Reengineering of a Land Information System (LIS) …...Reengineering of a Land Information System...

Reengineering of a Land Information System (LIS) for the Vietnamese Land administration

Vo Anh TUAN

March, 2006

Reengineering of a Land Information System (LIS)for the Vietnamese Land administration

by

Vo Anh TUAN

Thesis submitted to the International Institute for Geo-information Science and Earth Observation in

partial fulfilment of the requirements for the degree of Master of Science in Geo-information Science

and Earth Observation, Specialisation: Geo-Information Management

Thesis Assessment Board

Chair: Prof.Ir.P.van der Molen

External Examiner: Dr.J.A.Zevenbergen

First supervisor: Dr. A.M. Tuladhar

Second supervisor: Dr. D.Van der Zee

INTERNATIONAL INSTITUTE FOR GEO-INFORMATION SCIENCE AND EARTH OBSERVATIONENSCHEDE, THE NETHERLANDS

Disclaimer

This document describes work undertaken as part of a programme of study at the InternationalInstitute for Geo-information Science and Earth Observation. All views and opinions expressedtherein remain the sole responsibility of the author, and do not necessarily represent those ofthe institute.

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i

Abstract

The main aim of this research is to develop a conceptual model for Land Information System(LIS) in Vietnam using the concepts and approaches of reengineering. This motivationoriginated from the fact that many LIS prototypes developed by various parties (e.g.organizations and companies) in the past did not comply the requirements imposed by thenew land law enacted in 2003 and the user demands.

As a part of this research study, field visits were made to various land related organizationsat national and local levels to analyze current situation of land administration and userrequirements for LIS. The findings show that due to the changes in new land law ascompared to old land laws, the prototypes developed in the past require changes inapproach to develop a system to cope the changing requirements. This has dramaticimpacts on technical, institutional/organizational, financial and cultural influence aspects ofthe Vietnamese land administration.

Therefore, this research takes an approach of system modeling, where organizational,functional/process and data models are key elements. These models are developed usingUnified Modelling Language (UML) language. The proposed organizational model consists ofmultilevel of databases at central and province offices. Central office can access and supplyinformation including aggregated at provincial database through wide area network. Themain databases are stored in provincial offices that do regular updating and managing landinformation within their areas. Data copy on paper, disk or tape is sent to district, communelevels for use and the feedback in the form of the data capture and new changes are thenprovided to the provincial office for updating. The functional and process models aredesigned at different levels to fulfil requirements for the purpose of land management usingUML Use Case diagram. They include the main functions/processes such as data capture,data updating, data statistics, productions printing, land information dissemination. The datamodel for Vietnamese LIS is developed based on core cadastral domain model with threecore classes Parcel, Land user via Rights. This model is then validated using UML basedspecification Environment (USE) tool with constraints and (pre and post) conditions as a partof UML specification. The experiment on data model shows that the behaviour of transferland use right for the whole parcel can be realised. Such validation approach allows us todefine specifications of LIS as precise as possible.

Last part of this research is to provide the conditions under which LIS can be implemented inVietnam. The most important elements are human resources development, collaboration andcoordination works, information and IT strategy and security issues, and finally financialresources.

Key words: Land administration, LIS, Reengineering, Land, Cadastre

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Acknowledgements

At the moment of completing my thesis, I dearly extend my best thanks to every one whohelped me, supported me and worked with me during the time of my study at ITC – thememorable nice period of my life.

I would like to express my warmest appreciation to the ITC for the fellowship that made mystudy here - the Netherlands, a reality.

My special thanks are expressed to leaders of Vietnam MoNRE, Prof. Dang Hung Vo fornominating me to study in ITC and Associate Prof. Le Tien Vuong - Director of CIREN, andMs. Minh Ha – Director of DoIC, MoNRE who gave me an opportunity to undertake my studyin the Netherlands and your help and support extended when I was carrying out my fieldtripin Vietnam.

My sincere and deepest gratitude is to my first supervisor, Dr. Arbind Man Tuladhar and mysecond supervisor, Dr. Dick van der Zee for their guidance, feedback and recommendationson my research. Discussions with them helped me to know how to carry the research –which will be useful for me in my professional life as well, and to understand in depth manyaspects of Land Information System. They were of constant support and always gave meconstructive comments and suggestions, and gave the necessary free-space for me torealize my own ideas.

My special thanks to Prof. Ir. Paul van der Molen for the land administration lectures,encouragement, suggestions and comments during the research proposal and Mid-termpresentation periods.

My best thanks to Mr. Paul Schoonackers for the help and supports, conversations about mylife and study here.

My faithful thanks to Mr. Kees Bronsveld – GIM program director, Dr. Erik de Man – GIMStudent advisor, Ms. Laura Windig and Ms. Ilona Van Der Schoor – GIM Secretary and allteachers, staffs at ITC for the nice guidance, lectures, supports that helped me to absorbknowledge in the best possible ways.

Thanks to Mr. Doi, Mr. Chien for sharing experiences, knowledge in cadastral, landregistration, land statistics. Thank to Mr. Nhat Tinh for sharing your knowledge about LIS inVietnam. Thanks to Mr. Huy Bieu, Mr. Phu Ha, Mr. Kien Dung, Mr. Kien, Mr.Van, Mr.BaoTrung, Mr. Hoang, Mr. Hung and Mr. Truong Son for supplying documents, discussion aboutuser requirements, CILIS prototype and its implementation experiences in Vietnam.

Thanks to Mr. Lam Son, Mr. Nhu Trung and Ms. Thanh Thuy for your help, advices, strongsupport, sending data, documents. You are really my best close friends.

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I am so thankful for my friends-colleagues from my organization – CIREN support andencouragement to me.

In the time of fieldtrip to Thai Nguyen, Phu Tho provinces, I am fortunate to get help frommany people that made me to understand the reality issues of land administration inprovincial, district levels. Thanks to Mr. Van Hoa – DoNRE of Thai Nguyen province, Mr.Hong son and Mr. Quang Duc – BoNRE of Thai nguyen City. Thanks to Mr. Nguyen Chienand Mr. Quach Chien – DoNRE of Phu Tho province.

Many thanks to my GIM-2004 family from around the world who gave me very nice companyand I have learned a lot about different cultures. I was really fortunate to be with you all. Iwant to thank all my countrymen, Mr. Hong Quan, Mr. Van Tu, Ms. Hong Hanh, Mr. NhuNga, Ms. Phuong Hoa, Ms. Thuc Anh, Mr. Ngoc Quang and Mr. Huy Cuong for yoursympathies, sharing happiness, funs and sadness in Enschede. I also want to thank all myneighbors - 9th floor Dish hotel for your sharing laughter, jokes during dinner time in ourcommon kitchen and all friends from different countries I met at ITC for their friendship.

Thanks to my best close international friends here Mr. Dimo Todorovski, Ms. Zhao Daihong,Ms. Zhang Ning, Mr. Pan Hui, Mr. P.V. Rajasekhar, Mr. Ajay K Katuri, Mr. Prasun KGangopadhyay, Ms. Batsukh Orgil, Ms. Susan Nasirumbi, Mr. Park Sung Ho andMs. Bhagya Fernando for all your help, sharing your knowledge, supporting me andspending a lot of nice time for play table-tennis, badminton and travel together during ourcourse. The talks with you helped me very much to refresh my brain and to recover myenthusiasm to study. I am going to keep them in my life forever.

Finally, I would like to express my sincerity and thanks to my big family - my beloved wife,Quynh Anh and two my dear son, Anh Tu and Chi Dat, my parents, my parents in law, mybrothers, sister, my cousins, for your love, supports, full encouragements and understandingwhen I was away from home.

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Table of contents

Abstract ……………………………………………………………………………………………….. i

Acknowledgements ……………………………………………………………………………………iii

Table of Contents ……………………………………………….…………………………..…………v

List of Figures ……………………………………………………………………………..….……...viii

List of Tables ………………………………………………..……………………………………...….ix

List of Appendices ..………………………………………..……………………………………...…..x

List of Abbreviations ..………………………………………..……………………………………….xi

1. Introduction................................................................................................................... 11.1. Background ..............................................................................................................................1

1.2. Research problem.....................................................................................................................2

1.3. Prior works ...............................................................................................................................3

1.4. Research objectives and questions...........................................................................................4

1.5. Research scope .........................................................................................................................5

1.6. Research methods.....................................................................................................................5

1.6.1. Literature review ..............................................................................................................5

1.6.2. Fieldwork .........................................................................................................................5

1.6.3. Requirement analysis .......................................................................................................6

1.6.4. LIS reengineering .............................................................................................................6

1.6.5. Conclusion and recommendation.....................................................................................6

1.7. Expected output........................................................................................................................6

1.8. Research structure ....................................................................................................................7

2. Literature review for research framework ................................................................. 92.1. Introduction ..............................................................................................................................9

2.2. Theoretical framework for research.........................................................................................9

2.2.1. Components of Land administration ................................................................................9

2.2.2. Principles of reengineering ..............................................................................................9

2.2.3. Elements of reengineering process of a LIS...................................................................10

2.3. Legislative issue .....................................................................................................................13

2.3.1. Land Tenure Systems .....................................................................................................13

2.3.2. Land administration support on security of tenure ........................................................14

2.4. Technical issue .......................................................................................................................15

2.4.1. LIS and its components ..................................................................................................15

2.4.2. Process aligned with legislative .....................................................................................16

2.4.3. Products and Services of the LIS ...................................................................................17

2.5. Conditions for LIS prototype .................................................................................................18

2.5.1. What is prototype? .........................................................................................................18

2.5.2. Legislative aspect ...........................................................................................................18

2.5.3. Technical aspect .............................................................................................................19

2.5.4. Institutional/Organizational aspect.................................................................................20

2.5.5. Other conditions .............................................................................................................20

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2.6. Good practices in Land administration: Cases of Sweden and the Netherlands.................. 20

2.6.1. The case of Sweden....................................................................................................... 21

2.6.2. The case of the Netherlands .......................................................................................... 22

2.7. Concluding remarks............................................................................................................... 23

3. Vietnamese Land administration and LIS implementation...................................... 253.1. Introduction ........................................................................................................................... 25

3.2. Vietnamese Land administration........................................................................................... 25

3.2.1. History of Land management in Vietnam ..................................................................... 25

3.2.2. Institutional mandates and arrangements ...................................................................... 26

3.2.3. Land Tenure system and tenure security....................................................................... 28

3.2.4. Infrastructure and Human resources.............................................................................. 30

3.2.5. SWOT analysis for the Land administration................................................................. 31

3.3. LIS implementation ............................................................................................................... 32

3.3.1. LIS current situation...................................................................................................... 32

3.3.2. Users and Stakeholders involvements ........................................................................... 33

3.3.3. The effective of the new Land law on LIS prototypes .................................................. 34

3.3.4. Land Titling Office and its relationship to LIS............................................................. 34

3.3.5. Existing prototypes observations................................................................................... 36


4. Requirement analysis for LIS..................................................................................... 394.1. Introduction ........................................................................................................................... 39

4.2. Goals and Characteristics desirable ...................................................................................... 39

4.2.1. Goals of a LIS................................................................................................................ 39

4.2.2. Characteristics desirable in a LIS.................................................................................. 39

4.3. Problem analysis for current Land administartion system.................................................... 41

4.4. User demand analysis ............................................................................................................ 44

4.4.1. Legal demands............................................................................................................... 44

4.4.2. Internal demands (Land administration branch) ........................................................... 45

4.4.3. External demands .......................................................................................................... 46

4.4.4. Information demands..................................................................................................... 47

4.5. Standards for LIS................................................................................................................... 47

4.5.1. Standards for organizational model............................................................................... 48

4.5.2. Standards for functional/process models of system ...................................................... 50

4.5.3. Standards for data model............................................................................................... 50


5. Conceptual model for Vietnamese LIS...................................................................... 535.1. Introduction ........................................................................................................................... 53

5.2. System Modelling Concepts and Tools for LIS .................................................................... 53

5.2.1. Object - Oriented System Development Methodology (OOSDM) ............................... 53

5.2.2. Object - Oriented (OO) Modelling Concept.................................................................. 54

5.2.3. Unified Modelling Language (UML) and UML based Specification Environment

(USE) Tool .................................................................................................................................... 55

5.3. LIS system models for Vietnam............................................................................................ 58

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5.3.1. Organizational model .....................................................................................................59

5.3.2. Functional models ..........................................................................................................63

5.3.3. Process Model ................................................................................................................69

5.3.4. Data model .....................................................................................................................72

5.4. Validating of data models ......................................................................................................75

5.4.1. Purpose of verification ...................................................................................................75

5.4.2. Constraints concepts.......................................................................................................76

5.4.3. Validating data models and constraints..........................................................................76

5.5. Concluding remarks ...............................................................................................................84

6. Discussion of conditions for implementation of a LIS............................................ 856.1. Introduction ............................................................................................................................85

6.2. Implementary conditions........................................................................................................85

6.2.1. Legal aspects ..................................................................................................................85

6.2.2. Technical aspect .............................................................................................................86

6.2.3. Institutional/organizational arrangements ......................................................................88

6.2.4. Financial aspect ..............................................................................................................89

6.2.5. Cultural influence...........................................................................................................89

6.3. Concluding remarks ...............................................................................................................89

7. Conclusion and recommendation ............................................................................. 917.1. Introduction ............................................................................................................................91

7.2. Conclusions ............................................................................................................................91

7.3. Recommendation for further research....................................................................................93

References ......................................................................................................................... 95

Appendices ........................................................................................................................ 98

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List of figures

Figure 1-1. Research methods ................................................................................................................. 5

Figure 2-1. Reengineering process of a LIS.......................................................................................... 11

Figure 2-2. Information System taxonomy (Dale.P.F and McLAughlin.J.D, 1988)............................. 15

Figure 3-1. Architecture for Land Titling Office at province level ...................................................... 35

Figure 3-2. Architecture for Land Titling Office at District level ........................................................ 35

Figure 5-1. Diagrams in UML (Tuladhar, 2005b)................................................................................. 56

Figure 5-2. UML based Specification Environment (USE) (Db.informatik, 2005).............................. 58

Figure 5-3. Overview of LIS models for Vietnam ................................................................................ 59

Figure 5-4. Alternatives for organizational model of a LIS .................................................................. 60

Figure 5-5. Organizational model of a LIS .......................................................................................... 62

Figure 5-6. Subsystem of LIS domain................................................................................................... 62

Figure 5-7. Extract data from provincial database ................................................................................ 63

Figure 5-8. Access Land information to other ..................................................................................... 64

Figure 5-9. Functional model at provincial level .................................................................................. 65

Figure 5-10. Functional model at District level ................................................................................... 67

Figure 5-11. Data updating function ..................................................................................................... 68

Figure 5-12. Data statistics function ..................................................................................................... 69

Figure 5-13. Use case diagram for registration of transfer land use right of whole parcel................... 70

Figure 5-14. Activity diagram for registration of transfer land use right of whole parcel.................... 71

Figure 5-15. Use case diagram for registration of parcel subdivision .................................................. 71

Figure 5-16. Activity diagram for registration of parcel subdivision ................................................... 72

Figure 5-17. Data model of a Vietnamese LIS based on core cadastral domain model........................ 73

Figure 5-18. Integration of OCL expressions with standard UML packages (Richters, 2001) ............ 76

Figure 5-19. Class diagram of case study model................................................................................... 77

Figure 5-20. USE Screenshot ............................................................................................................... 81

Figure 5-21. Screenshot of the sequence diagram................................................................................. 84

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List of tables

Table 5-1. Some OCL tools and the features they support (Richters, 2001) .........................................58

Table 5-2. Classes definition of data model...........................................................................................75

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List of Appendices

Appendix A.1. Some activities of fieldwork ………..……………….….…….….…………………. 98

Appendix A.2. Standards of function/process model for LIS .…………………………..………… 107

Appendix A.3. Component of classes in basic data model ……………...…………….….…………110

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List of Abbreviations

BoNRE Bureau of Natural Resources and EnvironmentBPR Business Process ReengineeringCASE Computer-assisted software engineeringCIREN The Information Centre of Natural Resources and Environment , MoNRECiLIS CIREN Land Information SystemCPI Continuous Process ImprovementDBMS Database Management SystemDoIC Department of International Cooperation, MoNREDoL Department of Lands, MoNREDoLRS Department of Land Registration and Statistics, MoNREDoNRE Department of Nature Resources and EnvironmentECE Economic Commission for EuropeFIG The International Federation of SurveyorsFLIS FPT Land Information SystemFPT FPT CompanyGDLA General Department of Land AdministrationIT Information TechnologyLAN Local area networkLIPC Centre of Land Investigation and PlanningLIS Land Information SystemLTC Land Tenure CertificateLTO Land Titling OfficeMARD Ministry of Agriculture and Rural DevelopmentMoC Ministry of ConstructionMoF Ministry of FinanceMoJ Ministry of JusticeMPI Ministry of Planning and InvestmentsMoNRE Ministry of Natural Resources and EnvironmentNRE Natural Resources and EnvironmentOCL Objective Constrain LanguageOOSDM The Object-Oriented system development methodologyOID Object identifierOMG Object Management GroupPLIS Provincial Land Information SystemSAN Storage Area NetworkSEMLA Strengthening Environmental Management and Land AdministrationSDM System Development MethodologySWOT Strengths, Weaknesses, Opportunities, and ThreatsUML Unified Modelling LanguageUSE UML based specification EnvironmentViLIS VIRILA Land Information SystemVIRILA Vietnam Research Institute for Land Administration, MoNRE

REENGINEERING OF A LAND INFORMATION SYSTEM (LIS) FOR THE VIETNAMESE LAND ADMINISTRATION

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1. Introduction

1.1. Background

Vietnam is a developing country in the South-eastern Asia with a land area of about 329,560sq km and a population of 83.5 million in 2005 (Mundi, 2005). For administrative purpose, itis divided into 64 provinces, 631 districts and 10553 communes. There are currently around13 million land users, of whom 10.5 million in rural areas and 2.5 million in urban areas, forabout 100 million land parcel (Vo and Palmkvist.G, 2001).

Land administration is carried out in Vietnam through a hierarchical structure of fouradministrative management levels; each level has mandate and responsibility in dealing withLand administration functions (VNG, 2003).

The Ministry of Natural Resources and Environment (MoNRE) at the central level isresponsible for the production of the natural resources and environment database and itsutilization thereof for the LIS activities at national level.

The Department of Natural Resources and Environment (DoNRE) at provincial level isresponsible for the production of the natural resources and environment database and itsutilization thereof for the LIS activities at provincial level.

The Bureau of Natural Resources and Environment (BoNRE) at district level is responsiblefor the production of the natural resources and environment database and its utilizationthereof for the LIS activities at district level.

Some Cadastral Officials in each commune are responsible for the production of the naturalresources and environment database and its utilization at communal level.

At the central level, the LIS – the tool for supporting Land administration - has the function ofsupplying land statistics information such as the total number of land parcels, total number ofland covers, total number of land users, etc. for each administrative unit in order to meet theland management requirements.

At the provincial and district levels, the LIS has the function of supplying the detailed landparcel information to meet the land management and user/stakeholder requirements, suchas which land parcel belongs which land user under which legal conditions, etc.

At communal level, the land information is supplied in analogue way based on registerbooks, cadastral maps, etc.


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As a result of the collectivization process and the limitation of land use rights, the landmarket has been discouraged for many years. With the innovative policy in 1986 the State ofVietnam decided to change its economic system to a market economy model managed bythe State. Since then, land administration has been regarded as significant to secure politicalstability, social justice and economic development.

The first land law in Vietnam was passed by the National Assembly in 1988. After havingbeen carried out for 5 years, some articles proved to be not encouraging enough fordevelopment of the market economy. The second land law was promulgated in 1993, itsrevisions were made in 1998 and 2001. The third land law that currently is valid, was issuedin the end of 2003 with large revisions in comparison with the preceding Land laws.

In correspondence with the land laws, and related decrees and bylaws, the activities of theLIS were developed in Vietnam during the end of the 1990’s. It is the most importanttechnical infrastructure for the modernization of the land administration system to facilitateand also to simplify all the administrative procedures. In present time, the MoNRE is focusedon establishment of the Land Information System (Vo.D.H and Palmkvist.G, 2001).

However, the promotion of the LIS has been limited in terms of policies, planning andinvestment, limited technical know-how, human resources, and availability of short-termexperiences only. So until now the Vietnamese LIS are not implemented.

1.2. Research problem

As stated, the new Law has a number of changes pertaining to the land classification, landuse planning, expropriation, issuance of land tenure certificates (LTCs), land valuation,simplified documentation of evidence of land use right agricultural land regulations, LTCs foroverseas Vietnamese and international organizations (VNG, 2003).

Many LIS prototypes at provincial level developed by different organizations, companies inthe past. For example, there are some prototypes have been designed and tested in theearly of 2000’s such as CiLIS, ViLIS, PLIS and FLIS (details are given in section 3.3.5).When the new land law is issued, these LIS prototypes were not focused to satisfy entirelythe demands from land management and user aspects. They are not implemented.Therefore, reengineering of a LIS is necessary. In a technical aspect, there is the need forredesigning the LIS considering issues such as the standards, security and control, data andits quality, Geo-ICT support, infrastructure, operational supports complying with the currentland law and meeting User/Stakeholder requirements. In other aspects, for the LIS to beimplemented, there are need issues for legal, institutional/organizational structure, financialinvestment and cultural influence aspects on the basis of the land law of 2003.

In brief, the current existing LIS prototypes:- do not satisfy technical requirements from the land management and user aspects.- are not yet implemented under legal, institutional/organizational, financial and culturalinfluence aspects.


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Thus there is need for reengineering of a LIS that can both satisfy user requirements and beimplemented for the Vietnamese land administration.

1.3. Prior works

Land administration and LIS are hot topics in transition countries for carrying out land reform.Prior works related to the topic of reengineering, LIS, Vietnamese Land administration are:

Literature (key article):(Tuladhar, 2003), Reengineering cadastre and land registration system and businessopportunities, FIG Working Week 2003, Paris, France.(Zevenbergen, 2002a), A System Approach to Land Registration and Cadastral. Paperpresented at the FIG XXII International Congress, April 19-26, Washington, D.C.USA,

Related MSc.Thesis, ITC:(Garcia-Donato, 2004), Reengineering land management services (LMS) in the PhilippinesMSc. Thesis, ITC, Enschede, The Netherlands.

Vietnamese Land administration:There are some studies about Vietnamese land administration done by the Australia-Vietnam project (VIE 91/004, 1991-1994) and the Sweden-Vietnam project (CPLAR, 1997-2002). These project reports present the rigorous analysis of the current situation ofVietnam. Many critical issues are mentioned such as land allocation, land tenure certificateissuance and LIS.

Some research was also done on Vietnamese land administration in ITC:

(Trung.T.N, 2000), A spatial data model for multilevel LIS of Vietnamese Landadministration, MSc. Thesis, ITC. He developed a spatial data model for multilevel LIS forland administration in Vietnam with Object-Oriented method.

(Lien.D.T, 2001), An integrated database for the district land use planning for theVietnamese Land Administration. MSc. Thesis, ITC. She designed an integrated databasefor district land use planning.

(Chien.N.V, 1998), A parcel based land information system with emphasis on landregistration in Vietnam. Final report (IFA), ITC. He assumed that all Land administrationactivities happen at provincial level. Then he designed a conceptual model for cadastral landinformation system with emphasis on land registration.

Although all studies mentioned are more or less related to this research proposal andVietnamese land administration, the redesign of a Vietnamese LIS and how it has to beimplemented in reality is still a hot topic and has not been properly addressed yet. It will bevery useful to contribute to a realistic application of the LIS for the current Vietnamese landadministration because so far the Vietnamese LIS are not implemented successfully.


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That is the why this research proposal has the title: “Reengineering of a LIS for theVietnamese Land administration”.

1.4. Research objectives and questions

This research aims to analyze the situation, develop a conceptual of a LIS with respect to theexisting LIS prototypes, and look at legal, technical, institutional/organizational, financial,cultural influence aspects to find out how the Vietnamese LIS can be implemented in reality.

Therefore the main research objective is:

To reengineer the LIS for Vietnamese land administration to make it fit to the userrequirements (complying with the current land law) and can be implemented in realityon the basis of the existing prototype.

This objective can be divided into several specific objectives and to achieve these objectives,the following questions need to be answered:

Objective 1: To analyze the current situation of the Vietnamese land administration, existingLIS prototypes and implementation in terms of legal, technical and institutional/organizationalaspects.

Q1.1. What are the meaning, the roles and components of the current landadministration system and LIS in general?

Q1.2. What are the missions and functions, and LIS implementation responsibility ofeach level in Vietnamese land administration?

Q1.3. What are the LIS current situation and effective of the new land law to LISprototypes ?

Q1.4. Why LIS prototypes are not working?

Objective 2: To determine the user requirements and standards of the LIS?Q2.1. Who are the users/stakeholders and what are their requirements of the LIS?Q2.2. What are the standards for the LIS?

Objective 3: To develop a conceptual model for the LIS and validate the model and theconstraints.

Q3.1. What are system development methods and tools use for LIS design?Q3.2. What are LIS system models for Vietnam (organizational, functional, process

and data models)?Q3.3. How can the data model and the constraints be validated?

Objective 4: To determine the conditions the legal, technical, institutional/organizational,financial, and cultural influence aspects for the LIS implementation in reality.

Q4.1. What conditions have to adapt for the LIS to be implemented in reality in termsof legal, technical, institutional/organizational, financial and cultural influence aspects?


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1.5. Research scope

The research scope covers the discussion on reengineering the Vietnamese LIS domainbasis of the CiLIS prototype, which was designed and developed by CIREN – is organizationresponsible for the LIS activities for whole country under MoNRE in Vietnam. Because oflimited time, the research deals with legal and technical aspects, it also highlights ininstitutional/organizational, financial, and cultural influence aspects.

1.6. Research methods

Figure 1-1. Research methods

1.6.1. Literature review

Literature review involves extensive search for and reading of various journal articles,conference proceedings, past theses and reports, books and web references to obtaindetailed information about business process reengineering, land administration, LIS,cadastre and land registration. The literature review is a continuous process that guides thisresearch in the proper direction from the beginning till the end (Kumar.R, 2005).

1.6.2. Fieldwork

Fieldwork activities were carried out in Vietnam for four weeks (21st September - 18thOctober, 2005).Data and information are needed to respond to the questions arising from the researchobjectives. Such data can best be provided by persons from various key organizations


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involved in Land Administration and LIS. The fieldwork aimed at obtaining that informationfrom these persons through interviews and workshops and also through observations. Thefocus was on getting insight in the current situation of the existing LIS prototypes and theirimplementation, and on determination of the user demands on the LIS.

Organizations visited:At central level-MoNRE: Department of Land Registration and Statistics (DoLRS),Department of Lands (DoL), Department of International Cooperation (DoIC), SEMLA projectoffice, Information Centre of Natural Resources and Environment, Research Institute forLand administration (VIRILA).

At local level: Department of Nature resources and Environment (DoNRE) of Phu Thoprovince, Thai Nguyen province and a Bureau of Natural Resources and Environment(BoNRE) of Thai Nguyen City.

1.6.3. Requirement analysis

Based on the data collected during the fieldwork trip, the land administration problems andusers/stakeholders demands that influence the LIS implementation in Vietnam wereanalysed.The standard issues for the LIS are also presented.

1.6.4. LIS reengineering

Based on the user requirements analysis results, proposal for LIS model and for conditionshow to implement LIS in reality was made. This was done in two aspects:

1.6.4.1. System modelling

The LIS design uses a standards modelling Unified Modelling Language (UML), which iseasily connected to standards such as ISO/TC211 and OGC for GIS, and use an ObjectConstraint Language (OCL) to validate the data model that complies with constraint rules byUSE specification language, which is based on UML and OCL.

1.6.4.2. Implementation conditions

Look at legal, technical, institutional/organizational, financial, and cultural influence aspectsto find out how LIS can be implemented in reality.

1.6.5. Conclusion and recommendation

Based on the results of analysis, modelling and model validating, and discussions to drawconclusion and recommendations of this research.

1.7. Expected output

- A conceptual model of the Vietnamese LIS (organizational, functional, process, and datamodels).- A formulation conditions in legal, technical, institutional/organizational, financial and culturalinfluence aspects for the LIS to be implemented in reality.


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1.8. Research structure

This thesis is organized into seven chapters as below:

Chapter 1: IntroductionThis chapter gives an introduction to land administration and LIS in Vietnam then it focuseson the definition of problem, the identification of objectives and the formulation of questionsthat have to be answered in this research. Research methods and expected output are alsoincluded in this part.

Chapter 2: Literature review for research frameworkThe aim of this chapter is based on the theoretical framework to review legislative, technicalframework and conditions for LIS prototypes. The discussion the good practices in landadministration is introduced also.

Chapter 3: Vietnamese land administration and LIS implementationThis chapter gives a brief overview of the current situation of Vietnamese land administrationand LIS implementation. The institutional mandates and arrangement, infrastructure andhuman resources of land administration and the effective of the new land law, observation ofexisting prototypes will be discussed.

Chapter 4: Requirement analysis for LISThe general requirements of LIS, problems and user demands, standards are analysed inthis chapter. These are supported by analyzing data captured from fieldwork and are used todevelop the conceptual model for Vietnamese LIS and to find out implementation conditions.

Chapter 5: Conceptual model for Vietnamese LISThis chapter represents the method, tools use for LIS system modelling based on Object-Oriented technology. It develops a conceptual model including organizational, functional,process and data models, and validates the data model by USE tool incorporatingconstraints.

Chapter 6: Discussion of conditions for implementation of a LISThis chapter discusses some aspects of legal, technical, institutional/organizational, financialand cultural influence conditions that are considered as the most important factors for LISimplementation in reality based on the proposed models in previous chapter five.

Chapter 7: Conclusion and recommendationThis chapter presents the summary and draws the conclusion for realization of the researchand recommendations for further researches in this field.


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2. Literature review for researchframework

2.1. Introduction

The literature review is an integral part of entire research process and makes a valuablecontribution to almost every operational step (Kumar.R, 2005). It serves to define atheoretical framework that indicates the legislative and technical conditions for LISprototypes to function optimally and arrive at good practices in Land administration.

2.2. Theoretical framework for research

2.2.1. Components of Land administration

Land administration is the processes of determining, recording and disseminatinginformation about the ownership, value and use of land and its associated resources (UN-ECE, 1996). It is considered to include a core parcel based cadastral and land registrationcomponent, multi-purposed cadastres and/or land information systems, and in manysystems facilitates or includes information on land use planning and valuation/land taxationsystems – although land administration does not usually include the actual land use planningand land valuation processes (Enemark.S, 2003). To achieve these processes, landadministration comprises a number of components. They cannot be treated in isolation,either from themselves or from activities in other parts of a national society or economy. Themain components are:

• Cadastre and Land registration (includes rights and public awareness, land tenurecertificates and registering transactions): related to possession information, realestate market development and security of land rights.

• Land Use Planning: related to social, economic and environmental managementoutcomes

• Land Valuation: related to real estate market outcomes• Land Taxation: related to macro-economic and government revenue outcomes• Land information system: related to recording, management and disseminating land

information.However, these components can not work without technical support system,

financial matters, institutional arrangements or legal framework.

2.2.2. Principles of reengineering

As a component of Land administration, the LIS can be seen, from the technical point ofview, as a tool that supports for Land administration in carrying out its missions.


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According to the main research objective, the reengineering process is capital for whole theresearch. It is a complex issue. This part offers a conceptual understanding and someguiding principles when working in this area together the components of reengineeringprocess of a LIS.

The term “Reengineering” is defined as: “The fundamental rethinking and radical redesignof business process to achieve dramatic improvements in critical, contemporary measures ofperformance, such as quality, service and speed” (Hammer and Champy, 1993).According to this definition, some principles of reengineering were identified relevant to theCadastre and Land Registration Systems by (Tuladhar, 2003):

First, “fundamental rethinking” means that involves a large change reengineering for theexisting systems. So we have to take care to distinguish between “Business ProcessReengineering” (BPR) and “Continuous Process Improvement”(CPI), terms, which sometimes are erroneously interchanged. The most notable difference between these twoconcepts is in the level of changes to be expected. CPI anticipates a certain percentimprovement each year, while 100 percent or more improvement is expected formreengineering (Karioki.J.S, 1999).

Second, “radical redesign” means getting to the root of things: not making superficialchanges or fiddling with what is already in place, but throwing away the old. Old systemsmay have to be redesigned completely to suit the new requirements. Few improvements inthe systems may not serve our purpose.

Third, “dramatic improvement” means there has to be quantum leaps in performance. It isnot about making marginal or incremental improvements. This is highly desirable to improvethe quality of Land administration services and products.

Fourth, most importantly is the “process” principle that gives most organizational managersthe greatest difficulty. It means that reengineering has to focus on process instead offunction and to use information technology to restructure what was already done. The goal ofreengineering should be to create a new way of doing things where employees/workers cansolve problems and truly routine activities should be automated.If these principles are not respected in the redesign of their business process, reengineeringwill hardly be successful (Tuladhar, 2003).

2.2.3. Elements of reengineering process of a LIS

The international initiatives by various agencies such as Wold bank, FIG, etc. suggest thatcadastre and land registration systems are currently undergoing major changes worldwide.These trends have encouraged many nations to adopt LIS by reengineering their landadministration systems with uses of Geo-ICT and communication infrastructure, and tosupport long-term sustainable development including globalisation. While reengineering thecadastre and land registration systems, implementing agencies face many challenges likethe issues of organizational, legal, financial and technical elements. These elements require


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tremendous efforts and cost (Tuladhar, 2003). In addition, need a concern to culturalinfluence also.

The theoretical framework is shown in figure 2-1:

Figure 2-1. Reengineering process of a LIS

The essential components as the main out come in this theoretical framework are legal,technical, institutional/organizational, financial and cultural influence aspects.These elements play the dominant roles in reengineering the LIS existing system.

Legal aspect:Legal area effects deeply on the activities of LIS. Intervention of legislation transforms an LISfrom an ordinary technical system to a powerful management tool. The reliability ofinformation is guaranteed by technical system. Legislation area should put a strong supporton concerning acts and regulations and also issuing permissions. It guarantees that data (apart of its) stored and distributed by the system has an official legal sanctity, not merely as adocument or information enclosed.

Therefore, LIS needs the support from legislation on regulation of registration content andmaintenance of information.


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Technical aspect:There are two issues in this aspect: System modelling and other issues.The System modelling: The LIS models are developed as fellows:

- Organizational model: It visualises the overall vision and describes the goals andstructure of the system.

- Functional model: It represents the functions on system and subsystems

- Process Model: It represents the activities and value created in the business betweenthe process and resources to achieve the goal of each process.

- Data model: It describes a set of object that shares the same attributes, operations,relationships and semantics. It represents and structure information, products,documents or organizations.

Other issues:

- Standard: including standards for organizational model of system, standards forfunctional model of system and standards for data model .

- Security and control: Like the other systems, LIS will also face certain amount of risk.The objectives of security and control are to recognise risk, have solution to cover orreduce its consequent result. Security of system is resultant of many measures thatprotect system in development, running, and maintenance. Security measures should befollowed both from administrative point of view and from a technical point of view.

- Data and its quality: The data output expected from the LIS are great in number. Dataand its quality will play an important role in successful implementation of LIS. Thesystem’s efficiency and effectiveness will depend on the accuracy, completeness andquality of the data.

- Infrastructure: The IT equipments such as server, workstation, printer, scanner, etc. andcommunication infrastructure which need for LIS implementation.

- Operation support: LIS is large and complicated system that involves technical andsocial aspect. The system supports after the operations contribute for its success.

- Geo-ICT support: This is an aspect need be respected for system design and operation.It provides a real opportunity to reengineer processes, especially in development of ITnowadays.

Institutional/organizational aspect:This aspect effects the LIS implementation in reality. It includes institutional mandate,arrangements and human resources. They play an important role for the reengineeringprocess. There is a need for improved institutional/organizational arrangements andoptimized human resources utilisation in the process.

Financial aspect:The implementation of the LIS is a huge task including hardware, software, communicationnetwork, user training activities, data capture, system operation and maintenance etc.Therefore it needs budget investment from Government or other Donors, funding


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organizations. Financial investment for LIS development and implementation will play a rolein successful reengineering process.

Culture influence:The cultural influences to LIS implementation such as the hierarchy of power in theorganization, collaborative work are obstacles for system implementation.

2.3. Legislative issue

2.3.1. Land Tenure Systems

Land tenure system is all the tenures provided for a by legal system, taken together.

Land tenure: the allocation and security of rights in lands; the legal surveys to determine theparcel boundaries; the transfer of property or use from one party to another through sale orlease; and the adjudication of doubts and disputes regarding rights and parcel boundaries(Enemark.S, 2003).

Different perceptions according to the various disciplines can have different land tenurearrangements through which man holds and uses land. Broadly speaking, we can see thatthese differences are due to three facts, which can be categorised as man–to-manrelationships, man–to-land relationships, and land– to-land relationships (Barnes.G, 1993).

History, political, cultural, religious and social systems, and economic situations haveinfluenced these different arrangements (Agarwal.B, 1996). Thus, the situations of landtenure arrangements differ from one country to another, and even within a country it ispossible that there are differences in land tenure arrangements. Basically, there are twocategories of land tenure – Western and Customary/Traditional and four basic propertyrights systems – Private, State, Common, and Open access in this modern world(Hensen.J.L.G, 1995).

Management of these tenure systems has always been in the hands of central and localgovernment organizations, in order to provide effective and efficient use of the finite andnon-renewable resource that is land. The need for a sound land administration system isseen as critical for both the people and governments in order to ensure good security oftenure, fast and reliable and transactions, and support for various sectoral services byraising revenue from an equitable property tax structure; in order to maximise agriculturaland mineral production to realise economic benefits; and in order to promote a more securepolitical system (Tuladhar, 2004b).

There are many forms of land tenure, but land tenure can never be considered as anindependent variable. It is always part of the legislative and development policy frameworkand is always implemented following the land administration guidelines of any particularcountry. Land administration always includes the guiding principles and land managementthat regulate land rights and the uses of land (Tuladhar, 2004b).


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2.3.2. Land administration support on security of tenure

Security of tenure describes an agreement between an individual or group of individuals toland and residential property which is governed and regulated by a legal and administrativeframework. The security derives from the fact that the right of access to and use of the landand property is underwritten by a known set of rules, and that this right is justifiable. Thetenure can be effected in a variety of ways, depending on constitutional and legalframeworks, social norms, cultural values and, to some extent, individual preference (UN-Habitat, 2005)

The above forms of secure tenure - which are seen as formal and justifiable - can only beeffective when they operate within an enabling legal framework, and are supported byadministrative capacity that maintains an effective land information system and title registerwhich can properly record and update rights to property and land. While it is not beingproposed that the granting of secure tenure must await the reform of a justice system.

Moving from the granting of secure tenure, a number of policy objectives arise. Amongst themost important are steps that will need to be taken to ensure the efficient management of anopen land market - transparency is the enemy of corruption and exploitation. To achievesuch a land market, a number of policy areas will need to be addressed. These include thesetting of appropriate planning standards, implemented through simplified administrativeprocedures and supported by an administrative capacity able to maintain an effective landinformation system.

In a market-driven economy, when people own land they should have security of tenure. Thismeans they can use ownership security as a form of collateral, and take out mortgages toraise loans for investment purposes, which can be economically stimulating (Tuladhar,2004b).

To provide security of land tenure it need to carry out (Tuladhar, 2005a):

- Context of good governance and the rule of law.

- Institutional level:

i) land policy: how to deal with the land issue

ii) legal framework and social inclusion

iii) public administration: mandates, tasks and responsibilities

- Operational level:

i) processes of determination, recording and dissemination of informationon ‘ownership’ of land: land registration and cadastre

ii) meeting customer’s demands: realise the support land registers andcadastre must provide to the functions that should be facilitated (accordingto the land policy)

Land administration system should be secure for the land market to be able to operateeffectively and efficiently. The geographic extent of the jurisdiction of the system and thecharacteristics of the rights registered should be clear to all players. It can be seen from theabove table that it is at the policy level that the requirement for security should be firsthandled by providing a guarantee to ownership and security of credit.


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Concerning the improvement of land tenure security, the legal framework of cadastralsystem (related to the registration or recording of rights and interest in land) is determiningthe nature of the security provided. (Molen.P.V.D, 2002).

2.4. Technical issue

This section looks at the technical issues of the cadastral and land registration system. Theobjective is to get descriptions of the LIS, process aligned with legislative, and products andservices of LIS.

2.4.1. LIS and its components

2.4.1.1. LIS concept

The International Federation of Surveyors (FIG) has defined a LIS as a tool for legal,administration and economic decision-making and an aid for planning and development. ALIS consists, on one hand, of a database containing spatial referenced land–related for adefined area and, on the other, of procedures and techniques for the systematic collection,updating, processing and distribution of data. The base of a LIS is a uniform spatialreferencing system, which also simplifies the linking of data within the system with otherland-related data (UN-ECE, 1996).There are many types of LIS used for Land administration. The content of such a systemdepends on the purpose for which it is developed. In the domain of land administration, a LISshould be used for Cadastre and Land registration, Land use planning, and Land valuationor for land resource management. Figure 2.2 illustrates the types of these systems.

Figure 2-2. Information System taxonomy (Dale.P.F and McLAughlin.J.D, 1988)


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2.4.1.2. LIS components

A LIS consists of the following components that enable it to function well with landadministration: Data sets, processes or functions, hardware and software, and people(Tuladhar, 2004a):

- Data sets (both spatial and non-spatial data): They include two categories of data set:cadastral data, which is directly connected with land ownership such as land parcel, landuser, parcel legal situations, building, etc. and supporting data, which is relation data such ascontrol point network, administrative boundaries, hydrology, transportation network, etc.

- Processes or functions: They are related to system processes and functions for dataacquisition, data processing and storage, data maintenance, data analysis and datadissemination. These processes are optimized to provide products and services in effectiveand efficient manners.

- Hardware and software: They include IT equipment such as server, workstation, printer,and GIS, database software etc., and communication networks. Currently, Geo-ICT haslargely contributed to establish LIS. There are now many specific hardware with high speedprocessor, big data storage, and advanced functions of GIS, database management systemwhich spatial and no-spatial are easy to integrated.

- People: The human resources, who are needed to develop, implement and support thesystem operation. Success largely depends on an adequate number of dedicated andtrained staff members. Careful selection, assignment, and management of peopleresponsible for the system are important activities in the development or improvement of thesystem in the organization (Tuladhar, 2004b)

2.4.2. Process aligned with legislative

This part aims to get a clear and common understanding on how the registration isperformed aligned with legislation. When creating a LIS, it is important to have a goodknowledge about the business concerned and how the information is being created andmanaged in such a system. One of the results of this investigation is to give basis forguidelines and instructions on how to make the registration in the future in the aspect of theLIS.According to the various land policy can have land registration processes differ from onecountry to another country. Case in Vietnam is shown as below:

2.4.2.1. Procedures, formalities for initial land registration

1. The application for LTCs shall be stipulated as follows:a. Applicants shall hand in applications at the Land Titling Office (LTO); with respect tohouseholds, individuals in rural areas applying for LTCs, they shall submit applications to thePeople’s Committee of the commune where the land is located who shall, in turn, forward theapplications to the LTO;b. The application for LTCs shall consist of an application form for LTC, documentscertificates land use rights.


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2. Within no more fifty working days sine the date of receipt of the proper application, theLTO shall be responsible for forwarding the application to the land administration bodies ofthe Peoples Committee that are authorised to issue LTCs in order to perform the procedureson issuing LTCs. If financial obligations must be carried out and they are determined basedon cadastral data, the LTO shall provide cadastral data for tax authority to determine thelevel of financial obligation in accordance with provisions of law; inform the applicant of needto fulfil the financial obligations; in cases where its is ineligible to issue a certificate, theapplication shall be returned and the reasons be informed to the applicant.3. Within no more five working days since the date when financial obligations are fulfilled, theapplicant shall come to the office where the application was submitted to receive the LTC.

2.4.2.2. Procedures, formalities for changes in land registration

The change in land registration includes registration of changes of land use purpose,exchanging, transfer, lease and sub-lease, inheritance, donation, mortgage, guarantee, andcapital contribution land use right.We take a case of transfer land use right:1. The submission of application for land use rights transfer shall be stipulated as follows:Applications for land use rights transfers shall be submitted to the LTO; for households,individuals using land in rural areas, the application shall be submitted to the People’sCommittee of commune where the land is located who shall, in turn, forwards it to the LTO;Applications for land use rights transfer shall consist of the contract on transfer of land userights and the LTC.The contract on transfer of land use rights must be notarized by State notary; if the contractis on transferring land use rights of households, individuals, it can be either notarised by theState notary authority or certified by the People Committees of communes where the land islocated.2. Within no more than fifteen working days since the date of receipt of proper application,the LTO shall be responsible for examining the application, transferring it to the landadministration body under the People’s Committee which are competent in issuing the LTC.If the transferring parties are subject to financial obligations which are determined based oncadastral data, the LTO shall provide the cadastral data for the tax authority to determine thefinancial obligations in accordance to provisions of law; the LTO shall inform the transferringparties of the need to fulfil their financial obligations.Within five working days since the date of completion of the financial obligations, thetransferring parties shall be given the LTC at the place where the application was submitted.

2.4.3. Products and Services of the LIS

Being a tool that support for land administration, LIS provides the specific products andservices as follows:

- Print LTC, books

- Print land statistics reports

- Print Cadastral map, Cadastral sketch


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- Overlay, analyze and create the thematic map

- Support for compensation to the Land use planning,

- Search land parcel, land user, LTC number, other query based on non-spatial data

- Search land parcel and other query based on spatial data

- Search history of land parcel

- Disseminate land information (spatial and non- spatial) and relational services onIntranet/Internet.

2.5. Conditions for LIS prototype

2.5.1. What is prototype?

Prototype is a construction of a working model provided to help potential users to determinetheir requirements (Reeve and Petch, 1999).

The prototype model is a software development process that begins with requirementscollection, followed by prototyping and user evaluation. Often the end users may not be ableto provide a complete set of application objectives, detailed input, processing, or outputrequirements in the initial stage. After the user evaluation, another prototype will be builtbased on feedback from users, and again the cycle returns to customer evaluation.The cycle starts by listening to the user, followed by building or revising a mock-up, andletting the user test the mock-up, then back (Centipedia, 2005).

Technical prototyping is a type of design prototype concerned with testing the functionalityand performance of software (Reeve and Petch, 1999).

2.5.2. Legislative aspect

Some finds are problems which impact to the LIS prototype implementation in term of legalaspect as follows:- Lack of the legal documents to support and recognize LIS as the official system on land.Almost all existing land and related laws or acts of the country have simply failed in theirpurpose to implement LIS because they are inconsistence and there is no mention of landinformation for the management of land as such (Tuladhar, 2004b).

Some critical success factors with an LIS are that the system should be recognized as theofficial, national information system on land. The legal status of the books and LIS must beclarified. The system must also be used in a uniform way for the whole country. A strongconnection to legislation, where the LIS system is supported when it comes to legal status,register contents, methods for maintenance etc. is of great importance for the abovementioned questions. Methods for monitoring the registration process must also beestablished in order to avoid differences in legislation and practice.


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- There are many levels of government for land register.The existing system is diffused and there are duplications and waste of resources by havingthe land register at many levels of government. A number of users and stakeholdersidentified the opportunity to use digital records held once and accessible to all interestedparties to overcome this problem.

2.5.3. Technical aspect

- Focus on the technical platform used more than system development aspect.When you are dealing with system development for projects like a LIS you have to considerthat the information system and especially it’s contents will have a much longer lifetime thanthe technical platform used. The technical development is very rapid and new hardware andsoftware solutions are constantly being introduced to the market.

- Lack of investigation user demands in the wide fieldThe business area or the area in which the LIS is intended to serve in has been subject fordiscussions from several aspects. However it remains to analyze the LIS on a more long-term perspective e.g. related to the role of an LIS in the development of a land market. Awider analysis of the user aspects both internal and external organizations is necessary forthe LIS development.

- Lack of flexible designs in system modellingAs a result of the development of the LIS, the creation of a LIS, has been accomplished.Experience has shown that there are different in cultural, geographical, and socio-economicconditions in countries and itself locations also. In some areas there is a need for the LIS tohandle more information than the LIS is designed for.

- Lack of establishment of IT strategyAnother important activity is the establishment of an approved IT-strategy where you decideon the future types of hardware and software for the information systems. It is important toconcentrate your business on not to many different technical platforms. Such a workingapproach will demand much more of the organization when it comes to need of training,funds for acquisition, system management, compatibility etc.By use of the Information system strategy one have a better possibility to ensure long termdirection of the work and to avoid frequent changes in selection of solutions which often aretime consuming and costly.

- Lack of security issuesIT-security is the total effect of the protective measures against any kind of disturbances thatare needed when developing, maintaining and operating the information systems such asbackup routines, authorization checks for users, networks, programs and information,Admittance protection, Fire alarm and equipment to prevent such events, security archiveetc. and service contracts the need for assistance in case of hardware- or software failure.

- Lack of physical infrastructure and computer facilities at levels.


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The implementation of the LIS include: hardware, software, communication network, etc.The communication infrastructure between levels plays an important role in the systemaccess speed, reliability, security, etc. for LIS implementation.

2.5.4. Institutional/Organizational aspect

Some finds problems which impact the LIS prototype implementation in terms ofInstitutional/organizational aspect as follows:

- Lack of capacity building to establish the LIS.Human resources are limited at the levels to implementation, especially in the developingand transition countries. There is a significant number of officers working at national and butrather limited for local level.

- Lack of the Co-ordination activitiesThe LIS system has a key role within land management and covers therefore many differentsectors and organizations. As a consequence of this co-ordination with other closely relatedactivities is crucial for the success and the operation of the LIS. Especially the co-ordinationwith the cadastral map area, registration procedures and support in legislation have beenstressed as of especial importance.

2.5.5. Other conditions

Beside the support from legislative, organizational and technical aspects, the LISimplementation needs the financial and cultural influence aspects to be worked out.

2.5.5.1. Financial aspect

- Lack of budged investment to implement and maintain the LISThe experiences from developed countries which LIS are very well established such as theNetherlands, Australia and Sweden, etc., the implementation of the LIS is a huge taskincluding: hardware, software, communication network, organization for the implementation,user training activities, data capture, system operation and maintenance, etc.Therefore it needs required budget investments from Government or Funding organizations.

2.5.5.2. Cultural influence

- The culture influence on LIS implementationThere are main dimensions of culture influence the acceptance of information technology(Groot and McLaughlin, 2000) power distance, uncertainty avoidance, masculinity versusfemininity, individualism versus collectivism.

2.6. Good practices in Land administration: Cases of Sweden and theNetherlands

Good practices in Land administration demonstrate the practical ways in which communities,governments and the private sectors work together to improve the services through


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enhancement (or reengineering) of Land administration functions and services. Laarakker.Pet al, (2002) emphasized that an improved land management functions and services deliverycould have positive impacts in the efforts of governments and communities to eradicatepoverty, provide basis services, protect the environment and support economic development.

Because of time limited, this section we take two cases Sweden and the Netherlands that isgood practices and familiar to us. The development of these countries give ideas on howsome of above good practices were used to improve the services they provide to meet thechanging need of customers.

2.6.1. The case of Sweden

Lantmäteriet is a governmental authority responsible for real property formation and officialreal property and geographic information in Sweden. In government, it is representedthrough Ministry of Environment. It has a regional organisation in each county and localoffices in municipalities. Some bigger municipalities also have offices for real propertyformation. Lantmäteriet is responsible for the land information system supporting cadastraland land registration.

Land registration (title registration) is a responsibility of special local courts. They update theland registry, which is an integrated part of the land information system. Taxation authoritiesare responsible for the Real Property Taxation Registry and the Population Registry, whichboth are linked to the LIS through the real property designation.

Land information from the files of the Agency is used by many government bodies, basicallyproviding source data in order to support the government (all levels) in the interference inprivate property rights justified by the general interest.

All land in Sweden is divided into property units. Changes to the division of property units is acontinuous process - lots are amalgamated or sub-divided and other cadastral proceduresare carried out. Lantmäteriet is responsible for guaranteeing legal security for individualproperty owners and also participates in measures to improve and formulate legislation inthis field and also responsible for the register and for land registration system which showsownership, mortgages, encumbrances etc, the custodian for that system is the NationalCourt Administration. These registers are the basis in the Swedish Land Data Bank System(SLDBS).One of the success factors in the Swedish approach by the formation of a separateorganization was to build an organization that could fully concentrate on its task. Another bigadvantage was the balance between the demands on the system from the two Ministries: theMinistry of Justice (National Court Administration), responsible for the land register, andMinistry of Housing (National Land Survey), responsible for the property information system.The registers are structured as one common database with a number of different technicalsolutions transparent to the users of system. The users have one single interface foraccessing the database. Comprehensive standardization and data modeling exercises haveaccomplished this sing-interface database concept. The most important factor in having thissystem is the use of common identifiers and definitions in every register thought the


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database, e.g. a building is described in the same way regardless if it is on a map or in aregister for ownership.The information in the database is updated and maintained by the organization that isresponsible for the data which means that it provides and opportunity for municipalitiesupdate their land information (e.g. property address) in the same way that the banks canupdate information on mortgagors and National Tax Board can update the assessment valueof properties and land resources. The openness and accessibility of basis land informationleaves the field for application open for competition. Lantmäteriet does not have a monopolyon applications for land information.

As can be learned from the above discussion, the characteristics of Swedish implementsgood practices can be summarized in to the following:- Use of common identifiers and definitions in every register throughout the database.- Information in the database are updated and maintained by different authority

organizations.- The register are structured as one common database- Human resources requirement was reduced making the system more cost-effective.- Access to information in the registers is open if you authorized.- Database and system transparency on the part of users- The system provides the avenue for sustainable data management- Special laws like the Swedish Rea property Register and the Swedish data protection

act protect and uphold the system

2.6.2. The case of the Netherlands

Land registration and cadastral mapping are tasks at national level, assigned by mandate tothe Cadastre and Land Registry Agency (Dutch Kadaster). The Agency comprises a headoffice and 15 regional offices. In these offices the registers are kept, the boundariessurveyed, maps maintained and information disseminated. It is responsible for maintainingthe registers on real estate, mortgages, cadastral map and the provision of cadastralinformation. It provides clarity about who a certain registered property belongs to and whatits characteristics are. The notary public plays a major role in the procedures of landtransaction (FIG, 2003).Public registers are registers in which notarial deeds are recorded as they come in. Publicregisters are comparable with the land registers kept by the courts in other countries. Thereason for filing in this order is the importance of the ranking of real rights. The publicregisters by consequence are not easy accessible. The employees of the Agency extract theessential elements from the deed; these form on their turn the input for the cadastralregisters and maps, providing registers on name, parcel (both administration andcartography), and street address. In essence the cadastral registers and maps are auxiliaryregisters to provide access to the public registers. The public registers are kept in analogueformat: books with paper deeds, copied to microfiche. Both cadastral registers and cadastralmaps are 100 % in digital format.In addition to the basic relationship men-right-parcel there are many attributes: land use,purchase prices, various legal essentialia, parcel surface area, etc. (Molen.P.V.D, 2003).


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The organization has been redesigned as a front office (Marketing and Customer ServicesDepartment - MCSD) with a back office operating (Production team) to support the frontoffice requirements. The MCSD is responsible for all activities with regard to marketing,account management, consultancy, customer services and shop-sales for all products to allcustomers. All customer requests, inquiries, complaints etc. through all possible means ofcommunication are directed to the marketing & customer services departments. The backoffice is responsible for registration, administration, land surveying, large scale standardizedinformation production; all based on agree product specifications. The production ofcustomized products is centralized and undertaken by the back office (Magis.M.C.D, 2002).

Some of the good characteristics of the Netherlands system are the following:- The system guarantees quality of data and products by adhering to the ISO standards

and by implementing national triangulation network and ensuring authentic registrationprocedure.

- The Kadaster system has ensured sustainability of operation and existence by venturinginto international consultancy and adopting a customer and market-oriented posture withservices-directed policy.

- The system adopts a computerized registration procedures and simplifiers the retrievaland process of data access, thus it can provide up to date information and timelyavailable data to customers.

- The system has a sound product distribution strategy that adopts the one-stop-shopstrategy providing ease and access to customers.

- Kadaster implements a coordination strategy and ensures good relationship with councilof users maintains linkages with municipalities and maintains a Kadaster network.

- The Kadaster also institutes a program for staff development and warrants that staffshave open and flexible attitude.

- The system provides legal security in real estate transactions- The system is protected and legally upheld by the Kadaster Organizational act, Kadaster

act and the Land Development act.- Compulsory registration of real estate transaction that guarantees the system is

complete and reliable.- Updates are based on notarial deeds and land surveys.

2.7. Concluding remarks

The legislative and technical issues, conditions for LIS prototype, and some good practiceshave been reviewed in this chapter based on research framework that to understand itsvarious components.The discussion emphasized on aspects of land tenure, support of Land administration onsecurity of tenure, and why LIS prototypes are not working. The legal, technical,organizational, technical, financial, cultural influence aspects are essential factors that needto be considered in LIS prototype to be working.Good practices that were derived from the success of land administration organizations inSweden and the Netherlands that underwent changes provide an example for adoption ofnew methods and strategies in Land administration.


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3. Vietnamese Land administrationand LIS implementation

3.1. Introduction

Vietnam is a developing country. In the wake of Doi moi (renovation) and the economicliberalisation of Vietnam, a land reform was initiated with the Land law of 1987. The lawessentially paved the way for the de-collectivisation of agricultural production, definingindividual households rather than cooperatives as the basic agricultural production unit. TheLand law was revised in 1993, 1998, 2001 and ultimately 2003. It stipulates that land is acollective property of the people, to be uniformly managed by State.The aim of this chapter is to provide an overview of the current situation Land administrationsystem and LIS implementation in Vietnam.

3.2. Vietnamese Land administration

3.2.1. History of Land management in Vietnam

Before getting insight into the understandings Land administration, here some briefintroduction history of Land management in Vietnam.

The first cadastral system in Vietnam was established by the Le dynasty in 1490. It is a Deedsystem in service for the nationwide land administration focusing on the utmost collection ofagricultural tax. Meanwhile Hong Duc Law, the first Vietnamese law, was promulgated, ofwhich 60 articles were about the land. The second cadastral system established in Vietnamtook 31 years between 1805 and 1836 by the Nguyen dynasty. It is a Deed system alsocontaining 10,044 volumes of cadastral books that covered 18 thousand communes acrossthe country. Meanwhile Gia Long Law, the second Vietnamese law, was promulgated, ofwhich 14 articles were to regulate the civil and administrative relation on housing, land andrice tax.

On their first arrival to Vietnam in the mid-19th century, the French, without any delay,started making cadastral maps with coordinates and setting up new cadastral books so as tostrengthen their agricultural tax collection in rural areas and further control markets of realproperty in urban areas. It is the third cadastral system established in Vietnam. The Deedsystem was applied for rural land whereas the Title system was applied for urban land.

Soon after the Democratic Republic of Vietnam (former name of the Socialist Republic ofVietnam) was founded, Vietnam suffered from wars for 30 years between 1945 and 1975.Land administration was ignored in the following 1975 - 1986 period because of the


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centralised planning economy model. In the first half of 80’s of the last century, Vietnam’seconomy had very low productivity in agriculture, which caused lack of food for social needs.The economic solution to this problem was based on the allocation of 2 agriculture land toindividuals and households. This policy has brought Vietnam into the position as one of thethree leading countries of rice export in the world.

In 1986 the State of Vietnam decided to innovate its economic system under the marketeconomy model managed by the State. Since then, land administration has been regardedsignificant to secure political stability, social justice and economic development. TheVietnamese Land law was first approved by the National Assembly in 1988. After havingbeen carried out for 5 years, some articles proved to be not encouraging enough fordevelopment of the market economy (Vo.D.H and Palmkvist.G, 2001). The second land lawwas promulgated in 1993, the revised land law in 1998 and 2001 and the third land law thatcurrently is valid was issued in the end of 2003.

3.2.2. Institutional mandates and arrangements

According to Land law 2003, Vietnamese Land administration system shall be uniformlysetup from central to local levels. It is carried out through a hierarchical structure of fouradministrative management levels; each level has mandate and responsibility in dealing withLand management functions.

The State is responsible for establishing a modern system of land management which iscapable of administering land effectively. Land administration agencies are incorporateduniformly from the commune level up to central level.

At the central level: The Ministry of Natural Resources and Environment (MoNRE) isresponsible for State management of land resources:

- Formulate and submit land-use plans and planning for the country as a whole tothe Government for consideration and submission to the National Assembly forapproval;

- Appraise land-use plans and planning of the provinces and centrally-governedcities and those for security and defence of the Ministry of Defence and Ministryof Public Security to submit to the Government for approval;

- Submit to the Government for approval the land allocation or restorationdecisions in cases where the Government has the competent jurisdiction;

- Direct the implementation of the survey, investigation, assessment,measurement, classification of land and set up cadastral topography; provideguidelines and summarize land statistics and data, and to set up and manage thecadastral documents;

- Uniformly manage the allocation, lease, restoration of land, the transfer of land-use rights, the changing of land-use purposes, and register and issue land-useright certificates;

- Guide the provincial, centrally-governed city people's committees in issuing land-use right certificates according to the regulations of the laws;

- Inspect the provincial, centrally-governed city people's committees in determiningland price according to the land price frame and principles and approachesregulated by the Government in determining prices of different types of land;


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Apart from its roles in respect of land, MoNRE also has important functions in relation toenvironment, water, mineral resources, hydrometeorology, survey and topography, includingthe submission to the Government of a development strategy, planning, long-term, 5–year,and annual plans and other important schemes in its area of management (VNG, 2003).

At provincial level: The Department of Natural Resources and Environment (DoNRE), whichis under the supervision of the MoNRE, is the organization that supports the ProvincialPeople's Committee to exercise State administration on land use, survey, and mapping inprovincial area. The DoNRE has the following major land administration missions:

- Preparation of land-use planning for provincial level.- Evaluation of district land-use plans before submission to the People's

Committee of the Province.- Preparation of technical conditions, staffs and plan to implement the land policy

and land-use strategy, which are created at the national level. The DoNREsupports and guides the district levels in land administration activities.

- Survey and mapping, land-use statistics/inventory for the provincial area, landallocation, land registration, and LTC issuance for land users.

- Cadastral survey and mapping.- Management of land information acquisition, processing and archiving with

respect all types of land information such as topographical data and cadastraldata (VNG, 2003).

At district level: the Bureau of Natural Resources and Environment (BoNRE) is theorganization that supports the District People's Committee to exercise State administrationon land use, survey, and mapping in the district area. The BoNRE has the following majorLand administration missions:

- Responsible for very detailed land-use planning and putting these land-use plansinto implementation.

- Verifies the commune land-use plan- Responsible for the preparation of land allocation decisions, but only for rural

areas and some types of land-users, that is are in the mandate of the DistrictPeople Committee.

- Cadastral survey and mapping.- Land allocation and land registration of land-user as individuals, or households at

rural area.- Land-use statistics/inventory for the district area.

The mission about cadastral survey and mapping is a task of updating more than ofsurveying of new cadastral map. The reason is that the district level does not have enoughstaff and equipment for surveying. It is only for updating cadastral maps when there are landtransactions. The mission land allocation and land registration is actually done in the sameway as at provincial level but for different types of user, and purposes of land use, which willbe classified to different level of land administration (VNG, 2003).

At commune level: there is only the Cadastral officer in charge of land administration. Hisfunction is to support the Commune People's Committee to exercise the State administrationon land. The Cadastral officer has as missions:

- Prepare and assist the Commune People's Committee in land-use planning forthe commune area.


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- Prepare all land transaction documents, such as document for land lease, landtransfer, exchange, and land allocation documentation,

- Make land use statistics/inventory for the commune area.- Observe the implementation of Commune land-use plan.

The cadastral officer supports and prepares the pre-condition for the implementation of land-use plans and collect requirement on land-use. In general, he participates in all landadministration activities at local level but does not make any decision on land administration(VNG, 2003).These above issues will strong influence to design the organizational model of a LIS.At present, the land administration policies, laws and guidelines are developed and handeddown to the provinces from the MoNRE. However, other Ministries bring directions relate tosocial, economic and environmental matters which must be synthesized and applied at locallevel.

3.2.3. Land Tenure system and tenure security

The basis for the current land tenure system in Vietnam is that the people own land, theState allocates or leases land to individuals, households and organizations.In the continuum between the rights of the State and the rights of the individual, the tenuresystem is weighted heavily on defining the rights of the State, while recognising the rights ofindividuals (VNG, 2003). For example, individuals can have ownership of buildings andtransfer ownership without State’s intervention. However, building owners do not haveautomatic rights over the land on which a building is constructed.Decree No. 181/2004/ND-CP (VNG, 2004a) does make a good effort in balancing theGovernment’s need to manage the land system in a more uniform manner with the rights ofland users. However, the effectiveness of Decree 181 will depend on the actualimplementation of its provisions by the authorities.

Land Tenure Certificate is issued to these different land users, which serves as an evidenceof land use right. The LTC also provides the users with a series of rights, including the rightto exchange, transfer, mortgage, lease and sub-lease, inherit, donate land use rights,guarantee or capital contribution of land use rights (VNG, 2003).

According to the article 13, Land law 2003, depending on land use purposes, land can beclassified into the following categories: i) Agricultural land such as land for cultivation ofannual crops, perennial crops, protections forest, etc., ii) Non-Agricultural land, iii) Unusedland.

In the year 2003, the priority for the land administration system in Vietnam was to issue theLTCs. This task is not complete throughout the whole country, although it is largelycompleted in the agriculture lands. The emphasis is now shifting to the registration ofsubsequent dealings in land use rights. If this shift is not successful, the usefulness andaccuracy of the land records produced during the initial process will diminish.The shift in emphasis is reflected in the Land law 2003, which concentrates on establishingLand Titling Offices (LTOs) at provincial and district levels and the registration of dealings inrights in these registries. The new law sets out tight timeframes for the registration ofdealings.


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The Land law 2003 recognised the existence a real estate market and regulates what typesof land can be traded in the market. It specifically prohibits land users from putting into themarket land allocated/leased to them by the State to carry out investment projects. It alsorecognises that the State must play a role in the development of this market and empowersthe State body in charge of land to regulate the registration of real estate transactions;establish estate investment funds; establish related-service providers and to take measuresto avoid speculation and protect participation in the market.

With respect to the ownership of land; The People committee at all levels shall exercise theright to represent ownership of land and carry out State management on land in theirrespective localities; and that the State shall implement the following rights with respect toland:- To decide on land uses by making decisions on and examining land use zoning and land

use plans;- To stipulate on the land allocation limits and the land use term;- To make decisions on land allocation, land lease, land recovery, changes of land use;- To appraise land price;The State will exercise the rights over benefits from land by financial policies on land asfollows:

i) To collect land use fees and land rentals;ii) To collect land use tax, income tax imposed on income from land use righttransfer;iii) To adjust the added value of land that is not a result of the investment of theland user.

Some issues involve security of tenure in Vietnam were carried out (VNG, 2003):Guarantees for land user

1. The State shall issue LTCs to land users.2. The State shall not recognise the reclaim of land, which was allocated to the land

users in accordance with State regulations while implementing the land policies of theDemocratic Republic State of Vietnam, the provisional revolutionary Government ofthe Republic of South Vietnam and the Socialist Republic of Vietnam.

For LTC issues:Where the land use right is the common property of the husband and the wife, the

LTC must include full names both of them.Where a land parcel is used by a number of individuals, households, organizations,

the LTC shall be issues for the community as a whole and handed over to the representativeof the community.

Where the land parcel is subject to common use by a whole population community,the LTC shall be issued for the community as whole and handed over to the representativeof the community.General right of land userLand user shall be entitled to the following general rights:

1. To be issued with a land tenure certificate;2. To benefit from the results of theirs labour and investment in the land;3. To be protected by the State against infringements of their legal land use rights;


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4. To complain, denounce, sue against breaches of the legal land use right and otherbreaches of land legislation.

3.2.4. Infrastructure and Human resources

3.2.4.1. Infrastructure for LIS implementation

Current Condition at the national levelAt the central level, the CIREN under the MoNRE is responsible for the LIS activities.The present hardware and software facilities at CIREN are: a LAN with Storage Areanetwork (SAN), 12 Servers, 60 Workstations/PCs, 2 Scanners/Plotters A0, printers,Mapping/GIS/Database software such as Microstation, Geomedia Pro, ArcGIS, Oracle,Microsoft SQL server, etc. and an Internet lease line 512 Kbps.The existing hardware servers are composed of system servers protected/linked to a firewallserver and a LAN server. A firewall is a combination of hardware and software that protectsa network from attack by hackers that could gain access through public networks, includingthe Internet.

Current condition at the provincial level

The provincial CIREN office is under the DoNRE each province administratively, and getsthe guidance from the CIREN (MoNRE) for professional activities, such as creating a uniformsystem, software solutions, etc. This is especially on the matter of information content andstructure, system construction, and information technology.

In terms of hardware and software facilities, it varies from a LAN to some stand alonePersonal Computer (PCs) from province to province since the equipment is differentlyallocated. In general, there is a higher level of information technology development in cities(under Government).

To partly modernise the Natural resources and Environments branch (including Landadministration), in the present years, the Government has invested an amount of 3 billionVND (equivalent to 160 thousands Euro) budget for the infrastructure, consisting ofhardware, facilities for traditional archive, software and training (GDLA, 2002) for provincialCIRENs.The average level of present facilities at provinces are: a LAN for the DoNRE, approximately3-4 Servers, 10 workstations, plotter, printers, peripherals and assisting equipment, GISsoftware (Arc/Info or GeoMedia Professional), Database Management system (DBMS)software (SQL Server or Oracle), application software for information management andprovision within the Natural resources and Environment branch.

Current condition at the District and commune levelsAverage level of present facilities in BoNRE at district level are: 2-3 PCs, printers and someapplication softwares for print LTCs, information management and providing within Naturalresources and Environment field.In general, there are not a IT application in Commune level except some wards, districttowns where have a PC.

To conclude, there is a need for further investment in technical infrastructure to supportdigital acquisition of data, digitisation of records and online communication. Especially, need


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to focus on the communication infrastructure among the Central office and all the 64provincial offices, and among provinces and all districts.

3.2.4.2. Land administration human resources

Land administration staff at central level includes 3100 employees, of which 1.1% have apost-graduate degree, 20.5% have reached university level and 30.4% have reached collegeand vocational level, the remaining being workers.The provincial land administration organization is present in 64 provinces. The provincialstaff amounts to over 3000 persons, of which 30% have a university degree, 34% havereached college and vocational level and the remaining being workers. Moreover, there are631 district offices responsible for land administration with around 3100 staff, and allcommunes of Vietnam have cadastral officials. However, they are not adequately trained fortheir tasks (3.4% have reached university level, 36.1% have reached college and vocationallevel and the remaining staff just passed short training courses) (SEMLA, 2004).

Therein the estimation of staff working of each level for land use planning, land registrationand land use statistics for Land administration system is: 50 for national level, 10 forprovincial level, 5 for district and 1 for communal level (Trung.T.N and Grant.D, 2005).

There is need for more skilled staff to implement an efficient land administration system.Areas for capacity building include land valuation, operation of markets, management skillsand information technology. There should be a focus for developing basic skills in theseareas at province and district level.

3.2.5. SWOT analysis for the Land administration

SWOT analysis can be looked at in two different ways. The Threats and Opportunities arethe results of conditions imposed by the environment that surrounds the organization. TheStrengths and Weaknesses are internal elements that already exist with the organization(Karioki.J.S, 1999). Some of the factors affecting the ability to move from the currentsituation to the desired state for the Vietnamese Land administration system are:

Strengths- Pro development policies of Government for real estate market- Realisation of importance of land management and administration- LTOs established or being established- Existing comprehensive Land law- Established institutional structures at all levels of administration- International cooperation programmes resources

Weaknesses- No coordination between agencies and integration of procedures- Complex Land law- Lack of standards and guidelines for implementation of LIS- Multiple land tenure certificates and registration processes- Lack of input data to land use planning


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- No cost recovery mechanism- Weak Land tax and valuation systems- Weak control over land use and speculation- Immature real estate and credit markets- Lack of skilled staff in some areas- Poor communication and ICT infrastructure

Opportunities- Land administration is made a nodal point to reform the economy- Improved (streamlined) service delivery- Computerisation, digitisation of records and online access- Modern valuation methods to get values closer to market prices- Rationalised land use tax system- Experience is a good basis for further improvement, by simplifying the Land law

as progress is made towards a market economy- Capacity building through International cooperation programmes- Decision-making processes with public participation

Threats- High levels of dissatisfaction from land users- Informal real estate market- Government expectations that it can control the real estate market- Meeting targets for issuing LTC and establishment of LTOs- Constant and inconsistent changes to laws and new decrees- Stagnating real estate market affecting economic growth

3.3. LIS implementation

3.3.1. LIS current situation

LIS as well as land registration is not a new concept in Vietnam since the first introduction offive land use rights: exchange, transfer, lease, inherit and mortgage in the year 1993. Inconsequence, demand of an automatic system (LIS) and the pressure of having to employinformation technology such as GIS and digital mapping, have created a strong LISpresence in Vietnam. The Vietnam government has spent considerable efforts and budgetfor LIS establishment at provincial level. For example, there are several applications workingfor LIS, which have been developed by government budget and by government agencies,such as CiLIS, FLIS and ViLIS in the year 2003.

In a more systematic approach, the Vietnam–Sweden Program on Land administrationReforms (CPLAR) funded by the Swedish International Development Agency (SIDA), hassupported a comprehensive program dealing with land and land administration. Thisprogram, including an LIS component, started in 1997 and ended in 2001. PLIS–a programLIS product–was designed and tested at two pilot provinces: Dong Nai and Soc Trang.


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At present, the MNRE is focused on establishment of the LIS. It is the most importanttechnical infrastructure for modernization of the land administration system to facilitate andalso to simplify all the administrative procedures.According to the MNRE’s planning the National Geo-database, National Land-database, andLIS will be completed by 2010 (Vo.D.H and Palmkvist.G, 2001).

3.3.2. Users and Stakeholders involvements

i) Government organisations (national and local levels)Internal organizations:- Ministry of Nature Resources and Environments (MoNRE) is the lead national agency inland administration. Relevant agencies within MoNRE:

o Department of Lands (DoL)o Department of Land Registration and Statistics (DoLRS)o Department of Surveying and Mapping (DoSM)o Information Centre of Natural Resources and Environment (CIREN)o Centre of Land Investigation and Planning (LIPC)

- Department of Natural Resources and Environment (provincial level)- Bureau of Natural Resources and Environment (district level)- Commune Cadastral Officials

External organizations:Other national agencies with land administration, management or planning roles include:- Peoples Committees (provincial, district and commune levels): authority for land

allocations.- Ministry of Construction (MoC): development planning and building registration- Ministry of Finance (MoF): land valuation system- Ministry of Agriculture and Rural Development (MARD): planning and management for

agricultural land- Ministry of Justice (MoJ): concern to legislative documents issues- Ministry of Planning and Investments (MPI): business registration and operations of the

real estate market- Department of Taxation: land taxation- Bank: Mortgage- People’s Court: land dispute in which the concerned party possesses a LTC or Legal

documents that condition enough to issue LTC- Notary: certify for land transactions- National Assembly: land law approver

ii) Land Users:- Domestic organizations.- Domestic households, individuals- Populations communities- Religious establishments- Foreign organization with diplomatic functions


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- Overseas Vietnamese- Foreign organizations and individuals investing in Vietnam

3.3.3. The effective of the new Land law on LIS prototypes

The new Land law was approved by the National Assembly in November 2003. It willbecome effective from 1 July, 2004. The land law has the most comprehensive scope oflegislative regulatory framework, manifesting almost every practical circumstances andexperience in comparison with the preceding Land laws. It has diverse provisions and istypically focussed on the emerging matters in land administration and land user:

- The setting up of local Land Titling Offices, which is a major improvement regardingland registration and change for land management authority of levels will impact to systemdesign such as the organizational, functional models of a LIS.

- A number of changes pertaining to the land classification, land use planning,expropriation, issuance of land use certificates, land valuation such as change for type ofland cover, type of land user, form of land tenure certificate, form of register book system,etc. will impact the data, process, and functional models of a LIS.

These changes of implied by the new land law will influence the system design and LISimplementation.

3.3.4. Land Titling Office and its relationship to LIS

According to the new Land law (VNG, 2003), Land Titling Offices - play a key role in thewhole LIS, have to be setup at provincial and district levels, in the form of a public serviceagency with its own seal and account, to facilitate a national uniform land use rightregistration system throughout the country. The objective is to improve the legal right andsecurity for land users and at the same time provide a much needed rationalisation of theland allocation and transaction process. This is a huge task, involving computerisation ofmanual and registers for all land users in Vietnam.

The setting up of LTOs and properly managed computerised land registries will strengthenthe rule of law. In addition, a LIS with public access and more transparent and consultativeprocess for land use planning will limit the scope for authoritarian and corruptive practices.The significant improvement in the Land law of 2003 is its regulatory framework relating tothe registration of land use rights in Vietnam. While the land registration system will continueto have its complexities, the regulatory framework is comprehensive and should enableLTOs to operate effectively and efficiently.

The observation results during the field trip have shown that LTOs have been established inall 64 provinces and many districts. This is only correct to the extent that the decision toestablish these offices has been made, but not they have necessarily been implemented yet.These offices are intended to be "one stop shops" and are responsible for registration of allland transactions, management of land files and carrying out of administrative landformalities. The Decree 181/2004/ND-CP also empowers the LTOs to provide information onland to any land user. It is hoped that this will ensure not only transparency but also thatinformation on land is accessible to all users (VNG, 2004a).


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The role of the LTO at provincial and district levels is (VNG, 2004b):- Back office processing of land transactions;- Registering and issuing LTCs;- Copying LTC for holders;- Storing all original and copied documents (originals held at provincial office for

businesses and foreigners, households in district offices);- Updating land records to reflect change;- Solving problems from enquiries (immediately if possible).

Since, LIS is a tool for land administration, the relationship between LIS and LTOs atprovincial and district levels are drawn in figure 3 -1 and figure 3-2.

Figure 3-1. Architecture for Land Titling Office at province level

Figure 3-2. Architecture for Land Titling Office at District level


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3.3.5. Existing prototypes observations

As mentioned, many LIS prototypes, which were developed by different organizations orcompanies, based on different system design and the GIS/Database platforms, existed atprovincial level in the past such as CiLIS, ViLIS, PLIS and FLIS. They can be characterisedin brief:

CiLIS (CIREN Land Information System): This is a product of CIREN. In the past itwas developed based on the Geomedia Pro (Intergraph) platform and SQL and MS AccessDatabase. But in the new version it is based on the ArcGIS (ESRI) platform together withOracle, SQL (province) and MS Access (district) databases currently. CiLIS was designedand tested at many pilot provinces: Thai Nguyen, Ha Nam, Bac Ninh, Yen Bai, Phu Thoprovinces and Da Nang city in the year 2002-2005.

ViLIS (VIRILA Land Information System): It is a product of Research Institute forLand administration (VIRILA). The software is developed based on basic ArcGIS platformsand Oracle, Microsoft SQL Server, and MS Access for Database. Program solutions forapplication development are based on ArcObject and MapObject. ViLIS was designed andtested at the pilot provinces: Phu Tho, Dong Nai and Ho Chi Minh city (Minh.L, 2005) in theyears 2004-2005.

PLIS (Provincial Land Information System): This is a cooperative product ofIntergraph Vietnam and CIREN in the years 2002 -2003. The prototype is developed basedon the Geomedia Pro platform and Oracle (province), and MS Access (district) databases.PLIS was designed and tested at two pilot provinces: Dong Nai and Soc Trang provinces.

FLIS (FPT Land Information System): The prototype is a cooperative product of theFPT Company and CIREN. It is developed based on the ArcGIS platform and Oracle(province), and MS Access (district) databases. FLIS was designed and tested at a Pilotprovince – Ho Chi Minh City for urban land management in the year 2002.

To sum up, the LIS prototypes are products of Units (under the MoNRE) or collaborativeproducts of them and some private company. They are developed based on two: GISplatforms ArcGIS or GeoMedia Pro, and three Database platforms: Oracle, Microsoft SQLserver (for provincial database) and MS Access (for district database). They were designedand tested at some pilot projects in the early 2000 years. The CiLIS and ViLIS prototypes arestill operation.

In the last fieldwork trip in Vietnam, CiLIS prototype which was developed by CIREN - unitresponsible for the LIS activities for whole country, was thoroughly observed and discussed.It was selected to redesign on the reengineering process in this research.


The current situations of land administration and LIS implementation in Vietnam have beendiscussed in this chapter.Development of a good land administration system in Vietnam is regarded by theGovernment as of high priority in the process of industrialization and modernization of the


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country. In the meantime, issues of land related to social justice, food security,environmental protection and political stability, sustainable development, poverty reductionmust be well addressed. The completion and modernization of the land administrationsystem of Vietnam must be spread over the next 10 years. The problem identification andfinding solutions are giving good view for the land administration at central and local levelsthat are very important for developing the Vietnamese land administration in the comingyear.From the experiences in the developed countries, the establishment and implementation ofthe LIS is a huge task and must be planned carefully. An implementation master plan for thewhole of the country dealing with issues such as: need of hardware, installation plan,organization for the implementation, time schedule, user training activities, informationactivities, data capture, etc. should be very useful for a successful introduction of a LIS.


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4. Requirement analysis for LIS

4.1. Introduction

In order to design the LIS system in Vietnam, it is necessary to study Users andStakeholders requirements related to the LIS which made during the fieldtrip.The issues in this chapter are based on results analysis from data, which got from the fieldtrip through interviews, observations and workshops. The detailed fieldtrip activities areshown in appendix A.1.Regarding this, this chapter gives goals of a LIS and characteristics desirable in a LIS anddetailed analyses on the land administration problems and user demands that influence theLIS implementation in Vietnam. The standard issues for the LIS are also presented in thechapter.

4.2. Goals and Characteristics desirable

4.2.1. Goals of a LIS

- LIS is a support system for efficient assistance to land management. It supportsimplementations land policy for whole country and a better implementation of a spatialdatabase system with uniform land information for the whole province.

- LIS being a multi-purpose tool, in addition to land management as its mainfunction, it efficiently should support the establishment, development and land transactionsand real estate market by providing timely, complete and reliable information.

- LIS supplies information about land tenure, land use, land use planning, landvaluation, etc. to other branches of the national economy such as Agriculture,Transportation, Construction, Urban planning, etc.

- LIS must be a strong enough of system with the ability to store, manage, analyse,process and distribute a large data, including images, cadastral records (spatial and non-spatial data), land use plans, fiscal and other attribute information.

- LIS should be to link to other systems such as taxation system, mortgagemanagement, etc. so that it can provide complete services and be more efficient on landmanagement.

4.2.2. Characteristics desirable in a LIS

Some characteristics desirables in a LIS include:

- Modern architecture.


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The LIS must be based on modern technology and be a transparent system. It should beeasily upgradable based on the practical demands and technology development.

- Reliability.Reliability and quality of information are prerequisite conditions to motivate the legality ofinformation. Internally, LIS should guarantee the reliability and quality of information, and onthis base propose the legal force of system. The goal is making the information stored in LISand the printout from system reliable and legally valid.Quality information is very important for LIS, therefore the system has to guarantee thequality of the information, which it supplies. The system should have the ability to maintainitself and upgrade when changes in legal, technical, etc. issues. Obviously, LIS tools shouldno error when running.

- Fulfil user demand about information providing ability and dissemination.

The system should have the ability for information providing, exploitation and dissemination.It must satisfy User/Stakeholders requirements for data searching and exploitation. Thesystem needs to be optimally, flexible and aimed at fulfilling the user demands in each level,pertaining to specific jobs.

- The completeness of information.

Land information must cover the whole of the territory concerned, no dependability of type ofland cover, kind of user. Only in that case, the system actually has a high value. Data can becaptured from different sources, put together that the data unified in whole province.

- Up to date information.

Land information is temporal and thus complicated. The LIS has to reflect all changes inpractice in time, and update them in cadastral maps and cadastral records.

- Security and secrecy.

IT-security is the total effect of the protective measures against any kind of disturbances thatare needed when developing, maintaining and operating the information systems such asbackup routines, authorization checks for users, security archive, etc.

Information security management enables information to be shared, while ensuring theprotection of information and computing assets. It has three basic components:

(i) Confidentiality – protecting sensitive information from unauthorised disclosure orintelligible interception

(ii) Integrity – safeguarding the accuracy and completeness of information andcomputer software

(iii) Availability – ensuring that information is available to users when required

- The system should be not complicated to setup, friendly in operation and usage.

The limitation for the skills of staffs at province and district levels, therefore the need thesimple on the system setup, operation and the clear on the procedures. The procedureshould specify the correct instructions for each type of job.


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4.3. Problem analysis for current Land administartion system

Issues in this part are current general problems analysis for Vietnamese Land administrationthat more or less involves difficulties to implement LIS.

a. Public does not trust in current systemInformation stored in the system is not in reliable since reasons:- The changes in land are not updated in the system that means, the system does not havethe newest information for user, because information of system is mostly from the initialregistration. Registration for changes must be performed immediately after the initialregistration.- Land Information or information related to land involves some offices such as constructionbranch, urban planning office, etc. Every office manages it for own interest, so the land userwhen has a demand cannot get all desired information at one office. The characteristic ofland information is frequent changeability. Information is distributed in many offices withoutco-ordination, incompatibility and conflict are inevitable.- The information exploitation takes a long time with complex procedures.

Solution: Add more human and finance resource to perform changes registration. Enhanceprocedures and regulations. Simplify procedures for exploitation and use information ofpeople.

b. No uniform parcel designation in the whole countryFor now, each province, district, commune has an independent system of parcel numeration.The first reason is that, in the beginning of land allocation policy, there were decisions on themap 299 – a type of local cadastral map in Vietnam. This is a map system established duringthe end of 1980’s with a local character, without uniform co-ordinate system in the country.The system of parcel numeration is based on this map system. The second reason is thatregistration is implemented not similarly under the same strict regulation in whole country.

Solution: Register uniformly in a map system. Stipulate a unique parcel identification system.

c. No uniform system of land user identificationNowadays, there is no regulation for identification of the land user. All information about theland user is listed: land user name, address, age, sex, civil number, etc.

Solution: Construct a uniform system.

d. Duplicate information in systemLand information is stored in three kinds of books: the Cadastral book, the List of Parcelsbook, and the Recording of Changes book. The reason is for convenient using. So the moreinformation stored in one book the better. Therefore when update information in system, itmust be done in several books, which increases the cost and power.

Solution: Manage information in computer. These books are only a type of report.


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e. Books are kept at many levelsUnder the recent regulation, all the books are kept at three administrative levels: province,district and commune. Like the previous problem, the updating work must be done at threebooks in three copies stored at three levels. This is a costly process and in reality theregulation on the simultaneous updating information in three levels is not carried out.Therefore the content of these books in these levels reflects only the information since theinitial registration.

Solution: Computerise the system, design it with consideration of accessing information from3 levels. It will avoid duplicated storing at different levels.

f. Land users do not actively take part in registration processOne of the registration system goals is to guarantee user right of land user. In practice, landusers do not have the tendency to actively take part in the registration process. This makesthe system less effective: slow speed of initial registration; land users do not want to getLTC; land users do not register changes in land administration office, etc. The main reasonis that land users do not see the benefits of land registration but only see the discomfort ofpaying fees. Although the fee for LTC is not high, for rural or mountainous areas, where theeconomic conditions are undeveloped, it is still a big amount of money. In urban areas,where land has high value, the obstacle for changes registration is the tax for transaction.Tax (in percent of property value) is high and the land user is not ready to register. Currently,there still are large (but unknown) numbers of informal transactions that distort the realestate market and increase borrowing cost. In many cases, failure to register transactionsresulted from land users being unaware of the dangers of informal transactions and therelative ease of compliance with legal requirements.

Solution: Issue regulation on the compulsion of the initial registration, the penalty forunregistered changes, especially for the transaction registrations. By propaganda make theland users see the importance of legal guarantee on land. Make a separation between feesfor LTC issue and tax for transaction that lead land users participate actively in theregistration system. It is the factor that keeps the system operating effectively.

g. No co-ordination between Land administration office, Bank and Taxation officeDocuments of land registration are maintained by the Land administration at each localoffice. The Bank and Taxation office in their activities of mortgage and taxation must use alot of information supplied by the Land administration office. And also they have to maintainthe same system of books. The changes and updates of land use are not reflected in time tothese agencies, that means their information not up to date. In the mortgage area, the Landadministration office plays a monitoring role under the Land administration aspect, but thereis not a uniform mechanism in common activity.

Solution: Establish the co-operation between Land administration, taxation office and bankbranches in LIS area.


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h. Registration and management on land has not enough condition for granting a certificateThe existing system does not register and manage the parcels that are in uncompletedcondition of granting LTC. They are the parcels that are illegally used, with invalid originaldocuments, under disputes or unallocated. In principle, all parcels are presented in cadastralmaps and listed in the List of Parcels book. If this parcel, however, is not granted a LTC, it isnot presented in the Cadastral book. This problem makes that the system books is notcompletely registered.

Solution: Register these parcels with special notes. It needs some additional work but we willhave full information and it helps to manage all land resources. If doing so, it keeps thesystem operating effectively and completeness of information.

i. Lack of close connection between cadastral map and registration systemIt is specified that land registration must be carried out on the base of a cadastral map. Inthis map, information about the shape of parcel is fully and exactly described. In practice, theregistration based on cadastral maps is not always possible. In some cases, the initialregistration process without cadastral map.The most important is to maintain the maps and registration system in accordance to eachother. Although having completed cadastral maps, it is difficult to reflect the registrationchange in the map. The reason is that map updating is not as simple as book updating. Itmust be done by a map technician, who is not available at commune level.

Solution: Specify strict regulations in accordance to maps and registration. Use digitaltechnology for store, integration and managing cadastral map and registration.

j. Limited of capacity, budget allocation, data and technologyThere is uneven capacity in numbers and skills of staff, budget allocation, data andtechnology across national, provincial, district and commune bodies needed to carry outtasks.

Solution: Capacity building at three levels: the societal level (policies, legal frame works andaccountability), the organization level (institutional infrastructures and organizationaleffectiveness), and the individual level (technical and professional competencies andresponsibilities) (Enemark.S, 2003). Add more financial resources, invest new technology toperform land management.

k. Complex legal frameworkThere is a complex legal framework comprising laws, decrees and circulars issued bydifferent agencies at both central and provincial levels. Land users usually are not aware ofthis legal framework.

Solution: The Government shall provide detailed guidelines on the implementation of theLand law by decrees and circulars. Land law and bylaws need to be well disseminated andpropagated to all administrative levels, and to be clearly explained to all citizens, enterprises,organizations and communities.


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4.4. User demand analysis

Most people interviewed during the field work in two provinces, as well as with stakeholdersat central level have identified that the approach to implement the LIS must be multi-faced,comprising policy, legal, institutional/organization and technical issues. They clearly showthat the present system for Land administration needs to be reviewed from institutionalperspective, and include policy, legal, administration and technical aspects and theirinterrelations. These issues include legal demands, internal and external organizationsdemands, and information demands itself.

4.4.1. Legal demands

The future LIS, when operation, would serve as a tool for land management task and replacethe existing system operating under current rules and regulations. To establish the newsystem is not only to computerise all working steps but also to rationalise and reduce orminimise the shortcomings of the production line. This would cause some changes in theoperating environment of LIS. Demands for support of legal aspects are:

- Legal demand put towards to LIS- Demands which LIS put towards the related fields as acts, regulations and rules

in business area.In other word, the LIS must fulfil the regulations, issues from legal aspect.

Legal demands from Registration system and Cadastral map system:Components of the registration system are books, a LTC copy kept at Land administrationoffice and a LTC kept by land users.The regulations for books and LTC:

- System of registration books: Decree no 29/2004/TT-BTNMT, dated November 11,2004 by MoNRE, gave instructions and forms of Cadastral book, List of Parcels book, andRecording of Changes book.

- Land Tenure Certificate: Circular No 24/2004/QD-BTNMT dated October 29, 2004by MoNRE, gave instructions about content and issue for LTC.In of these books, the Cadastral book is the most important. It is specified in the Land law.Other books have rather an assistance character for the management task such as:searching, control and land statistics. In a system based on books, it is obviously that manykinds of books must exist to satisfy different purposes and the duplication of information isinevitable.

With the future computerised registration system, printing three kinds of books from the datastored in the system is not necessary. The List of Parcels book, Recording of Changes bookwill loose their assistance duty. There is no need to print them in full extent. They play a roleas statistical reports, or customised reports for individual use.

Therefore, printing all books, keeping in parallel at the first operating phase is needed. It willalso serve as an argument for recommendation to replace these books by a legal computersystem. From the technical point, printing books, containing a part of information stored in


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system, for maintenance and used is an unnecessary duplication. However for the fullacceptation of LIS, it needs a certain time to operate parallel and independently two systemsfor testing and gain the public's reliability. Two systems will be kept in the period of long timeenough for ensure system run smoothly and become fully accepted by the environment.

The Cadastral map system does not have problems such as the registration system. Itscontent has a more technical character. The task for LIS is to carry this content fully andexactly. One thing that needs to be considered is the relation of the cadastral maps stored inthe LIS and the map in daily use at administration levels.The regulations for cadastral map:

- Regulation for cadastral map visualization: Circular no 719/1999/QD-DC, datedDecember 30, 1999 by General Department of Land administration (GDLA), gave instructionabout visualization for cadastral map

- Technical regulation for Cadastral map establishment: Circular no720/1999/QD-DC, dated December 30, 1999 by GDLA, gave instruction about regulationsfor cadastral map

In future when LIS is implemented at provincial and district levels, the cadastral records aredirectly used. The Central level also can access and share the digital data stored in thissystem by the clearinghouse solution (SDI-Spatial Data Infrastructure). The only one levelthat cannot directly access the data in digital form is the commune where the copies onpaper should be used.

Legal support the LISThe near future LIS is an information base in the Land administration office. It guaranteesland use right from government side and land user side. Then it needs strong support fromlegislation.To reach this goal, bases on existing regulations and in the point of new system, newregulations on procedures and process in the business area are proposed such asorganization rules and system management, define working flow at each level, originalpapers or legal base for digital data, etc.

In the other words, this is operating environment of LIS. For the approval of legal force of thesystem, this environment must be completely constructed and properly operated.

4.4.2. Internal demands (Land administration branch)

The synthesis of user requirements made during the fieldwork covered the following ofusers: central, provincial and district levels.Central level

- The Department of Land Registration and Statistics is responsible for the cadastralmap (issues regulations and specifications, definition map content, etc.) and for the landregistration (issues specifications on registration) (MoNRE, 2004a). Therefore the LISsystem has to satisfy the demands of this department under the technical management side.At the same time it must guarantee the updating task for cadastral maps and non-spatialdata, provide information about cadastral records to other departments, and provide


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periodically statistical data in the standards defined, forms for supervising land changes,structure of different land types, etc.

- LIS system has functions to provide information for supporting land valuation taskand receive information of land value to store and distribute. This relation has a bi-directionalcharacter: LIS supplies information and gets information as a result.

- LIS system should have functions to provide information for assisting the planningwork. This relation also has bi-directional character: LIS provides information (spatial andnon-spatial data) for the planning task, and receives information on planning to store anduse.

Local levels (province, district and commune)For each local level, its land information belongs to the management of the landadministration office. It depends on the model of the system, in province or district. FirstlyLIS system should act as a tool for land management task of land administration office, whois responsible to the People’s Committee.At present, the authorization on land allocation and changes in land use right belongs todifferent levels for different kind of land users. Province People's Committee has authorizedfor economic organisation. District People’s Committee has authorized for individual andhousehold. Cadastral official at commune is the person that has direct contact with land andland users. Besides technical system, it is needed to form a mechanism for effectiveexploitation and operation.For instance, when the system is established at province and district, then all requests forsystem intervention are sent from commune by papers. If this request is under theauthorisation of district then it is approved at district, the change (if necessary) is made in thedatabase and they send a kind of confirmation to the commune. If the request is outside theauthorisation of district then it is sent further to province, province approves it, make thechange in and send the confirmation to lower levels.Therefore, in today hierarchical system management, it is still needed some additional formsof papers sent there and back. System must be designed which will be appropriate forcurrent management model and create benefits indeed.

4.4.3. External demands

Land is a resource that all economic, social, military activities are performed in. Demands onland information are from many branches as Agriculture, Forestry, Construction, Notary,Urban planning, Finance, etc. In general, all these branches use land information in somestandards and common styles. These offices could be considered as the clients of thesystem with some types of request. They will be detailedly analysed in the designing phase.Here we will pay more attention on the areas that are on the border between Landadministration and other branches. Its information could be stored in the LIS system, somanagement mechanism plays an important role and satisfying the demands is morecomplicated too.Some external demands which are directly involved in the LIS as follows:- Bank: Demands for assisting in the mortgage task and to propose an effective control ofmortgage with the assistance of Land administration branch. The parties concerning in themortgaging process are: mortgagee (e.g. bank, economic organisation,...), land


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administration office who issued the LTC, and mortgagor. Actually mortgage deal is basedon LTC as evidence. In reality, Land administration office keeps all information of parcel,which means beside assisting and monitoring role it should tend mortgage system.- Taxation office: The demand is to assist tax collection and propose the land taxationsystem, commonly controlled by land administration office and taxation office. Almostchanges on land will go with tax. Since, the LIS system is the place which records all landchanges, it is reasonable if taxation office will have strong connection to the LIS.

4.4.4. Information demands

The information demands were investigated at central, provinces and district levels as in thefieldwork plan. They are future users of LIS. The purpose is to collect information and dataneeded in the business environment, forms a basic material for further studying andanalysis. They are included: the products and services, estimation on the size of LIS, and thedata types, which need for LIS.In general, the observations and interviews results from fieldtrip have shown that theseproducts and services just follow the issued regulations of Land law and bylaws on landmanagement aspect but this do not concentrate on the data dissemination aspect yet.Inventory on cadastral maps and books at each province, to make an estimation on the sizeof LIS system. These maps and books are the data source for system. For instance, to getthe estimated number of land users or the number of parcel an administrative territory, it wasbased on amount of data which data capture when pilot project implementation forprototypes in this case. In this demands, they are mostly concerns with content ofregistration system. Other demand on map information, that is also general demand, is thatLIS contains cadastral maps, of course with exploitation functions.Information types which are investigated will be used to analyse content of informationsystem, consider which information will take part in the system, which information is plannedto be included and developed in next phase.

4.5. Standards for LIS

Currently, we need to determine LIS models that can be used by any local authority inVietnam. The most important elements are: models that permit information transmissionamong levels, model of system function, process and data structure. Models should beunified so that local authority can use under standards.The standards issued are a legal framework for LIS implementation at local level. It providesa orientation to carry out the LIS for the DoNRE at provinces in next coming years. Theissues are basis that pay attention on the system design and development also.The LIS standard is issued in this section including:

- Standards for organizational model of system- Standards for functional/process models of system- Standards for data model


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4.5.1. Standards for organizational model

The standard for organization model of system is presented in the general organization,hardware & software, security & control, and human resources aspects.

4.5.1.1. General organization for system

The Vietnamese LIS database model is organized as a distributed database system, inwhich each province has its own land-database including all the cadastre and landregistration of the province and the national level (MNRE) has a macro land-database. All thecomponent land-databases are connected by a wide area network (WAN) for the wholecountry (GDLA, 1998).The LIS update functions at the levels must correspond with authority which stipulated incurrent land law.The system model can be implemented step by step which suitability for equipments, humanresources and communication infrastructure for each local. In first phase, the system shouldbe implemented in province and district level only.The provincial system includes database server, workstations and application software fordata capture, changing up to date, processing, and dissemination, etc which include non-spatial and spatial data.The system at district level includes workstations for management, searching, report printing,changing up to date, etc. in its own district territory.The commune level uses books system for theirs tasks. The books are up to date by manualway or reprinted from the LIS system by fixed period. Some ward, district town can usePersonal computer (PC) for land management if enough capacity have.The central level does not manage the details on each land parcel and land user. Theymanage just the macro land information only which need for report and statistics making orgeneral map creating for whole the country.

4.5.1.2. Hardware and software guidelines

The hardware and software are continuously developed around the world. The issues thatguide the selection of hardware and software:Hardware configurations:At province level needs servers, workstations/PCs, plotter/scanner A0, printers, etc. TheServers needs strong configuration with speed processor, disk capacity and Random AccessMemory (RAM). They include database server, backup server, web server and firewallserver. The workstations/PC with powerful graphic card, RAM, and large screen are used atunits under DoNRE for access land information.At district level, depend on its practical condition can use workstations/PCs, printer or maybe establishment a small LAN network. Some of ward, district town can use PCs.All equipments, peripherals and assisting equipments of the system need UninterruptiblePower Supply (UPSs) that to keep continuous power for security and control when cut offelectricity. There are need modems for communication and data exchange between thelevels.


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Software solutionsThe LIS software were developed on different technical platforms but complied with thedecided general model.GIS based platform:The requirements for GIS software:- Integrated management the spatial and non-spatial data with large quantity, efficient.- Provide the ability to application development for fulfil LIS demands- It can operation base on LAN, client/ server- Compatibly with common database managementsSome solutions such as ArcGIS (ESRI) and Geomedia Pro (Intergraph) platforms arerecommended.The database management system platform:Some alternatives for database management solutions are supposed:

- Oracle is used for large and medium provinces- Microsoft SQL (sequel) Server is used for small provinces or urban districts- Microsoft Access is used for districts.

Operation System:Except some of large cities that under government where have a number of parcels will usedUNIX system in future, the remaining provinces will used software solution based onoperation system Windows such as window 2000, etc .

4.5.1.3. Human Resources

The human resources play a very important role to the operation of a LIS. At provincial anddistrict levels, they are divided two groups:- Administrator: The Administrator should have a bachelor's degree in the system,networking and database management fields. The main task is responsible for the operation,maintenances, backup, and technical support of the whole system.This field need 1-2 people per each province and 1 person per each district.- Operator: The Operators should have some knowledge about cadastre, land administrationand IT basic. The main tasks are responsible for the data operation of the system such as upto date of non-spatial and spatial data, productions printing, services providing, etc.A number of operators can be flexible depend on real conditions, tasks at locals. Eachprovince may be 4-6 people and district may be 2-3 people are in charge of this task.

4.5.1.4. Security and control

The same situation as other system, the LIS will face to risk. Security of system is result ofmany measures that protect system in development, running, and maintenance. Securitymeasures should be followed both from administrative point of view and from a technicalpoint of view. They are:Administrative measures:

- Protect, control system area, check in & out, etc.- Fire alarm, thunder, water, etc.- Electricity risk

Technical measures:


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- Back up routine- Service contract with vendor in case trouble with hardware and software.- Operation rules- System document is handbook to protect system. Up to date all changes.- Protect data: Security system controls the data access. It defines the right and the

priority of client and administrator to access data in system from many different levels. Withsomeone it is read only or editable, etc.

- Virus protection.- A plan providing against in case system damage.

4.5.2. Standards for functional/process models of system

The brief of standards for functional/process models are represented includingfunctions/processes for non-spatial data and spatial data, and utility functions as follows.More detail of these issues is shown in appendix A.2.

4.5.2.1. Functions/processes for non-spatial data

- Data capture functions/ processes- Data updating (changes land registration) functions/ processes- Data inquiry, searching- Establish and print the land statistics reports, LTC, system books

4.5.2.2. Functions/processes for spatial data

- Map data capture functions- Change of parcel shape- Searching and presentation for Map data- Map database analysis- Visualisation and editor the cadastral map

4.5.2.3. Utility functions

- List system functions- Function/process for data exchange- Function /process for Update and maintenance data- The system functions and utility

4.5.3. Standards for data model

The standards for data model of system are divided for non-spatial data and spatial data.They are represented as follows.

4.5.3.1. For non-spatial data

This describes information that manages by system. According to managementrequirements and the data character, each local can data expanse on the management baseon itself demands, but no impact to general standards frame.The system information are designed to meet the current management demands, and satisfythe open character, ability provide for demands:

- Up to date land changes


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- Management for land parcel history- Provide the non-spatial information for land user, land parcel, etc.- Provide the other information such as land value, land use planning, etc for

supporting real estate market.

4.5.3.2. For spatial data

The standards of data model for spatial data include elements as follows.- The reference and coordinate system of Cadastral map are VN-2000 – the

national reference and coordinate system (GDLA, 2001).- The map index, map sheet numbering, parcel number system, object

classifications and cadastral visualization must follow the technical regulationfor Cadastral map establishment issued 1999 (GDLA, 1999a).

- Object model standards: Object and Information classification- Structure model standards: Point, line, polygon, and topology- Geometric model standard: The object is defined by basic elements (point,

line, polygon)- Metadata standard: The geographic spatial metadata standard of American

Federal Geographic Data Committee (FGDC, 2000), or The metadatastandard of ISO/TC211 (ISO, 2003), or The core element metadata standardof ANZLIC (ANZLIC, 2001).


This chapter emphasized some matter involve to requirements for the LIS. The goals andcharacteristics desirable for LIS, the problems of current system impact to LIS, the demandsfrom legal, internal, external and information aspects, and standards for LIS haverepresented. The results of these requirements analysis combine with standards for LIS aregoing to apply for modelling system. This play an important role for the system will design. Inother hand the standards are guidelines for locals in the LIS implementation in next comingyears.If these requirements, standards are not respected in the design of the LIS, reengineeringwill be hardly successful. In other word, the new LIS prototype still does not work. Therefore,this is basis to the system can satisfy user demands for the LIS from land management,land user, and external organization aspects that the prototype can work well.


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5. Conceptual model for VietnameseLIS

5.1. Introduction

In previous chapter four, we have analyzed the requirements of a LIS from the userperspectives. The purpose of this chapter is to develop a conceptual model for LIS inVietnam. In order to do so, we employ system development and modelling concepts basedon Object-Oriented technology. UML tools are used for designing the organizational,functional, process and data models. LIS data models will be verified in USE toolincorporating constraints, pre-conditions and post-conditions for their behaviours related tothe processes of LIS. Finally concluding remarks are drawn from these models.

5.2. System Modelling Concepts and Tools for LIS

System development methodology consists of a collection or model of the informationsystem, procedures, techniques, tools and documentation aids that guides us inimplementing a new information system. It provides further knowledge on system behaviourand why certain systems do not function as desired by the users. It consists of severalphases, and these help the designers in planning, managing, controlling and evaluatinginformation system projects. Thus the methodology represents a systematic way ofdeveloping an information system (Avison and Fitzgerald, 1988). Nowadays the mostpopular method that is used for system design is Object-Oriented System Development.

5.2.1. Object - Oriented System Development Methodology (OOSDM)

The OOSDM uses the concepts of objects as the building blocks of systems. The objectiveis to remedy the division between process analysis and data analysis. Process analysismethods based around techniques such as data flow diagramming (DFD) and functionaldecomposition overemphasise the functional dynamic side of the systems and underemphasise the structural side of the information systems. In contrast, data analysis methodsbased around such techniques as entity relationship (ER) diagramming and normalizationoveremphasis data and overemphasis process. OOSDM combines both semantic datamodelling and process modelling and totally avoids the gaps between them, overcoming thedrawbacks of the classical waterfall model used in the SDM. OOSDM encourages aniterative fashion of system development; it seems like at every moment during the systemdevelopment we are doing a little analysis, a little design, and a little coding and testing(Tuladhar, 2004b).


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The OODSM approach takes advantage of both top-down analysis and bottom-up designsimultaneously (Henderson and Edwards, 1990). There are additional advantages to thisapproach such as:

- Extendibility, which presents object types and methods with easy modifications.

- Behavioural constraints, which allow the behaviours of each object to bepredetermined with a fixed set of methods and modelling power that is realisedthrough various relational types.

- Inheritance of attributes and methods.

With the above characteristics, the OOSDM is a well-known methodology for use in systemdevelopment, and it plays crucial roles in the development or reengineering of systems(Tuladhar, 2004b). Especially, a system such as LIS which is a complex relationship of thetechnical and social domains, object – oriented modelling is a reasonable choice formodelling.

5.2.2. Object - Oriented (OO) Modelling Concept

Model is a representation capturing the important aspects of a certain point of view of reality,simplifying or omitting the rest. Models are built to enable better understanding of a systemas it is or of the system being developed. The larger and more complex the system is, themore important that modelling becomes, as it provides means of understanding an otherwiseincomprehensible system (Tuladhar, 2004b). Many modelling methods consist of adevelopment process and a formal description technique. The modelling language is animportant part of any development method (Sumrada, 2005).

Object definition: An object is an abstraction of entity in the real word; it reflects theinformation about the entity and methods for interacting with it (Martin and Odell, 1998). Thestructural component of an object is described by means of attributes, or its characteristicfeatures.

Object identification enables each object to be uniquely distinguished from all other objectsin the database. An object identifier (OID) is generated by the system at the moment whenthe object is created, independent of the values of its attributes.

Encapsulation is the principle that enables an object to hide its structure and/or behaviourfrom other objects. Internals of an object are accessible only via its interface, which is theoperation known by the system.

Inheritance is a mechanism that allows new classes to be developed by inheriting theproperties of an existing class and additionally adding their own properties. This is amechanism that facilitates the reuse of existing class hierarchies. Inheritance definesgeneralization and specialization relationships between classes by developing abstraction orsubtypes of classes. Multiple inheritances mean that a class may inherit attribute andmethods from multiple super-classes. In this case, we have class lattices instead of classhierarchies


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Aggregation is a construct that enables objects of different types to be amalgamated intoother objects. This concept facilitates modelling complex objects. Aggregation correspondsto the “a-part-of “relationship between two objects, where the component objects are alsoknown as embedded objects. A complex object can not exist without containing at least oneaggregated object.

Association enables the relationships that exist between various objects in the database tobe specified. Associations may be expressed explicitly in some OO models, while in othersthey are represented as reference attributes. In the latter case, the value of a referenceattribute is the OID of the associated object. Additionally, some OO models have theconstruct of ordered association, which takes into account the order of associated object.

Polymorphism is the mechanism that enables the operator to handle arguments of varioustypes. It ensures that the appropriate version of the operator will be applied on suppliedarguments.

5.2.3. Unified Modelling Language (UML) and UML based Specification Environment(USE) Tool

In past decades, a number of modelling techniques, such as entity relational modelling, havebeen employed in the design and development of information system. Especially, UnifiedModelling Language (UML) which is used for system modelling in this research has emergedto act as such a universal language. A part of the UML set by the Object Management Group(OMG) as a standard for object-oriented analysis and design is Object Constraint Language(OCL). The USE software is a tool support for OCL.

5.2.3.1. Unified Modelling Language (UML)

UML has been developed first and foremost as a process and tool-independent modellingsyntax for building software systems. However, UML can be used for various otherapplication areas. It has been developed to describe the different views on a domain processin graphical notations in the form of diagrams (Lemments, 2005).

UML is not a method, it does not prescribe how people should work. The only thing that isstandardized by UML are the work products (diagrams, etc.) that should be produced(Warmer and Kleppe, 2006). It is used for modelling both the data aspect (structure) andfunctional aspect (behavioural) of information system, supporting both external and internalrequirements. Thus, UML models can be used to describe and implement variouscomponents and their business processes (Tuladhar, 2002). The nine major UML diagramcategories are presented in the figure 5-1.


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Figure 5-1. Diagrams in UML (Tuladhar, 2005b)

Each category is explained briefly below:

- Component diagram is the software analogues of class diagram; they show thetypes of software components, their interfaces and dependencies.

- Deployment diagram represents the physical configurations of software andhardware, including nodes, links and dependencies.

- The Use case diagram is a collection of use cases, users of the system (actors)and their messages.

- A Class diagram organizes elements of a system into related groups to minimisedependencies between packages.

- Object diagram describe the static structure of a system at a certain instant.

- Sequence diagram is an interaction diagram, which specifies which messagesare sent when.

- Collaboration diagram are also interaction diagram: they communicates thesame information as sequence diagrams; how ever, the focus is now on roles of objectsrather then on the dispatch times of messages. Since time is not represented, themessages are numbered to denote sending order.

- Statechart diagram shows the possible states and the transactions that cause achange in state.

- The activity diagram, basically a general-purpose flowchart, shows how theseactivities depend upon one another.

Within the geo-IT domain UML is gaining momentum because it supports the interoperabilityof geo-information. Today most standards such as OGC, ISO TC211, and CEN, are evenwritten in UML. So the system developer who represents his design in accordance with UMLsyntax is developing along standardised lines (Lemments, 2005).

5.2.3.2. Object Constraint Language (OCL)

Modelling, especially software modelling has traditionally been a synonym for producingdiagrams. Most models consist of a number of pictures and some accompanying text. The


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information conveyed by such a model has a tendency to be incomplete, informal, imprecise,and sometimes even inconsistent. Many of the flaws in the model are caused by thelimitations of the diagrams being used. A diagram simply cannot express the statements thatshould be part of a thorough specification (Warmer and Kleppe, 2006).

The OCL is a language that enables one to describe expressions and constraints on object-oriented models and other object modelling artefacts. An expression is an indication orspecification of a value. A constraint is a restriction on one or more values of an object-oriented model or system.

The OCL is a standard query language, which is part of the UML set by the ObjectManagement Group (OMG) as a standard for object-oriented analysis and design.Expressions can be used in a number of places in a UML model:

− To specify the initial value of an attribute or association end.

− To specify the derivation rule for an attribute or association end.

− To specify the body of an operation.

− To indicate an instance in a dynamic diagram.

− To indicate a condition in a dynamic diagram.

− To indicate actual parameter values in a dynamic diagram.

There are four types of constraints:

An invariant is a constraint that states a condition that must always be met by allinstances of the class, type, or interface. An invariant is described using an expression thatevaluates to true if the invariant is met. Invariants must be true all the time.

A pre-condition to an operation is a restriction that must be true at the moment thatthe operation is going to be executed. The obligations are specified by post-conditions.

A post-condition to an operation is a restriction that must be true at the moment thatthe operation has just ended its execution.

A guard is a constraint that must be true before a state transition fires.

5.2.3.3. USE specification language

Currently, a number of tools that support OCL are available, from both universities andcommercial companies (Warmer and Kleppe, 2006).Table 5.1 compares the tools with respect to the features they support. The table only givesa rough indication about what is provided by a specific tool. However, what can clearly beseen is that logical consistency checking and code verification are features that currentlynone of the tools we considered here offers. There are distinguish between tools doing (1)syntactical analysis, (2) type checking, (3) logical consistency checking, (4) dynamicinvariant validation, (5) dynamic pre-/post-condition validation, (6) test automation.


58

Table 5-1. Some OCL tools and the features they support (Richters, 2001)

Therefore, in this study we use USE specification language developed at the University ofBremen for the specification of information systems. In USE, an UML model can beanimated to validate the specification against non-formal requirements. System states canbe created and manipulated during an animation. OCL expressions can be entered andevaluated to query detailed information about a system state.The USE specification language is based on UML and OCL. It is a system for thespecification of information systems and based on a subset of the UML. An USEspecification contains a textual description of a model using features found in UML classdiagram (classes, associations, etc.). Expressions written in the OCL are used to specifyadditional integrity constraints on the model. A model can be animated to validate thespecification against non-formal requirements. System states (snapshots of a runningsystem) can be created and manipulated during an animation. For each snapshot the OCLconstraints are automatically checked. Information about a system state is given by graphicalviews. OCL expressions can be entered and evaluated to query detailed information about asystem state. The figure 5-2 below gives a general view of the USE approach.

Figure 5-2. UML based Specification Environment (USE) (Db.informatik, 2005)

5.3. LIS system models for Vietnam

Conceptually, models are seen as “guiding templates” for developing or reengineeringexisting systems. Models for LIS are developed on the basis of user requirements in order to


59

satisfy the demands created the implementation of land policy. For system modelling, LISmodelling activities are divided into the four most essential components. The activities arerelated to the organizational, functional/process, static and dynamic aspects (Tuladhar,2002). The static and dynamic systems are useful when describing the system of landregistration. The static form of the system of land registration focuses on describing whichinformation is kept, with regards to which objects and with which identifiers. The dynamicform of system of land registration focuses on describing and understanding the mainprocesses of land registration to fulfil the three main functions of first registration, transfer ofwhole parcel and subdivision (Zevenbergen, 2002a). According to these ideas, this sectiondevelops a conceptual model of Vietnamese LIS based on Object-Oriented technology, andincludes organizational, functional, process and data models that are illustrated in figure 5-3.

Figure 5-3. Overview of LIS models for Vietnam

5.3.1. Organizational model

Main purpose of the organizational model is to visualise an overall vision of the systemorganization. It describes the goals and structure of the organization (Tuladhar, 2004b).Vietnamese LIS database content includes all spatial and non-spatial information of landparcel, in which macro information is managed at central level, detailed information ismanaged at local levels (province, district, and commune).

Normally an information system serving activity demand of a branch is organized in similarits structure. Vietnamese Land administration branch is organized in hierarchical structure at4 levels: centre, province, district and commune. The lowest local level is commune, wherecontacts with land and people take place. Here one collects detail information, receivedocument on dealing, verify and submit to authorized levels usually province or district fordecision. Therefore, in this structure local levels (province, district, and commune) are thesupplier input for system and are also manager of detail information. At central level theinformation requirement have generalized character. The generalized information is


60

synthesized from detail information in specified criteria. The criterion on statistics,classification and analysis is defined uniform for branch and data synthesized is collectedperiodically at locals.

There are four alternatives for system implementation at central-local levels that is detailedwith solutions on communication, sending and sharing information between levels as follows:

Alternative 1: Database at province, province is level of updating and managing landinformation within their area. Central can access information at province through a wide areanetwork (WAN). Data copy on paper or disk, tape is sent to district, commune levels for use.

Alternative 2: Database at central, provinces update their information through network.Central plays the role of database administrator in whole country. Data copy on paper ordisk, tape is sent to district, commune levels for use.

Alternative 3: Database at province, province is level of updating and managing landinformation within their area. Central do not manage directly all detailed information of eachlocal. Selected and synthesized information with macro character is reported from provinces.Data copy on paper or disk, tape is sent to district, commune levels for use.

Alternative 4: Database at central, central is responsible for update and manage informationin database original. Provinces use the copy of data in their system. Data copy on paper ordisk, tape is sent to district, commune levels for use.

These alternatives are illustrated in the following diagram figure 5-4.

Updating level andDatabase original

Updating level

LISDatabase

atNational

level

LISDatabase

copyat

Province

Copies ofupdated information

Copies ofLIS at

Nationallevel

LISDatabase

atprovince

LISDatabase at

Nationallevel

LISDatabase

atprovince

Alternative 1 Alternative 2 Alternative 3 Alternative 4

Updating level andDatabase original

PR

OV

INC

EC

EN

TR

E

COMMUNE

Copies ofdatabase

DISTRICT

COMMUNE

Copies ofdatabase

DISTRICT

COMMUNE

Copies ofdatabase

DISTRICT

COMMUNE

Copies ofdatabase

DISTRICT

Database originalUpdating level andDatabase original

Selectedinformation from

provinces

Copies of updatedinformation

Dis

tric

tan

dC

om

mu

ne

Figure 5-4. Alternatives for organizational model of a LIS

In alternatives 1, 2, 3 updating and maintenance procedure is carried out at provincial level,in alternative 4, it is done at central level.


61

The solution with centralized database at central, with updating level at province(alternative 2) or updating level at central (alternative 4) is not very suitable because ofreasons:

− Process of transferring information in communication line is cost-consuming.− Simultaneously, several locals could access to the database what will make

blockade in communication line more probable.− Total amount of data in centralized database will increase remarkable and

decrease the searching and processing speed.− For implementation of alternative we need to maintain communication line on-line

for all provinces what is unrealistic in this time.− For alternative 4, reports on changes need to be sent from locals to central for

updating, the newest copies of database also need to be redistributed forprovinces. This is a huge volume of information that has to be sent periodically ormore frequently. From other side, the maintenance of a database at centralrequires an organization for it, what is not coincident with current administrativeand organizational model.

In this situation, solution on dividing land information database into databases at province(alternative 1 and alternative 3) has convincing arguments as:

− Detail information about managed object is used mainly at local levels.− Local is the authority in the management of land in their area is basic principle

stated by Land law. Central uses only information with macro and analyzingcharacter. This solution is fully compatible and closely connected withorganizational model in Land administration branch.

− Updating of information is carried out in the cooperation of province, district andcommune level. Depending on the conditions, districts and communes could beequipped with standalone PC’s or use the printout from system in paper formanagement purpose. After a period of time, new copy of data is sent to thoselevels for use.

Therefore, LIS database model is organized as a distributed database system, in which eachprovince has its own land-database including all the cadastre and land registration of theprovince. In the scope of nation, searching and accessing activities are organized in on-linemode based on principle of Spatial Data Infrastructure (SDI) which plays an important rolefor sharing data (alternative 1). All the component land-databases are connected by a WANnetwork for the whole country.

Figure 5-5 is zooming in of the suggested model.


62

Figure 5-5. Organizational model of a LIS

Since a LIS is large and complex in nature with technical and social aspects, it is subdividedinto a number of small subsystems:

- Geodetic control network subsystem

- Land registration and cadastral map subsystem

- Land use and Land use planning support subsystem

- Land taxation and Land valuation support subsystem

Figure 5-6 shows UML static structure diagram with interdependent four subsystems in thetotal LIS system. Arrows shows the direction of dependency.

«subsystem»Geodetic Control Network

«subsystem»Land registration and Cadastral map

«subsystem»Land use and land use planning support

«subsystem»Land taxation and Land valuation support

Figure 5-6. Subsystem of LIS domain

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63

5.3.2. Functional models

The functional models represent the activities and value created in the business between theprocesses and resources to achieve the goal of each process. It illustrates the activities ofthe system, the transformation and the functionality, while concentrating on the interactionamong the resource, goals and rules in the organization. Basically it focuses on how thesystem is supposed to function, satisfying the users or stakeholders (Tuladhar, 2004b).As showed in organizational model that the system is organized as distributed database.Therefore the system functional models are correspondingly designed.

5.3.2.1. Functional model at National level

With the provincial distributed database system, the national data is extracted from provincialdatabases for whole country for land management purpose, and users can access landinformation that not belong its province through the Natural Resources Environment (NRE)portal.

i) Extract data from provincial databases for land management

The activities of this function is organized based on SDI principles that exchange of datathrough formats, servers which communicate, through industry standards, sharing andintegration of information through agreements on semantics. The MoNRE can access to allprovincial LIS database to extract the macro information which need for land management atcentral level, as shown in figure 5-7.

Figure 5-7. Extract data from provincial database

ii) Access land information through NRE Portal

This function aims to provide an efficient, unified access and reliable information on interestsin land across provincial borders. Users and external organizations have the ability to searchland information on-line through a single Internet based NRE portal. It will provide thepossibility of reaching on-line about land cross province borders. Obviously, the condition for

Clearinghouse NationalGeo/Land Database

Server

Data

Server

Data

Server

Data

Province 1 Province nProvince 2

Workstations WorkstationsWorkstations

Workstation

MoNREServer

…...

Functional model at Central level(Extract data from provinces)

MoNRE

Extract Data fromprovince 1

Extract Data fromprovince 2

Extract data fromprovince n

……………...


64

it is all participants hold provincial computerised land information, and having the sameinterface between the data providers and the users. Figure 5-8 illustrates this function.

Figure 5-8. Access Land information to otherprovicial database (Modified from EULIS (Leenders, 2005))

- NRE Portal (centre): The central portal handling login and accountingtransactions

- Distributor (province): Organization representing the customer towards NREPortal

- Supplier (province): Owns and delivers the information- User: land user or external organization accessing the information

This service is made by using modern portal technique. The portal will contain descriptiveinformation and functions for transfer of information.

5.3.2.2. Functional model at local level

According to the organizational model, almost of functions of LIS for provincial and districtlevel are similar except some different functions such as extract and receive data (province)and send/receive data (district).

i) Functional model at provincial level

Provincial functional model is shown in figure 5-9.

Server

Data

Provincial systemdistributor

(eg. Hanoi)

Provincial systemsupplier

(eg. Soc Trang)

WorkstationServer

Server

Data

NRE Portal(MoNRE)

User Functional model at Central level(Access Land Information to other province)

Data Access throughditributor Province

(Pronvince 1)

Land User

Access data toSupplier province(Province 2)

Connect to Centrallevel (NRE portal)

«uses»

«uses»

External Organization

User


65

Functional model at Province

Procince LTO

Data capture

Provincial CIREN

Data updating

Analysis andDecision support

Data Statistics

Director board of DoNRE

Informationdissemination

Land user

Data standard andconversation

Survey and Land Registration division

Land use planning division

MoNRE

Extract and Receivedata for District level

External Organizations

User and Systemmanagement

Provincial People CommitteProductions

printing

Natural Person Non-Natural Person (as Land user)

Figure 5-9. Functional model at provincial level

There are nine actors in this process:

Provincial LTO: Collect initial data for the system, prepare statistics reports for landmanagement, print the productions and disseminate data to users.

Provincial CIREN: Collect data, standardise, convert and update data to the database,extract and receive data for district level and manage user access, system.

Survey and land registration division: Direct access to LIS database to explore data formaking statistics reports and land management.

Land use planning division: Direct access to LIS database to explore data for using on landuse planning.

Director board of DoNRE: Direct access to LIS database to explore data for using landmanagement.


66

MoNRE: Extract macro data for land management at central level.

Provincial People Committee: Access land information for land management and social-economic development.

External organization: Access land information for their own purpose

Land user: Natural people and External organization (as land user) access land informationthat they need.

The functional model has nine use cases:

Data capture: This use case collects initial data, documents, cadastral map that need forestablishment the system database.

Data standard and conversation: This use case standardizes and converts spatial and non-spatial data to database.

Data updating: This use case updates with both spatial and non-spatial data when change.Extract and receive data from District level: This use case extracts data to each district fromprovincial database by fixed period and receives change data that is sent from district level.

Data statistics: This use case creates statistics reports for land data from the sytem

Productions printing: This use case prints productions such as books, LTC, etc. from thesystem.

Information dissemination: This use case distributes land information for both landmanagement and user demands.

Analysis and decision support: This use case analyses and decisively supports in strategicestablishment and implementation.

User and System management: This use case manages and controls the user access tosystem and maintains, backups data for whole system.

ii) Functional model at district level:

District functional model is shown in figure 5-10. The detail description for actors and usecases of district functional model can refer the explanations at provincial functional modelabove.


67

Functional model at District

District LTO

Data capture

Land Officer at Commune

Data updating

Analysis andDecision support

Production printing

Informationdissemination

Land user

Standardization andconversation data

BoNRE

Data sending toProvincial level

District People Committee

External Organization

Data Statistics

Natural People Non-Natural People (as Land user)

Figure 5-10. Functional model at District level

When we zoom in some of functions in this model such as Data updating and Data statisticsfunctions, the detailed sub-functions are shown as figures 5-11 and 5-12. Others remainingfunctions can be developed in a similar way based on standards issues for LIS that wasissued in previous sections 4.5.2.

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69

Figure 5-12. Data statistics function

5.3.3. Process Model

The process models represent the activities and value created in the business to achieve thegoal of each function. It focuses on how the system is supposed to function, satisfying theusers or stakeholders and shows the relationships among use cases within a system orother semantic entity, and their actors by using concept such as generalization, uses andextends (Tuladhar, 2004b).

Within the dynamic system three functions have to fulfill. They can be described as “ thethree main cadastral processes of adjudication of land rights, land transfer and mutation(subdivision or consolidation)” (Hasono, 1996). In the dynamic model of system of landregistration, there are two main processes are transfer and subdivision. This has to be seenas updating, a continuous activity (Zevenbergen, 2002a).

Therefore in this section, we deal some detailed processes about transfer land use right(whole parcel) and subdivision. They are modelled in UML Use Case, Activity diagrams asfrom figure 5-13 to 5-16. Others one can be developed in a similar way.For each of these functions the processes involved have to be described. The main line ofthis can be described as follows:

Statistics function

Cadastral information

LTC issue statusreport

Land use statusreport

Cadastral mapreport

Land changingreport

Land use map

Land use planningmap

Land valuationreport

Land taxationreport

Thematic information

Land Statisticsreport


70

i) Transfer land use right of whole parcelThe most common procedure is the one that deals with the transfer of an existing parcel, inmost cases due to a sale (Zevenbergen, 2002b).Land user (buyer and seller) meet to initiate transaction process for a parcel. The Sellershows the LTC, the Buyer examines the parcel. Both of them prepare the transfer contract,then go to notary to check and verify the contract (notarize), then submit the transferapplication. LTO receives and examines the application. If it is not regular sends reject letterto land user, otherwise Tax authority determines financial obligation. Land user pay tax andfee. LTO change land user, issue LTC to land user. Provincial CIREN update data indatabase.

Transfer LUR of whole parcel

Land User

Notary

Prepare transfercontact and LTC

Natorize

LTO

Update transfer inDatabase

Tax authority

Provincial CIRENIssue LTC

Submitt theapplication

Examine theappication

Determine thefinancial obligation

Send reject letter

«extends»

«uses»

«uses»

«extends»

Seller Buyer

Figure 5-13. Use case diagram for registration of transfer land use right of whole parcel


71

Tax Authority CIRENLTONotaryLand User

Prepare contract on transfer LUR and LTC

Notarize

Submit LUR transfer application

Examine the application

Determine the finacial obligations

Send bill for payment

Pay tax and fee

Receive the application

Prepare a letter of rejection

[not OK]

Request for Updating

[OK]

Send a letter of rejection

Update the transfer in DatabaseArchive transfer

Issue LTCReceive LTC

Figure 5-14. Activity diagram for registration of transfer land use right of whole parcel

ii) Parcel subdivision

In most cases where a system of land registration is operating, the new boundaries that asubdivision creates will have to be determined by some kind of geodetic activity(Zevenbergen, 2002b).

Land user prepares the application for parcel subdivision to Land Titling Office. They requestthe land surveyor (survey license) for field surveying. After got the results of parcelsubdivision on the field, LTO examine and prepare LTC for land user with new boundary andparcel number. Provincial CIREN update the parcel subdivision in Database.

Parcel subdivision

Land User Land Surveyor

Preparing parcelsubdivision

LTO

Provincial CIREN

Field suveying

Preparing parcelLTC

Updating Database

Figure 5-15. Use case diagram for registration of parcel subdivision


72

Provincial CIRENLand Titling OfficeLand SuveyorLand User

Prepare parcel subdivision

Field surveying

Submit subdivision application

Examine the field surveying results

Receive the application

Request for Updating Update the parcel subdivison in DatabaseArchive parcel subdivision

Issue LTCReceive LTC

Figure 5-16. Activity diagram for registration of parcel subdivision

5.3.4. Data model

In UML, the class diagram is used to describe the data model. A class is a description of aset of object that shares the same attributes, operations, relationships and semantics. Thestatic structures are built from the classes and relationships. The classes can represent andstructure information, products, documents or organizations. The purpose of class diagramis to document the relationships between workers (who deal with entities) and entities. Itprovides a way of visualising who interacts with whom and who is responsible for what. Theclass diagram is used for two main purpose: to show how workers and entities arecollaborating to implement a business process, and to show static structure and relationshipamong entities (Tuladhar, 2004b).

In this section the data model of a Vietnamese LIS which is developed based on corecadastral domain model (Lemmen.C et al., 2003) is presented by the UML class diagrams.The model is subdivided in a number of classes that adapt to the Vietnamese situation. Startfrom the three core classes of the model (Parcel, RightOrRestriction, and Land user), it ismodified based on the ‘complete’ cadastral core model, version 3.0 according to the situationin Vietnam. Also, a number of new classes, not present in the current core cadastral model,but needed in Vietnam, are presented.

Figure 5-17 is a UML class diagram for Vietnamese LIS data model.

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The definitions of the classes are shown in table 5-2 as fellows.

Classes DefinitionParcel A piece of land that has defined borders on Cadastral map and has

one or many users. Parcel can also contain sub-parcel defined asfollows: A piece of land that has no defined borders on Cadastralmap and has one user.

RightOrRestriction RightOrRestriction is the Association class that include informationon current right or restriction of parcel.

Legal base Legal base is documents, decisions relations with origin of parcelsConnecting rights Connecting rights is the class that store information on current valid

processes of parcel.Land User They are Domestic organizations, Domestic households,

individuals, Populations communities, and Religious establishments,Foreign organization with diplomatic functions, OverseasVietnamese, Foreign organizations and individuals investing inVietnam.

Using purpose ofparcel

This class includes information on using purpose of parcel.

Building Building is entity related to the parcelMap sheet Cadastral maps are established based on administrative units of

communes. Cadastral map fully present parcels of land withincommune boundaries and these parcels are in accordance withrecords of land allocation by the State to organisations andindividuals. Parcel boundaries on cadastral maps are closed linesbelonging to one or a number of land users represented by anominated land user, for one or several kinds of land which areconverged as one main category.

Land cover By the management demand from government, land cover isclassified into different types. This class includes all types of landcover

Land Classification Base on benefit from using land, government divides land into manydifferent classes. This class includes all type of land class.

Changing of events Changing of events is the class that store information on change ofparcel. The changing of event can have ongoing status if updatingdecision is not made. When the change is updated, it has status ashistory and store historic information of parcel.

Previous parcel Previous-next parcel is an object that saves history processbetween pair of parcels.Previous parcel is an object that saves the previous parcelinformation of the current parcel.


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Classes DefinitionNext parcel Next-Previous parcel is an object that saves history process

between pair of parcels.Next parcel is an object that save the next parcel information of thecurrent parcel

Province Province is an administrative unit that consists of many districts.District District is an administrative unit under province that consists of

many communes.Commune Commune is an administrative unit under district.

Village/Street Village or street is an area under Commune.

Facility archives Facility archives is the entity that tells us where the filecorresponding to a changing of event is stored.

Table 5-2. Classes definition of data model

More details of Class diagram of basic data model as Land parcel component, Land usercomponent and Association RightOrRestriction component are described in appendix A.3

5.4. Validating of data models

The validating of data models which are designed in previous section can deal with allclasses and theirs relationships. In this section, we validate of data model by means of casestudy – Transfer land use right of whole parcel. The rest classes relationships of data modelwill be verified with a similar way. First and foremost, a brief for the verification purpose andconstraints concept are represented hereinafter.

5.4.1. Purpose of verification

The UML is a widely accepted standard for modelling software systems. A great number ofcomputer-assisted software engineering (CASE) tools exists which facilitate drawing anddocumentation of UML diagrams. Many of the tools also offer automatic code generation andreverse engineering of existing software systems. However, often there is only little supportfor validating models during the design stage. Also, there is generally no substantial supportfor constraints written in the OCL. While it seems feasible to translate constraints intoprogram code as part of the code generation process, we argue that a model and itsconstraints should be validated before coding starts. Mistakes in the design can thus bedetected very early, and they can easily be corrected in time. Therefore the purpose ofmodel validation is to achieve a good design before implementation starts. There are manydifferent approaches to validation: simulation, rapid prototyping, etc. (Richters, 2001)


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5.4.2. Constraints concepts

Constraints is an extension of semantics of a UML element, allowing you to add new rules ormodify existing ones (Jacobson et al., 2001). Constraints can be used to specify restrictionson UML model elements. UML uses the OCL to define constraints. A constraint may beattached to all kinds of model elements. In general, a constraint can be specified in naturallanguage, OCL, or some other language (Richters, 2001).

Constraints can appear in different contexts. They may be used to specify pre- and post-conditions, invariants, and guards. Therefore, in figure 5-18, we have specialized theconstraints class into corresponding subclasses pre-condition, post-condition, invariant, andguard. The distinction is necessary because some OCL constructs are allowed only incertain contexts.

Figure 5-18. Integration of OCL expressions with standard UML packages (Richters, 2001)

5.4.3. Validating data models and constraints

The goals of applying the USE tool are to interactively validate the model and theconstraints. Objects and links can be created which constitute a system state reflecting asnapshot of a running system. In every system state, the constraints are automaticallychecked for validity.We start with a specific class diagram model together with a few constrains. The model isthen specified in the textual USE notation. This specification serves as input to the validationtool. In an interactive session, a sequence of system states is produced by creating objectsand links between them. Finally, we check a system state against the specification and showhow the tool supports exploring the system state and helps in findings the reason for aconstraint violation (Richters, 2001).

5.4.3.1. Case study selection for validation

In this context, we consider validation of a specified model. It requires very little effort fromdevelopers, since models can be directly used as input for validation. Moreover, snapshotsprovide immediate feedback. They can be visualized using the standard notation of UMLobject diagrams – a notation most developers and potential users of a validation system arealready familiar with (Richters, 2001).


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For validating data model, in this research we take a case study.Figure 5-19 shows a UML class diagram of our case study selection that relations ofTransfer land use right. It is relationship between land parcel and land user viaRightOrRestriction.Parcel have parcel ID, parcel place, parcel area, parcel state and land value attributes andbelong to land user and subject to changing of event. Land user have land user ID, fullname, address, user sex, user birth year use, user nationality, name of husband or wifeattributes and can have changing of events. RightOrRestriction have event code, event text,date of start and date of termination. Changing of events have Parcel ID, event code, date ofchange, status and history attributes.

-ParcelID : int-EventCode : int-DateOfChange : DATE-Status : string-HistoryText : string

ChangingOfEvent

-ParcelID : int-Parcel place : string-Parcel area : double-Parcel status : string-Land value : double

Parcel

-GetTranferLUR() : Parcel-TransferLUR() : Parcel

-LandUserID : int-FullName : string-Address : string-UserSex : float-UserBirthYear : int-UserNationality : string-NameOfWife/Husband : string

Land User

1...* 1...*

1

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1

SubjectTo CanHave

-EventCode : int-EventText : string-DateOfStart : DATE-DateOftermination : DATE

RightOrRestriction

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Figure 5-19. Class diagram of case study model

5.4.3.2. UML model in USE

The specification contains definitions for each of the classes and associations shown in theclass diagram. The definition of a class includes a set of attributes and operation signatures.An association defines references to the participating classes for each association end.Multiplicity ranges are specified in brackets.

The USE tool expects as input a textual description of a model and its constraints. Theabove class diagram must therefore be first translated into a USE specification. The first partof the specification shown below describes the structural information of the class diagram.

The result of translating the class diagram into the textual USE notations is show as follows:


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model Transfer_Land_Use_Right

-- classes

class LandUserattributes

LandUserID : IntegerFullname : StringAddress : StringUserSex : StringUserBirthYear : IntegerUserNationality : StringNameOfWifeOrHusband : String

operationsgettranfer(p : Parcel)transfer(p : Parcel)end

class Parcelattributes

ParcelID : IntegerParcelPlace : StringParcelArea: RealParcelStatus : StringLandValue : Real

End

class ChangingOfEventattributes

ParcelID : IntegerEventCode : IntegerSequenceNumber: IntegerDateOfChange : StringStatus : StringHistory : String

end

associationclass RightOrRestrictionattributesEventCode : IntegerEventName : StringDateOfStart : StringDateOftermination : String

betweenParcel[1..*] role ObjectLandUser[1..*] role Subject

end

association SubjectTo betweenParcel[1]ChangingOfEvent[0..*] role Right

end

association CanHave betweenLandUser[1]ChangingOfEvent[0..*]

end

5.4.3.3. Validation of Data model

To validate the data model, we deal with validating of invariants constraints and pre- andpost-conditions.

5.4.3.3.1. Validating of Invariant constraints

Step 1: Add invariants constraints for given modelWe extend the case study model by the following three invariants constraints which placefurther restrictions on systems conforming to the model. They have to be satisfied by systemimplementing the given model. The constraints are first given in natural language and will


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later be expressed more formally in OCL. For each of these constraints, we define theconstraints in OCL. Each constraint is defined as an invariant in context of a class.

Invariant Constraints:1. Land User Identification must be Unique2. Parcel Identification must be Unique3. Parcel Area must be greater 04. Event Code must be Unique

The result of translating the class diagram into the textual USE notations is show as follows:

-- Ivariants constraints

constraints

context LandUserinv i1: LandUser.allInstances->isUnique(LandUserID)

context Parcelinv i2a: Parcel.allInstances->isUnique(ParcelID)inv i3: self.ParcelArea >= 0

context ChangingOfEventinv i2b: ChangingOfEvent.allInstances->isUnique(ParcelID)

context RightOrRestrictioninv i4: RightOrRestriction.allInstances->isUnique(EventCode)

Step 2: Running USEAssuming the USE software has installed. We can run the USE tool with the specificationand start with an empty system state where no object and no association links exist. Whenstart USE, by default both command line and Graphical User interfaces are launched. Thecommand line interface is useful for experienced users and automated validation proceduressince commands can be read form a scrip file. The graphical user interface is easier to learnand provides different ways of visualizing a system state (Db.informatik, 2005).

Step 3: Creating Objects and Setting attributes


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Step 4: Model Inherent Constraints


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Step 5: Visualization of system stateFigure 5-20 shows a screenshot of USE visualizing a system state after several objects andlinks have been created. On the left side, the user interface provides a tree view of classes,associations, and constraint in the model (parts refer referring to pre-and post-conditions areexplained in the next section). The pane below shows the definition of the currently selectedcomponent (the invariant parcel i4). The pane on the right provides a workspace andcontains several different views of the current system state. It shows an object diagram, a listof class invariants with their results.

Figure 5-20. USE Screenshot

5.4.3.4. Validating Pre-and Post-conditions

OCL provides special syntax for specifying pre-and post-conditions on operations in a UMLmodel. Pre-and post-conditions are constraints that define a contract that an implementationof the operation has to fulfil. A pre-condition must hold when an operation is called, a post-condition must be true when the operation returns. The USE tool allows to validate pre-andpost-conditions by simulating operation calls.In this section, we focus for pre-and post-conditions. The USE tool allows the early validationof pre-and post-conditions (Richters, 2001).


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Step 1: Adding pre-and post-conditionsIn order to validate this, we slightly extend the model introduced in the section 5.4.3.2 andadd a specification of pre-post-conditions to the gettransfer and transfer defined in classLandUser.

Pre- and Post-conditions1. Parcel must be Defined before transaction2. Land User who get transfer is not owner of Parcel before transaction3. Land User who get transfer is owner of Parcel after transaction4. Land User who transfer is owner of Parcel before transaction5. Land User who transfer is not owner of Parcel after transaction

The USE specification is extended as follows.

-- Pre- and Post-conditions

context LandUser::gettranfer(p : Parcel)pre gettransferPre1: p.isDefined()pre gettransferPre2: Object->excludes(p)post gettranferPost: Object->includes(p)

context LandUser::transfer(p : Parcel)pre transferPre: Object->includes(p)post transferPost: Object->excludes(p)

The first precondition of the gettransfer operation is named gettransferPre1 and makes surethat the operation can only be called with a well-defined parcel object. The secondprecondition (gettransferPre2) makes sure that the person passed as parameter p is notalready an object (parcel) of the land user. The post-condition (gettransferPost) guaranteesthat after the operation has existed, the parcel actually has been added to the set of objects.The constraints for the operation transfer work just the other way around.

Step 2: Validating the modelTo validate the case study model, it deals with including sub-steps (Db.informatik, 2005):

a. Initial State,b. Calling Operations and Checking preconditions,c. Operation Effects,d. Results values and References to the Previous State.

The textual USE notations of these sub-steps are shown as follows:


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In this interface shown the results of calling and exiting operations, and checking pre-andpost-conditions of the model are “true”.

Step 3: Visualization as Sequence DiagramThe USE tool can visualize a sequence of operation calls as a UML sequence diagram. Thefollowing screenshot shows the sequence of calls for the case study as figure 5-21.


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Figure 5-21. Screenshot of the sequence diagram


In this chapter, we started with an overview of the system modelling concept and tools forLIS with Object-Oriented system development methodology, OO modelling, UML, OCL andUSE tool. Based on this concept and its tools the organizational, functional, process anddata models for Vietnamese LIS were developed and validated in the USE tool. Thefunctionality of USE was shown by means of the model – transfer land use right case study.The models presented in the above section are not complete, but they are a representationof cases in order to understand an approach for developing LIS system models.

The organizational model is designed as a distributed database system, in which eachprovince has its own land-database. The functional, process model of national level is builtfor extract data from provincial database and access land information through NRE portal. Atprovincial and district levels, they are designed with complete functions such as datacapture, updating data, data statistics and information dissemination for land management.The data model is developed based on the (FIG) core data model, in which the emphasis ison parcels and land user though rights or restrictions as the main cadastral domainaccording to the situation in Vietnam. The validating results of a case study data modelwhich were validated by invariants constraints and pre- and post-conditions in USEspecification tool are good.


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6. Discussion of conditions forimplementation of a LIS

6.1. Introduction

Due to their different stages of development, different countries have different capacities forthe development of cadastral systems. In particular human, technological and financialresources will determine the most appropriate form of cadastral system to meet the needs ofindividual countries. Thus a simple low cost manual cadastre recording only privateownership rights may be appropriate for one country, while a sophisticated and relativelyexpensive fully computerised cadastre recording a wide range of ownership and land userights may be appropriate for another country (FIG, 1996).

The implementation of the LIS will certainly promote support from Land administration Office.This work could be implemented only under the certain conditions of legislation,Institution/organization, technique, financing and cultural influence. They are the most crucialfactors that can enhance or retard its implementation.

As mentioned in previous section 4.3 that the current general problems for Vietnamese Landadministration leads to messy situation in LIS development as well as in generalimplementation. The current chapter we discuss under these conditions that need forimplementation of a LIS based on the proposed models in previous chapter five.

6.2. Implementary conditions

This section discusses the conditions to LIS be implemented in reality in term legal,technical, organizational/institutional, financial and cultural influences aspects.

6.2.1. Legal aspects

In Vietnam, LIS has to develop and operate in a legal framework and within institutionalarrangements, which are undergoing continuous change as they adapt to the demands ofsociety. All these decisions or legal documents need a certain time to fit, to adjust, to matureand to merge with the real situation in practice. On the other side, LIS is a computer system,which is only manipulated smoothly if the procedures and steps of doing a task are clear.This is often not the case and therefore inconsistent practices emerge which take time toevaluate and monitor (Trung and Grant.D, 2005).

- Legal documents to recognize as the official status of the cadastral books and LIS.Some critical success factors with a LIS are that the system should be recognized as theofficial, national information system on land. The legal status of the registration books and


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LIS must be clarified. The system must be used in a uniform way for the whole country. Astrong connection to legislation, where the LIS system is supported when it comes to legalstatus, register contents, methods for maintenance etc. is of great importance. Methods formonitoring the registration process must also be established in order to avoid differences inlegislation and practice.To be legally protected as an effective tool for Land administration, LIS has to form a basefor satisfying demands from the internal and external users as well as demands from society.

Recommendation: Need to propose changes in legislation such as revised land law/acts aswell as provide feed back in the LIS aspect to the legislators. Issue the legal documents tosupport that recognized LIS as the official system. It also needs to be supported bygovernment policies, e.g. copyright laws. Provide and strengthen the legal framework forforming and enforcing land transfer contracts, registration procedures and revenue collectionprocesses, penalties against illegal transactions that make LIS operations efficient andeffective.

6.2.2. Technical aspect

- Flexibility in data structure and design models for LIS.The fieldwork trip results have shown that there are different in cultural, geographical, andsocio-economic conditions in locations Vietnam. In some areas there is a need for the LIS tohandle more information than the LIS is designed for. However, the difference ofgeographical conditions and the impact of diverse land uses will create differentrequirements for the LIS. Vietnam has 64 provinces and usually, each province requiressome special attributions for their LIS. To cope with this situation, the proposal isdevelopment two different versions of LIS, Standard LIS (which serves as a National LIS forstandard and common requirements) and an Extended LIS (which serves for unique locationrequirements) designed to handle additional information.

Recommendation: Establishment of Standard LIS/Extended LIS by flexible approach modelsfor provinces.

- Information and IT strategyAnother important activity is the establishment of an approved information and IT strategywhere will decide on the future types of hardware and software for the information systemsof the MNRE. It is important to concentrate the business on not to many different technicalplatforms. Such a working approach will demand much more of the organization when itcomes to need of training, funds for acquisition, system management, compatibility etc.

Such Information and IT strategy contains information and recommendations on issues suchas:

o Preferred hardware and softwareo Selected methods for communicationo System architecture, local or central system solutionso Methods for access to the informationo Interpretation of laws and regulations for this area, e.g. legal status of the system


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They will have a better possibility to ensure long term direction of the work and to avoidfrequent changes in selection of solutions which often are time consuming and costly.

Recommendation: Establishment of information and IT strategy in the whole processtowards the operational land management system at central and provincial levels based onframework as follows (CPLAR, 1997-2002):

- Security issuesIT-security is the total effect of the protective measures against any kind of disturbances thatare needed when developing, maintaining and operating the information systems.

− Backup routines, to be sure that lost data can be restored in case of an accident.− Documentation of the system.− Authorization checks for users, networks, programs and information.− Admittance protection.

− Fire alarm and equipment to prevent such events.− Security archive, etc.− Service contracts the need for assistance in case of hardware- or software failure.

Recommendation: Security issues for LIS implementation

- Data qualityThe current main problem about data, which need to capture for LIS, is cadastral map andregistration books not up to date after initial land registration. It mean lead to LIS databasehas poor quality and low efficiency operation.

Recommendation: Need up to date of cadastral map and registration books when LISestablishment and implementation.

- Communication Infrastructure and Hard-software facilitiesAs explained in previous chapter 5, the designed LIS is a computer based system. Theeffectiveness of all activities aimed to implement LIS depends very much on hardware,software and human-ware.In currently, there are poor computer facilities at provincial and district levels and thecommunication among central, provincial and district levels via the telephone lines. It verylimits about access speed, reliability and security, etc. Therefore, communicationinfrastructure in data access and dissemination among the levels are urgently required. The

Framework

- Land law- Legislation- Instructions- Etc.

Objectives

- Sub objectives- Goals- Internal guidelines- Etc.

InformationStrategy

- Data capture- Data qualities- Maintenances- Etc.

IT-Strategy

- Hardware/software- CommunicationInfrastructure- IT architecture, Etc


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effectiveness of data access may also depend on technical ability constructed by differentimplements such as Intranet, Internet and data standards.

Recommendation: Need the investment in technical facilities such as servers, workstations,peripherals and assisting equipments, GIS and DBMS software, etc. and establishment acommunication infrastructure among the central office to 64 provincial offices to capture,manage and disseminate data.

6.2.3. Institutional/organizational arrangements

- Human resources at local level to LIS database management, maintenance and updatingLIS has to work with many administrative clients. This institutional arrangement will berefined again and again in the future. LIS, however, should not wait until such perfectarrangements, to start to supply land information to the end user, are in place. Humanresources are limited at the local level. In practice, the national levels require much generalland information, which are obviously only available at provincial, district and communallevels. In short, LIS in Vietnam have to run in a floating environment of inadequateness andchanging institutional arrangements (Trung and Grant.D, 2005).

The success of LIS implementation needs qualified personnel. Therefore, training staffs isindispensable. The component functions of LIS are closely related to the particularprofessional disciplines. In order to avoid inefficiency in training courses, it is recommendedto separate trainees into groups according to their professions or their duties. For those whoare responsible for data capture and data maintenance, special courses of databasemanagement are required.

Recommendation: Human resources development focusing on information management,maintenance and updating aspects by appropriate re-educate, re-train and train on the job.

- Collaboration and Co-ordination activitiesLIS has a key role within land management and covers many different sectors andorganizations. As a consequence of this co-ordination with other closely related activities iscrucial for the success and the operation of the LIS. Especially the co-ordination with thecadastral map area, registration procedures and support in legislation has been stressed asof especial importance.

Collaboration and Co-ordination with cadastral map field:

Within the concept of land information system both non-spatial and spatial data are handled.Thus both type of data serves different purposes and is captured with different methods theinformation is very much related. The use and implementation of the existing Map Standardis important part of this issue.

Collaboration and Co-ordination with registration procedures:

The registration process has one important and fundamental role in the LIS e.g.maintenance of data. The interface between the registration activities and the LIS mustconsequently be subject for further analysis in the future development work.


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Recommendation: Establish a mechanism to ensure institutional collaboration andcoordination to integrate different efforts in order to avoid duplication and to identify andaddress existing gaps, overlaps between information creators. Strengthen the links betweensectors and organizations in cadastral map, land registration and legislation fields.

- Support from GovernmentLIS application into land management needs support from both central and localGovernment. Its implementation as well as in strengthening Land administration of thecountry should be recognized by the Government. Higher awareness in the nationalGovernment about land administration issues, leading to coherent institutional arrangementsat both national and provincial levels.

Recommendation: Need to provide and support from central and local Government forhuman resources, budget, infrastructures, standard and technical guidelines, etc. to LISimplementation.

6.2.4. Financial aspect

- Budged investment to implement, operate and maintain the LISThe experiences from developed countries which LIS are very well established such as theNetherlands, Australia, and Sweden, etc., the LIS implementation is a huge task including:hardware, software, communication network, implementation organization, user trainingactivities, data capture, system operation and maintenance, etc. Therefore it needs requiredbudget investment from Government or other Donors, Funding organizations. The weaknessof the LIS implementation was not enough budget investment to deal with works above.

Recommendation: Need to seek financial resources (internal, external funding) to implementLIS and on other hand try to use existence internal human resources for capture andmaintain data for the system.

6.2.5. Cultural influence

There are main dimensions of culture influence the acceptance of information technology:power distance, uncertainty avoidance, masculinity versus femininity, and individualismversus collectivism.

Recommendation: Need Socio – technical approach for LIS implementation


Development of land administration in Vietnam is regarded by Government as of high priorityin the process of industrialization and modernization of the country. In the meantime, issuesof land related to social justice, food security, environmental protection and political stabilitymust be well solved. The modernization of the Land administration system of Vietnam will bein completed in 2010 (Vo and Palmkvist.G, 2001). The finding problems and solutions for LIS


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implementation that give the good view for the Land administration at central and local levelsare very importance for development the Land administration in next coming year.The implementation of the LIS must be planned for carefully since it is a huge task. Animplementation master plan for the whole of the country dealing with issues like: need ofhardware, installation plan, organization for the implementation, time schedule, user trainingactivities, information activities, data capture, etc. has shown very useful for a successfulintroduction of a LIS. In technical aspect need design the flexible LIS models. On other hand,in social aspect need the supports from the legislation, institutional/organizationalarrangements and seek the internal, external funding and concern of cultural influence also.

This chapter emphasized matters of legal, technical, Institutional/organizational, financial andcultural influence aspects that are considered as the basic conditions for possibleimplementation of LIS in reality. The successes of its implementation depend very much onthese conditions. In fact, even though LIS is still not implemented, but it will be feasibilitywhen the required conditions are fulfilled.


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7. Conclusion and recommendation

7.1. Introduction

This chapter provides the conclusions and recommendations about this research. Nextsection 7.2 presents the notable conclusions that can be drawn from the previous chapters.Then the recommendations for further research are proposed in the section 7.3.

7.2. Conclusions

The research is conducted with the research objectives and questions as defined in thechapter 1. The conclusions are then derived from the results of field visits, analysis,modeling and model validating, and discussions to find the answers to those questions.

1. Analyze the current situation of the Vietnamese land administration, existing LISprototypes and implementation

The results of the fieldwork trips in Vietnam and other literature studies indicates that thelegislative issue and technical issues and conditions for LIS prototype are essential factorswhy LIS prototypes are not implemented.

Good practices that were derived from the success of land administration organizations inSweden and the Netherlands that underwent changes provide excellent examples foradoption of new methods and strategies in Land administration.

2. Determine the user requirements and standards of the LIS

The research has analyzed user requirements for LIS based on the collected results byinterviews, workshop during the fieldtrip. The goals and characteristics desirable for LIS, theproblems of current system impact to LIS, the demands from legal, internal, external andinformation aspects, and standards for LIS have been well presented in the workshop. Thestandards for LIS are considered as important elements and should be presented for thesystem to satisfy the purpose of land management, the quick supply of the land informationto the land users and external organizations.

3. Develop a conceptual model for the LIS and validate the model.

The conceptual model for LIS in Vietnam is based on the results of current situation analysis(that existing LIS prototypes do not satisfy the needs) and new user requirements. Thisresearch takes an approach of system modeling, where organizational, functional/processand data models are key elements in system development using Object-Oriented technology


92

with UML language. The organizational, functional, process and data models of aVietnamese LIS have been designed. A part of data model has been validated by theconstraints in USE tool, and the results show that process behaviors of transfer land useright for the whole parcel can be tested for the correct specification of LIS. Similar approachcan be utilized for other LIS processes.

- Alternative 1 of Organizational model for Vietnam LIS is proposed. Main database atprovince level is proposed and provincial office is responsible for updating and managingland information within their area. Central office can access information through widearea network. Data copy on paper or disk, tape is sent to district, commune levels foruse.

- Functional and Process models are designed at different levels to fulfil requirements ofland management and land users, and stakeholders. They include the mainfunctions/processes: data capture, data updating, data statistics, productions printing,land information dissemination.

- Data model is developed based on core cadastral domain model with three core classesParcel (Objects), Land user (Subjects) via Rights. It is subdivided in a number of classesthat adapt to the Vietnamese situation.

4. Determine the conditions for the LIS implementation in reality.

Based on the issues for conditions for LIS prototypes, SWOT analysis, problem analysis forcurrent Vietnamese Land administration and other requirements, the research havediscussed the conditions for with strong emphasis on legal and technical aspects. Due to thescope of this research only some issues related to Institutional/organizational, financial andcultural are dealt.

The following issues seem relevant for success of implementation:

- Recognise LIS as the official system through legal provision- Establish LIS by flexible approach models for the provinces- Human resources development- Establish a mechanism to ensure institutional collaboration and coordination and

guidelines from central office- Establishment of information and IT strategy and security issues- Ensure maintenance of Cadastral data and registration books according to proposed

system model.- Need investment in technical facilities and establishment a communication infrastructure

among the central office to 64 provincial offices.- Need to seek financial resources to implement LIS


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7.3. Recommendation for further research

Because of time limited, this research focused only on analysis of current situation for a LISbased on legal and technical aspects. It only highlights the needs ofinstitutional/organizational, financial, and cultural influence aspects for consideration.Therefore, the recommendations for further research are proposed:

1. Reengineering of a LIS with a strong focus on Institutional/organizational, financialand cultural influence aspects.

2. Evaluation of the FIG core cadastral model by applying it to LIS of Asian developingcountries. How does it contribution to the FIG core cadastral model?

3. Applying the USE tool to interactively validate the ‘complete’ LIS model using theconstraints and (pre and post) conditions.

4. Role and development of SDI in Vietnam to improve data sharing and extracting inthe Land administration domain.


95

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Appendices

Appendix A.1: Some activities of Fieldwork

A.1.1. Methods of data collection

(Adapted from Kumar, 2005)

A.1.2. Time and location for fieldwork

Fieldwork activities were carried out in Vietnam 4 weeks (21st September - 18th October,2005).Visit at central level-MoNRE:

− Department of Land Registration and Statistics (DoLRS)− Department of Lands (DoL)

− Information Centre of Natural Resources and Environment (CIREN)− Department of International Cooperation (DoIC)− SEMLA project office (SEMLA)

Visit at local level:− Department of Nature resources and Environment of Phu Tho province

(DoNRE Phu Tho)

− Department of Nature resources and Environment of Thai Nguyen province(DoNRE Thai Nguyen)

− Bureau of Natural Resources and Environment of Thai Nguyen City (BoNREThai Nguyen).

RE

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RIN

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99

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100

A.1

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101

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102

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103

A.1.4. Facility at Central level - CIREN (MonRE)

Network model at CIREN (MoNRE)

A cross-section of serverroom at CIREN (MoNRE)


104

A.1.5. Facility at provincial level - Provincial CIREN

Server room atprovincial CIREN

(Phu Tho Province)

Data capture and processing roomat provincial CIREN

(Thai Nguyen province)


105

A.1.6. Facility at District level - BoNRE

Equipments use toprint LTCs at

Thai Nguyen BoNRE

Thai Nguyen BoNRE officeand as documents archives

room


106

A.1.7. Land Tenure Certificate (LTC)

Front page and page 4

Content of page 2and page 3


107

Appendix A.2. Standards for Functional/Process model for LIS

A.2.1.1. Functions/processes for non-spatial data

Data capture functions/processes

1. Input data from keyboard- Input data about land users- Input data about land parcels- Input data about land use right

2. Data converting for existing resources- Data converting from CADBD database – the software issued by GDLA for initialcadastral record establishment.- Data converting from other resources (Foxpro, MS. Access, etc.)

3. Data validation- Validate the data such as duplicate the land user, land parcel, logic conditions,etc.

Data updating (changes land registration) functions /processes

The data updating functions must satisfy the land changes cases as stipulated in currentland law such as:

1. Changes land use purpose, type of land cover, land use term2. Registration for divided, rename of land user3. Exchange land use right4. Transfer land use right5. Inherit land use right6. Mortgage land use right, provide guarantee7. Make capital contribution with land use right8. Lease9. Sublease10. Land change cause by disaster11. Lost LTC registration12. Exchange LTC registration13. Change of information about land user, land parcel

All cases which are mentioned above can do together change of parcel shape such asparcel subdivided, parcel merge, etc.

Data inquiry, searching

1. Inquiry for land user2. Inquiry for land parcel3. Inquiry for LTC number4. Other inquiry that is created by customer5. Inquiry history of parcels


108

Establish and print the land statistics reports, LTC, books

1. Create and print the reports for land statistics in administrative unit2. Create and print the books such as cadastral book, list of parcels book,and recording of changes book3. Create and print LTCs4. Create and print the reports which follow customer requirements

A.2.1.2. Functions/processes for spatial data

Map data capture functions

- Data converting from FAMIS format – the software issued by GDLA for productionof cadastral map.- Data converting from Microstation format (DGN file)- Data converting from other resources such as MapInfo, AutoCad, etc.- Tools for map editor and modify

Change of parcel shape

- Parcel subdivision- Parcel merge- Change of parcel shape

Searching, visualisation and editor the cadastral map

- Present the spatial and non-spatial information for each land parcel- Searching and display for land parcel by parcel number, land user, etc.- Present cadastral map- Create cadastral map frame- On/off the levels of cadastral map- Export the map sheet to separation file (DGN-MicroStation)- Print the cadastral map

Map database analysis

- Create and visualization thematic map based on land use purpose, type of landcover

- Provide tools for data analysis based on cadastral map and land use planning- Overlay to other map to analysis

A.2.1.3. Utility functions

List system functions

− List of administrative unit including provincial, district, commune levels− List of place name under commune level such as hamlet, countryside, etc.− List of type of land cover− List of type of land user

− List of map sheet number


109

Data exchange function

For the LIS at provincial level:− Import the changing information files which receive from district level to data

updating− Extract the LIS data for each district by fixed period

For the LIS at district level:− Receive the changing data from provincial authority− Create and send the changing data to provincial database− Receive the new data set which extract from provincial database

Function for Update and maintenance data

− This function is used to up to date for data set which not single change. Thischange is often impact to some data by a regulation such as change of borderadministrative, change of name of administrative unit, change of named ofcadastral map sheet, etc. There fore, it operations as if utility of system bybatch.

The system functions/processes and utility

− Check user name when log on system− Authority for group users

− Data backup− Help for users


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Appendix A.3. Component of classes in basic data model

A.3.1. Class diagram for Land Parcel component

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A.3.2. Class diagram for Land user component

Domestic Organization

Foreign organization with diplomatic functions

Foreign Company

Individual Household

-AddressCode : string-HouseNumber : string-StreetnameOrVillage : string-Commune : string-District : string-Province : string-Country : string

Address

Foreign individualOversea Vietnamese

Religious establishment

Population commmunity

-LandUserID : int-FullName : string-UserSex : float-YearOfBirth : int-CivilNumber : int-DateOfIssue : DATE-PlaceOfIssue : DATE-Nationality : string-WifeOrHusband : string-TypeOfLandUserCode : int

NaturalPerson -LandUserID : int-OrganizationName : string-DicisionNumber : string-PlaceOfIssue : string-DateOfEstablishment : DATE-TypeOfLandUserCode : int

NonNaturalPerson

1...* 1-LandUserID : int-HouseNumber : string-AddressCode : string-TypeOfLandUserCode

Land User

-TypeOfLandUserCode : int-TypeOfLandUserText : string

TypeOfLandUser 1 1...*


111

A.3.3. Class diagram for RightOrRestriction component

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