Constantine – Algeria- informal expansion, private lands value at stake. Towards a preventive approach to informal land use

Abstract

In this paper, we examine the informal expansion of Constantine from the perspective of land as a property asset and a regulation target and what it involves in terms of stakeholders’ interplays. The study was conducted on the southeastern expansion by drawing a parallel between land use regulation and the actual land use on large private landholdings. A qualitative survey was conducted to investigate the informal production and use of urban land through semi-structured interviews with relevant public and private stakeholders. The study shows that informal land use lies in the conflict between urban planners and landowners over the conversion and allocation of large private landholdings and the financial stakes it involves. Land transactions are engaged in the informal market when land use regulation does not converge with the owner’s logic of land value maximization. The informal land market allows the latter to circumvent land use regulation and to capture land added value on hypothetical uses, whether by informally converting agricultural lands or allocating urban ones. As to the resulting informal land use, it is not limited to housing issues but also meets the needs of private actors for tertiary real estate. It is also pointed out that land use policy and regulations failure in countering the phenomenon lies in ignoring the informal land market upstream of informal land use and urbanization. Finally, the study suggests that a preventive approach should address the conflict over land use with land management oriented towards local approach and consensus seeking with the private stakeholders. In this sense, we propose a tool to assess the likelihood of the emergence of informal land market as a decision aid for urban planners and policymakers in terms of land use.