Just access to land for affordable housing in Tanzania the DCMP that appear to address ‘just city’ matters for Dar es Salaam. 3. Urban land access and land use rights These are: • Addressing infill and densi­fication of existing planned areas to optimize utilization of existing infrastructural facilities and social services; • Regularization of the in­formal settlements, to include consolidation in the formal settlements with the aim of improving and capturing land val­ues in prime, formal areas; • Transformation of basic roads from radial pattern to concentric patterns and introduction of two major ring roads that is hoped will stimulate extensive ex­pansion of the city; and • Setting up several sub-ur­ban centers as devel­opment magnets with­in the city(Figure 2). If implemented, Dar es Salaam city planners hope a more intensive use of land will be achieved, which may in the long run balance housing demand and supply, promote waste manage­ment facilities, and improve infrastruc­ture that may lead to better housing. Urban land access is governed by a se­ries of land use laws and rights in the Tanzanian constitution and subsequent regulations. Land use rights—which refer to the uninterrupted rights by an individual or group of individuals to occupy, use, and make earnings from the land(United Republic of Tanzania 1999)—are protected by the Land Act No. 4 of 1999, the Urban Planning Act No. 7 of 2007, and subsequent regula­tions made under these. In the planned areas of the city, land use rights are se­cured by a land ownership certificates or land titles, which can be granted in three multiples of 33 years with a maximum granted term of 99 years. The Land Act No 4 of 1999 however, recognizes the existence of the informal land holding system, ironically, the cus­tomary right of occupancy. Land own­ership in unplanned areas is deemed by the law to be under customary tenures and, since customary tenures are based on traditions that may not be found in the cosmopolitan contexts of the urban settlement, a quasi-customary mode, or informal tenure, is presumed by the law. Through upgrading schemes in cities like Dar es Salaam, Mwanza, and Mbeya, landowners in unplanned areas have been granted temporary rights to land in the form of‘residen­25