The applicant applied for land allocation under the Land Reform Programme and was allocated Plot 1, Makumbi Farm in Mazoe District in 2007, measuring 6 hectares. He was issued a certificate of occupation in 2010 but no offer letter. The same plot had previously been allocated to the second respondent in 2000, confirmed by an offer letter dated 1 September 2004. In 2006, the second respondent and his wife relocated to Mvurwi for medical treatment due to illness. When they returned in 2007, they found the applicant occupying their plot. The second respondent's offer letter had never been revoked. After hearing submissions, the first respondent withdrew the applicant's offer letter on 4 September 2014. The applicant challenged this withdrawal, arguing he was not given a fair hearing before the decision was made.
The application was dismissed.
An offer letter issued in respect of land already allocated to another person whose offer letter has not been formally withdrawn is null and void ab initio. The power to withdraw or cancel an offer of land must be exercised lawfully and procedurally, which includes giving due notice to the holder and an opportunity to make representations. Where an administrative authority invites representations and considers them before making a final decision, the principles of natural justice and the audi alteram partem rule are satisfied, even if the decision remains adverse to the affected party. The holder of an offer letter, permit or land settlement lease has a clear right, derived from statute, to take occupation of acquired land allocated to them.
The court observed that the first respondent had made a blunder by offering the same plot to the applicant without first cancelling the offer letter given to the second respondent. The court also noted as peculiar the fact that, contrary to the applicant's averments, the second respondent's offer letter was never withdrawn, with no formal communication (written or oral) made to the second respondent about any withdrawal. The court cited with approval the principles enunciated in Cleophas Paridzira v Ministry of Lands regarding procedural fairness requiring adequate notice and reasonable opportunity to make representations before adverse administrative action.
This case is significant in Zimbabwean land reform jurisprudence as it clarifies the legal position regarding double allocation of land under the Land Reform Programme. It establishes that where a valid offer letter exists and has not been formally withdrawn, any subsequent allocation of the same land is void from the outset. The case also addresses the procedural requirements for withdrawal of offer letters and the application of natural justice principles in administrative decisions concerning land allocation. It reinforces that the holder of an offer letter has a statutory right to occupy allocated land, and that administrative authorities must follow proper procedures when withdrawing such rights.