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Gen. William Bainomugisha and other officers look on the development going on in Kaazi in July
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By Our Reporter
The Acting Commissioner of Land Registration, Baker Mugaino, has canceled all subdivisions, certificates of title, and subleases created on the scouts' land at Kaazi, Wakiso District, citing procedural errors in their creation. The land, located in LRV 1693 Folio 5, Kyadondo Block 273 Plot 5, had been improperly subdivided into Plots 25038 to 25044. In a decision dated August 12, 2024, Mugaino ruled that the Uganda Land Commission (ULC) had mistakenly granted consent for transactions on the land, as it was not the legitimate lessor. This rendered all dealings on the land illegal.
"By the powers conferred upon me under Section 88 of the Land Act, the office hereby orders the cancellation of all subdivisions on Block 273 Plot 5 and the reinstatement of Kyadondo Block 273 Plot 5 at Kaazi," Mugaino stated.
Pro. Badru Kateregga listening to local investor Omar Nasolo Sekamatte who owns part of the scouts land. In middle is Gen. William Bainomugisha the military police boss in July
Section 88 of the Land Act grants the registrar authority to take necessary actions, such as altering or canceling titles, without referring matters to court, ensuring compliance with the law. The canceled certificates of title include plots 25038 to 25044 and their respective subleases, as well as LRV 1220 Folio Plot 6, LRV 1127 Folio 17 Plot 428, and LRV WAK2106 Folio 3 Plot 16.
The cancellation followed a complaint from the Kabaka of Buganda, who argued that the Uganda Scouts Association and ULC had erroneously dealt with the land by creating subleases without his consent, as he holds the mailo reversionary interest.
This decision impacts Serena Heights Kaazi Ventures and Sky and Lakes Limited, which had acquired subleases on the land. Mugaino cited the 1989 Supreme Court case of Francis Butagira vs. Deborah Namukasa, which held that actions taken without required consent in lease agreements are grounds for voiding the agreement.
“Consent from the lessor was mandatory before subdividing and subleasing Kyadondo Block 273 Plot 5 at Kaazi. The subleases granted to Serena Heights Kaazi Ventures and Sky and Lakes Limited were issued in error and are liable for cancellation,” Mugaino emphasized.
A certificate of incorporation dated February 8, 2022, lists Innocent Kibira Muculezi, Pedson Twesigomwe, Ronald Turihohabwe, and Patrick Katabaazi Kiconco as shareholders of Serena Heights Kaazi Ventures, while Barigye Kiremire, Jane Barigye, Ambrose Mutapuhuru, and Florence Abaaho are the directors of Sky and Lakes Limited. On February 16, 2022, the Uganda Scouts Association subleased Plot 25039 (2.026 hectares) to Serena Heights Kaazi Ventures for 49 years, and on August 9, 2021, Plot 25040 (0.812 hectares) was subleased to Sky and Lakes Limited.
The sublease documents were signed by members of the Scouts' leadership, witnessed by officials from the National Scouts' Board, except Lucy Nakyobe, who was listed but did not sign. Notable signatories included trustees Bishop Nelson Onono Ogweng, Patrick Barugahare Mujuni, and Dr. John Mugisha.
Mugaino recommended that Buganda Kingdom establish a mechanism to address land grievances within the royal lineage, urging an amicable resolution between the scouts and the beneficiaries of Sir Daudi Chwa II’s estate.
Buganda’s Attorney General, Christopher Bwanika, welcomed the ruling, emphasizing the Kabaka’s long-standing support for the scouts but noting that the illegal creation of titles on the land violated the law. He commended the cancellation of titles that had been issued without the Kingdom's knowledge.
The Uganda Scouts Association, the estate beneficiaries, Serena Heights Kaazi Ventures, and Sky and Lakes Limited were unavailable for comment, and it remains unclear whether they will appeal to the High Court.
Omar Sekamatte's hotel building under construction in Kaazi
Background: Kaazi Land and the Scouts
The 120-acre Kaazi land, located 12km from Entebbe Road on the shores of Lake Victoria, has served as a national scouts' camping site since 1948 when it was granted to them by Sir Edward Muteesa II. The Uganda Scouts Association secured a 49-year lease from Muteesa, which was later managed by the ULC after the 1966 Buganda Crisis.
In 1988, ULC renewed the lease for 99 years, but in 1993, the land was returned to Buganda Kingdom through the Traditional Rulers (Restitution) of Assets and Property Act. Sir Daudi Chwa II’s estate administrators claimed ownership, leading to a 2017 lawsuit, which was dismissed in 2020.
Kaazi remains an important conservation area, and during a 2022 national scouts' camp, President Museveni pledged to partner with the scouting movement to promote environmental conservation.
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