Boidus Focus - Vol 1, Issue 4 [Nov 2011]

O I D U S F O C U S

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01.1

1.20

11 COMMENTS >11

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BUILDINGS >06

07

CBD's Power Play: Investment For The Wealthy Magnets Of The CityRail Park Mall Officially Opened

EDITORIALS >04

05

Indigenous Nurseries Give Mokolodi Women A PlatformPublic Procurement & Asset Disposal Board (PPADB) Unsustainable

NEWS >02

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Phakalane Hotel Resort Wins World Travel AwardCape Town Awarded World Design Capital 2014

by Boidus Admin / Images © PMA [Paul Munnick Architects]

CBD's Power Play!

Where Is The Next Big Place To Invest In Land/Property?by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect

>>> CONTINUED PAGE 14


According to a wealth report (The Wealth Report 2011 Knightfrank.com | Citiprivatebank.com) by property giants Knight Frank Global, property remains the most favoured type of investment for the wealthy, way ahead of gold, bonds and hedge funds. Direct invest-

ment into residential and commercial real estate is the most favoured option, while office and retail space is the most popular commercial property choice.

In Botswana’s lucrative property mar-

iTowers: High Order Of De-sign Is Finally Here In CBD

The iTowers, a 21 storey develop-ment at the heart of Gaborone’s Cen-tral Business District is slowly taking shape and Boidus took time to talk to its visionary designer, Paul Munnik, Managing Director and founder of Paul Munnik Architects. The hugely in-fluential designer has had a hand on a number of projects ranging from com-mercial, hotel and lodge developments throughout the country. Not only does Mr Munnik design his ideas for clients but he also lives in one of them, as he excitedly told us about his off-the-grid house in the leafy fields of Mokolodi. The iTowers is developed by Manhar Mooney of City Skapes and Tredinnick. The first tower which is currently on site was developed and sold off plan.


In the just announced half year eco-nomic results by the CSO, the economy grew a good 9.6% with the construction sector contributing 28.3% to this. This was despite the recent freeze in new developments by the countries biggest

developer, Botswana Government. This could very well be attributed to the coming-to-maturity of the private sec-tor’s role in the CI in Botswana. Most of which is the revenue injected into the

The tower will allow users to fit out and access quality prime space in CBD with-out high costs. The building employs energy efficiency such as double glaz-ing, shading strategies and brown wa-

ter recycling, making it also an energy efficient office block. When complete, the building will also have corporate office space, high end penthouses and studio apartments.

According to a promotion of the build-ing from iTowers:• The project is intended to enable

individual businesses to purchase their own piece of the action in a building of the highest quality in the most prime location in the heart of the capital.

• Sectional title ownership, which will afford small businesses the opportunity to own their own in-vestment in the CBD.

• Purchasers will be given the choice of buying an empty shell and furnishing it as a standard outfit or the more exclusive de-signer outfit.

• Ground floors will accommodate 1500sqm of retail outlets, com-

by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect

Interview with Thato Motlhaping, University of BotswanaProperty Financing: Leon van Moerkerken, Stanbic Bank

Gulaam Husain Abdoola Seyed Abolfazl Jamali Manhar Mooney

Gaborone City Development Plan (1997-2021) / Revised Plan, Oct. 2009

Registered at GPO as a Newspaper

BOIDUS FOCUSTuesday 01 November, 2011

Local NewsPage 2

PPC Acquires 3 Quarries in Botswanaby Boidus Admin / Press Release from PPC

Phakalane Hotel Resort Wins World Travel Awardby Esther Amogelang / Images © Phakalane Resort

“To correct wrong, you first should acknowledge it”. These sentiments were said by Honourable Minister of Infrastructure, Science and Technol-ogy, Johnie Swartz when opening the Construction Pitso Programme at Gaborone International Convention Centre (G.I.C.C) recently.

The event which was graced by many from the construction industry in partnership with representatives from Ministry of Transport and Commu-nication, Local Governments, Mineral Energy and Water Resources and Lands and Housing was held to bring all stakeholders from the construc-tion industry together to try and discuss issues affecting them.

Hon Swartz said the idea came two years ago with the main reason of coming closely with different stakeholders to discuss challenges in the construction industry. Swartz admitted that his ministry has been faced with a lot of problems especially in the construction industry. He men-tioned poor workmanship, poor project planning and use of complete designs among others which he said is caused mainly by poor supervision of projects. He cited Sir Seretse Khama International Airport (SSKA) as a clear example of failure of consultants to interrogate the designs which then result in cost escalations. The project, he clarrified, was tendered at P433 million when started and is now expected to finish at a total cost of P520 million.

He also added that due to poor project planning, Good Hope Senior Sec-ondary School which was completed at P340 million has a poor water drainage system which remains a concern.

Among many government projects which has seen funds going into waste at the name of Infrastructure is the Hukuntsi- Kang road which until to-day is still under construction, which the minister referred to as the most expensive ever built road awarded at a cost of P536 million.

Swartz said that all these problems according to the public arise because of corruption in the construction industry.

Also, the minister warned those who might be involved in the corruption acts that the hands of the law should soon catch up with them, firmly and fairly. He urged everyone to cooperate by reporting those they suspect to be involved in corruption.

He said his ministry’s expectations are for the project to be utilized in or-der to reduce corruption which is a major concern in the industry. Some of the measures he indicated which his Ministry is currently implementing are quality audit team, document audit team as well as end of activity report.

For his part Boccim Representee, Mr.J.Mokgosi praised the Infrastructure ministry for hosting the first ever Pitso saying when focusing on long-term goals when dealing with issue in the construction industry it will create meaningful projects and also facilitate the acts in an effort to better the delivery of projects.

He, however, admitted that corruption does exist and suggest that all stakeholders should come together as one to trace what has gone wrong.He further identified temptations, pressure of business, competition out there and partners among construction industry as the main reasons of acts of corruption.

“Pitso” To Tackle Corruption by Esther Amogelang

As part of its southern Africa expan-sion strategy, Pretoria Portland Cement (PPC) has acquired three aggregate quarries from Quarries of Botswana.

The 50 million Pula (US$6.8 million) ac-quisition is part of the cement giant’s expanding footprint and will make PPC’s Aggregates division the largest aggre-gate producer in Botswana.

New quarries in Gaborone, Francistown and Selebi-Phikwe, will expand PPC’s existing portfolio in Botswana to meet the local market demand for aggre-gates, which is a complimentary prod-

PITSO NEWS & ISSUES

uct to cement.

“Various alternatives were considered to increase PPC’s aggregates presence in Botswana. Both Gaborone and Fran-cistown are forecast to be major growth nodes in Botswana and this was an ob-vious choice to develop our aggregates business further. Acquiring the assets of an existing business made more sense than embarking on a green fields expan-sion” says PPC’s executive for the Aggre-gates division, Riaan Redelinghuys.

The investment will see PPC’s Aggre-gates division increase its total capacity

from 3 million to about 4 million tons per annum and gain approximately 100 employees.

PPC CEO, Paul Stuiver said “We recently communicated to our investors that we are pursuing expansion opportunities in other parts of Africa, however this ac-quisition shows we are still considering any good opportunities to expand our local business.”

PPC will release its annual results for the twelve months ending 30 September 2011 on 8 November 2011. The com-pany is currently in a closed period.

Phakalane Hotel Resort has recently won an 18th World Travel Award after being voted together with other indus-try professionals in Egypt.

According to General Manager of Phaka-lane Gavin Hatherley, the criteria used for this year award was based on getting feedback from the clients. Most of the votes were done by foreigners who have had good experiences with the Hotel es-pecially South Africans and Europeans through their travel agencies.

Hatherley described the award as the most “prestigious” honor in the global travel and tourism industry that a com-pany can ever receive.

The event which was attended by many, among others CEO’s of travel companies, tourist’s board chiefs and government ministries was held at Egypt Hall, at Soho Square in Sharm el Sheikh, Egypt.

Hatherley stated that Gaborone Sun, Grand Palm Hotel Casino Resort and Walmont Hotel were nominated along-side Phakalane for Botswana’s best leading hotel.

When asked what are the challenges they are facing on their daily basis as a hotel, Hatherley emphasized more on poor service. He said he had experienced the same problem everywhere in Bo-tswana were people are forced to serve.“Their job is to serve, they are paid for it but you will see them being pushed to do what they are paid for,” he said.

He said unless people understand work ethics then poor service will always be a problem everywhere.

With the introduction of Holiday Inn at

Gaborone CBD, one will expect compe-tition but Hatherley disagrees with that, saying they are two different things, they (Phakalane) are more of a golf re-sort which makes them unique while Holiday Inn is more of a hotel.

He also said they are having a good advantage of attracting more tourists as they are close to the airport where tourists land, near to the bush with nice views and also convenient.

Phakalane Hotel Resort is contributing to the built environment in a number of ways, because of their golf which makes it a good development as it create jobs for a lot of people and boosts the econ-omy through its hotel.

Hatherley hopes his company will con-tinue to win in future as they had in 2004 won Botswana‘s leading golf re-sort and in 2005 and 2010 won that of Botswana’s leading resort.

Hatherley who hails from South Africa has been in the industry for 20 years and with his passion for tourism and as the General Manager of Phakalane he sees his company continuing to shine even in future.

Johnie Swartz, Minister of Infrastructure, Science and Technology


Regional / International NewsPage 3

RIBA Awards 2011: Lubetkin Prize, Royal Gold Medal, Stephen Lawrence Prize

Cape Town Awarded World Design Capital 2014

by Boidus Admin, Images and Text © RIBA [www.architecture.com] by Boidus Admin / Press Release © WDC2014 [www.capetown2014.co.za]

The RIBA Stephen Lawrence Prize is funded by the Marco Goldschmied Foundation, and was set up in memory of the teenager who was setting out on the road to becoming an architect when he was murdered in 1993. The prize, which rewards the best exam-ples of projects that have a construc-

Stephen Lawrence Prize 2011: St. Patrick's School Music and Library Room,by Coffey Architects

tion budget of less than £1 million, is intended to encourage fresh talent working with smaller budgets.

St. Patrick’s School Library and Music Room in London has won the RIBA's 2011 Stephen Lawrence Prize.

'Less is More' would seem to sum up this tiny yet delightful and ingenious school extension providing a library, music room and store room. The build-ing has a simplicity that comes from a straightforward plan and the prevailing expression of just two self-finish mate-rials.

The space is lined on three sides by bookshelves at ground level and the storage display of musical instruments on the first floor mezzanine. The cen-tral volume created by this arrange-ment is open and flexible to allow for both musical practise/performance and also as a group reading area - in fact whatever the school requires.

However, this simple arrangement is literally given a third dimension by the openable glass wall which, with a free-standing external canopy, creates an informal proscenium for play.

Given in recognition of a lifetime's work, the Royal Gold Medal is ap-proved personally by Her Majesty the Queen and is awarded annually to a person or group of people whose in-fluence on architecture has had a truly international effect.

The award is for a body of work, rather than for one building or for an architect who is currently fashionable. Previous winners include Le Corbusier (1953),

Royal Gold Medal 2011: Sir David Chpperfield CBE

Frank Gehry (2000), Archigram (2002), Frei Otto (2005), Toyo Ito (2006), Her-zog and de Meuron (2007), Edward (Ted) Cullinan (2008), Alvaro Siza (2009), I. M. Pei (2010) and Sir David Chipperfiled (2011).

The internationally-acclaimed British architect Sir David Chipperfield CBE is the RIBA's 2011 Royal Gold Medallist.

David Chipperfield’s practice has won

over 50 national and international competitions and many international awards and citations for design excel-lence, including the RIBA Stirling Prize 2007 for the Museum of Modern Lit-erature, Marbach am Neckar in Ger-many. His practice’s Neues Museum project in Berlin, in partnership with Julian Harrap, was shortlisted for the 2010 RIBA Stirling Prize.

The Lubetkin Prize is named in honour of the Georgia-born architect, who worked in Paris before coming to Lon-don in the 1930s to establish the influ-ential Tecton Group. To enter, the architect must either be an RIBA member based in the UK build-ing outside the EU, or an RIBA member based outside the UK building within or outside the EU. It is awarded to the most outstanding building and is cho-sen from winners of RIBA International

Lubetkin Prize 2011: The Met, Bangkok, Thailand, by WOHA

Awards following visits by a jury of ar-chitects and a lay judge.

The Met in Bangkok, Thailand by WOHA has won the prestigious RIBA Lubetkin Prize for the most outstand-ing work of international architecture by a member of the RIBA.

A residential skyscraper incorporating outdoor spaces, balconies and gardens, The Met is a sixty-six storey perforate tower which uses the power of nature

to cool the apartments. Wind speeds at that height are considerable, so by punching holes through the building and drawing air up vertical voids in the structure, the architects have been able to introduce natural ventilation to flats at all levels. Some of these floors are kept open to provide communal spaces, which include a garden, a gym, a 50 metre swimming pool and other leisure facilities, such as barbecue and seating areas.

26 OCTOBER 2011Capetonians today celebrated their city being named World Design Capital for the year 2014 at the International De-sign Alliance (IDA) Congress in Taipei, ahead of fellow short-listed cities, Dub-lin and Bilbao. News that Cape Town won the sought-after accolade came just after 06h00.

The Taipei announcement and the ac-ceptance speech by Cape Town Ex-ecutive Mayor Patricia de Lille were streamed live over the internet at a gathering hosted by the Cape Town Design Network (CTDN) at The Field Office in The Fringe. Members of the City of Cape Town’s Mayoral Commit-tee and Cape Town World Design Capi-tal Bid Committee were present. Many had also attended the CTDN’s pre-an-nouncement party the previous night at The Assembly, one of Cape Town’s lead-ing live music venues.

In Cape Town, acting Executive Mayor Ian Neilson announced the news at a Council meeting. “This is great news for our entire city and especially for our design community whose work earned us the title. We are celebrating design in its broadest sense from construction, engineering and process solutions for human needs to that which is visually and functionally useful and beautiful. In 2014 we will be celebrating 20 years of democracy – and now, through a full

year of design-led events, we will be cel-ebrating the role that design has played in taking a divided city and transforming it into a more integrated one. Design holds the key to addressing the issues of growing urbanisation. Design will help us to make a great city event greater.”

As the World Design Capital for 2014, the City of Cape Town will now be re-quired to pay a licensing fee of 160 000 Euros to Icsid (the International Council for Societies of Industrial Design) over two years, for the use of the title. Pri-vate sector sponsorship will be sought to promote the title and the city’s year-long programme of events.

Guy Lundy, CEO of Accelerate Cape Town and Bid Committee member said: “To be economically competitive Cape Town must promote its people assets, ideas, skills, and solutions for a more liveable city, to the world – against a backdrop of great natural beauty. We anticipate strong private sector inter-est in partnering with the World Design Capital 2014 project in the form of spon-sorships. The title offers a full year of exposure in 2014, plus two years of pre-publicity in the run-up to the designated year. This makes it a very attractive op-portunity for brands wanting to align themselves with design and creativity.”

To read more visit: www.capetown2014.co.za


EditorialsPage 4

Indigenous Nurseries Give Mokolodi Wom-en a Platform /by Esther Amogelang / Images © Mokolodi Indigenous Nurseries

With the aim of empowering Mokolodi women and surrounding areas and as-sisting them to break the cycle of pover-ty and illiteracy the idea for this project came in 2005 through the propagation and supply of indigenous, drought re-sistant plants and trees. These species range from local stock and seeds. Mo-kolodi Indigenous Nurseries plants in-clude among other things varieties of hardy succulent ground covers, grass-es, herbaceous and succulent shrubs, Aloe and trees all selected in order to thrive harsh conditions.

This initiative gives women a platform to learn and show their skills, create jobs for them as well as support envi-ronmental conservation.

Mokolodi Indigenous Nurseries Project Coordinator, Karin Duthie said some of the challenges they are facing is slow response/trend to catch up in Botswa-na in spite of Indigenous plants being globally used. She however said utiliz-ing indigenous plants conserves water as they can handle high temperature and low rainfall.

She said although the knowledge of indigenous plants is growing they con-tinue to have limited support from gov-ernment and other institutions.

Duthie said as part of their social cor-porate responsibility, their custom-ers are predominantly individuals and smaller businesses who appreciate the opportunity to support less fortunate people and contribute to the conserva-tion of water and the overall sustain-ability of the planet.

Some of the places were this tree

plants initiative have been used in the past include FNB, British Council, Bo-tswana College of Agriculture, Gabo-rone Sun International, Phakalane Es-tates, Westwood International School, Mokolodi Nature Reserve, Fairgrounds International Finance Park and Stocker Fleetwood. They also supply some of the plants and trees to several profes-sional landscaping companies.

Duthie also added that most of their plants are adapted to climatic condi-tions for example succulents can store water to cope with high temperatures, groundcovers on the other hand keeps the soil cool. Aloes and indigenous fruit trees attract birds, Climbers cre-ate shade and cool buildings, trees create shade, prevent soil erosion, pro-vide shelter, for birds and help prevent global warming.

When asked about the benefits of these plants when using them, Duthie said they reduce water usage as they are summer rainfall dependant and

cope well with dry winters. They have low maintenance, easy care, attract birds, bees and butterflies are 100% organic, essential for fruit trees, herbs and vegetable seedlings, aged kraal manure used in our soil mix – an ex-cellent natural fertilizer long flowering periods and a variety flowering times during the year.

She however said they had several group school visits and therefore urged everyone to visit them. Apart from planting trees they also have beautiful pottery and other terracotta pots and plant them for sale, they offer a tree planting service for free, they supply aged kraal manure, organic potting soil and vegetable and herb seedlings.

When contacted for comment one of the Mokolodi ladies who were busy at work said the initiative has equipped her with the knowledge she can use to start her own business.

Mokolodi Indigenous Nurseries is lo-cated 12 kilometers from Gaborone.

The Minister of Infrastruc-ture, Science and Technol-ogy Hon. Johnie Swartz says government is concerned by problems of lack of pro-fessionalism in the con-struction industry which has seen many government projects being character-ized by poor workmanship, use of incomplete designs and poor project planning. Speaking at a Construction Pitso hosted by five Minis-tries on the 6th October 2011 in Gaborone, Minister Swartz said his Ministry’s project implementation activities have been facing serious challenges as many projects are not delivered on time, within budget and with the desired quality.

The other four Ministries that were co-hosting the Construction Pitso alongside the Ministry of Infrastructure, Science and Technology were the ministries of Transport and Communications, Local Government, Lands and Housing and Minerals, Energy and Water Resources. Minister Swartz told his audience which included more than 300 participants from the private and parastatal construction sectors, that government is also concerned by poor project supervision by consultants whom the Ministry engages and pays to supervise projects on its behalf.

This poor supervision has led to “premature dilapidation of Government buildings such as Dibete police station where among others, the building superstructure was observed to be slowly receding away from the sub-structure within a short space of time following completion of the same project. We have also discovered that the walls of one of our new Se-nior Secondary Schools have been built without brickforce to provide the necessary strength. This can only happen if somebody deliberately did a shoddy job and one wonders where the Consultant was when this hap-pened. The use of incomplete designs and failure by both DBES Project Managers and Consultants to interrogate the designs has also been a serious problem to us. This has led to unnecessary cost escalations and/or a situation where Government is not in control of expenditure against projects. A good example here is the Sir Seretse Khama International Air-port which was awarded at a contract value of about P433 million and currently is due to be completed at a contract value of approximately P520 million.”

Minister Swartz also said that government was concerned that many projects were in the hands of foreigners with little participation by local contractors. He called upon local contractors to pull up their socks and make a meaningful contribution in the industry “Where are citizen com-panies? Do we take pleasure in seeing money paid by the Government being exported to countries where the companies originate? These are rhetorical questions which you could respond to as you interact in the Pitso. But please note that I do not have xenophobic tendencies,” said Minister Swartz.

The Minister also took the opportunity to call upon the construction industry to rid itself of the stigma that it is a corrupt industry. He said the position of his Ministry was that corruption busting agencies should get busy and stem out this corruption if indeed it exists. He encouraged all who suspected anything to report and help with inves-tigations if they can.

As part of interventions by his Ministry to deliver quality projects to the people of Botswana, Minister Swartz said his Ministry has come up with some Quality Audit Teams who inspect any project before it is declared complete and ready for occupation. Documents Vetting Teams subject tender documents to thorough scrutiny before being advertised. The teams also scrutinize payment submissions from contractors before pay-ments can be made. There is also a Performance Report for contractors and consultants, which shows how they executed the project, whether that was to the Ministry’s satisfaction or not.

At the end Minister Swartz promised the participants at the Construc-tion Pitso that their views will be considered if they are seen to be implementable. He encouraged them to speak freely and honestly so that their ideas can help improve the state of the construction industry in this country.

Minister Johnie Swartz Calls For Hon-esty, Professionalism And Intergrity In The Construction Industry…

THE MINISTER'S SPEECH

by Boidus Admin / Source: Press Release DBES

Karin Duthie 71301083 / Lorato Matlad i 72568624Emai l : walkabout@info .bw

Johnie Swartz


Editorial / Guest ColumnPage 5

Many worried people today are hoping for alternative energy sources. But a tra-ditionalist like me is pessimistic about the future and optimistic about the past.

Right now we are ex-ploring wind power in large so called “farms” around shores and islands all over Europe, mainly.

There are also so called bio-fuel but we know that this is merely food deficiency at the other end. Today we know that these alternatives are just marginal to the old “free flowing oil” and coal. The technology behind it is extremely expensive and can cover for just between 1- 2 % of current demand.

So – is the party over? Maybe not quite but let’s start brain-storming about a world of less abundance and its impact on construction and planning.

We start with finding out what architects were forced to consider in time of crisis e.g. reconstruction after WW2 in Europe.

Finland comes to my mind – a country that came out from the WW2 on the wrong side and was boycotted from the various aids at the time. Thus completely void of steel for reinforcement of concrete, plastics and the like and other materials on the “right” and supported side (West).

Architects in Finland had to use the local materials – brick and wood predominantly.

And became masters in using it in new configurations. And had to keep buildings to a scale and height that was possible. Hence an architectural marvel happened – Alvar Aalto and his designs! He is the modern master of building in bricks and using wooden structures to-gether with it!

This became his “functionalism” but is called “organic building” by the adoring pundits. We must learn from his example in a world of less abundance!

Another famous architect of a more voluntary “less abundant” kind is Ralph Erskine. His buildings (and town plans) are also “organic” – as grown out of the ground. For him, his attitude was not unavailability of modern materials. Rather a self imposed restriction due to his Quaker background – a kind of environmen-tal attitude – he managed for instance to build a large student facility with library, dining hall, sports centre in a beautiful meadow full of century old oak trees with-out knocking down a single one (Stockholm University)!

As architects and planners you are familiar with these icons and I don’t have to be long-winded. They both bow to nature and teach us to live and build with na-ture. Believe me – we have first class examples for our future dealing with a world of less abundance!

Our problems will most certainly be not so much pos-sible design principles as convincing our clients what must be done. And the number of clients will also be less abundant – a situation we must learn to live with for the future, unfortunately.

This will mean a lot for the university and architect’s studios. We better prepare for a widening of our re-sponsibility with more concentration on environmental

What Can We Learn From Our Predecessors? [A Continuation of Last Boidus Focus's Publication from 25/09/2011 Essays 'Things are Falling Apart' & 'How Fast are Things Falling Apart' by Jan Wareus]by Jan Wareus, Architect / Town Planner

GUEST COLUMN Have your say...Submit essays to [email protected]

issues, I guess. We will have a lot of problems created by the economy and industrialization that have been running without harness for long. But the “Jack of all trades” label we have might be useful for us.

I will go on with this issue of the architects and town planners in the future in coming writing, if you don’t mind.

I will end with a memory of my first meeting with Alvar Aalto:

At a study tour to Finland in 1963, some students (me included) were invited to meet the icon AA at his office outside Helsinki. Our prof Gunnar Hoving, was school-mate to AA in the early twenties. We met AA dressed in pyjama and gown at 11oo in the morning after he, as usual, had spent his night with a project.

“Hoho – Gunnar, some more Arrrchitects to be?”

“Well, my boys (looking sternly at our oldest one – 42yrs old) and little Lady (looking at a scared 19 yrs old girl among us) – you are going to be Arrrchitects? But times are wrong, you silly! Gunnar and I were lucky – the party’s over now! You might be fine draftsmen for some time but the INDUSTRIALISM you are working for is com-mitting suicide!”

He didn’t mention oil and resources, then – but he meant that “development” was outside reach from gov-ernments and commoners/voters. In the hand of a few feudal “kings”! This we heard from AA who was known as being conservative!!

Of course he asked some trusted staff to show us his latest “organic” designs meanwhile himself and Gunnar had a quick glass of some kind.

He never discussed his own creations – “you see what you see and nothing is hidden, but maybe, implicit – if you see what I mean”, haha!

As I said- this was in 1963! But the future was already evident by then.

So “implicitism” was born to me and the only ism among architects I accept but, naturally, never understand fully. The same you see in Erskine’s and F L Wright’s works or any other fine Architect’s creations – art and metaphys-ics in holy merger!

Yours JOWA

At a recent Pitso, TBBA’s G. Gofham-odimo, while responding to the minister speech, straight forwardly asked; ‘why didn't the PPADB come here and talk to us about their constitution which we can access on the internet, rather than talk to us about what they are doing about parastals who are not complying to their act?’

These kinds of questions need to be asked more especially about the role of PPADB and how is it that it claims to achieve it. PPADB according to its man-date is a very powerful body in procure-ment of all government projects. PPADB amongst other things is the:1. Registration and grading of con-

tractors who so wish to do busi-ness with government.

2. Adjudicate and award tenders for Central Government

3. Finally have the powers to blacklist defaulting contractors from ever working on government projects.

The above list is packed with big tasks, which on their own would still require a full body to undertake without being overloaded with other non-related is-sues. To register and regulate contrac-tors, suppliers and other related con-sultants alone is a task that requires dedication and a. To then add to this; ap-proval and award of tenders, is to make it beyond one organizations ability.

This pairing of registrar, tender-award and blacklisting also raises serious ques-tions of impartiality and conflict where the same body that awards tenders also on the other hand can de-list compa-nies. Where is the safe guard of fairness and impartiality in this instance?

Also, the inability of PPADB to extend its own rules to all government parameters including parastals especially points to how ineffective it is as a body. Just where does its rules application end?

The role of PPABD needs to be exam-ined since the establishment of statu-tory bodies such as ARB, ERB EMCB and others. When all these bodies are functional, will the existence of PPABD still apply? It would not only become irrelevant but also unnecessary dupli-cation where government establishes its own vetted contractors that it would do business with, outside the regulated companies.

Therefore PPABD ought to be exploring reforms and even amendments that are necessary to make it focussed on core roles that is can do and do well. Its cur-rent role as master of all trades is unsus-tainable and unhelpful to the current pertaining issues in the industry. It has just become another bureaucracy to comply with in the process of tendering.

Public Procurement & As-set Disposal Board (PPADB) Unsustainableby H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect

PPADB Presenting at recent Construction Expo


BuildingsPage 6

CBD's Power Play: Investment For The Wealthy Magnets Of The C ityby H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect

>>> FROM PAGE 01ket, this is exhibited at the highest level. Gaborone’s Central Business District has become the playground of Botswana’s wealthy. From, Seyed A. Jamali, tycoon owner of numerous estates in town and radio stations, Gia-chetti’s family owned RDC properties, Manhar Mooney the tycoon owner of Trans stores and Gulaam Abdoola’s GH Group who are the owners of The Square, Game city, Nzano mall and others. These key magnates are just a few wealthy locals slugging it out on who will develop the biggest and best in the country’s upcoming CBD. Who will bring the best brands from across the boarders into our market? Who will deliver the best development? Others laying claim to this lucrative location are, A. Sandy Kelly of Time Projects, Stocker Fleetwood-Bird and motor mogul Satar Dada, who will soon enter the race.

In the following we look at how this in-teresting battle is turning out:

MASA CENTRE Project cost: P325 million. Developer: Con-sortia; RDC Prop-erties (53% stake in the project) and consortia

of local companies including; Lavika (30%), Shakawe (17.5%) and Keboife Holdings (2.5%)Architect: Arctez

The centre will house a four star hotel group, African Sun Limited (ASL) who will operate 155roomed Holiday Inn, restaurants, Capital Entertainment Cen-tre (cinema) with 3D movie house with several theatres, boutiques, and jewel-lery shops. It will also feature a spacious and secure underground parking.

i TOWERSProject Cost: P400 MillionDeveloper: City Skapes and Tredinnick BotswanaArchitect: Paul

Munnik Architects The complex comprises three struc-tures, the tallest of which will scale an impressive 21 storeys. The ground floors of both towers will be domi-nated by 1500 sqm of retail outlets, 15 storeys of office accommodation, two storey building that will house the boardrooms, conference and meeting facilities, restaurants and coffee shops servicing the tenants of the twin towers it adjuncts, complemented by two lev-els of underground basement parking providing safe, ample parking space for 640 vehicles. Three top floors will com-prise entirely of penthouse apartments, offering near-panoramic eagle’s nest views of the buzzing city below and the beautiful horizon beyond.

THE SQUARE Project Cost: P100 millionDeveloper: GH GroupArchitect: Archi-tect PLD (Pty) Ltd

The Square Mall the first to the com-pletion race comprises of Stanbic Bank, Orange, Sonny Erickson and El-eganza Boutique, Bank ABC, Nandos and food store square mart. By finish-ing first it remains to be seen how the late starters will improve their game beyond the Square development.

UNIVERSAL PLAZAProject Cost: unknown Developer: Uni-versal BuildersArchitect: Sage Consulting

Multi- storey office development with vantage view down Government en-clave an the rail line. The office block stands atop a podium with mixed use activities aimed and complimenting the commercial aspect of the CBD.

Guido Giachetti


Local Building News Page 7

FNB Headquarters for Botswana is a de-velopment by Eris Property Group. The expected completion date for the pro-eject is set for March 2012.

Property Value: R221.4 MillionLocation: Gaborone, BotswanaProject Type: In PlanningProject Status: Future

Project InformationGLA (sqm): 11,000sqm

For more information, or to contact Eris Group for to request more information on the project, visit their website at:www.eris.co.za

by Boidus Admin, Images & Text © Stocker Fleetwood-BirdThe Grand Union Buildings, CBD

by Boidus Admin / Image & Text © Eris Property Group & BifmAirport Junction, Gaborone

In Nov. 2010 construction commenced on the 36,000m² regional shopping cen-tre, Airport Junction, being built in north-ern Gaborone as a joint venture between

The Grand Union Buildings development compromises of four semi-detached and self-contained 'Blocks.' Each 'Block' has four floors (Ground Floor + 3) compris-ing of the following: • Ground Floor - Commercial use• First Floor - Office Use• Second Floor - Office Use• Third Floor - Residential Use (Apart-

ments x 2)

Each office unit is a self-contained open plan area with its own male and female toilets, kitchenette, and exclusive balco-ny area. Access between the floors is via a lift and staircase through a common core area.

The development is due for completion late 2012 / early 2013.

by Boidus Admin / Image & Text © Eris Property GroupRail Park Mall Officially Opened Rail Park Mall, located just behind the

Gaborone Hotel in the Bus Rank, is open for trading this month.

Completion date: November 2011Property value: R372.9 MillionCity: GaboroneProvince: BotswanaProject Type: MallProject Status: Current Project InformationGLA (m²) 30 000m²

For more information, or to contact Eris Group for to request more information on the project, visit their website at:www.eris.co.za

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Eris Property Group and local partner Bifm at an estimated cost of R428 million.

The building will cater for approximately

36 000 m² (Phase 1) of retail space situ-ated on ground floor only. There will be expansion possibilities for the future (approximately 10 000 m²) should mar-ket demand this.

The tenant mix consists of the following national tenants (refer Annexure C):• SPAR (2 500 m²)• Shoprite (2 500 m²)• Edcon (2 000 m²) (could increase to

3 000m²)• House & Home (1 500 m²)• DisChem (1 500 m²)• Foschini Group with various outlets

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• Truworths Group• Pepcor Group with Ackermans and

PEP


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After recently watching the construction of the chic 'Huf House' on a TV series from the U.K. entitled "Grand Designs," Boidus would like to share with its readers the potentials of a few of these these Kit House manufacturers who have created unique and modern styles of their own. As there is a clear interest in self building which can be seen worldwide, its application is obvious. In a country with a rapid growing economy and a clear shortage of housing, could Kit Houses find their place?

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KILLIONT: +267 755 05 291E: [email protected]

Boidus Pty. Ltd. / P.O. Box 50097, Gaborone

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Construction IndustryArchitecture

Built EnvironmentArts & Culture

Property Investment


Feature ProjectPage 10

by Boidus Admin / Images © PMA [Paul Munnick Architects]Boidus Feature Project / iTowers: High Order Of Design Is Finally Here In CBD

by Esther Amogelang / Images © Concrete Appeal

BF: Please tell/share with our readers what your company is about and who it represents? When did it start, why…?

Concrete Appeal is a subsidiary of NECO Group of Com-panies which is a 100% citizen owned establishment. It was formed to exploit new creative technologies in the construction industry for the benefit of potential clients. Its area of focus is decorative flooring, countertops and tombstones manufacturing.

BF: Which are some of the services you are offering and can you clarify some of the places/landmarks were your products have been used?

You Don't Have to Live With Plain or Ugly Concrete! Your Home is a reflection of your tastes and preferences. Con-crete Appeal offers you the ability to turn your ordinary concrete into something special and uniquely yours. Whether it's the look of brick, tile, slate, marble or even something out of the ordinary, Concrete Appeal's revolu-tionary coating system can provide your home with that finishing touch of perfection.

BUILDING MATERIALS value for your moneyIN YOUR BUILDING INVESTMENT

Boidus Feature Profile / Concrete Appeal: Interview with Tumelo Sealetsa (CTI Former Managing Director)0ur services;

Concrete Appeal is quickly redefining the role of con-crete surfaces in residential, commercial and industrial marketplaces.

Concrete Appeal is geared towards making concrete surfaces more durable and attractive with coatings ap-plied in a wide variety of finishes and colours offering the homeowner endless design possibilities.

With new tools and designs, concrete surfaces can be made to even acquire the look and feel of brick, slate, tile or cobblestone.

BF: How safe, durable, powerful is your concrete prod-ucts to the environment and the people?

The Concrete Appeal System is twice the strength of normal concrete. This tough, durable coating stands up year after year.

Boidus had an opportunity to chat with for-mer Managing Director of Concrete Tech-nology Incorporated (CTI), Tumelo Sealetsa about a newly formed sister company Con-crete Appeal which he is currently running with others partners. The company which is showing great response and recogni-

tion from people especially from the construction industry deals mostly with, Driveways,walkaways,floors,manufacturings of counteraps,tombstones among other things. This is what Sealetsa had to say about the company, their services and contribution to the built environment:

>>> FROM PAGE 01plemented by two levels of under-ground basement providing park-ing space for 640 vehicles.

• Top three floors of Penthouse apartments offering panoramic views of the buzzing city below and the beautiful horizon beyond.

• The Design incorporates build-ing methods that conform to the most stringent international “green” standards, ensuring a structure that is resource-efficient and environmentally responsible throughout its life cycle.

• Standby power generators for backup support

• Passive energy design to reduce energy consumption

• Energy control obligations to use only CFL’s and LED’s

The vision behind the design concept of the iTowers as Paul pointed out came from an idea to replicate what happens in Kgale Mews office park where of-fices are developed for businesses that would then fit out for themselves. This he said he wanted to achieve in the design of the tallest tower in town as a high profile building with good views and prime location that local business and office can model for themselves.

The idea of architecture as a temporal platform within which people can find their own identity through building is what attracted Paul to Botswana’s land-scape in the first place. As he explains, his final project thesis while studying in Florence in the 1980’s era of ism’s was based on Botswana’s Okavango plains, where he was going against the usual norm that architecture should be a built form. His Thesis was temporal structures and infrastructure with a resulting platform for architecture to happen driven by individual need and creativity. After completing his studies he set up office in Cape Town which led him shortly after that to his first job in the Okavango area designing a lodge. He has gone to design numerous lodg-es in Okavango, making him almost a specialist in lodge design in Botswana. Building in the CBD however has not been without its challenges according to Mr Munnik. The challenge of com-plying with the CBD guidelines is in it-self an impossible feat and made worse by the mode of application of the CBD guidelines. He says these rules could be applied on a case by case basis through discussions working together with ar-chitects instead of being rule cast in

stone. This he pointed out is made worse by the fact that the rules seem to apply to private developers but not government developments with the classic example of the just near com-plete High Court, Industrial courts and SADC house all of which clearly break the CBD guidelines on building to the edge of the plot boundary. All these government buildings have boundary walls and are set well within the plot boundary and also completely ignore the height moratorium on the plots they are located.

PROFESSIONAL CONSULTANTSProject Mangers: AMA Project Managers Architects: Paul Munnik ArchitectsQuantity Surveyors: Kille and DanhauserCivil and Structural: ADA Consulting Mechanical and Electrical: A.R. EdwardsLandscaping: RPM Landscaping


EducationPage 11

Student Experience:

STUDENT: Thato MotlhapingSCHOOL: University of BotswanaDEGREE: Bachelor Degree in Ur-ban and Regional PlanningGRADUATED: 2010

FINAL PROJECTEXT. 2 REDEVELOPMENTThe purpose the redevelopment project was to develop a rede-velopment master plan for the Extension 2 area with a Strategic Development Framework thus responding positively to changing market and economic conditions that will see the area transforming into a competitive, attractive and sustainable area contributing to overall improvement of the Gabo-rone City image.

Student Portfolio: Interview with Thato Motlhaping [Urban & Regional Planning Graduate, University of Botswana]by Esther Amogelang / Work by Thato Motlhaping

BF: You recently graduated from the University of Botswana, how does that makes you feel?

It feels great, also an awesome sense of accomplishment. I feel that finally I have paved a way for a brighter future for my-self and for my country Botswana.

BF: How would you advice someone who want to take your path, would you recommend that course (Urban and Regional Planning)?

Planning in Botswana is a scarce skill, thus planners are few and in great de-mand. This is mainly due to the fact that our country is developing; settle-

ments are urbanizing more rapidly and facing massive challenges. Therefore in planning it takes a dedicated person who would go an extra mile in exercis-ing ones mind, creativity and has urge to see off the problems our settlements face. In a nutshell I would not recom-mend Urban and Regional Planning to just a “mere student” but to someone who feels they are up to the challenge! BF: How many graduated (in total) in your course, and so far do you see any challenges in the outside world?

Only 14 of us graduated this year and we are all working at different govern-ment planning authorities. So unlike other graduates from other courses we currently do not encounter problems in finding jobs. The only challenge that we have thus far is transforming our settlements into sustainable, attrac-tive, safe and habitable places.

BF: What exactly is Urban and Region-al Planning and what does it involve? For someone who doesn't know noth-ing about it.

Urban and Regional Planning entails many things, but for a layman I would say Planning is committed to the man-agement of settlements in context with the challenging political, spatial, economic, social aspects. As planners we try to reconcile competing develop-ment and environmental goals in the interests of ‘sustainability.’

BF: What have you learned from the course that you can offer to the in-

dustry?

I have learned a great deal of things from the planning course and my lec-turers as well. Planning has broad-ened up my scope not just about how I see towns and villages only but also how I approach life in general. Its sim-ple, you fail to plan, you plan to fail. Well about what I can offer…I would say watch the space!

BF: Isn’t that course demanding, and how did you manage?

Yes it is demanding, I mean think of the countless sleepless nights in the labs and studios to beat projects deadlines and the hard to please lecturers during presentations. That in-itself can send one packing, but thankfully I never quit. “Never give up” that’s what drives me!

Alternative 1 Diagram

Alternative 2 Diagram

Proposed Detailed Plan

3D Illustration

URBAN AND REGIONAL PLANNING PROGRAMMEUrban and Regional Planning (URP) is a Single Major Programme offered to students registered in the Faculties of Science and Social Sciences, subject to Departmental Regulations.

AIM AND OBJECTIVES OF UNDER-GRADUATE PROGRAMMES AIMSThe aim of the URP programme is to train students to enable them to func-tion and work in the fields of human settlement development and urban and regional planning. The Architec-ture programme is designed to equip students with the academic knowledge and skills they will need for a success-ful professional career in architecture. The Programmes have been carefully developed to be broad based including courses from the faculties of Science, Engineering, Humanities, Social Sci-ences and Business that are uniquely related to the cultural heritage of Bo-tswana. These Programmes will benefit immensely from each other and also from other departments within The Faculty.

OBJECTIVESThe cores of the Architecture Pro-gramme are consecutive courses in design, consisting of studio work aug-mented by lectures and seminars in humanities, technology, environment and professional practice. At the end of the programme students should be able to:• Deal creatively with architectural

problems on analytical, concep-tual, and developmental levels;

• Undertake more challenging for-mal architectural principles that will develop in them an aptitude for functional and programmatic accommodation, structural and technological integration, energy conscious design, and materials and methods of construction; and

• Carry out independent judgments rooted in an ever-changing con-text of architectural thought.

ENTRANCE REQUIREMENTSUrban and Regional Planning Pro-gramme Urban and Regional Planning (URP) is offered as a Single Major Pro-gramme only.

Overview of University of Botswana's Urban And Re-gional Planning Programmeby Boidus Admin / Source: Undergraduate Academic Calendar 2010-2011


Housing / PropertyPage 12

1. To whom do I pay the deposit?This depends on what your agreement of sale says. Your deposit can be paid to the attorney appointed to handle the transfer. They have trust accounts where your mon-ey is protected or you can pay your deposit to the bank. Please ensure you receive the appropriate receipts.

2. Who receives interest on the deposit?If you have given written authority to either the estate agent or the transferring attorney to invest the money in an interest-bearing account on your behalf, the inter-est is usually paid to you after registration of transfer unless the contract provides otherwise. You should ar-range with the estate agent or the transferring attorney to sign a written authority as soon as possible after pay-ing the deposit to them.

3. To whom do I pay the occupational rent?Your occupational rent is deposited into the attorney’s account for payment to the seller.

4. How long will it take to register the transfer?This depends on the circumstances and due dates for

Questions To Ask Your AttorneyInformation supplied by Stanbic Bank

PROPERTY your questions answeredON PROPERTY FINANCING

process. The documents that you must provide with the application are:• Proof of income • Certified copy of an ID or passport• If married in community of property a copy of mar-

riage certificate, or Form A if married out of Com-munity of Property or Absolute Decree if divorced or Marriage declaration if single.

• Proof of current residential address (utility bill not older than 3 months)

• 6 months’ bank statements if you do not bank with Stanbic Bank.

• A property valuation report not older than 6 months

• Work and residence permit (for expatriates)• Copy of Title Deed

Step 6: If you don’t have a recent valuation report you will need to instruct a Valuer from our approved panel.

Step 7: Stanbic Bank will consider the application and inform you about the outcome.

Step 8: The Bank will prepare a facility letter for your signa-ture outlining the terms and conditions of the Home Loan.

Step 9: After signing the facility letter the Bank will in-struct the attorney to register the bond.

Step 10: You will then have to sign the necessary docu-ments at the attorney’s office and pay the relevant fees.

Step 11: The documents will be sent to deeds office for the registration in your name.

Step 12: The Registering Attorney will then register the property in your name at Deeds Office.

Step 13: You will receive confirmation of your monthly installment in writing from the Bank.

Step 14: Your first monthly instalment is due within 30 days of registration date.

Step 15: Attorney will send title deed and property doc-uments to the Bank for safekeeping

Stanbic Bank is proud to be able to serve the total value chain in the property market. Through our Home Loan Division we can finance land, building loans and residen-tial properties while our Commercial Property Division will assist with the finance of commercial properties. We also assist customers that want to unlock additional equity in their residential and commercial property. Our Home Loan Protection Plan and the Home Protection Plan provide the customer piece of mind by insuring the property and the owner against unforeseen events.

Stanbic Bank also offer Vehicle and Asset Finance to individuals, businesses and corporate entities.. We will finance any identifiable, insurable and movable asset, from expensive office equipment, sedan vehicles, bak-kies, light delivery trucks, heavy equipment, helicopters and planes.

If you are interested in discussing any of the products or require any of the products offered please call Leon van Moerkerken, the Head: Secured Lending at Direct Tele-phone +267 361 9752, Mobile +267 723 02919 or Email [email protected] or alternatively enquire at any Stanbic Bank Branch.

We take property ownership seriously and therefore want to assist property buyers to understand the buy-ing process:

Step 1: First establish how much can afford as a monthly repayment and ask a Sales Consultant to calculate the equated purchase amount.

Step 2: Once you have established the purchase amount you can go property hunting. It is important to take into consideration location, your current and future require-ments regarding the size of the property.

Step 3: When you find the property that suite your needs sign offer to purchase.

Step 4: Once the seller accepted your offer you need to apply for property finance.

Step 5: The Bank will assist you with the application and confirm all the requirements during the application

Property Financing: Leon van MoerkerkenCONTACTS / Direct Tel: +267 361 9752, Mobile: +267 723 02919, Email: [email protected]

the loan grant as well as the guarantees stipulated in the sale agreement. In cases where there are complica-tions, registration can be delayed. You will need to stay in contact with your attorney.

5. What will my loan costs be?Your estate agent and attorney should be able to answer this question based on a schedule of loan costs.

6. Who will register the mortgage loan?We will appoint an attorney.

7. Who will advise me of registration?The attorney should advise you of registration. Your es-tate agent may also phone you to confirm registration. We will send you a letter advising you of the registration of your loan and the date on which your first instalment is due.

8. Where will I get the keys to the property?It is best to make an arrangement with your estate agent to collect the keys from them on the agreed day of occupation.

Knight Frank: 2011 Africa Reportby Boidus Admin / Source: Knight Frank LLP

Office marketGaborone’s office market is entering a new phase as substantial new develop-ment is leading to the creation of a new CBD in the heart of the city. The delivery of various new projects over the next 24 months will provide occupiers with an unprecedented choice of facilities in central locations. However, the scale of development and the amount of specu-lative space being constructed will see rental growth curtailed. This comes at a time when government occupiers, a major driver of the local market, have been forced to freeze requirements in light of austerity measures. It is pos-sible that a two tier market will emerge as demand from high grade occupiers is likely to focus on new space in the CBD and Gaborone’s premier business

parks, while secondary accommoda-tion will struggle to attract tenants.

Retail marketOccupier demand for retail units is strong, but the delivery of around 100,000 sq m of new space to the market in 2011/12 will put pressure on retailers and shopping centres as competition intensifies. Requirements for large scale units are dominated by the major South African brands, while there is additional demand from fast food franchises both in Gaborone and around the country.

Industrial marketA lack of product, both to buy and lease, is frustrating both occupiers and investors. The principal locations in Gaborone remain in strong demand with a relatively diverse occupier base, whereas demand in most other towns is heavily driven by the fortunes of the local mines.

Residential marketThere is a shortage of available product at the top end of the market, with little being traded in Gaborone’s most exclu-sive neighbourhoods. Requirements for high-end rentals are also hard to sat-isfy both in the city centre and the best other areas which include the Phaka-lane Golf Estate. There are plans afoot, however, for a major expansion of the city with further development being proposed at Phakalane. However, it is not expected that this will affect values in Gaborone’s existing prime locations.

ContactCurtis Matobolo, Managing Director+267 395 [email protected]

Research Summary for Botswana from Knight Frank's 2011 Africa Report Information supplied by Stanbic Bank


CommentsPage 13

...At the outset, I should like to say, I am totally supportive of your concern and trust that the article catches the eye of others, who like you, I'm sure would like to put a stop to this nonsense and try to come up with alternatives which recognise the value of the tradi-tional approach to village development whilst acknowledging the benefits and necessity of bringing modern service amenities to the village communities.

From the time that I first arrived in Bo-tswana in 1976, I have been appauled by the Planners' imposition of concepts which have so often been unsuitable. Eu-ropean planners have historically arrived

I do concur with you Mr Killion. We need to break the shell and explore the world. We are much engulfed in fear of competing with the outside world and they themselves come and conquer us in our comfort zone. In the next centu-ry we will be regreting of things we did not do than those we did do. The time is now or never. This will also teach our upcoming entrepreneurs that the world is at our fingure tips and we can tap it whenever we feel like.

ECONOMIC GROWTH AND THE CONSTRUCTION INDUSTRY (CI)The economy grew 9.8% and the CI contributed 28.6% to this growth (CSO). This growth especially for the CI needs to be celebrated and nurtured espe-cially in that it happens amid a government projects freeze. This could be interpreted as a sign of coming to maturity of our local private development sector. Much of the current construction boom is witnessed at the CBD where most of the on going construction sites are privately procured. We have always argued that our industry needs to mature beyond government dependency and move into the era of global competitiveness. The slow pro-cess to independence is the way forward and the green shots of such needs to be carefully nurtured to sustain the industry beyond government.

ANOTHER PITSO, ANOTHER OPPORTUNITY MISSEDThe past month also witnessed an industry Pitso hosted by the Ministry of Infrastructure, Science and Technology (MIST), Ministry of Lands and Hous-ing (MLH) and Ministry of Minerals, Energy and Water Resources (MMEWR). The pitso, themed ‘constructing the economy through strategic partnership’ which was held at the GICC garnered some 300 participants and a host of speakers, all addressing different issues from corruption, education and oth-ers. Minister J. Swartz gave the opening speech which was full of some re-vealing truths to the issues of project delivery of government projects. The Ministers speech chronicled a series of projects, from the hugely expensive Hukuntsi highway to the incomplete secondary schools as among the most disturbing cases of project mismanagement. His speech and indeed this event still failed overall to deal in detail on how and what are the concrete steps that should be taken to deal with industry problems. The conference did not even address its supposed theme of ‘strategic’ partnerships. More needs to be done to ensure that gatherings such as these engage meaning-fully with issues that are currently blighting out CI.

LOOKING TO THE FUTUREThe recent announcement of DTC relocating to Botswana is probably the best news that the industry can expect at this critical juncture. The move will present confidence for developers who will now aim to attract blue chip tenants from this move. This could also mean our cities will finally get a chance to develop a identity which reflects the riches of this country.

VISIT OUR WEBSITEFor more information on Boidus, or to see where it all began, visit us at www.boidus.co.bw

BOIDUS IS ON FACEBOOK, TWITTER, AND FLICKRFACEBOOK: “BoidusBW”TWITTER: twitter.com/BoidusBWFLICKR: “Boidus Botswana”

Industry H ighl ights The Past Monthby H. Killion Mokwete

B O I D U S F O C U SBotswana’s Architecture Design & Urban Landscape Newspaper

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> John Combs (Dip.Arch. R.I.B.A.) on 'Village Development Plans Destroy Rural Neighborhoods [Botswana Guardian 21/10/11]

> Tefo Mooketsane on Facebook's "Boidus Botswana" Post 'If you live in Gabs what would you ask of the NEW CITY MAYOR?'

> Mr K. Samane on '"Local Firms should look outside" or should they? Please Join the Debate.' [www.boidus.co.bw]

> Arnold Mali on Face-book's "Boidus Bo-tswana" Post 'Letter to the NEW MAYOR'

with no understanding or knowledge of local culture or ways of life, but were generally sure that they were "a bless-ing". Unfortunately so much has rubbed of onto our local young professionals, ei-ther by association or as a result of being sent overseas to unsuitable universities.

It was bad enough with the towns; it is even worse now that "educated" development control is spilling over to the traditional small villages.

I think it may reasonably assumed that with your education and the profes-sional qualification that is still well re-spected throughout the world, your

I think the companies that give our lo-cal guys headache in winning tenders were and still are nt big in their coun-tries. They were concidered small and incapable of engagin in any big proj-ects. In response to this challenge they fled the fierce competion and went to other countries. Its suprisng that some of them went into partnership with our local guys and are now doing big.

The other pancea for them is to come together and combine their resources

EDITORIAL built environment issuesIN FOCUS

thoughts are respected by your elders in Maitengwe.

Is it not possible to encourage them to make it clear to the"authorities" out-side the village that they are not pre-pared to accept the destruction of the best aspects of village life.

If you are still a "young man' in the eyes of the Village Elders, it is just possible that I can give you some support.

I am also a Corporate Member of the Royal Institute of British Architects and have been for just on fifty years...(by email)

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TM: well,i'd save my ques-tions for when he is an 'ex-ecutive' mayor, able and

empowered to make decisions. right now the mayor is just a 'pretty face' or a ceremonial figure - he just puts on the golden bling necklace, sits in council chambers and smiles for the camera...

BB: infact what are these mayors real-ly empowered to change..? they don't control the budget...and usually don't have any real initiatives either rite..?

TM: it's only the city clerk who has maximum powers. the mayor and oth-er councillors have very limited del-egated authority. so they can't change much, even if they really want to. so much fo decentralisation.

BB: ‎..what i can't stand is how politics is the only thing that these people at city council are concerned with!

TM: maybe if they had something better and serious to do, then they wouldn't be loitering in the council and politicking. e.g. the council budget is prepared by city officials, endorsed by city clerk, sent to ministry of local government for further endorsements, and finally approved by ministry of fi-nance. poor councillors.

BB: its all just bizarre how our councils work. the system needs serious reform!

TM: and the reforms have been in the 'pipeline' for a while now. thingswill change, but just don't hold your breath!

How about 'PLANNED' de-velopments as opposed to the haphazard manner in

which they do them. How does one for example have a 'freeway' like the one dividng Block 3 from Block 7 in a residential area? Getting across is a nightmare. What is worse. STD1 pu-pils from Block 7 are expected to go to school across this rather busy road ( bearing in mind our ever crazy driv-ers). How about putting a little nmore thought in such things ( I mean I have no idea if the mayor is the right per-son but hey someone dropped the ball here and we might as well start with him).

to look robust and ready to compete with these Asian missionaries. Rather than be segrated with very limited re-ources that can’t help the win tenders.

A good example will be Letshego. No one ever thought that this company can operate outside Botswana and now they live to tell the story.

Lets synchronise our watches with global time and roll with it.(www.boidus.co.bw)


Professional PracticePage 14

Where Is the Next Big Place To Invest In Land/Property?by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect>>> FROM PAGE 01

There is little freehold land in Botswana. In principle, the government holds urban state land in trust for the people, the tribe holds rural land for its members. All citizens are entitled to a free plot of land on which they can erect a dwelling.

For commercial development, State land is allocated under a fixed period grant (normally 50 years). The period is longer for residential use, 99 years, for agricultural use 999 years.

Generally the government will only allocate land to a developer whom has a citizen partner or to a citizen company. The lessee has all the rights and obligations as with freehold land. The only question which arises is what will happen when the 50 year period is up. There have not yet been any such situations because Botswana only became independent 40 years ago.

Developers totally dismiss suggestions that the government will seize the land. They say it will make the developer pay a consideration for the renewal of the grant. “Government does not want to become the biggest property owner in the country,” is their firm belief.

Tribal land is normally leased from a land board after consultation with the tribe. It has been available only non-citizens and might become so again. It is still available to citizens which have led to citizen to noncitizen sales the government disproves of. Rents are low and the period usually 50 years. “Getting the lease can be a long process, but although registering may take time, once the allocation has been made, development can start,” say com-panies who have secured tribal land.

The Catholic Church is a big landowner in the Gaborone area, with slices of 1,000 hectares of land to the south of the capital city available on 99 year leases.

What Happens When the Lease Runs Out?

Process of Acquiring A House[A Continuation of Last Boidus Focus Publication Essay from 25/09/2011 by Tumi Mogwe]by Tumi Mogwe, TEMO Construction Services, BSc (Hons), QS

CONSTRUCTION CONTRACTSIt is advisable to make some sort of agreement with the contractor before work starts on site. The agreement should state the start and completion date of the project, and any damages to be levied to contractor if they fail to com-plete. Most clients will be renting while they build, and the banks can gve you a grace period before you start paying your mortgages. Once this kicks in and you are renting at the same time, people will face great financial difficulties.

PAYMENT STAGESMost lenders will pay for the project the pre-agreed stages of the build. The contractor/client will need to provide the materials and labour to complete that stage before they can be paid. The lender will normally have an inspector who will go look at the project and make sure the quality is acceptable, and the works have been completed. In instanc-es where the lender does not have an inspector, the clients are encouraged to get someone for themselves to monitor the progress and quality of the works. The following are common stages;• FOUNDATION SLAB• WALLS• ROOF• PLASTER AND CEILING• FINISHES (FINAL COMPLETION)• RETENTION

VALUE ENGINEERINGMost clients start the process of acquir-ing land, plans, and council approval be-fore they can go to the bank. It is not al-ways possible for them to qualify for the

We have developed a benchmark toolkit based on our extensive database of BOQ’s and project monitoring we have done for lenders in Botswana. The benchmark sets down the minimum acceptable cost for housing projects in Botswana. We have taken an average of all the houses that have been done successfully, and from this we can always advice on the cost for any element of the works.

This is very useful when evaluating contractors. Because we can always use this information to say what is the ac-ceptable minimum cost for any element. For instance if a contractor proposes a cost for foundations, that is too high, we can advice on an advisable cost of the founda-tions, based on previous projects from our benchmarks. This means that clients do not have to pay over the ac-ceptable cost for any element of the works. The same works if a contractor proposes a cost that is too low, we

Residential House Benchmarkingcan always advice a reasonable cost for the works.

This is a way of capturing best practice, and giving value to the clients, and risk monitoring for the lenders. Lend-ers will be assured that the costs approved for construc-tion are enough to complete the project.

From our benchmark information, we are able to advice clients on the cost of the build from our cost models based on the house area. We can also use the budget to work out the optimum build area for the project. The cost models are interactive, and we can change all elements of the project, from a choice of a castle to a pitched roof, or using face brick as opposed to stock bricks and painting.

proposed project. In this instance, once a BOQ has been prepared and the bud-get falls short of what the bank can give, the client, QS and proposed contractor can try and cut the cost. This process is called value engineering, it seeks to re-duce costs in a number of ways. The last resort is to go back to the architect and reduce the size of the house. The fol-lowing are some of the things that can be done to reduce costs;1. Reduce the cost of finishes; such

as kitchens, painting, tiling, bath-rooms. This is done by lowering the quality of the finishes, and therefore reducing the cost

2. Change the roofing type, from con-crete tiles to IBR or Harvey tiles

3. Using blocks instead of stock bricks4. Making the roof trusses on site as

opposed to buying ready-made trusses

[See 'Residential House Benchmarking]

BUYING CONSTRUCTION MATERIALSAt the moment a lot of clients prefer to buy materials from China. These are usually finishes, like kitchens, tiles, alu-minium windows, and wardrobes. Lend-ers will not usually give clients money up-front to buy these materials, so the client or contractor will need to have resources to do the works themselves.

Another option if a client wants to sup-ply materials themselves, is to open an account with the hardware stores in Botswana. They can then pay for the materials after completion of the con-struction stages.

PROJECT MONITORINGOnce the project is underway, the con-tractor will be responsible for getting the council to do stage inspections. The client needs to check these reports, and make sure that all recommenda-tions are followed. For clients who are based far away from their projects, it is advisable to have someone to do proj-ect monitoring for them. This normally involves someone keeping an eye on the project, passing through the proj-ect regularly to check on the progress

and quality of material used.

There could be instances where the contractor decides to make the roof trusses for themselves on site. We always advice clients to obtain an engineer to inspect this before roof-ing cover is put on. It is possible for the contractors to get it wrong, and this can be very costly. Trusses made by a reputable company are always preferred, but if there are budget con-straints and these are made on site,

then an engineer needs to inspect the works.

Finally, once the project is complet-ed and handed over, the client has 3 months of defects liability period. Most lenders will hold a retention from the contractor for the works. The client will now need to make sure that everything is working in that period, and if they have problems with any-thing, they can call the contractor to come and remedy those defects.

industry through private individuals ac-cessing loans and mortgages to invest in their homes.

This continued growth of CI sector de-spite government, illustrates a realisa-tion of the value of investing in property. This growth is continually spewed by new tracts of areas opening up for land acquisition now and there are key areas outlined in the revised development plan which will act as a further catalyst in the near future. The revised development plan has added and opened up new ar-eas for both densification and mixed us-age. Some of the currentl hot spots that

investors are putting money into are:

Current Hot spots:• Central Business District- Commer-

cial-Mixed Use(lease hold) • Block 10 - Residential/Commercial

(lease hold)• Gaborone North-Residential (Free-

hold )• Tlokweng-Lenganeng / Residential

(leasehold)

Coming up areas• Mokolodi village behind kgale hills

is the arguably the next big secret where soon a scramble will ensue

for plots. The village is nearer to Gaborone than Ramotswa, Oodi and even Metsimothlabe.

• Block 5 - Phase 2. Just behind lush grounds of Grand Palm, this land belongs to BDC who are looking to develop a high end residential area. This high profile area, which includes the disputed piece of land called ‘Se Ke Motse’ could soon be the next big alternative thing to Phakalane and or Block 5.

• Kgale View - Phase 2. This Catho-lic Church owned freehold land is about to undergo additions of resi-dential to add to the city’s sprawl-ing neighbourhoods. Located at the majestic Kgale Hill, this land stretch-ing to the banks of the dam has always exhibited the best potential for prime spot developments.

• Remainder of K2 O of- 9Forest Hill: The area behind Kgale Hill, includes where Mokoldi game reserve and kgale mansions, are currently located will soon be-come hot property, should the de-velopment guidelines of this area get approval. Previously zoned as farmland, this area was rezoned land for future expansion in the re-vised development plan, meaning soon the farms in the area could become open for business and in-vestment.

Future areasThe adopted idea of formation of a Great-er Gaborone, including areas such as Tlokweng, Mogoditshane, Metsimotlabe , Gabane, interlinked with a ring road will

mean these areas are current prime areas for early investment before the Greater Gaborone concept drives up prices.

Resurgent areasThe areas around Gaborone core, which includes extension 12 and main mall

and most primary road edges in these areas, have been converted to mixed use, opening them up for investment. The urban core is targeted for densifica-tion, which means land owners and de-velopers in these areas could spur a new resurgence of the old Gaborone centre.

Gaborone City Development Plan (1997-2021) / Revised Plan, Oct. 2009


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