino) is a nineteenth-century land register geometrically organised into land parcels covering the whole area of the Grand Duchy (Granducato): for the first time in Tuscany, it was based on geodetic principles, thus representing a modern and most effective fiscal tool produced through implementation of innovative land survey principles – just like its French model [9]. The work for the Leopoldino cadastre started in 1819 and ended with the completion of the land register in 1835: [10] at that time, the Grand Duchy included 242 Communities, each consisting of a variable number of sections [11]. Maps were drawn to a scale ranging from 1:1,250 cm (built-up area) to 1:5,000 cm: the original unit of measure for areas was the ‘square Florentine ell’ (braccio quadro fiorentino), while taxable income was «expressed in coin of account (lira) and in actual currency (fiorino)» [12]. In order to keep to proportions, it had been necessary to


131 | P a g e

both subdivide the whole area and to allot each land unit to several single map sheets. Furthermore, an Index Map was drawn showing on a single sheet the relief of the entire area covered by each Community to a scale varying between 1:20,000 cm and 1:30,000 cm. On the other hand, the issue concerning evaluation of land properties was slightly more complex. In fact, a controversial and long-standing debate had opposed the members of the Deputation for the Creation of the New Cadastre (Deputazione sopra la formazione del nuovo catasto) as to whether «to tax the land either on the basis of its potential productivity or on the basis of how it was used at the time of the register compilation; in other words, on the basis of either potential or effective income» [13]. The final decision of the Deputation was a parcel-by-parcel evaluation of properties taking into account the effective production of the year 1817, when the land register had been ‘commissioned’ [14]. During the inspections, surveyors relied on clear drawings created on the model of the first triangulations by Father Giovanni Inghirami from the Ximeniano Observatory (author of the 1830 Carta Geometrica della Toscana), and total parcels, land measurements, and agricultural uses were eventually recorded in the Giornali di Campagna [15]. At a later stage, data and drawings were used by the appointees of the land register in the Journals, Copy-books, Value Relationships, Tithable Samples, and the Response of the Gonfalonieres to the Agrarian Questions to almost arbitrarily calculate tax rates of each land parcel [16]. The most important documents attached to the Cadastre are the final Community Land Register Samples (Campioni Catastali Comunitativi), the Guide Tables, Showing Owners and Their Respective Properties (Tavole indicative dei proprietari e delle proprietà rispettive), and the Maps. In particular, the Community Samples resemble actual registers recording deals and transactions of each Community in alphabetical order. In fact, properties could be registered under the name of one or more ‘persons’ (either individuals or corporations), and for this very reason each document is close to a business census: «For every business transaction in the Samples there is the indication of surname, name, family name, and sometimes either noble ranks and titles (knightly, military or ecclesiastical) or professional qualifications (doctor or lawyer)» [17]. The Samples were compiled with double-entry accounting: on the left-hand page, land parcels either involved in the transactions or acquired after establishment of the Cadastre are indicated (Dare, that is, Debits), while on the right-hand page there is the indication of properties ceded and purchased by others after the establishment of the cadastre (Avere, that is, Credits). On the other hand, the Guide Tables progressively reported the number of land parcels, register sections, different uses, and the names of the owner [18]. DATA The emergence of the Internet as an effective platform for sharing also geographic data and information is certainly one among the most noteworthy events of the last years, and both the possibility to accede to the platform and the appeal to a wider and wider number of users prompted to the planning of new cartographic services increasingly based on shared access to geographical information and its interoperability.


132 | P a g e

Such a scenario immediately drew the attention to the urgent need to overcome the old elaboration paradigm, demanding preliminary specific treatment of data for each single use and obliging professionals to copy and elaborate them for further adaptation to different new needs and uses within off-line Geographic Information Systems (GIS).

Fig. 4. Community of Portoferraio – General Cadastre of Tuscany – Islands

Confronted with both maintenance and updating requirements, this paradigm eventually revealed to be a weak and rather problematic spot within the system. For this reason, the concept of interoperability in treating data and geographic information came to the fore. In particular, this idea principally implied the possibility to access the datum in itself (and the piece of information it provides) after combination with other data and information: this would be possible by means of devices abiding by approved and versatile standards in order to consider any possible future scenarios of use. In this context, RT launched a programme of publication, access, and sharing of geographical data produced in the execution of its institutional duties through interoperable platforms conform to the standards approved by the Open Geospatial Consortium (OGC) and valid also in ISO context. More specifically, RT started in 2008 the publication on WMS systems of its topographic products (namely technical cartographies to the scales of 1:2,000 cm and 1:10,000 cm and


133 | P a g e

cadastral maps; pictures from aerial shots and orthophotomaps; historical maps; several thematic charts such as geological maps, charts of use and covering of the soil, pedological charts, and maps of landscape and territorial restrictions) with the aim of providing not only the scientific and technical community, but also an even wider number of common users with as great interoperability of geographical information as possible. Furthermore, data were distributed anonymously and free of charge via dedicated WMS systems: this connection mode relieves users of mandatory technical skills for structural elaboration of the single datum stressing the informative aspect, and such a rich informative basis led to planning and realisation of new and otherwise unimaginable applications (for more information, see http://bit.ly/1LWzXUU). Availability of both modern (twenty-first-century) and ancient (nineteenth-century) maps is a most incisive example. On the technical point of view, data access via WMS technology is based on simple HTTP calls, that is, on browser interrogation: this very system was used by RT to activate a WebGIS client (GEOSCOPIO) for easy navigation through georeferenced ancient cadastral maps and comparison to modern ones (see for example http://bit.ly/1C4f19W). Another noteworthy interoperable service offered by the CASTORE project is the consultation of scans of original maps abiding by the specific International Image Interoperability Framework (IIIF). As it is the case with WMS, the system allows access to a specific cluster of information by means of simple browser calls. RT activated another web client supporting information and consultation of single scans (see for example http://bit.ly/1C4fGrV). To conclude, the interoperable approach is characterised by same protocols as many other services, by web clients directly created by RT, and by free access to completely open databases. LAWS AND LAND GOVERNMENT Land Government, that is, the cluster of activities aiming at organising, planning, and defining different territorial uses and transformations, demands complete and reliable reference frames on the topographical and environmental as well as landscape, thematic, and historical points of view. Article 56 of the Regional Law n° 65 (Norme per il Governo del Territorio, 10 November 2014), lists the fundamentals of the Base Informativa Geografica Regionale as follows:

a) a topographical, geological, and pedological informative basis accompanied by charts of use and covering of soil, orthophotomaps, aerial and satellite shots, and historical maps;

b) a thematic informative basis mainly focused on the condition of territorial heritage; c) a current legal informative basis pertaining to the effects of territorial and urban

planning as well as of direct land government.

In the last few years, RT has paid particular attention to documental sources, with the aim of rescuing and collecting as much information as possible and eventually providing new references for reconstructing historical landscape evolution.


134 | P a g e

Fig. 2. Source:

http://www502.regione.toscana.it/tabulae/flow.html?_flowId=viewReportFlow&standAlone=true&ParentFolderUri=undefined&reportUnit=/logs_utenti_mese_officetime_24m&output=pdf

Fig. 3. Source:

http://www502.regione.toscana.it/tabulae/flow.html?_flowId=viewReportFlow&standAlone=true&ParentFolderUri=undefined&reportUnit=/logs_accessi_servizio_top&output=pdf


135 | P a g e

Recovery of historical information recorded in maps, registers, documents, and archive paper material must confront with the demanding issue of reconstructing a historical and reference frame. To this end, multidisciplinary competences should be combined with several variables: acquisition, cataloguing and usability of sources; planning of integrated databases providing digital information (scans, tabs, texts); use of both divulgation and promotion strategies for informative contents. As far as Public Administration is concerned, Departments appointed to production, collection, and organisation of databases supporting evaluative, decisional, and planning processes required by territorial Authorities do not have the due scientific and research competences to manage collection and digitisation of historical documental sources. For this purpose, the Regional Council (Giunta Regionale) of Tuscany created a specific protocol of understanding and cooperation connecting Tuscany Universities with RT Interuniversitary Centre for Territorial Sceinces (Centro Interuniversitario di Scienza del Territorio, CIST), with the aim of «rispondere all’esigenza di una ricomposizione e coordinamento multidisciplinare nell’ambito dell’evoluzione delle politiche territoriali da forme di pianificazione settoriale a forme integrate e multisettoriali di governo del territorio». In particular, the protocol envisaged a few research projects:

1. documentation and digital capturing of selected historical cartographic collections dating from the fifteenth up to the nineteenth century, thus integrating the cartographic database of nineteenth-century cadastres within the CASTORE project;

2. realisation of a digital archive supporting historical comparison of Tuscany place names, that is, systematic collection of toponyms recorded by both cartographic sources used by the CASTORE project and present maps (regional technical cartography and cadastral cartography);

3. reconstruction of the hydrographic net (with particular focus on water courses indicated in the lists of public waters following the dispositions of the Regio Decreto n° 1775 of 11 December 1933) and of the location of manufacturing plants by examination of the maps of the Catasto Leopoldino, accompanied by investigation on the use of soil and land parcels in some Communities of Tuscany as documented by historical cartography and nineteenth-century cadastral registers.

In addition, further projects on environmental subjects in collaboration with CIST have started: acquisition of data pertaining to the distribution of natural areas deserving preservation within the Sites of Community Interest (Siti di Interesse Comunitario); capturing, measuring, and digital processing of data regarding technical property of lands by means of specific surveys in situ and in laboratories, with the aim of creating a Database of Lands (Banca Dati Terreni) of all typologies of geological surfaces interested by hydrogeological instability [19]. Some of these project have already been completed, while some others are still being carried out. In particular, reciprocal collaboration and confrontation of academic researchers in territory sciences with regional employees gave a strong impulse in defining strategies and solutions to informative requirements of Authorities appointed to both administration and planning of shared resources; to this end, also the potentialities of up-to-date computer devices and instruments for the elaboration of geographical data were used.


136 | P a g e

TERRITORIAL PLANNING BETWEEN TIME AND IDENTITY The rich supply of information about the historical evolution of places is a most precious tool for professionals in the preparation of documents regulating urban planning, territorial organisation, and landscape structuring; furthermore, cultural approaches and cognitive paradigms related to urban and territorial planning underwent a deep change in the last quarter of the twentieth century, and territory has progressively gained an active role in determining transformation choices [20]. In particular, a clear overturning of trends has occurred. On the one hand, the traditional cognitive model, sometimes labelled as ‘functionalist’ paradigm, interprets human request and needs as determiners of choice perspectives, so that the territory itself must support fulfilment of such needs – at least within the limits of its own ‘carrying capacity’. On the other hand, a new model claims direct influence on the quest for change of the ‘existing territory’ and its supply of both assorted places and consolidated vocations. This cognitive reversal is often attributed to the imposition of the change sustainability principle: nevertheless, a close connection between sustainability and time should be considered too. Actually, persistent historical relations between settlement organisation and environment represent a repertoire of tested epistemological rules, and this repertoire might work as a heuristic tool for estimating the impact of any changing intervention on future long-lasting contexts. In other words, change sustainability can be evaluated by examining consistency of active transformations with durable relation rules connecting human action and environment. More specifically, territorial identity is the expression of the dynamic relation between human action and the environment, that is, the resulting ‘residue’ of both alternation of peculiar social and productive structures and progressive metabolising of successive arrangements, eventually delivering new interpretations of the spatial table to the crucial test of time. As a matter of fact, each culture intervenes on the territorial palimpsest and evaluates its suitability with respect to current leading value systems. In contrast with the primacy of efficiency and functional performance, the sustainability principle focuses on the evaluation of the durability of territorial structures, namely on the acknowledgement of the influence of history in determining territorial transformation projects. Consequently, territorial identity originates from long-lasting historical sedimentation. As far as operational practices are concerned, the capability to recognise and interpret territorial identity is strictly connected to the acquisition of technical skills supporting assignment of ‘time dimension’ to spatial description. In this particular case, access to the plentiful nineteenth-century cartography of Tuscany allowed the integration of information pertaining to the ‘durability’ of topographical signs with institutional cartography aimed at providing tools for territorial planning. Moreover, the possibility to elaborate thematic cartographic synthesis facilitates the evaluation of both structural entity and morphogenetic quality of described elements, this representation being a possible answer to the urging demand by planners for updated technical tools. However, the above considerations do not imply elaboration of images with immediate normative value. Neither does the process aim at preparing a detailed list of past manufactured products and signs transmitted in the course of time, nor at keeping these elements unaltered in


137 | P a g e

the future by way of different restrictions to transformation: on the contrary, it rather points at representing the final structure derived from sedimentation of all territorial features resisting to transformation. Therefore, the underlying causes of persistent historical paradigms of relation connecting anthropic elements and environmental conditions could only be understood by evaluating the sustainability and future effects of territorial transformations. The actual goal is not a mere preservation of bequeathed spatial elements, but rather an understanding of the territorial palimpsest: «individuare nella storia di un sito le linee guida lungo le quali è opportuno che avvenga il suo sviluppo futuro». CONCLUSIONS The exponential increase of accesses to CATORE online platform and to the assorted informative series of Tuscany map library (SITA Cartoteca) proves the excellence of services offered by the Regional digital help desk: as far as web publication of geographical services is concerned, it turns out to be a most effective reference tool, both in Italy and maybe in the whole European scene. The many accesses not only to WebGIS, but also to portals supporting online visualisation of thematic cartography clearly show the great importance of geographical knowledge and data sets produced by Tuscany Public Administration for an as wide user base, being the «informazione geografica rivolta sia a utenze private sia pubbliche e anche ad usi commerciali nel vincolo di licenza CC-BY o CC-BY-SA in forma anonima e senza alcun obbligo di registrazione e riconoscimento». In this context, the flow of accesses to CASTORE historical cartography should be particularly taken into account: amounting to over 20% of total accesses to the information system, it is mainly used by experts in urban planning and researchers in territory studies in quest of historical data. Actually, the maps of the CASTORE project describe a mainly rural (over 80% of total area) historical region: the still sparsely anthropised territories of the Grand Duchy of Tuscany counted no more than 1,393,334 inhabitants in 1883 (in contrast with 3,704,152 of 2014), and wealth derived from possession of land properties rather than from manufacturing proto-industry, this last being confined only to areas where energetic (and especially water-) sources could be found. The twofold merit of the CASTORE project is a direct consequence of the accessibility of such a rich supply of cartographic and fiscal material: on the one hand, a representation of three historical States was possible thanks to documentary series describing the whole territory parcel by parcel; on the other hand, a new platform connecting historical and current data and eventually providing new tools for a better knowledge of territory in all its components was developed. In conclusion, the combination of the CASTORE project with Territorial Informative System is the result of an extraordinary convergence, that is, a new functional elaboration by RT employees and managers of an excellent nineteenth-century source through institutional initiatives and regulatory frameworks: in other words, an excellent example of mutual communication and interaction between University and Public Administration for the development of GeoData, as expected by INSPIRE directive.


138 | P a g e

REFERENCES [1] The CASTORE acronym (CAtasti STOrici REgionali) identifies the project for the acquisition of regional historical cadastral maps, but generally refers to the still ongoing process of acquisition of the historical cartographic heritage of Tuscany. [2] For the text of the agreement, see: <<http://web.rete.toscana.it/castoreapp/accordo11.3.htm>> (01.01.2015) [3] Pazzagli C. 1979, Per la storia dell'agricoltura toscana nei secoli XIX e XX. Dal catasto particellare lorenese al catasto agrario del 1929, Fondazione L. Einaudi, Torino; Conti E. 1966, I catasti agrari della repubblica fiorentina e il catasto particellare toscano (secoli XIV. XIX), Istituto Storico Italiano per il Medio Evo, Roma. [4] Sassoli U. 2013, I Catasti storici della Toscana e il progetto CASTORE, Rassegna degli Archivi di Stato, VII, 113-119; De Silva M., Tarchi G., Ciampi C., Ercolini M., Loi E., Lucchesi F., Nardini F., Scatarzi I. 2012, Valorizzazione delle fonti cartografiche storiche sull’uso del suolo per il governo del territorio in Toscana, XVI Conferenza Nazionale Asita, Vicenza. [5] The URL of the service is: <<http://www.regione.toscana.it/-/castore-catasti-storici-regionali>>.(01.01.2015). [6] The WMS services are compliant to a communication standard for network sharing of maps, defined by the Open Geospatial Consortium. For more information see: <<http://www.opengeospatial.org/>> (01.01.2015). [7] Campana S. 2003, Catasto leopoldino e GIS technology: metodologie, limiti e potenzialità, in AA.VV., Trame nello spazio. Quaderni di geografia storica e quantitativa, Laboratorio Informatico di Geografia, 1, Siena. [8] Gregory I., Healey R.G. 2007, Historical GIS: structuring, mapping and analyzing geographies of the past, Progress in Human Geography, 31, no. 5; Martí-Henneberg J. 2011, Geographical Information Systems and the Study of History, Journal of Interdisciplinary History 42, 1-13; Goodchild M. F. 1992, Geographical Information Science, International Journal of Geographical Information Systems 31, no. 5, 638-653; Knowles A. K. 2002, Past Time, Past Place: GIS for History, ESRI Inc., Redlands, CA. [9] On physiocracy in Tuscany in particular, see: Mirri M. 1980, La fisiocrazia in Toscana: un tema da riprendere, in: Studi di storia medievale e moderna per Ernesto Sestan, II, Età moderna, Olschki , Firenze, 703-760. [10] Archivio Storico di Firenze, Segreteria di gabinetto Appendice, 244. Inghirami G. de’Ricci L. 1834, Relazione finale al granduca della deputazione sopra il catasto. [11] On the sections of the Community of Pisa, see: Nocco A. M., La distribuzione della proprietà terriera, il paesaggio agrario, la popolazione nelle comunità di Pisa e Bagni di San Giuliano nella prima metà dell’Ottocento, Degree Thesis, University of Pisa, Pisa, 45-56. [12] See Martinelli A., La distribuzione della proprietà terriera, il paesaggio agrario, la popolazione nella comunità di Vicopisano nella prima metà dell’Ottocento, Degree Thesis, University of Pisa, Pisa. The braccio fiorentino is equal to 0.583 m. [13] See Biagioli G. 1975, L'agricoltura e la popolazione in Toscana all'inizio dell'Ottocento. Un’indagine sul catasto particellare, Pacini, Pisa, 17 [14] Motuproprio of 7 October 1817. [15] The secondary triangulation was carried out using the primary triangulation by the surveyors and engineers who drew the Community areas. [16] See Biagioli G. 1981, Il Catasto in Toscana fra ‘700 e ‘800. Direttive centrali e documenti locali: la città di Pisa, in: Carozzi C. and Gambi L. (Eds), Città e proprietà immobiliare in Italia negli ultimi due secoli, Franco Angeli, Milano, 374. [17] See A. Martinelli, La distribuzione della proprietà terriera (note 14), 13-25 [18] A.A.V.V. 1819, Catasto della Toscana. Istruzioni e Regolamenti approvati dall’I. e R. Governo, Stamperia di Guglielmo Piatti, Firenze. [19] Trevisani M. 2014, Gli opendata e la Regione Toscana, Geomedia, n.6, 36-40. [20] Lucchesi F. 2002, Nuove tecnologie per la descrizione e la rappresentazione del territorio, in Cusmano G. (a cura di), Città e insediamenti, Franco Angeli, Milano


139 | P a g e

ETUDE D’UN MODELE POUR LES DONNEES FONCIERES ET CADASTRALES MAROCAINES A TRAVERS LE MODELE DU DOMAINE D’ADMINISTRATION DES TERRES (LADM)

Moulay Abdeslam Adad1, El Hassan Semlali2

1Département Production IF, ANCFCC, [email protected] 2Professeur Chercheur, IAV Hassan II, [email protected]

ABSTRACT The Moroccan real estate can be classified according to the nature of the owner or his administrator: the private property, the property of the State, the public domain, collective lands and Habous. The use of land registration is optional except for some cases of obligation. It secures the land right. The real rights code unifies the land law applicable to real estate in general. The Moroccan cadastre is legal and mainly contributes in land registration. The cadastral maps provide an accurate representation of the property, according to the attached Lambert Projection System to a geodetic infrastructure covering the whole of Morocco. Besides the land registration, the national register of lands presents an alternative under Moroccan regulations for the the general cadastre. The production procedures and the services related to them are accomplished thanks to a set of specific database systems. As part of an academic research on a unified data model and a data exchange standard, the land administration domain model (LADM) and the Geography Markup Language (GML) offer opportunities for studying and seem to be compatible to the specificities of the Moroccan administration of land. Key words: Moroccan land right, Moroccan cadastre, interoperability, GML, LADM. RESUME La propriété immobilière foncière marocaine peut être répartie selon la nature du propriétaire ou de son administrateur. Il y a la propriété privée, la propriété de l’Etat, le domaine public de l’Etat, les terres collectives et le Habous. Le recours à l’immatriculation foncière, facultatif sauf pour certains cas d’obligation, confère à cette propriété une sécurité totale en matière de droit de propriété immobilière. Le code des droits réels unifie la législation foncière applicable aux immeubles non immatriculés ou non soumises à une réglementation spéciale. Le cadastre marocain est de vocation juridique et contribue principalement dans l’immatriculation foncière. Les plans cadastraux réguliers fournissent une représentation précise de la propriété, rattachée selon le système de projection Lambert à une infrastructure géodésique couvrant l’ensemble du Royaume du Maroc. A coté du cadastre juridique, le registre national de la propriété immobilière présente une alternative prévue par la réglementation marocaine en matière du cadastre général. Les procédures de production métier et les services inhérents à celles-ci sont accomplies grâces à un ensemble de systèmes de bases de données propres à l’ANCFCC. Dans le cadre d’une recherche académique de prospection d’un modèle de données foncières unifié et d’un moyen permettant leur échange, le modèle du domaine de l'administration des terres


140 | P a g e

(LADM) et le langage de balisage en géographie (GML) offrent des possibilités d’étude jugées cohérentes avec les spécificités du foncier marocain. INTRODUCTION Au Maroc, l’Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie (ANCFCC), est la seule et unique institution nationale responsable de la production de l’information foncière, cadastrale et cartographique. Elle a commémoré en 2013 le centenaire de l’immatriculation foncière sous le thème «L'immatriculation foncière garante du droit de propriété et levier de développement» (ANCFCC, 2013). Les biens faits de l’immatriculation foncière (IF), affermis à travers plus d’un siècle d’expérience, reposent d’une part sur les textes de loi promulgués en réglementation du droit de la propriété immobilière, privé ou publique, soumise à l’IF ou hors ce régime. Et d’autre part, sur le savoir-faire en matière de techniques cadastrales et de technologie de l’information et de la communication (TIC). Les TIC s’intégrant à grands pas dans l’accomplissement des procédures cadastrales et foncières, voilà plus de deux décennies durant, ont permis l’élaboration de plusieurs bases de données géo-spatiales et non géo-spatiales, et la modernisation grâce à celles-ci des services offerts par l’ANCFCC à ces clients et partenaires. L’objectif de cet article est de présenter, dans le contexte marocain, le droit de propriété immobilière, les opérations cadastrales, les modèles utilisés pour l’administration des données foncières et cadastrales de la propriété soumise au régime de l’immatriculation foncière, le modèle du domaine de l'administration des terres (LADM), le langage de balisage en géographie (GML) et la motivation des choix de ces deux normes comme outils de développement du système d’administration des terres recherché. Le développement du modèle du domaine de l'administration des terres LADM par le comité technique 211 (TC211) de l’organisation internationale de normalisation (ISO) offre une opportunité pour l’étude et la proposition d’un modèle global unifiant les divers modèles conçus pour les bases de données métiers utilisées. Pour cerner le champ d’application recherché du LADM et appréhender les entités, relations et contraintes animant ce domaine d’action, une présentation succincte des règles et instruments juridiques garantissant le droit de propriété immobilière est donné en début de cet article. Loin d’être une référence en matière juridique, cette présentation mets en relief les objets et entités à explorer dans le modèle LADM. Ensuite, des modèles simplifiés des bases de données métiers utilisées pour l’administration des propriétés immatriculées ou en cours d’immatriculation seront exposés pour approcher les similitudes recherchées avec le modèle LADM. Enfin, L’interopérabilité des données sera approchée à travers le langage de balisage en géographie GML. L’IMMATRICULATION FONCIERE AU MAROC Le régime d’immatriculation foncière en vigueur au Royaume du Maroc depuis plus d’un siècle est institué par le Dahir du 12 Août 1913. Ce dernier a connu plusieurs modifications et complètements, les dernières par le décret 2.13.18 du 14 juin 2014.


141 | P a g e

L'immatriculation de la propriété foncière et la publicité et la conservation des droits réels et des charges foncières affectant les propriétés immatriculées ou en cours d'immatriculation relèvent de la compétence de l’ANCFCC (loi 58.00). Les services déconcentrés de l’ANCFCC couvrent l’ensemble du Royaume, actuellement en nombre de 76 blocs fonciers, contenant chacun une conservation foncière dirigée par un conservateur de la propriété foncière et un cadastre dirigé par un ingénieur géomètre topographe (IGT). Chaque propriété immobilière soumise à l’IF prend une référence unique, formée d’un numéro (suite numérique à raison de 1) précédé des lettres R et T respectivement pour réquisition d’immatriculation et titre foncier et suivi d’un indice distinct pour chaque bloc foncier crée, lettres majuscules de l’alphabet latin pour les premières créations des blocs fonciers et nombre en chiffres arabe pour les créations de 1980 et d’après. A titre d’exemple : R40109/03, T22505/50 et T22910/50 sont respectivement la réquisition d’immatriculation, le titre foncier issu de l’immatriculation et le titre affecté à l’immeuble abritant la bibliothèque nationale de la capitale du Royaume du Maroc Rabat. Le T22910/50 est issu du T22505/50 par lotissement de ce dernier.

Figure 1 : Titre foncier T22910/50 (extrait de la mappe cadastrale)

Plus de 4 millions de titre fonciers sont établis, augmentés annuellement de plus de 230.000, crées par immatriculation ou par division d’autres titres fonciers (ANCFCC, 2013), correspondant à plus de 10 millions d'hectares couverts par l’immatriculation foncière. Dans ce qui suit une présentation succincte de l’IF, sous réserve des conditions et modalités détaillées dans les textes de loi en référence.

L’IF consiste à : • immatriculer un immeuble suite à une procédure de purge, donnant lieu à

l’établissement d’un titre foncier qui annule tous titres et purges tous droits antérieurs qui n’y seraient pas mentionnés ;

• inscrire sur le titre foncier ainsi établi tout acte et fait portant constitution, transmission, modification, reconnaissance ou extinction de droits réels ou charges foncières relatifs à l’immeuble qui en fait l’objet.

• L’immatriculation foncière est facultative, sauf dans des cas particuliers :


142 | P a g e

- Dès demande d’IF pour un immeuble (dépôt de réquisition), ce dernier n’y peut être retiré sauf par décision motivée du conservateur de la propriété foncière de rejet ou d’annulation.

- Ordonnance du tribunal au cours d’une procédure de saisie immobilière. - Procédures d’immatriculation obligatoire et de remembrement rural.

L’immatriculation d’un immeuble peut être requise par son propriétaire, un copropriétaire, le bénéficiaire d’un droit réel (usufruit, superficie, emphytéose, Zina, Houa et surélévation et Habous), le bénéficiaire de servitude foncière, le créancier non payé à l'échéance. L’immatriculation peut être requise par une personne physique comme par une personne morale. Plusieurs propriétaires peuvent convenir de provoquer l'immatriculation simultanée de leurs immeubles si ces derniers sont contigus ou simplement séparés par des portions du domaine public. Ces réquisitions sont traitées simultanément. Au moment de cette demande, le requérant fournit, parmi d’autres informations, l’origine de la propriété et une adresse dans le ressort territorial où est situé l’immeuble pour recevoir le courrier postal de la conservation foncière (convocation à l’opération de bornage, sommation, etc.). Il dépose les originaux ou les copies certifiées conformes des titres, actes et documents, de nature à faire connaître le droit de propriété et les droits réels existant sur l’immeuble. La procédure d’immatriculation débute dès acceptation de la réquisition et s’achève à la décision, prononcée par le conservateur de la propriété foncière, d’immatriculation (affectation d’un titre foncier) ou de d’annulation ou de rejet dans les cas défavorables. Le déroulement de cette procédure est connu par le grand public grâce à la publicité au bulletin officiel de l’extrait de réquisition en début de la procédure et de l’avis de clôture des opérations de bornage donnant deux mois supplémentaires pour l’acceptation des oppositions formulées par des tiers à l’encontre de cette immatriculation (revendication de droit réels ou opposition sur les limites de la propriété, etc.). Ces avis publiés sont affichés dans les locaux du bloc foncier, de l’autorité territoriale (Caïdat) et des autorités judiciaires (tribunal de première instance) et communales. L’opération de reconnaissance sur le terrain, des limites, consistance, droits réels, charges foncières et servitudes inhérents à l’immeuble à immatriculer est désignée « bornage d’immatriculation ». Elle est effectuée au jour et à l’heure connus par le requérant, les riverains, les intervenants et les titulaires de droits réels et charges foncières, par un ingénieur géomètre topographe ou un technicien topographe du cadastre (les ingénieurs du secteur privé procèdent au bornage des opérations sur les titres fonciers, désignées affaires subséquentes à l’immatriculation foncière tel que le morcellement, la fusion, le lotissement, la copropriété d’immeuble bâtis ou d’ensemble immobiliers, etc.). La délimitation est matérialisée par des bornes réglementaires au sol ou des marques sur les constructions. Un levé cadastral est effectué par la suite sur la base des indications du procès-verbal et du croquis de bornage, établis lors du bornage. Cette opération est actuellement effectuée en majorité par les IGT du secteur privé, à la demande de l’ANCFCC (ou à la demande des requérants lorsqu’il s’agit d’opérations sur titres fonciers). Un plan est établi en conséquence à une échelle régulière, rattaché au système des coordonnées Lambert.


143 | P a g e

Dans les trois mois qui suivent l’expiration du délai d’opposition annoncé par l’avis de clôture sus-indiqué, le conservateur de la propriété foncière procède à l’immatriculation totale de l’immeuble ou partiellement, à son initiative même, pour la partie de la propriété non contestée. Le plan cadastral de levé topographique est annexé au titre foncier établit. Tout prétendant à un droit sur un immeuble immatriculé peut requérir une prénotation, inscrite sur le titre foncier, pour la conservation provisoire de ce droit. L’IF peut être requise pour l’ensemble des immeubles se trouvant dans des zones plus au moins étendues (commune rurale entière, zone délimité, etc.), conformément à des procédures spéciales : l’immatriculation d’ensemble, l’immatriculation obligatoire (loi 14-07), le remembrement rural (Dahir 1-62-105) et l’immatriculation simultanée d’immeubles contigus ou séparés par des portions du domaine public (Loi 14-07). Ces procédures tirent les avantages de l’immatriculation systématique d’une zone assez étendue permettant le déroulement rationalisé des opérations d’enquêtes parcellaire et juridique et de bornage. L’immatriculation d’ensemble (Dahir 1-69-174), initiée au frais de l’ANCFCC, sert à encourager l’immatriculation foncière et mobiliser le foncier pour l’investissement. PROPRIETE PRIVEE DE L’ETAT La délimitation officielle du domaine privé de l’Etat, géré par les Domaines ou l’Administration des Eaux et Forêts est réglementée depuis 1916 (Dahir 3-11-1916), l’immatriculation des immeubles ainsi délimités l’est en1922 (Dahir 24-5-1922). La délimitation donne lieu, après une enquête sur le terrain dont le début est connu du grand public un mois à l’avance, à l’établissement d’un procès-verbal accompagné d’un croquis permettant de fixer la consistance matérielle et l’état juridique du bien domanial et éventuellement indiquant les oppositions sur ses limites et les prétentions de droit sur sa surface par des tiers. La publication au bulletin officiel du dépôt de ce procès-verbal auprès d’une commission compétente donne lieu à trois mois de délais supplémentaires pour formuler des oppositions outres celles formulées lors de la délimitation sur le terrain, suivis de trois mois pour le dépôt des réquisitions d’immatriculations pour ces oppositions, déjà formulées. La fin de l’opération de délimitation est prononcée définitivement par l’insertion au bulletin officiel de son homologation, qui fixe de manière irrévocable la consistance matérielle et l’état juridique de l’immeuble ainsi délimité. PROPRIETE PUBLIC DE L’ETAT L’administration du domaine public par l’Etat est réglementée depuis 1914 (Dahir 10-7-1914). Ce domaine, inaliénable et imprescriptible, désigne toute partie du territoire qui ne peuvent être possédée privativement et comme étant à l’usage de tous, comme les rivages de la mer jusqu’à 6m de la ligne des plus hautes eaux, les ports, les phares, les cours et sources d’eau, les lacs, les barrages, les voies de communications à l’usage du public, les lignes téléphoniques, etc. La délimitation du domaine public après une enquête publique est promulguée officiellement, donnant lieu à six mois de délai de revendication possible par les tiers.


144 | P a g e

TERRES COLLECTIVES L’organisation des biens collectifs, jouissant à titre collectif au profit de tribus, fractions ou autres groupements ethniques, est statuée depuis 1919 (Dahir du 27-4-1919). La délimitation des terres collectives est réglementée depuis 1924 (Dahir du 18-2-1924). Pareil à la procédure de délimitation du domaine privé de l’Etat précédemment citée, des mesures de publicité et des délais réglementaires sont observés pour celle des terres collectives. Les délais d’oppositions après publication au bulletin officiel du procès-verbal de délimitation sont en revanche prolongés de six mois. L’immatriculation requise par le tuteur de la collectivité est également acquise après simple recollement de bornage et levé du plan foncier. BIENS HABOUS Le code des Habous promulgué en 2010 a remplacé une dizaine de textes de loi datant de l’année 1912 et celles d’après (Dahir 1-09-236). Un bien Habous est une cession volontaire par un acte charitable de la part d’une personne physique ou morale à une entité de bienfaisance publique ou privé, de manière temporaire ou perpétuelle. Il peut être public si son intérêt est public, privé s’il profite à un fils ou autre personne physique ou une progéniture à la limite de trois générations, après quoi, il devient public, et mixte s’il bénéficie initialement à une personne physique et une entité publique selon des parts déterminées. Il convient de noter certaines restrictions inhérentes aux biens Habous, à savoir : un titre foncier établit au nom de tiers peut être affecté aux biens Habous s’il s’est avéré et jugé de caractère Habous public, les biens immobiliers Habous non agricoles ne peuvent être donnés en location plus de trois années sauf renouvellement autorisé de l’Administration des Habous et actualisation de la valeur locative de plus de 10%, les biens immobiliers Habous agricoles ne peuvent être donnés en location plus de six ans sauf renouvellement autorisé de l’Administration des Habous, à la limite de deux reprises, et actualisation de la valeur locative de plus de 20%. CODE DES DROITS REELS Le code des droits réels promulgué en 2011, statue sur la propriété immobilière et les droits réels en général, notamment ceux hors immatriculation foncière, le tout en cohérence avec les textes réglementaires spéciaux applicables en matière de droit de propriété immobilière. Ce texte définit les droits réels immobiliers originaux (droit de propriété, servitude, charge foncière, usufruit, emphytéose, etc.) et les droits réels accessoires (privilèges, nantissement et hypothèque). Des dizaines de droits réels y sont détaillés. Il apporte quelques compléments au régime de l’immatriculation mais c’est surtout la référence législative unifiée pour les terrains non soumis à ce régime. REGISTRE NATIONAL DE LA PROPRIETE IMMOBILIERE Le registre national de la propriété immobilière a été institué en 1973. Dans chaque cercle (subdivision administrative de Province ou de Préfecture), un bureau de relevé des terres doit être créé pour la tenue et la mise à jour de ces dernières à la charge et au frais de l’Etat.


145 | P a g e

L’opération d’inscription des propriétés dans le registre doit être dirigée dans chaque commune par une « commission chargée du registre », à présider par le chef de cercle. Le début de cette opération doit être connu du grand public entre autres par une publicité au bulletin officiel deux mois avant son démarrage. Un plan et un registre parcellaire ainsi qu’un registre par propriétaire doivent être établis et déposés au siège de la commune ou de l’autorité locale. Ces documents renseignent sur les informations utiles à recueillir pour chaque propriété : consistance, superficie, type du sol et des cultures, propriétaire (dont la possession doit être approuvée ou non contestée) apparent du terrain ou détenant de droits réels, etc. Chaque propriété est référencée dans le registre par son titre foncier ou son numéro de réquisition si elle est soumise à l’IF, le numéro de la délimitation administrative le cas échéant, un numéro propre dans les autres cas, la lettre désignant la propriété dans le plan parcellaire, les références de sa situation (douar, commune, cercle et province). OPERATIONS CADASTRALES Le dossier et le plan du cadastre sont établis par levé régulier au sol, par station totale ou procédé GPS, rattaché au système de projection conique conforme de Lambert. Les coordonnées des bornes délimitant la propriété et celles des points de détails sont déterminées au centime près, les superficies sont déterminées au centiare près (mètre carré). Les écarts tolérés dans la détermination des coordonnées ne dépassent pas une dizaine de centimètres. Le Maroc est projeté sur quatre repères rectangulaires, correspondants du nord au sud à quatre zones I, II, III et IV de 5 grades d’amplitude, prenant comme origines respectivement les intersections entre la méridienne située à 6 gr à l’ouest du méridien de Greenwich et les parallèles de latitudes 37, 33, 29 et 25 gr, avec des translations de ces origines permettant la définition de coordonnées métriques positives à 6 chiffres. Les quatre zones se recouvrent successivement sur une amplitude d’un grade. Le plan cadastral annexé au titre foncier donne une définition graphique précise de la propriété, en respectant les indications du bornage. Il est mis à jour et daté à l’occasion de chaque opération préalable à l’immatriculation foncière ou subséquente à celle-ci. Les opérations subséquentes à l’immatriculation foncière (sur titres fonciers) sont : • Le morcellement lorsque les lots qui en résultent ne sont pas destiné à la construction et le

lotissement quand la destination est la construction et il y a lieu de viabiliser et équiper le terrain lotis avant cession des lots. Dans les deux cas, les lots résultants s’attribuent de nouveaux titres fonciers. A noter les cas de lotissements réalisés par tranches et ceux ayant des parties communes aux propriétaires des lots telles que voirie, espaces verts, terrains de jeux ou piscine (Loi 25-90).

• La mise à jour du plan cadastral pour le mettre en concordance avec les constructions existantes dans la propriété.

• La fusion et le morcellement-fusion entre propriétés. • La copropriété des terrains bâtis, réglementée initialement en 1946 puis en l’an 2000 (Loi

18-00). Chaque titre foncier affecté à un appartement, un bureau, un commerce ou à tout espace privé de l’immeuble divisé en copropriété matérialise un droit de propriété composé lui-même de la partie privative et d’une quote-part dans les parties communes. Cette quote-


146 | P a g e

part est proportionnelle uniquement à la superficie de la partie privative. Les titres fonciers ainsi crées se trouvent superposés en vertical sous ou sur le sol objet du titre foncier divisé en copropriété. A noté le cas de la copropriété des ensembles immobiliers et aux des résidences constituées d’habitations contiguës ou séparées.

• Le rétablissement des bornes disparues. Généralement, chaque titre ou réquisition possède son propre plan régulier, dont le format et l’échelle (allant au 1/100) sont choisis pour faciliter sa lecture et son interprétation par les professionnels du foncier comme par le grand public. Les titres fonciers issus de la copropriété sont en revanche présentés par planche pour chaque étage ou niveau (généralement au 1/50). Les dossiers, plans et mappes du cadastre sont consultables et des copies en peuvent être délivrées au public. Les IGT du secteur privé interviennent dans l’établissement et la mise à jour de ces documents cadastraux. Les dossiers techniques établis par le secteur privé, à la demande des requérants ou de l’ANCFCC sont sujet de contrôle, vérification et certification par le cadastre avant leur classement parmi le patrimoine de ce dernier. ETAT D’INFORMATISATION DU BLOC FONCIER MAROCAIN Chaque bloc foncier exploite plusieurs bases de données relationnelles en majorité, conçues et élaborées quasiment en interne selon des modèles conceptuels de données (MCD), s’adaptant continuellement aux besoins constatés. L’acquisition des données a été entamée il y a plus de vingt années et la validation selon un processus itératif est opérée durant la deuxième moitié de cette période. Cette opération a permit en plus la formation en interne des ressources humaines et l’intégration progressive des TIC dans les processus de production de l’ANCFCC. Ces efforts sont conduits sous la volonté de construire des données pertinentes et exhaustives, fiables et mises à jour en temps réel, et de toute manière suffisantes pour faire face aux besoins quotidiens de gestion du foncier immobilier immatriculé ou en cours d’immatriculation. Actuellement, ces SGBD assument en grande partie les fonctions assumées habituellement par les supports physiques de l’information afférente aux titres fonciers, réquisitions et projets de création des nouveaux titres et réquisitions. La consultation des données foncières est offerte via l’internet à l’Efoncier de l’ANCFCC. Seront présentés dans la suite certains modèles de données utilisés par l’ANCFCC en matière d’immatriculation foncière. MODELE DU DOMAINE DE L'ADMINISTRATION DES TERRES (LADM) Les systèmes d’administration des terres présentent, comme constaté dans cette norme, des particularités et des points communs : • Les particularités des systèmes dépendent de chaque pays ou région. Certains se basent sur

l’enregistrement des actes, d’autres sur la publicité des titres par exemple ; ainsi que


147 | P a g e

d’autres critères de distinction : systèmes centralisés/décentralisés ; systèmes avec des limites générales/limites fixes ; systèmes avec contexte fiscale/contexte juridique ; etc.

• Par contre, tous les systèmes s’accordent autour de certains points communs. D’une part, ils reposent sur les relations de droit des individus sur les terres et sont influencés par le développement en matière de technologie de l’information et de communication (TIC) d’autre part.

L’administration des terres est ainsi définie comme étant l’acte de déterminer, enregistrer et diffuser l’information sur ces relations. La normalisation est en vigueur que ce soit pour l’usage du support papier que pour celui du support numérique (traitement des objets, transactions, relations, classifications d’utilisation, valeurs des terres, topologies, etc.). La modélisation aide pour le développement et la réingénierie des systèmes et constitue une base de communication entre différents systèmes. Le recours aux TIC assure de bonnes performances dans la satisfaction des demandes des clients de plus en plus grandes. Le LADM a été élaboré par le comité technique ISO/TC 211 concerné par l’information géographique et la géomatique, comme étant : • Un langage formel (écrit en UML) permettant de décrire les systèmes existants (norme

descriptive non normative). • Une base évolutive dirigée par les normes, vocabulaire commun pour la description des

pratiques et des procédés. • Un cadre conceptuel inspiré de la vision « Cadastre 2014 ». • Un modèle de référence pour l’administration des droits/responsabilités/restrictions et des

composantes géométriques inhérents aux Terres et Eaux, d’en dessus et d’en dessous. • Un modèle conceptuel abstrait composé de 4 paquetages (classes de base):

- Parties (individus/organisation). - Unités administratives de base : (droits/responsabilités/restrictions). - Unités spatiales (parcelles, espaces juridiques des bâtiments et réseaux publics). - Sources spatiales (relevés topographiques) et représentations spatiales).

Figure 2: Classes de base du LADM (ISO 19152)

Le LADM met en valeur l’importance de la modélisation des données dans le domaine de la terre et de son administration. Il fournit une base extensible pour le développement de systèmes d’administration efficaces et efficients. Le LADM est aussi un langage, qui peut être exploité dans le développement d’outils pour l’échange au sein des infrastructures de données spatiales. Il est mis en œuvre en format numérique par défaut, il offre une alternative à l’usage du papier, support traditionnel des processus juridiques et des actes d’enregistrement. C’est une solution conforme aux normes internationales et aux bonnes pratiques (Lemmen et al. 2014)


148 | P a g e

L’intérêt du LADM dans l’élaboration de système pour le cadastre peut être perçu dans (Lemmen et al. 2014) : • La mise en œuvre du « Cadastre 2014 », vision de la Fédération Internationale des

Géomètres (FIG) de 1998. • Il peut être utilisé pour accompagner les programmes sociaux d’habitation vu son

ouverture sur les relations multiples de droit de propriété immobilière. • Il permet la représentation 3D des propriétés au lieu de la 2D actuellement disponible. • Ce modèle est considéré comme cœur pour le développement informatique de systèmes

efficaces et efficients dans les domaines d’administration des terres et d’infrastructures géo-spatiales.

• Il permet l’échange de données foncières notamment entre le cadastre, la conservation foncière et les communes, ainsi qu’avec des entités externes. Ajouté à ça, la limitation et l’unification des multiples bases de données foncières tenues habituellement par plusieurs établissements et l’élimination de la redondance des données qui en résulte.

• L’amélioration de la qualité des données manipulées et échangées. Le LADM permet une meilleure structuration des droits, responsabilités et réserves, un meilleur ajustement dans l’infrastructure de l’information, tant au niveau national, ex. : valeur vénale, fiscalité, bâtiment, adresse et enregistrement des personnes, qu’au niveau international, ex. : norme INSPIRE des parcelles cadastrales, et la possibilité future de représentation 3D, ex. : appartement ou réseau utilitaire (E. A. Elia et al. 2013). Un intérêt particulier est porté dans la prédisposition du LADM pour suivre les mutations fréquentes connues pour le droit de propriété immobilière ainsi que pour la géométrie spatiale des parcelles de terrain et bâtiments liés à la propriété. La classe VersionedObject confère aux classes du LADM la dimension temporelle nécessaire pour tracer leur évolution et dynamique dans le temps. LANGAGE DE BALISAGE EN GEOGRAPHIE (GML) ISO 19136 : 2007 Le langage GML sert pour le transport et le stockage de l’information géographique modélisée conformément au cadre de modélisation conceptuelle utilisé dans la série de normes internationales ISO 19100, et comprenant les propriétés spatiales et non spatiales des entités géographiques. Une entité géographique associée à un emplacement de la surface de la Terre «abstraction d’un phénomène réel» est défini par un ensemble de propriétés, chacune d'elles pouvant être considérée comme un triptyque {nom, type, valeur}. La spécification GML d'une application ou d'un domaine d'application est composée de deux parties :

• un schéma d'application qui rassemble les types d'entité. • le document qui contient les données réelles codées au format XML.

GML est caractérisé par une grande pertinence dans les aspects considérés : couvertures, observations simples, systèmes de référence spatiaux et temporels, géométries spatiales et temporelles, topologies spatiales ou temporelles, etc.


149 | P a g e

Plus de 1000 balises y sont prédéfinit avec la possibilité d’en définir d’autres. La modélisation des objets transportés par un document GML tient en compte une multitude d’aspects et de caractéristiques pertinents et appropriés au domaine d’évolution de l’information géographique. Pour nos travaux de recherche, l’étude du GML pour l’échange des données foncières et cadastrales tient en compte son aspect infrastructurel développé et dédié à l’information géographique conformément au cadre de modélisation conceptuelle utilisé dans la série de normes internationales ISO 19100 et le besoin d’échange des données cadastrales et foncières par internet.

Figure 3 : Classe VersionedObject LADM (ISO 19152)

MODELES DE DONNEES UTILISES POUR L’IF La tenue des propriétés immobilières dans le régime d’immatriculation s’articule autour de plusieurs SGBD distincts, suivant un rythme moyen d’activité annuelle qu’on peut approcher par les indicateurs suivants (ANCFCC, 2013): • Accueil de 2 millions de clients ; • Etablissement de 230.000 titres fonciers ; • Traitement de 600.000 inscriptions ; • Délivrance de 900.000 certificats de propriété; • Réalisation de 50.000 opérations de bornage ; • Etablissement de 240.000 plans cadastraux.


150 | P a g e

Ajouté à ça, le contrôle et le pilotage de la production métier se fait grâce à ces SGBD, mettant en évidence l’impact de leur qualité de modélisation et de leur possible interopérabilité dans la facilité d’accès à l’information et la qualité et la pertinence de celle-ci. Dans ce qui suit, de brèves présentations ainsi que des modèles simplifiés seront réservés aux importants systèmes utilisés : Un système d’information cadastrale aide à la gestion des affaires et projets sur titres (T) et réquisitions (R), renseigne sur les informations inhérentes à ceux-ci, permet l’édition de plusieurs états et situations de suivi, aide à la planification et le suivi des travaux de bornage et de levé et d’établissement des plans. C’est la BD de référence des dossiers cadastraux. L’entité de base est l’affaire cadastrale. C’est une tâche demandée au Cadastre par la Conservation foncière, elle-même ayant reçu une demande de la part d’un propriétaire pour immatriculation d’un bien ou inscription de droit afférent à ce dernier. Parmi ces tâches, consistant successivement au bornage, levé cadastral, contrôle et certification du plan. Lorsqu’il s’agit d’une affaire sur titre foncier, cette affaire est désormais initiée auprès du Cadastre par un IGT du secteur privé, lui-même mandaté par le propriétaire pour l’établissement et le dépôt d’un dossier technique cadastral ainsi que pour le bornage de la nouvelle propriété créée dudit titre foncier ou le bornage de ce dernier quand il s’agit à titre d’exemples de mises à jour suite aux changements de constructions, de charges ou de servitudes.

Figure 4 : Système d’information cadastrale

La gestion graphique vectorielle des T et R est assurée par un système d’information géographique. Ce dernier permet la création et la modification des propriétés ainsi que divers consultations et éditions, et ce dans la limite des périmètres des propriétés. Des fonds de cartes


151 | P a g e

ou de photogrammétrie ainsi que des délimitations territoriales sont utilisés pour faciliter la navigation dans ce système. Un système alternatif est cours de développement.

Figure 5 : Gestion graphique des propriétés

Du coté de la Conservation Foncière, un système d’information foncière gère les titres et les inscriptions sur ceux-ci. Les certificats des titres fonciers sont édités exclusivement de ce système, ainsi que le registre de dépôt des inscriptions. A noter que plusieurs opérations sans impact sur l’assiette foncière des titres fonciers n’impliquent pas le Cadastre et sont décrites seulement au niveau de ce système.

Figure 6 : Système d’information foncière


152 | P a g e

Un système de gestion réquisitions gère les étapes de leur traitement, à commencer de l’enrôlement jusqu’à la prise de décision d’immatriculation ou exceptionnellement de rejet, annulation ou envoi au tribunal. Un système alternatif est en cours de développement.

Figure 7 : Gestion des réquisitions d’immatriculation

Le système de gestion électronique des documents renferme les copies scannées des documents fonciers et cadastraux et permet la sauvegarde et la consultation de ceux-ci.

Figure 8 : Gestion électronique des documents

Un système de gestion des recettes sert pour calculer et percevoir les droits des formalités demandées sur les propriétés renferme la totalité des opérations possibles eu égard à la réglementation en vigueur et s’avère riche et complémentaire aux autres systèmes du point de vue procédures cadastrales et foncières.


153 | P a g e

Figure 9: Gestion des formatés reçues

CONCLUSION Cet exposé de la législation foncière et des techniques cadastrales, soutenues par les nouvelles technologies de l’information et de la communication, met en évidence le côté élaboré de l’administration des terres au Maroc, notamment celles soumises à l’immatriculation foncière. La nécessité d’interopérabilité entre les divers systèmes mis en œuvre pour la tenue des données foncières et cadastrales s’intensifie avec le volume des données manipulées et la fréquence des requêtes demandées pour les besoins de production et de service. Les similitudes constatées dans les concepts du modèle international LADM encouragent la recherche et l’élaboration d’un modèle unifié pour les divers SGBD en usage ainsi que pour couvrir l’ensemble des statuts et régimes fonciers, et la proposition d’un profil LADM marocain en conséquence des travaux à venir. REMERCIEMENTS Cet article a nécessité des entretiens avec des cadres et des responsables de l’ANCFCC, auxquels les vifs remerciements sont dédiés pour leur savoir et leur appui.

REFERENCES BIBLIOGRAPHIQUES ANCFCC, 2013 « Supports d’information du centenaire de l’immatriculation foncière ». Christiaan LEMMEN and Peter VAN OOSTEROM, The Netherlands, 2014 “LADM And Its Role In

Establishing Cadastral Systems” E. A. Elia, J. A. Zevenbergen, C. H. J. Lemmen and P. J. M. van Oosterom, 2013 “The land

administration domain model (LADM) as the reference model for the Cyprus land information system (CLIS).

Dahir 1-02-1225 du 3 juin promulguant la loi 58-00 portant création de l’Agence Nationale de la Conservation Foncière, du Cadastre et de la Cartographie. BO n° 5036 du 5 septembre 2002.

Dahir 1-13-116 du 30 décembre 2013 portant promulgation de la loi 57-12 complétant le dahir du 12 août 1913 sur l’immatriculation foncière, BO n° 6306 du 6 novembre 2014.

Dahir 1-11-177 du 22 novembre 2011portant promulgation de la loi 14-07 modifiant et complétant le dahir du 12 août 1913 sur l’immatriculation foncière, BO n° 6004 du 15 décembre 2011.


154 | P a g e

Dahir n 1-62-105 du 30 juin 1962 relatif au remembrement rural, BO n°2595 du 20 juillet 1962. Dahir 1-69-174 du 25 juillet 1969 relatif à l'immatriculation d'ensemble des propriétés rurales. BO

n2960 bis du 29 juillet 1969. Dahir du 3 janvier 1916 portant règlement spécial sur la délimitation du domaine de l’Etat. BO du 10

janvier 1916. Dahir du 24 mai 1922 relatif à l’immatriculation des immeubles domaniaux délimités. BO du 6 juin

1922. Dahir du 1er juillet 1914 sur le domaine public. BO n°670 du 25 août 1925. Dahir du 27 avril 1919 organisant la tutelle administrative des collectivités ethniques et réglementant

la gestion et l’aliénation des biens collectifs. BO du 28 avril 1919. Dahir du 18 février 1924 portant règlement spécial pour la délimitation des terres collectives. BO du

25 mars 1924. Dahir 1-09-236 du 23 février 2010 portant réglementation des Habous. BO n°5847 du 14 juin 2010. Dahir 1-11-178 du 22 novembre 2011 promulgué pour application de la loi 39.08 relative au code des

droits réels. BO n°5998 du 24 novembre 2011. Dahir 1-02-298 du 3 octobre 2002 portant promulgation de la loi n° 18-00 relative au statut de la

copropriété des immeubles bâtis. BO n° du 7 novembre 2002. Décret 2-92-833 du 12 octobre 1993 pris pour l'application de la loi 25-90 relative aux lotissements,

groupes d'habitations et morcellements. BO n° 4225 du 20 octobre 1993. Décret 2-13-18 du 14 juin 2014 relatif aux formalités de l’immatriculation foncière. BO n° 6004 du 28

juin2014. ISO 19136:2007, Geographic information -- Geography Markup Language (GML). ISO 19152:2012, Geographic information -- Land Administration Domain Model (LADM).


155 | P a g e

NEPAL CADASTRE

Mahdu Sudhan Adhikari

Directory General, Survey Department *Full paper is not submitted.


156 | P a g e

MODELING PGIS FOR MULTIPURPOSE CADASTRE IN GHANA

Gyamera E. A1., Duncan E. E2., Kuma, J. S. Y3.

1 Dept.of Soil Science, School of Agriculture, University of Cape Coast, Cape Coast. Ghana. 2 3 Faculty of Mineral Resource Tech., University of Mines & Technology, Tarkwa. Ghana.

[email protected], [email protected], [email protected] ABSTRACT Ghana is a middle income country with fast accelerated rate of infrastructure and socio-economic development. Land acquisition is on the increase, and new buildings are being erected almost every day in the urban and peri- urban centres. Accessibility to a reliable tenure and value records of landed property will serve a great purpose to the planning and development of the nation. A good indicator for a reliable parcel data is the stakeholder’s involvement in the participatory survey and mapping of geospatial data and relevant physical, cultural and legal attributes. Participatory Geographic Information system (PGIS) is an emergent practice in its own right. It is a merger between Participatory Learning Action (PLA) methods with Geographic Information Technology (GIT). PGIS facilitate the representation of stakeholder’s spatial knowledge by the use of a 2 dimensional (2D) or a 3 dimensional (3D) map which can promote communication and community advocacy. PGIS parcel data model is very significant and can be adopted for MPC. The objective of this study was to investigate whether a Participatory Geographic Information System (PGIS) can be modelled for a multipurpose cadastre in Ghana. A wide range of literature on other researchers work has been reviewed. A conceptual model of PGIS for MPC has been established with an implementation plan. Integration of the established model in the national cadastre system in Ghana will be an asset for the nation’s sustainability development. The concept of developing a PGIS MPC for Ghana is right on target as the country +needs it most for its Land Administration (LA) system and socio-economic development. This model when implemented in Ghana can also be adopted by neighbouring countries since it has the capacity of reducing or avoiding detrimental community resource conflicts. Key words: Ghana, PGIS, Multipurpose cadastre, Geospatial data INTRODUCTION Cadastre is the pivot of the Land Administration (LA) system, and it describes the right, restrictions and responsibilities (RRRs) associated with land (Njuki, 2001). The current cadastre system package is made up of the following; a cadastral plan (geometric dimension of the parcel), the interest, right (ownership), and values. Other vital information such as cultural attribute, physical attribute, utility data, and legal attributes are not considered. Though no one can claim absolute ownership of land, every individual traces a lineage to land. This means that, every one owns right to land with respect to and in accordance with the local laws, practice and encumbrances. Multipurpose Cadastre which combines geospatial data to cultural, physical


157 | P a g e

and legal attributes with utility data through technical integration is very essential for developing countries like Ghana. The model has a potential to support spatially enabled government, private sectors, society and to expand Information Technology Communication (ICT) support in the process of visualization, organization and management of useful land information (Bin Taib, 2012). Figure 1 illustrates the potentials of MPC.

Fig. 1. Potentials of Multipurpose Cadastre

According to Untong (2013), Multipurpose cadastre is a land information system that incorporates legal (property right or cadastre), physical (topology, artificial features etc.), and cultural (land use, demographics etc.) information about land into an accurate framework. PGIS facilitates the presentation of local people’s spatial knowledge using two or three dimensional maps (Corbett et al., 2006). PGIS practice is geared towards community empowerment through tailored, demand-driven and user-friendly applications of these geospatial technologies. Good PGIS practice is flexible and adaptable to different socio-cultural and biophysical environments. It often relies on the combination of expert skills with local knowledge. Unlike traditional GIS applications, PGIS places control on access and use of culturally sensitive spatial data in the hands of those communities who generated it. Involvement of the local community in developing a multipurpose cadastre in Ghana will be good for sustainable development. Candler et al., (2006) concluded that since the first Traditional Use Studies (TUS) in the Treaty 8 area in 1974, PGIS has proved itself as a valuable tool in communicating first nations relationship to interests on land. Through changing political, social, cultural and ecological environments, PGIS has been able to adapt and maintain an important role. Countries like Italy, Sweden, and the Netherlands have already started MPC and deriving enormous benefits. In Ghana, MPC is implemented in the form of Land Title Registration (LTR). LTR was established purposely to replace the deed registration which was flawed due to the occurrences copious lands conflicted that created a lot of tension in the country. Multiple sales of land were a major failure of the deed registration. Meanwhile, the LTR also has a lot of short falls due to the limitation of geospatial data in its composition. The current LTR which is being used for taxation and financial transaction, have the following deficiencies among others; inadequate archival process, foot prints are not being included in the cadastral plan for most areas and also, the process is not fully automated (Arko-Adjei, 2010).


158 | P a g e

The need for Ghana’s MPC is long overdue, hence, the purpose of this work. MPC when adopted and implemented in Ghana by the use of PGIS will improve upon the current LTR by a number of ways including: the provision of fully automated geospatial database with good archival records. All attributes related to land parcel information will be captured in to the database. The GIS involvement will aid in detailing every foot print in the preparation of a site plan. This will then minimize land conflict due to stakeholders’ active participation in the initial process of MPC which is the participatory mapping and Survey. PGIS as a tool for resolving land and resource related conflicts have been widely used. Reyes-García, et al., (2012), used a randomized evaluation to assess the effects of participatory mapping in conflicts resolution. It was concluded that participatory mapping can help in conflict resolution or contribute to conflict generation or exacerbation depending on the political and socio-economic context. Tudor et al., (2014) investigated four different cases of land-use conflicts in Switzerland and Romania by the use of PGIS. For conflict-resolution to be successful, the findings indicated that it is important to foster on long-term ecological benefits and to take into consideration, people’s needs. Brown et al (2014) used PGIS to described and evaluated alternative methods for identifying land use conflict potential. Jankowski (2009) explored the potentials of using PGIS as a tool to help the public become meaningfully involved in decision making processes affecting their communities and promoting the sustainable use of natural resources. GIS-generated maps need highly skilled facilitators to generate and interpret, and this posed a fiscal constrain for small community to developing GIS capability. Bojorquez- Tapia et al., (2001), also used a GIS-based multivariate application for land suitability assessment taking into account issues and concerns of stakeholders, and employed a multivariate statistical procedure for classifying land units into land suitability. PGIS had some difficulties, which included varied understanding of the assessment’s objectives, inability of the some stakeholders to grasp the analysis because of lack of formal education. Cinderbyet al., (2011) discussed the development and piloting of PGIS techniques to facilitate decision making that integrates the knowledge of local stakeholders from individual communities with information from environmental managers at the watershed scale, the environmental decision making scale. It was noted that, there is a significant potential that PGIS aids informed-decision making. Whiteetet al., (2010) reviewed the emerging lessons from utilizing PGIS in Shoreline Management Planning. The research also examined the potentials for improving stakeholder dialogue and involvement in flood risk management with access to mapping. It was concluded that incorporating PGIS and other visual approaches offset the weaknesses and maximizes the usable responses from the stakeholders. It is also important to engage citizens in PGIS process which enhances their collaboration with the policy making community and their participation in policy making. Bemigisha et al., (2009), investigated the utility of evidential belief functions (EBFs) and Dempster’s rule of combination to represent classification uncertainty and integrated the PGIS-based grazing intensity maps. Tracing the social history of PPGIS, Sieber (2006) argues that PPGIS has been socially constructed by a broad set of actors in research across disciplines and in practice across sectors. Finally, Duncan et al., (2012), modelled 3D for multipurpose cadastre. An initiation of 3D modeling for 3D cadastre was established with an introduction of a concept for volume parcels.


159 | P a g e

Upon all the research works that have been done on PGIS and MPC, none has been able to model PGIS for MPC in Ghana, and that is what this paper seeks to achieve. The concept is expected to benefit government and society. Among a lot of the benefits are increased sharing of datasets, public transactions of data and reduction of administrative costs. COMPONENTS OF MPC The component of an accurate MPC is predominantly the formulation of the Ghanaian Digital Cadastral Database (GDCD) that has been populated, and have undergone strict adjustment and quality checks at every formation level with large scale geospatial data sets. The MPC can be described as a spatially enabled system that consist of the integration information system which contains survey accurate cadastre, topology, manmade features and cultural (e.g., land use, demographics) in a common and accurate reference framework (Bin Taib, 2012) Figure 2 present the components of MPC that enhances delivery system to the public and connected governmental realization.

Fig. 2. MPC component

Fig. 3. Class diagram for MPC constituent The main constituent of MPC is the addition or the combination of NDCDB and Large Scale Geographic Features (LSGF). A Unified Modelling Language (UML) class diagram for MPC constituent is shown in figure 3.

Spatially enabled Cadastral surveying technology: - Geospatial reference system: - Data acquisition technology - Data processing technology - GNSS technology compatible

Spatially enabled platform: GDCD - National Digital Cadastral Data model (GDCD). - Known spatial accuracy - Compatible with modem technology (GNSS/GIS)

Spatially enabled system: MPC - Integration of NDCDB with other spatially enabled platform - Development of large scale GIS for specific application with GDCD as the base map - MULTIPURPOSE CADASTRE

Spatially enabled government and society - Means using geospatial information in policy development and police delivery in day – to-day government business, processes and decisions. - 2Y to 2M delivery system to Title plan

MPC

LSGF

NDCDB


160 | P a g e

Traditionally, MPC is made up of five to six phases as shown in figure 4. The first and essential phase, which is NDCDB, provides a survey accurate fundamental layer in MPC. This is followed by large scale data acquisitions by the use of MTLS. Large scale spatial features such building, road, utility, vegetation, etc. will be detailed during the survey. MTLS is a main source of spatial data for MPC. Geospatial Data Centre (GDC) dataset that is made up of GIS layers and large scale topographic map will then be captured. This is followed by the application of modules for integrating multiple data sources, validating MPC data base and the update of new spatial features. MPC database is then created with the provision of Online access Web (OWA) so that it can be accessed on the internet. The UML class diagram for MPC phases is shown in figure 4.

Fig. 4. UML class diagram for MPC phases

MPC CORE DATASET The core dataset for MPC are as follows: 1. National Digital Cadastre Database (NDCDB): To maintain a homogenous spatial

accuracy of cadastral boundary coordinate to a better unit is the main objective of survey accurate NDCDB which is the most important element in the development of large scale geospatial database and will facilitate the development of large scale Spatial Data Infrastructure (SDI). Figure 5 present the main ingredient of NDCDB in a UML class diagram.

NDCDB

Large scale Geospatial

Data Acquisition and large

scale GIS base map

MPC Modules

2D City Model

MPC Database

Online Web Access (OWA)


161 | P a g e

Fig. 5. UML diagram for MPC ingredient

2. Large Scale 2-D MTLS based Geographic Features Dataset: This is the main source of

MPC. It includes point clouds data that has undergone initial adjustment by post-processed kinematic GNSS procedures from separate GNSS base by a local transformation to a point that is well defined through the project area to produce the final station placed throughout a particular area.

3. 3D City Model: Relevant details and buildings in 3-D representation have added opportunity to include semantic information about facade and thus not limited to geometric data only. Areas of buildings covered by dense and accurate measurement are used to model spatial features like transportation network, grounds, water bodies, buildings, city furniture, electric power lines and land cover. Thus, 3-D city models are now becoming the essential basis for city planning, development and control (Bin Taib, 2012).

4. Utility Dataset: Utility features are features like water mains, sewerage system, telephone lines, power lines, gas lines etc. and they are needed to be mapped well in order to contribute to the benefit of MPC. it will critically aid city authorities to plan, maintain, and control infrastructure development. Repairs and replacement of utility lines become easy and efficient with GIS/Utility mapping system. Damages due to exaction can be easily avoided. Location and characterization of features can be systematically stored with easy access to information such as utility lines dataset and base maps. Updating, extraction and analysis become efficient and flexible with easy map distribution via digital or hard copy and internet access. A good link to data register and consumer information is added advantage.

5. Street Address: This provides a very pertinent data support for MPC to function well. Geocoding process can systematically be conducted by the use of cadastral lot numbers,

NDCDB

Network Observation

• Bearings • Distances • Solar

Observation and Accuracies

Coordinate Reference Mark (CRM)

• GPS Control

Points • NDCDB

Coordinates

Data Processing

• Adjusted Observations

• Adjusted Coordinates

• Quality Control


162 | P a g e

UPI, and OID. The data can then be linked to zip, postal or sit us method to generate street addresses based on MPC GIS base map integration.

6. State Geospatial Data Centre (SGDC): By the use of SGDC dataset as a core geospatial

data impute, peri-urban MPC can be developed. PGIS-MPC CONCEPTUAL MODEL DEVELOPMENT Multipurpose Cadastre consists of multiple independent, interrelated layers commonly used to describe the graphic component of a GIS database (Organization Of American States, 2010). The fundamental constituent of the multipurpose cadastre is a cadastral overlay delimiting the current status of property right. The individual building block for the overlay is called cadastral parcel, which is also defined as a unit of land within which unique property interests are recognized. The overlay will consist of a series of maps showing the size, shape, and location of all cadastral parcels within a given jurisdiction. The modern cadastral system is a step towards the Multipurpose Cadastre concept. In his view, Kaufman (1998) defined a Multipurpose Cadastre as a systematically arrangement of public register of data concerning all legal land objects in a certain country or district, based on a survey of their boundaries. The Multipurpose Cadastre is an extension of the modern cadastre to include other land information registers (Jamil et al., 2013). These registers might include databases with planning and valuation information. From the Committee on Geodesy, 1980 report, the basic requirements for MPC are listed below;

i. The development of technical standards and specifications and the means to enforce these

ii. The development of linkage mechanisms in order to relate other land information to the basic components

iii. An emphasis on gradual, phased reorganization and quality control of existing governmental functions, rather than creation of new functions and agencies

iv. A focus on the county level as the place where much of the work in developing and maintaining a multipurpose cadastre will occur, with appropriate support by state and federal governments; and

v. The development of qualified personnel through encouragement and support of university research and education.

A conceptual model of PGIS for MPC has been derived and presented in figure 6. It begins with the initial field inspection and subsequent participatory mapping by stakeholders of land management and administration in Ghana. The stakeholder’s composition is made up of the Local Community, House of Chiefs, Government institutions and department (e.g. Lands commission, Town and Country planning, Stool lands administration, the police, Judicially, CHRAJ etc.), interested NGOs, and individual investors who matter. The mapping is done by any GIS tools. This is followed by technical integration of a Geoscientist who will make sure that statutory requirement and standardization is achieved. Geospatial data and utility features will be captured together with legal (land right), physical (topology) and cultural (demographic) attributes. A parcel information database will then be produced after strict adjustment, computation and coordination of the geospatial and the utility data. The output will then be subject to scrutiny; validation, editing, formatting by stakeholder representatives to produce a valid, and reliable tenure and value record.


163 | P a g e

Fig. 6. PGIS model for MPC

COGNITIVE MAP

STAKEHOLDER + Ghana Government Institutions/Departments -NGO +House of Chiefs -Local Community -Investors

PGIS SURVEY P FIELD INSPECTION

TECHNICAL INTEGRATION GEOSCIENTIST

STANDARDS/STATUTORY SPECIFICATIONS

GEOSPATIAL DATA UTILITY

DATA TYPES <UTILITY ID>

NON SPATIAL DATA

SPATIAL DATA

EXISTING MAPS / SATELLITE IMAGE

P MAPPING LEGAL ATTR.

CADASTRE

PHYSICAL

ATTR.

CULTURAL ATTR.

PARCEL INFO / DATA

PGIS-MPC

DATA OUTPUT VALIDATION, EDITING

TENURE AND VALUE RECORDS


164 | P a g e

IMPLEMENTATION CONCEPTS The entire process will follow the following steps:

i. Stakeholders’ consultation meeting to define the task and the need to work together. ii. Meetings with the community for site analysis and also to elicit knowledge on historic

to present geospatial information iii. Participatory mapping where the community will be thought how to GPS and GIS

instrument which are simple, user-friendly and very accurate. iv. Technical integration whereby the Geo-Scientist will produce the cadastral map or base

map with boundary information’s impute from the local authority having considered all lay down statutory requirements. The Geo-Scientist with a shared computer display to selected and trained community members.

v. Legal (property right, or cadastre), physical (topographic and relevant feature), and cultural (land use and demographics) details or attribute will then be incorporated.

vi. Data processing (Validation, editing, translating and formatting of output). vii. System output CONCLUSIONS Participatory Geographic Information system model for Ghana’s MPC has been proposed. An integration of spatial data (land parcels) with cadastre information has been gathered with community involvement through participatory mapping and interviews. Adopting PGIS MPC in Ghana by 2016 will help in land tenure and management system in the country. Due to continually changing humankind to land relationship, demands and resource management, these will largely depend on the ability to adopt and integrate PGIS model for MPC in an enhanced land administration system. The PGIS model for MPC is driven by the needs of users that critically require accurate surveyed data. PGIS-MPC will prop up effective land development and administration, increase sustainable economic development activities, agricultural productivity, and environmental management. It can also empower different levels of stake holders at communal authority, state authority and national authority for participatory decision making processes which will enhance delivery system to the public. The pilot project towards the development of MPC for only one region in Ghana will provide informative insight on the future direction in implementing nationwide MPC and new cadastre management system. REFERENCES Arko-Adjei, A., Jitske, D., J., Jaap, Z., and Arbind, T. (2010). “Customary Tenure Institutions and

Good Governance”, FIG Congress 2010. Facing the Challenges Building the Capacity. Sydney, Australia, pp. 1-16.

Bemigisha, J., Skidmore, A., K., Polce, C., Carranza, J., McCall, M., Prins, H., H., T., (2009), “Representation of Uncertainty and Integration of PGIS-based Grazing Intensity Maps Using Evidential Belief Functions”, Transactions in GIS, vol. 13(3) pp. 273–293.

Bin Taib, A, K, (2012), “Developing A Multi-Purpose Cadastre In Malaysia”, Malaysia Geospatial Forum 2012, Melaka , pp. 6-7.

Bojorquez-Tapia, L., Diaz-Mondragon, S., Ezcurra, E., (2001), “GIS-based approach for participatory decision making and land suitability assessment”, International Journal of Geographical Information Science, vol. 15, no. 2, pp. 129-151.


165 | P a g e

Brown, G., Raymond, C., M., (2014), ”Methods for identifying land use conflict potential using participatory mapping”, Landscape and Urban Planning vol. 122 pp. 196– 208.

Candler, C., Olson, R., DeRoy, S., Broderick, K., (2006), “PGIS as a sustained (and sustainable?) Practice” First Nation experiences in Treaty 8 BC, Canada, Participatory learning and action, no. 54, pp.51-57.

Cinderby, S., de Bruin, A., Mbilinyi, B., Kongo, V., Barron. (2011), “Participatory geographic information systems for agricultural water management scenario development: A Tanzanian case study”, Physics and Chemistry of the Earth, vol. 36 pp. 1093–1102.

Corbett, J., Giacomo R., Kyem, K. A. P., Weiner, D., Olson, R., Muchemi, J., Mccall, M., And Chambers, R., (2006), “Mapping for Change – the emergence of a new practice”, Participatory Learning and Action 54. pp. 6-10. Date accessed: January 2015.

Duncan, E. E., Abdul, A. R., Van, P. O., Chee, T. H., Hafiz, K. S., Azri, N., and Hassan, M. I, (2012), “3D Modelling for Multipurpose Cadastre, International Workshop on 3D Cadastres, Developments and Practices”, Shenzhen, China. pp. 23. http://pubs.iied.org/pdfs/G02154.pdf

Jamil H., Mohd Yusoff, M.J., Abdul Halim, N.Z., (2013), “Discovering Possibilities of Implementing Multipurpose Cadastre in Malaysia”, FIG working week, Environment for Sustainability, Abuja, Nigeria. pp 2-6.

Jankowski, P., (2009), “Towards participatory geographic information systems for community-based environmental decision making”, Journal of Environmental Management vol. 90 pp. 1966–71.

Kaufmann, J., Steudler, D., (1998), “Cadastre 2014 A Vision for a Future Cadastral System”, Rüdlingen and Bern, Switzerland, 51pp.

National research council (1980) Need for a multipurpose cadastre: Panel on a Multipurpose cadastre, Committee on geodesey, Assembly of mathematical and physical sciences, National research council. National academy press, Washington D C

Njuki, A.K , (2001), “cadastral system and their impact on land administration”, paper presented at the Spatial Information for Sustainable Development international Conference, Nairobi, Kenya. 2pp. Date accessed; January, 2015.

Organization Of American States (2010) Modernization Of Cadastre And Land Rights Infrastructure In Haiti, Project Proposal, A Rapid And Inclusive Approach

Rambaldi, G.,Kyem, K.A.P., Mbile, P., McCall, M., and Weiner, D., (2005).”Participatory Spatial Information Management and Communication in Developing Countries” Paper presented at the Mapping for Change International Conference (PGIS’05), Nairobi, Kenya

Reyes-García, V., Orta-Martínez, M.,Gueze, M., Luz, C., A., Paneque-Gálvez, J.,Macía, M., J.,Pino, J., (2012), “ Does participatory mapping increase conflicts? A randomized evaluation in the Bolivian Amazon”, Applied Geography vol 34 pp. 650-658.

Sieber, R., (2006), “Public Participation Geographic Information Systems: A Literature Review and Framework”, Annals of the Association of American Geographers, vol. 96(3), pp. 491–507.

Tudor, C., A., Ioja, C., I., Pǎtru-Stupariu, I., Nit, M., R., Hersperger, M., A., (2014), “How successful is the resolution of land-use conflicts? A comparison of cases from Switzerland and Romania”, Applied Geography vol. 47 pp. 125-136.

Untong H. J. S. B., (2013), “Developing MultiPurpose Cadastre in Sabah”, Asia Geospatial Forum, Putra World Trade Centre, Kuala Lumpur, Malasia. pp. 2-8.

White, I., Kingston, R., Barker, A., (2010), “Participatory geographic information systems and public engagement within flood risk management” Journal of Flood Risk Management, vol. 3 pp. 337–346. www.fig.net/pub/fig2014/papers/ts08d/TS08D_dabiri_7004pdf.