Rwanda Housing Authority (RHA) has taken over the approval process for conditional construction permits also known as Conditional Land Use Permits (CLUP), The New Times has learnt.

Previously, these permits were issued and approved by District One Stop Centres (OSCs) at the same time.

The ministry of infrastructure temporarily suspended the issuance of conditional land use permits in July 2025 due to reported malpractices, as part of efforts to strengthen the land use planning and development permitting system.

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Some residential areas were reportedly being converted into zones for bars and liquor stores, hotels, commercial buildings and other developments that deviated from the objectives of the master plan.

To address these concerns, the ministry said it was necessary to establish a comprehensive framework to ensure the responsible issuance of conditional land use and overlay permits in strict compliance with the law

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"Under the enhanced framework, applications continue to be processed through the District and City of Kigali One Stop Centres (OSCs). However, Conditional Land Use Permits are issued only after the OSC obtains a No Objection from the Rwanda Housing Authority,” information obtained by The New Times from the Ministry of Infrastructure states.

The new framework means that District One Stop Centres can only issue Conditional Land Use Permit (CLUP) after the Rwanda Housing Authority has officially approved the application or confirmed that it has no concerns.

A conditional construction permit also known as conditional land use permit is issued by a local authority to allow a landowner or developer to use land for a purpose that is not automatically permitted under zoning regulations but may be allowed under specific conditions.

For example, small-scale commercial developments may be allowed in residential areas to provide convenience for daily shopping needs, according to the 2022 National Land Authority (NLA) land use zoning regulations.

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Similarly, civic facilities such as schools, day care centres and religious facilities may be permitted in residential zones if they meet requirements related to parking, noise control and other planning standards.

Such uses may be approved "conditionally” following assessment by the City of Kigali and District One Stop Centres.

Conditional use permits review team

In addition, MININFRA officials say "conditional use permits review team” had been established to provide centralised technical reviews, ensuring uniform application of planning standards, coordinated decision-making and greater transparency throughout the process.

Following extensive consultations among relevant stakeholders, the suspension of conditional land use permits was lifted after MININFRA and the Rwanda Housing Authority introduced "an interim coordination mechanism” to support a more harmonised and efficient permitting process.

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"The measure provided an opportunity to enhance coordination among key institutions, reinforce the permit review process, and ensure greater consistency in the implementation of planning and zoning regulations,” part of the statement reads.

The Ministry of Infrastructure said the improvements have strengthened institutional collaboration and technical oversight, ensuring that conditional land use permits are processed efficiently, consistently and in full alignment with approved master plans and zoning regulations.

"The enhanced framework supports orderly urban development while providing greater clarity and predictability for developers, investors and the public.”

What users say about conditional land use permit system

Civil engineer Pascal Deo Munezero welcomed the new framework for conditional land use permits but expressed concern that the new process could create delays in approving permits after the Rwanda Housing Authority took over the approval role.

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"The new approval process is helpful because some people could obtain conditional land use permits to establish a school or a business in a neighbourhood, for instance, but end up constructing something different. Previously, it was easier to mislead District One Stop Centres,” he said.

"With the new framework, the Housing Authority will monitor permits through a database and track changes in land use. However, it requires additional personnel. Otherwise, we could experience more backlogs due to delays while waiting for final approvals from the Rwanda Housing Authority,” he added.

Munezero stressed that the new framework would be more effective if properly implemented.

"The RHA should ensure that the construction permit system is not overwhelmed,” he said.

By press time, the Rwanda Housing Authority had not yet provided a checklist used in the approval process for conditional land use permits or explained how it plans to fast-track approvals to prevent backlogs.

Difference between conditional construction permits and land use change authorization

While conditional construction permits are approved by Rwanda Housing Authority, land use change permits are approved by National Land Authority (NLA).

The two are confused by some.

Alexis Rutagengwa, Head of the Land Use Management and Mapping Department at NLA, explained that conditional construction permit authorizes a conditional use without changing the zoning (how land in a particular area can be used according to master plan) using building permit system.

It means it allows a landowner or developer to use land for a purpose that is not automatically permitted under the existing zoning but does not changing the zoning.

On the other hand "Land Use Change Authorisation” changes the zoning or planned land use in the approved master plan; processed by the National Land Authority under the 2022 ministerial order.

It amends the approved land use plan, thereby allowing development that would otherwise not be permitted under the existing zoning.

Requirements for a Land Use Change (Rezoning) authorisation for a strategic investment or public interest project, an applicant must provide an application letter describing the land, current use, and proposed use.

It should also include a non-objection letter from the District or the City of Kigali confirming the project is of strategic or public interest and aligns with local development plans, an approved business or project study, an Environmental Impact Assessment (EIA) certificate from the Rwanda Development Board (RDB), an investment certificate from RDB, and building and infrastructure designs.