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P5.00 (Including VAT)Botswana’s Architecture Design and Urban Landscape Newspaper

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25 years ago (2011) the Gaborone township graduated into a fully fledged city, the first for the coun-try. The launch of Gaborone City was christened by the erection of the Sir Seretse Khama statue by Norman Pearce in front of the National Assem-bly Building, coinciding with the 20th anniversary of Botswana's Indepen-dence. The statue was aligned facing the east towards the Main Mall and

by Professor Roman Grynberg, Kibo Ngowi, & Keeletsang P. Dipheko / Sandy GrantExclusive Interview with the City Father, Mayor Haskins Nkaigwa

Gaborone's Silver Jubilee; Past, Present and Future

by Othata A.O. Batsetwe, Principal Economist at Ministry of Finance & Development Planning

Mortgage Refinancing – Good or Bad Financial Planning? A mortgage is not just a loan, it’s a long term commitment that has a bearing on your financial worthiness…

Refinancing is the replacement of an ex-isting debt obligation with a debt obliga-tion under different terms. In Botswana refinancing is now the most fashionable thing. In their quest for innovation, our

financial institutions are targeting refi-nancing of mortgages. Re-financing as a product for innovation is great only if the purposes for refinancing are for further re-investment and not to pursue luxury.

Learn the advantages and risks of refi-nancing in an exclusive essay inside.

>>> CONTINUED PAGE 10

by H. Killion Mokwete & Esther Amogelang

Born 37 years ago, Quantity Surveyor Fred Selolwane, the Executive Director (Africa Region) of Davis Langdon, an AE-COM Company, is a man at the top of his game and undoubtedly Botswana's rising star in one of the world's largest corporations. AECOM, a New York Stock Exchange listed company and ranked second biggest company in the US 2012, is a giant in the global built envi-

ronment map, with companies across Europe, Asia, US and Africa. Mr. Selol-wane currently oversees operations for the company’s Africa operations which includes interdisciplinary services such as engineering, quantity surveying, structural and architectural services. Boidus sat down with the man for an exclusive look at his meteoric rise.

BUILDINGS >06

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EDITORIALS >04

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Extract: BOCCIM [2008], Report for the Study on the Causes of Poor Performance of Public Construction'The Office' by Time Proj-ects, Fairgrounds

Designing for People Living With Disabilities [by Larona Kgabo]Renewable Ignorance: Gaborone CIty 25yrs [by Jan Wareus]

India, Botswana to collabo-rate in Housing SectorPress Conference By Secretary-General Ban Ki-Moon on Rio+20

Registered at GPO as a NewspaperVolume 2, Issue #6

OFFICIALMedia Partner

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Gaborone Civic Centre, emphasizing a major axis in the planning of the city core.

As Gaborone celebrates its silver jubi-lee, Boidus reflects on its PAST, PRES-ENT and FUTURE. In order to do so, we enlist the help of those professionals who experienced, and continue to influence the shaping of the city (see table at right).

Meet the boss: Fred SelolwaneExecutive Director [Africa Region], Davis Langdon, an AECOM Company

Top: Aerial Photograph showing Main Mall, Gaborone; Image © Illustrative Options [www.images.co.bw]Bottom Left: National Assembly Building and Statue of Seretse Khama; Illustrative Options [www.images.co.bw]Bottom Right: GCC Mayor Haskins Nkaigwa

House by Olsa Designs [Source: olsadesigns.com]

Historian: SANDY GRANT to help map Gaborone’s timeline since 1986His Worship - Gaborone City Mayor: HASKINS NKAIGWA to reflect on the City’s Current State Of Affairs Economist: PROFESSOR ROMAN GRYNBERG to reflect on the City’s Commercial outlookTown Planner: JAN WAREUS to reflect on planning issues

BOIDUS FOCUSFriday 13 July, 2012

Local NewsPage 2

The city will on the 11th of August from 7am until late celebrate its 25 years of existence under the theme; 'Economic Transformation for the country'.

The event which will be held at the University of Botswana will build on di-verse cultures across Botswana's communities (including those of visiting inhabitants such as Chinese, Indians, and Asians among others)

During a recent interview with Boidus, His Worship the Gaborone Mayor, Haskins Nkaigwa, said prior to the celebration they are planning an official opening football match between national team Zebras and the friends and neighbors Zimbabwe.

When asked what they are doing to sensitize the general public about the celebration of the milestone, the Mayor said currently he has been con-ducting kgotla meetings and sending invitation letters to Village Develop-ment Committees and Dikgosi around Gaborone to include all communi-ties across the City in the event.

He also said they hope to use the media to publicize the event; an advert is to be aired on Botswana Television and radio soon.

He applauded the private sector especially for contributing towards the commemoration of the city with donations, and particularly noted First National, Stanbic, Barclays, and Standard Chartered Banks, Botswana Life Insurance, Water Utilities Corporation, Botswana Housing Corporation, and De Beers among others.

In preparation for the big day, he highlighted some of the activities G.C.C. has in place:

GABORONE'S 25th ANNIVERSARY SCHEDULED EVENTS

7 July Fund raising Dinner Dance at Gaborone Sun, sponsored by First National Bank

28 July Cultural festival hosted by Barclays Bank at Botswana Craft Cleanup campaign by local churches, school children artists, and the community; Total cleaning of the city from Game City to Phakalane

4 August Music festival at Duma Grounds with artists like Splash and other local artists. Miss Gaborone city Beauty Contest at Gaborone Sun

5 August Memorial services in the city to take part and pray for leadership of Gaborone and remember past leaders at Fairground Holdings

10 August Fireworks at G.S.S. grounds from 9pm sponsored by Chinese Embassy

by Esther Amogelang

GABORONE CITY’S JUBILEEGaborone to Celebrate 25 Years

BOCCIM 40th AGM; DTC Relo-cation to Botswanaby Esther Amogelang

Speaking at Botswana Confederation of Commerce, Industry and Manpower (BOCCIM) 40th Annual General Meet-ing recently, BOCCIM President, Mr Alex Monchusi emphasized on the im-portance of private sector to be a key of Botswana’s economy and added that di-verse opportunities are bound to happen with the relocation of DTC to Gaborone.

He said BOCCIM together with govern-ment has been working closely to create a vibrant business environment through a number of strategies which include national export strategy, Botswana ex-cellence strategy and the investment strategy.

He is however worried about the de-pendence of Botswana on mineral re-sources which has been witnessed in 2011. "More realistic focus needs to be placed on diversification, by devising strategies to participate in cross border trade, avoid over dependent on govern-ment tenders as well as formulating so-lutions to push Botswana during reces-sions,” he added.

Guest Speaker -The Head of the Civil Service and Permanent Secretary to the President, Mr Eric Molale said:• By the year 2026 revenue from dia-

mond will be finished, with oppor-

tunities only existing around tour-ism, education and mineral sector.

• PSP urged private sector to take advantage of business opportuni-ties that result from DTC relocation from London to Botswana.

• The relocation of DTC will create economic sustainability as well as attract unrelated businesses that Batswana can pride themselves with.

• He however urged the tourism sec-tor to step-up as investors and visi-tors’ coming to Botswana will has to always remember this country with high quality services.

• DTC relocation will seek to ensure that local people especially get an opportunity to process Diamond, as 67% of world Diamonds are from Botswana.

• The relocation will not only create business opportunities and em-

ployment but also to create wealth for Batswana and its people.

• PSP warned Batswana to stop the attitude of blaming each other, but rather urged them to grab oppor-tunities, to communicate and see how they go about with problems to bring solutions.

• He said government should work closely with business community in order to succeed as they seize opportunities, share negativism and maximize the benefits out of diamond industry sector.

• Private sector should identify and explore opportunities not just in diamond but association with dia-mond industry.

BOCCIM President; Mr Alex Monchusi:• A number of strategies have been

developed with the objectives to complement diversification, in-vestment promotion, fostering competitiveness, innovation, and employment creation and sustain-able economic growth.

• BOCCIM has been encouraging private sector to take a role in sup-porting the economic diversifica-tion drive as well as formulating so-lutions to push Botswana economy during difficult economic times.

• BOCCIM together with Director-ate on Corruption and Economic Crime (DCEC) launched the code of conduct for the private sector.

• The key objective is to preserve and expand Botswana interna-tional track record in fighting cor-ruption and to gain competitive advantage in the global market.

Lansmore Masa Square to re-define hospitality experienceby Boidus Admin / Image © Lansmore

GABORONE – Lansmore Masa Square, a member of Lonrho Hotels, announced today that they will open their doors to the public on Wednesday July 11th, 2012, with an official opening slated for later in the year. The hotel says it is the first business first luxury hotel and aims to redefine the service and lifestyle ex-perience of Gaborone’s hospitality sec-tor. As Botswana increases its economic collaborations with countries both near and afar, the highly anticipated Lansmore Masa Square is particularly well set to ca-

ter to Gaborone’s fast growing business travel and leisure tourist market.

“We are unbelievably excited to be able to open our doors to the public. It’s been a long time coming, but it’s always worth a bit of a wait if the ex-perience is then an unparalleled one,” said Lansmore Masa Square General Manager, Mr. Rupert Elliott. • Lansmore Masa Square has 153

impeccable rooms spread over 7 floors and ranging from Lansmore

Standard Rooms to Club Rooms and Suites.

• All rooms boast: Luxury hotel bedding, en-suite bathrooms, hi-speed wireless internet, a large work area for business travelers, air conditioning, satellite TV, in-ternational direct-dial telephone, hairdryer, 24 hour room service, guest laundry and dry cleaning fa-cilities with same day delivery.

GOURMET DININGLansmore Masa Square offers three world-class dining options.• Espretto coffee shop uses only the

richest African coffee beans in all coffee drinks.

• The Poolside Terrace, overlook-ing the cityscape, allows guests to savour a refreshing poolside drink and light snack before experienc-ing the rooftop infinity pool, the highest in the country.

BUSINESS-FIRST LUXURY• The hotel boats extensive confer-

ence and banqueting spaces that can accommodate between 2 and 200 people in purpose built surroundings. Laptops are made available to clients, as are dedicat-ed customer printers, high-speed Wifi, and large work desks within each room.

India, Botswana to collabo-rate in housing sectorby Boidus Admin / Source: infrawindow.com

India and Botswana, on Monday have agreed to collaborate and share expe-riences in the area of human settle-ments, including slum development. The decision was taken at a meeting of Botswana's Minister of Presiden-tial Affairs and Public Administration,

Mokgwetsi Masisi and Housing and Urban Poverty Alleviation Minister, Kumari Selja. During the meeting, the ministers discussed common areas of interest like slum upgrading, affordable hous-ing, skill development and monitoring of training programmes for the ben-eficiaries through biometrics tracking system and community involvement in government programmes.

Before the meeting with Kumari Selja, the visiting eight- member delegation of the African nation also interacted with the officials of the Housing and Urban Poverty Alleviation Ministry. The Botswana delegation is currently in India on a week- long visit till June 23 to learn about India's best practic-es on poverty eradication.

BOIDUS FOCUSFriday 13 July, 2012

Local / Regional / International NewsPage 3

Following is a transcript of UN Secretary-General Ban Ki-moon’s press conference on the United Nations Confer-ence on Sustainable Development (Rio+20), held in New York, 6 June:

The United Nations Conference on Sustainable Devel-opment is just 14 days away. Rio+20 is a once-in-a-generation opportunity to make real progress towards the sustainable economy of the future. It can help us to build a more equitable world — a world of greater prosperity and inclusive, dynamic green growth for a healthy planet.

I have been calling on Member States to show leader-ship. We want to make Rio+20 a conference of deci-sive impact and ambition. Progress was achieved on key issues during last week’s negotiations. I thank the co-chairs and all the negotiators for their efforts. I saw willingness to find common ground.

There is still much work ahead, however; the founda-tions are in place for agreement on the remainder of the negotiating text. I expect the negotiators to accomplish this in the days before ministers and world leaders ar-rive in Rio. Leaders will then act to resolve all outstand-ing issues. Their job is to achieve renewed political com-mitment for sustainable development.

We aspire to nothing less than a global movement for generational change. We need world leaders to make the issues on the table at Rio+20 their own personal pri-ority. Nothing else will do.

We live in a world of economic uncertainty, growing in-equality and environmental decline. That is why I ex-pect concrete outputs from Rio — outcomes that will improve the lives of real people around the world.

First, we need to agree to define a path to an inclusive green economy that will lift people from poverty and protect the global environment. This requires interna-tional collaboration; it requires investment; it requires that countries exchange experiences and technology.

Second, leaders should agree to define sustainable de-velopment goals with clear and measurable targets and indicators. These “SDGs” will be a central part of the post-2015 global development framework.

by Boidus Admin

INTERNATIONAL CONFERENCEPress Conference By Secretary-General Ban Ki-Moon On Rio+20

Third, we need to make decisions on key elements of the institutional framework for sustainable development.

Fourth, we need strong, action-oriented outcomes on a wide range of cross-cutting areas. I see encouraging progress on food security and sustainable agriculture, oceans, gender equality and women’s empowerment, education and energy.

1.4 billion people live without access to modern sources of energy. Sustainable energy for all is the golden thread that links development, social inclusion and environmen-tal protection — including addressing the growing threat of climate change.

Fifth, we need progress on implementation. This in-cludes reaffirming past commitments and initiatives on trade, financing for development, technology transfer and capacity-building.

Sixth, we need more partnerships with civil society and the private sector — strategic alliances that can galvanize global public support and drive change.

I look forward to new commitments and initiatives on critical challenges — from job creation and social protec-tion, to energy, transportation and food security. These undertakings, and the global mobilization that has pro-duced them, will be a major part of Rio+20’s legacy.

Ultimately, Rio+20 will be measured in the transforma-tion it sets in motion — the lives it changes for the bet-ter. For too long, we have tried to consume our way to prosperity. Look at the cost: polluted lands and oceans; climate change; growing scarcities of resources, from food to freshwater; rampant inequality.

We need to invent a new model — a model that offers growth and social inclusion — a model that is more re-spectful of the planet’s finite resources. That is why I have made sustainable development my number one priority. Our hopes for future prosperity, health and sta-bility rest on finding a path that integrates the economic, social and environmental pillars of development.

Agreeing on that road map is what Rio+20 is about. Sus-tainable development is an idea whose time has come. It is the future we want.

Diary/Events/Activities

Ideas Expo Botswana, the brainchild of three young men named Calvin Bosilong, Tumisang Moyo and Tumiso Mabusela, University of Botswana graduates is back again this year. The two day event themed “A Different point of view” with a focus on ‘Imagine, Be-lieve, Creates and Achieve’ aims at bringing together the companies and individuals driving the industry forward for educational and inspiring experiences.

This year’s event will be held at University of Botswa-na from the 20th to the 21th July and at least 300 delegates are expected to grace the event. Entrance tickets to this highly anticipated event are P500 and students tickets at P300 with limited spaces.

The conference is going to end in a cocktail dinner for all participants to come together in calming and informal scenery to discuss issues affecting them and how best to solve them even in future.

As an annual event that covers all categories in the industry, the Expo will be among others characterized by Architectural Design Services, Banking, Savings and Investment services, Product Supplies, Building Contractors and Material supplies, Business and In-dustry support services, Property and Estate Manage-ment services, Property Finance, Insurance, Equity and Loan Services, Property and land developers, Electri-cal and lighting Design Supplies and many others.

Ideas Expo Conference & ExhibitionUniversity of Botswana, 20th July 2012

Ideas Property Investment Expo 2012Fairgrounds, 23-26th August 2012Enhancing Property Investment Opportunities in Botswana

The main objective of the conference is to provide a platform for sharing and discussing findings from various studies on Urbanization of Traditional Settle-ments in Botswana undertaken by lecturers at the University of Botswana over the last two years. The studies sought identify and analyze forces driving urbanization of rural settlements and the impacts of these transformation processes on the culture, socio-economic and welfare of affected communities and environments. In addition, the conference will provide an opportunity to generate ideas to mitigate the adverse impacts of the transformation process.

Urbanisation of Traditional Settlements in BotswanaNational Conference, 23-24 July 2012, UB

The 2011 Summit brought together delegates from 16 different countries with excellent industry presentation:• 12 of the largest pension friends in Africa representing South Africa, Ke-

nya, Ghana, Botswana, Tanzania, Zambia and Burundi.• More than 50% representation from beyond South Africa’s borders.• 10 listed property companies from Sub Saharan Africa.• 7 architectural companies with reach into the

continent.• 5 Large African retail

companies with 50 outlets or more.

• All major media com-panies representing print, radio and TV.

Africa Property Investment Summit 20124 & 5 September at the Sandton Sun Hotel, Johannesburg

Key Speakers:Xolisa Dyeshana (Partner/Creative) - Joe Public (Johannesburg)Kevin Aspoas (Chairman/C.E.O) The Jupiter Drawing Room (Africa) and Director of LionheartThebe IkalafengFounder of Brand Africa Mother MasireCommercial Manager at Midweek Sun and Botswana GuardianVincent MoapareAAB President (Botswana)Ann GolliferVisual Artist (Botswana)

BOIDUS FOCUSFriday 13 July, 2012

EditorialsPage 4

Designing for People Living with Disabilities

Energy Use & Conser-vation in Buildings

YOUTH, ARCHITECTURE & THE BUILT ENVIRONMENTSUSTAINABILITY

by Larona Motlatsi Kgabo / Architect (DBES/MIST)

activities culminating from the theme to the actual day only, and then what would follow the rest of the year un-til the next commemoration would be dormancy. I have been participating in these celebrations from as far back as I can remember; from my primary right through to secondary level and what is a concern to me is that, I cannot recall being desirous to take any actions and effect change in the area of consider-ation for that particular year. To most children growing up, day of the African child is yet another celebration day in schools, which takes them away from the normal class teaching experience, and sadly to most elders it is not their business at all yet it addresses the child in their society- their child included! I am of the view that commemorations such as that of the DAC ought to seek to bring awareness to humanity so as to inspire individual participation to-wards the betterment of whatever situation is being addressed on that particular year. As such, it is very com-mendable to see youth and elders who still see the need to be a part of this global voice that advocates for sound living conditions for every child- after all, every child is a blessing from God and as rightly put by Chris Oyakhilome-(PHD), every child is your child!

In 2011, African states commemorated the 21st Day of the African Child (DAC) under the theme of “All together for urgent actions in favour of children in unfavourable circumstance (street children)” which aimed at creating widespread awareness about the peril that, children in the streets face and to take urgent steps to protect them. This year, as it is, a deep reflection is sought on the lives of African children living with disabilities. June 16 2012 marked the commemoration of the Day of the African Child with the theme; “THE RIGHTS OF CHILDREN WITH DISABILI-TIES: THE DUTY TO PROTECT, RESPECT, PROMOTE AND FULFILL”. When I learnt about this years’ theme, it was after this column’s May article so you can imagine just how much of a confir-mation it was to me of how timely the matters last discussed was.

This annual tribute to the day of the African Child, according to this year’s Concept paper, gives opportunity to various stakeholders- countries, societ-ies, unions and even individuals to not only join in but to renew their ongoing commitment towards improving, if not totally eradicating, the state of affairs of marginalised and particularly vul-nerable children. The focus this year is on children living with disabilities. The mistake often made is to reduce or limit

A reiteration by June 16 Day of the African Child 2012

>>> CONTINUED PAGE 05

in existing luminaries and substituting in-ter changeable –type of metal halide or high pressure sodium lamps in mercury systems or compatible ballast will result in power reduction and increased light output.

3. Day lighting: If day lighting can be ef-fectively used , it should be considered either to replace some of the electric lighting, which can then be turned off for certain hours of the day , or as a supple-mentary source of lighting so that elec-tric lighting in the immediate area can be reduced by switching or dimming.

4. Controls and Distribution System: Just as many buildings were uniformly lite with “wall to wall” foot candles (lux), a com-mon practice, for purposes of switching economy has been to also control large number of luminaries from one switch.

Switches and dimmer controls installed for selective control of luminaries provide flexibility of source use as well as energy savings, enabling lights to be turned off when areas are unoccupied during differ-ent working or cleaning hours. Photocell and time clocks affords additional means of control, particularly of exterior. ENERGY MANAGEMENT:Lighting maintenance procedures.A regular maintenance schedule for cleaning luminaries and replacing lamps will ensure maintained efficiency of the system according to design specifications. Some time spent with the maintenance

ENERGY MANAGEMENT CONSIDER-ATIONThe following ideas are not applicable only to existing buildings, but should be reviewed for their impact on the design of a new building. Some modifications may be accomplished easily and at little or no cost, while others may involve re-placing lighting systems and larger capi-tal expenditures. Not all suggestions are applicable to all building types; and the owner must establish his or her own pri-orities for selecting and timing feasibility.

In developing a management pro-gramme, not only should the electric lighting be considered, but also the value of the contribution of day lighting, con-trols, pertaining schedules, and mainte-nance procedures.

It should be noted that lighting contrib-utes useful in winter time, but does im-pose additional summer loads on cool-ing systems. In other words, lighting has thermal as well as visual implication and significant changes to the lighting system may affect other systems. If lighting en-ergy is reduced, the resulting savings do not represent 100% net savings in energy, because while there is a plus for the air conditioning, there is a Subtraction from the heating system which must be made up elsewhere.

In addition, before undertaking any modifications to the lighting, it should be recognized that we are dealing with a system- a set of interrelated components and elements, as interrelated to one an-other as the lighting is to other system in he building. For example, while energy can be saved by removing lamps or dis-connecting luminaries, such measures should only be taken after a careful analy-sis of the entire system.

EVALUATION POINTS: 1. Lighting needs: The emphasis here is on the identification of the task per-formed in any area of the building so that the location of the lighting equipment, orientation of the task, and luminance requirements can be coordinated. The in-tent is to provide task related luminance and avoid unnecessary high levels of uniform lighting which may have been in-stalled without consideration for the task activities and locations.

If changes in placement of lighting equip-ment are not feasible, it may be possible to group similar tasks or work areas with the same luminance requirements, clos-ing of unused space with minimum heat-ing, cooling and lighting.

2. Lighting equipment: One of the great-est opportunities for energy savings is in the selection of more efficient light sources for relighting an area. By using higher efficiency lamps, it is possible to obtain more light from the same number of sources, or the same amount of light using fewer lamps.

In the incandescent family, where possi-ble and suitable to the application, fewer higher wattage lamps may be used to re-place those of a low wattage and the ef-ficiency of the system thereby improved.

Using reduced-wattage fluorescent lamps

by Asadul Hakim

personnel in checking , and , if necessary, revising the programme already in the existence may result in some immediate solutions for energy and financial savings in the facility.

OPERATING SCHEDULE:An analysis of operating hours in the building may reveal the necessity for edu-cating workers to turn off lighting when it is not required. Usage patterns should be identified during the building survey and modifications should be based on those results. Define the nature and duration of occupancy for each space and determine the lighting requirements consistent with the task and safety and security.

Adjusting cleaning schedules offers one solution. Other ideas include turning lights of during lunch time except in cir-culation spaces, operating building fa-çade lighting for fewer hours each night, restricting parking for employees to spe-cific areas and reducing lighting in unused parking lots.

The possibilities are numerous and de-pend on an understanding of the pres-ent usage patterns, and spending time to evaluate possible profile changes.

COST:In all segments of a management pro-gram, consideration must be given to the cost effectiveness of the modification as well as to the energy effectiveness of vari-ous methods of achieving savings.

Energy management programs for light-ing offer not only the means of achieving energy savings, but result in improved lighting systems that benefit employees and their working environment.

GENERAL OFFICE Unit (Lux)

Design room, General office 2000-1500

Lobby, Store, Typing 1500-750

Meeting room, Telephone switchboard, Printer room, Entertainment, Restaurant 750-300

Dancing house, Security room, Hall, Rest room 300-150

Tea room, warehouse 150-75

Outdoor stair 75-30

FACTORY

Precision working, Design 3000-1500

Research and Development Department 1500-700

Packing, Measurement, Hall, rest room 750-75

Warehouse 75-30

HOSPITAL

Vision Examination 10 000-5000

Operating room 1500-750

Clinic room, Drug room, Nursing room 750-300

Waiting room 300-150

X-ray room 150-75

Elevator 75-30

SCHOOLS

Computer room 1500-300

Class room, Laboratory, Workshop 750-200

Hall, Stair, Rest room Outdoor stadium, Office, Library, Meeting room, Indoor stadium 300-150

Warehouse, Garage, Safety door 75-30

HOUSES

Sawing 2000-750

Writing 1000-500

Study desk, Make up Desk, Island, Phone Station 750-300

Laundry room, Entertainment, Living room, Entrance 300-150

Closet, Bed room, Stair, Hall 150-70

Balcony, Porch 70-30

HOTELS

Check-in, Check out desk 1500-750

Lobby, Office, Parking, Kitchen 750-300

Restaurant, Rest room 300-150

Hall, Escalator, Stair, Shower, Garden 150-75

Elevator 75-30

BIDPA COMFORTABLE ILLUMINATION REQUIRED IN DIFFERENT ROOMS/SPACES

Hakim graduated in 1970 and practiced with Govt. of Bangladesh, Zimbabwe & Botswana. In Zimbabwe he was in charge of the office of the Deputy Chief Architect (Housing & Community Development) and was the Head of Architecture and Buildings with the Local Govt. in Botswana from 1990 to 2008. Secured 1st prize in Nepal Architectural competition in 1971.

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BOIDUS FOCUSFriday 13 July, 2012

EditorialsPage 5

RENEWABLE IGNORANCE: Gaborone City 25 yrs

PLAIN TALK BY JOWA

by Jan Wareus, Architect / Town Planner [The author writes in his personal capacity]

Chandigarh are visited on basis of the architecture and planning. Food for thoughts, so to say!

Now, when the basis for that kind of appreciation is destroyed, we have to try a different approach to the landmark issue. In my view, a pleasant city must have a number of interesting buildings, places (and spaces). And if not any single one of them can be pointed out as THE landmark, the totality, the wholeness and their interac-tion will constitute the “landmark” we are lacking so far.

I pointed this out earlier and also that the landmark we had was bit by bit de-constructed and resulting in an amorphous traffic chaos - a rather embarrassing, nega-tive landmark.

As far as I can see, the future for a positive image of the City lies with a profound understanding of “wholeness” and not individual “landmarks”. This leads me to pro-pose that the City must urgently create a 'City Beauty Council', an advisory board that most of the important cities all over the world has created since long.

Such a board must deal with the impact of large projects (as defined in the Town and Country Planning Act) and include the visual impact. As most architects and design-ers today are 110% and more in the harness of the de-velopers, this must be a relief to them. And that is my experience of the Beauty Council I come in contact with in Stockholm, once upon a time. Most architects liked it and referred to it when developers became too arro-gant. And it also encouraged the designers/architects to lift themselves up to levels they didn’t know they were capable to reach.

A few, though, complained about “no freedom of de-sign”. What kind of freedom – freedom to be arbitrary or freedom to be appropriate? However, most profession-als in major cities are accepting that the “landmarks” are scrutinized by a Beauty Council.

I sincerely think this is the way of giving us in Gaborone some kind of official evaluation of the visual impact fu-ture developments may have.

But it is important to understand that a Beauty Council is not there to “put lipstick on the gorilla”. On the contrary – the task is to care for wholeness, townscape, interac-tion between buildings – in short, a city to be proud of!

The change 25 yrs ago – from Town to City – should have been a remarkable change of protocol. According to complaints I hear, running a godforsaken rural small town on the outskirts of the Kalahari, however idyllic, in-nocent and against all odds declared a Capital, is not the same as running a CITY CAPITAL.

Instead of boozing up the management in 1987, the Council went on with business as usual. By time a hand-ful of un-experienced students were filling a few vacant posts in the council as qualified, experienced essential staff were obviously too expensive for the council. A seri-ous mistake by the council of the time.

Consequently, the small town, upgraded to a City, is still being run by fairly un-experienced professionals that mostly don’t have a clue of what’s ongoing or what’s on their tables and certainly cannot scrutinize and con-fidently handle multimillion projects. The council staff do not qualify for the running of a City! And that goes for the elected laymen, too. Thus, the talk of the town indicates that the City Council is not run by profession-als and confident (elected) councillors. Councillors are frequently changed and more and more of them have a few fingers in the market pot, too. So the market is well represented.

So I hear – let me try and analyze what has gone and is going wrong with this City of ours. My lamentation goes like this based on a few key issues stated here:

1. Any capital City must be able to present the visi-tor and the inhabitants the “soul” of the country in what many of the critics call “landmarks”.

2. A true capital City must have a functional and un-derstandable context, even if complex. And being an important focal point in the region (Greater Gabo-rone).

3. The “wholeness” of the City must, hence, be appar-ent in both micro as well in macro scale.

4. Infrastructure must be well functioning and without unnecessary hindrances and “bottlenecks” - e.g. must have a well functioning and maintained public transport system covering the region.

5. The stiff bureaucracy we have nursed for many years must be kept in strict control or we can say goodbye to interested developers.

On the question on “landmarks”, I want to remind you of my view presented in Plain Talk 8 (Boidus 01/04/12) – i.e. as an ordinary “town” Gaborone had a significant landmark, once. It was a small “Garden City” in accor-dance with the theories of Ebenezer Howard – a small garden city straight out of the theory book! Not many other towns could proudly refer to such a fact, not even the ones in UK. And due to clever politics of the time, the “segregating” elements in Howard’s model had been eliminated. Gaborone was visited by a great number of professionals, quite a number of interested people just because of this “landmark”.

I have to mention this as reminder of the fact that a land-mark might not necessarily be a “traditional village”, a game reserve or some statues! For instance, Brasilia and

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The youth employed at the depart-ments of Buildings and Engineering Services, Radiation and Research under the Ministry of Infrastructure, Science and Technology-(MIST) assumed an exemplary stance by coming together and joined forces in remembrance of this year’s theme for the DAC by com-memorating, for the 3rd year running, June 16. According to the 2012 Concept paper for the DAC, this theme calls for attention and accountability to the du-ties of African Governments to protect, respect, promote, and fulfill the rights of children with disabilities. It fosters a new way of looking at disability hence ensuring full respect for the dignity for children with disabilities. Instead of disability being viewed as a short com-ing on the part of the individual, the fo-cus has now moved to teaching and en-couraging the environment and society as a whole in an attitude that considers and appreciates human differences. One of the objectives of this year’s theme is to raise awareness about the capabilities and potential of children with disabilities and to draw attention to the situation of children with disabil-ities who are particularly vulnerable to marginalization and/or violence such as children with intellectual disabilities and children with albinism. Similarly, whilst considering the many possible causes of disability such as preventable diseases- poliomyelitis, meningitis and cerebral malaria; accidents and inad-equate prenatal and neonatal health care services, it is worthwhile to also consider the challenges faced by chil-dren with disabilities which include social attitudes, stigma, discrimination, poverty, susceptibility to violence and abuse.

Most significant is one of the areas of concern for this year, which is most rel-evant and calls for action by the design-ers of the built environment. This area of concern is on access to education by children with disabilities. UNESCO reported in 2006 that over 90% of chil-dren with disabilities in Africa are being denied the right to primary education and that they are most likely to drop-out of school due to a lack of appro-priate resources to facilitate inclusive learning. The other major contributory factor to school drop-outs by children with disability is inaccessible and in-appropriate infrastructure. Imagine a child who travels on their wheelchair a great distance to get to school only to find the building sharp-edged with stepped pavements, stepped entranc-es, none-barrier stepped walkways and no ablutions friendly for use by chil-dren with disability. Travelling on the wheelchair such distances is enough

to erode all energy from such a child, but to reach their destination and not see the goal of the day come to fruition (of getting educated) is like murder to one’s life’s aspirations. This challenge is however not only limited to physical disability. Consider children with visual impairment, coming to school every day but without the right technologies to facilitate effective learning such as Braille. Of inspiration during the com-memoration of DAC at MIST was the Guest Speaker who was a student of Molefhi Senior Secondary School with the disability of visual impairment which was a demonstration of one of the key directions to be taken this year; to promote the rights of children with disabilities which in this case was their right to freedom of expression and participation. The hiccup is as well not only experienced in schools, the same goes for health facilities, judicial facili-ties and many other facilities housing the various services needed for human survival and advancement. In closing, the guest speaker’s speech made a call to the Ministry of Infrastructure, Sci-ence and Technology to consider the modification of existing public build-ings, particularly schools, to make them more accessible by children with disability. He further pleaded with the ministry to closely ensure the compli-ance with building standards according to the needs of persons with disabili-ties for any new building project or de-velopment that is ear-marked for the future- which is an exercise the minis-try is already engaging in currently as was reiterated by the Permanent Sec-retary Mr Dikagiso Mokotedi.

I came across a very inspiring definition of success and it stated that it is mak-ing the world around me better than how I met it, and the world is made up of people and people are inclusive of those with disabilities, so incidentally by designing friendly built environ-ments that improve and create base for independent living by people with disability makes me a success...!

>>> FROM PAGE 04

Designing for People Liv-ing with Disabilities

Architect Larona Kgabo is Youth Ambassador for DBES/MIST, as well as Reigning Miss Universe Botswana 2011/12. She is also Course Ambas-sador for New Venture Creation/Botho College, and National Coordinator for Teenagers Ministry Botswana.

The New Beauty Council co Stockholm City Museum, 2009The work investigates how concepts of the public are constituted and how beauty and ugliness can be (re-)defined. Using the idea of the carnevalesque as a metod, NBC engages with organizations and institutions, which shape and interpret cities through public conversations and staged situations.

BOIDUS FOCUSFriday 13 July, 2012

BuildingsPage 6

Civil EngineeringInfrastructure planning, design and construction supervision of civil works including:• Road works (urban roads, rural roads and highways) • Pavement failure evaluation, Pavement design and Shoulder

sealing design • Storm water drainage • Water reticulation • Sewerage reticulation and associated facilities • Water retaining structures i.e. water dams• Soil erosion protective works to river banks, road banks and

electricity pylons • Sanitarylandfillsites,• Bridges, site selection, site investigation, site survey, engi-

neering planning, hydrological studies, hydraulic calculations, structural design,

• Earth-dam, Rock-dam and associated appurtenances, • Irrigation schemes, • Airports, runways, taxiways, aprons, service roads marking

signage, drainage and signalling, • Sports facilities including large capacity covered and open

stadiums.

Structural EngineeringDesign & Construction supervision of (among others) the following:• Housing scheme (Low and High cost) • Commercialandofficebuildings• Industrial warehouses • High rise structures • Timber and steel structures • Structures which are sensitive to shrinkage cracking or settle-

ment cracking • Short and long span bridges and culverts

Expertise in Ground Water Resource Surveys in Drought Prone Areas including: • Exploration and Design • Mapping • Supervision of water well drilling and construction

Expertise in Hydropower Planning and Implementation • Tunnelling works including rock supports • Dam works, earth dam, concrete dams

Expert in Environment Impact Assessment including: • Bio-physical Impact studies • Socio-economic Impact studies • Archaeological Impact studies

Multi-Tech Consult (Pty) Ltd, a firm of Consulting Engineers and Project Managers, started operating in 1999 under Cer-tificate of Incorporation No CO.99/3948 and is registered with Botswana Government Public Procurement and Asset Disposal Board (Former CTB – Ref:12/1/366)

Multi-Tech consult provides professional services and advice in civil infrastructure including roads, water, wastewater and structural engineering. The firm also provides project manage-ment services right from feasibility studies to implementation stage through to training and initial project operation.

PROPOSED OFFICE BLOCK DEVELOPMENT AT THE GABORONE INTERNATIONAL FINANCE PARK [Structural Work]

MPHABATHO RIVER BRIDGE [Civil Work]

NATA RIVER BRIDGE [Civil Work]

SAGG BUILDING [Structural Work]

The contribution of the construction industry has been immense in terms of housing, employment, support for manufacturing industries and GDP.

In the last decade, the average contribu-tion to GDP by the sector has been on average about 6.6% while its absorption of labour has annually averaged 9%. In 2003, for example, the sector contrib-uted about P1, 005 million (at 1993/4 prices) to the GDP and employed about 29,000 people. [See Figure 1]

The growth of the industry has been phenomenal in the past three de-cades but like any human endeavour, it has experienced challenges which are slowly diminishing its capacity, ef-ficiency and effectiveness to deliver construction projects. Over time, this has led to various stakeholders to get

by Boidus Admin

Extract: BOCCIM (2008), Report for the Study on the Causes of Poor Performance of Public Construction

CONCLUSIONS [ii]• Regulatory instruments are outdated with serious loopholes • No separation of roles such as promotion, supervision, regulation while

clients of industry [Consequence dilution of accountability]; and • Challenges in developing expertise

IDEAL TYPE INSTITUTION(s)• A dedicated structure supported by legislative authority;• Appropriate separate structures to enhance accountability • Transparent, equitable and accessible procedures;• Sufficiency of expertise; and • Efficiency of operations

TYPE OF INSTITUTION?• To play two major groups of roles; • Regulatory; and • Developmental • MUST separate policy making from regulation;• MUST only be advisor to Govt on policy;• MUST have whole-of-sector views;• Recommended to be an independent statutory agency as regulator;• Will have an overall view of industry;• Not implementer-but coordinator;

Type of Institution [ii]• Registration boards and councils to report upwards to the proposed

regulator; • Agency to be coordinator of construction industry; • Important Notes: – Continue with the registration boards/councils for the manage ment of the professions; – Set up (and legally empower) advisory structures; and• Set up a contractor registration/dvt board.

FUNCTIONS OF THE REGULATOR?• Planning Coordination • Marketing and Global Alignment of the Construction Industry • Performance Monitoring and Evaluation (M&E)• Leadership and Policy Development • Oversee and Promote Ethics and Professionalism • Coordination of Quality Management• Contractor Development

Coordination of Skills Development

RESOURCES?[i]• Locate regulator under MIST;• Must access information contractors, professional bodies, and outside of

industry;• Enable the supervision of the registration boards and councils; and • Have standards setting authority

RESOURCES (ii)?• Must be self-financing. Government to bear setting up costs;• Regulator to have a board of directors; • Board to have 10+(odd number) members; – Mix constituency with Competency requirements • Chairperson selected by members;

Adjudicate through BIARB; include wider adjudication resources

BIDPA CONSULTATIVE WORKSHOP CONCLUSIONS

concerned about the manner in which public (central and local government) projects are delivered especially when they are funded by the tax payers.

The continued concern among stake-holders in the project delivery chain, particularly between those on the sup-ply and demand side led researchers from the Civil Engineering Department of the University of Botswana to step forward and conduct a study to investi-gate the root cause of poor delivery of

public construction projects.

This is, an executive summary of a de-tailed report resulting from the study. It briefly provides the study context, study approach and a summary of the study findings and recommendations.

SUMMARY OF STUDY FINDINGS Performance of projects Figure 2 shows that only 8% of the proj-ects were delivered within time and cost, only 15% were delivered in time and only 35% were delivered within the agreed cost. It is very clear the perfor-mance is not acceptable and requires a concerted effort to arrest the situation before it gets worse and out of control.

CONCLUSION The construction industry plays a very

important role in the development of any nation, including Botswana.

Past performance shows that there has been growing number problems and challenges which need to be addressed by stakeholders urgently to ensure an effective and sustainable industry.

Part of the findings of the study show that there is lack of: adequate human capacity, adequate initial project de-tails, proper project budgeting, project management approach, a prompt pay-ment system for suppliers, coordina-tion regime for the major parties to a project, effective monitoring during construction, appropriate contract and an effective tender evaluation and ad-judication system.

Another finding was that the compe-tence, managerial and technical skills, behavioural decisions and actions taken by entities (e.g. consultants, con-tractors, material suppliers and util-ity providers) on the supply side often contributes to poor performance of public projects.

The unstructured and unorganised environment was seen a contributory factor. It was clearly identified that the construction industry lacks organisa-tion to provide effective leadership and vision. Most problems are tackled in an ad-hoc manner and the industry lacks a holistic approach when handling most problems.

The government role as a client and a regulator blurs its vision, in most cases, to make rational and strategic deci-sions.

RECOMMENDATIONSFor each discipline of the built environ-ment (e.g. architects, quantity survey-ors, engineers, land surveyors, architec-tural landscapers, estate valuers, and construction project managers) there must be legally established councils to register (license) and oversee the pro-fessional conduct of the practioners, for example like the medical council. However, the built environment disci-plines should be encouraged to form their own associations for the good of their members and development of the disciplines.

An autonomous and legal contractor registration board must be established to register, develop and oversee the professional conduct of the contrac-tors (e.g. building, civil, electrical and mechanical). This may require amend-ing the PPADB Act to absolve it from registering the contractors (which in our opinion may soon become a conflict of interest i.e. on one awarding jobs to contractors yet on the other hand it is overseeing who is to be moved up or down the contractor classes).

A legally constituted construction indus-try development board should be estab-lished which will be an umbrella body to oversee the industry activities and issues and take care of all its stakehold-ers. Its main role will not only be to de-velop, provide leadership and vision to industry but also to advise the govern-ment and other stakeholders on issues of the industry through well researched, thought out and articulated ideas.

Figure 1: Contribution of Botswana’s construction industry to employment and GDP [Source CSO, 2009a, b]Figure 1 indicates that the sector’s contribution to GDP has declined from, for ex-ample, 5.2% in 2000 to 4.7% in 2009 (CSO, 2009b). Similarly, the employment ratio of the sector has dropped from 10.3% in 2000 to 7.0% in 2009 (CSO, 2009a). Figure 2: Project performance in terms of cost and time

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BOIDUS FOCUSFriday 13 July, 2012

Building NewsPage 7

by Wada Supang / Qualified Indoor & Outdoor Landscaper at Swanscapes/+267 71480674

In most cases when we talk about general landscaping a lot of emphasis is given to the exterior areas i.e lawns, to-piary, irrigation and so forth. If you have happened to go around some of the corporate offices in our city I guess you will understand what I mean; if there are any plants available, they are mostly artificial ones.

Indoor plants are not only a source of beauty in terms of colour and texture but they also help us feel more relaxed and most importantly they pull toxic pollutants out of the air. Studies have suggested that indoor plants can reduce fatigue, cough, sore throats and with proper selection and placement, plants can lower heating and cooling costs by as much as 20%. In addition, plant transpiration releases moisture, contributing to a humidity level that matches the recommended human comfort range of 30 to 60%.

There are no hard rules for the relationships between plants and people. Plants are among the least expensive and most effective accessories you can purchase, yet the perception is that interior planting is more expensive look-ing and more welcoming to visitors. Plants bring richness and change, they translate an environment for eating, sleeping and relaxing into an oasis where tensions and boredom are dispelled. They add style. They can lead the eye, stop the eye, and define space.

Plants are evaluated in terms of how they relate to furni-ture, room dimensions, colour, and mood. Even the tex-ture of leaves and the forms of branches are considered decorative elements. Plants can fool the eye in the nicest ways, emphasizing positive pleasure and stopping the eye

from looking at what is behind the greenery. I recommend the following plants and the benefits of having them in your office or home.

Ficus benjamina (my favorite) this elegant pot plant is grown for its drooping branches of glossy dark green leaves and is always willing to grow spectacularly if it is giv-en the care it needs. There are a few varieties or caltivers with different leaf colours ranging from golden yellow and light green to white. It cleanses air and gets rid of chemi-cals such as FORMAIDEHYDE which is found in upholstery, clothes, gas stoves, carpeting, paints, household cleaners and water repellents.

Other beneficial plants include Boston fern, bamboo palm, Gerbera daisy and mother-in-law’s tongue.

However, plants need to be looked after. If you can af-ford it, a professional company will look after your indoor plants so that they are always in top shape, otherwise you can assign or rotate staff members to look after the plants.

by Boidus Admin / Images © Primetime‘The Office’ by Time Projects, Fairgrounds

A first in Botswana, ‘The Office’ is a unique sectional title commercial devel-opment that transcends the boundaries of the traditional office, allowing those budding and well established entrepre-neurs an opportunity at ownership. It is the ultimate solution for the smaller enterprises’ requirements in an office, affording an investor all the services of a high-end development but at a fraction of the cost. Sectional Title in a nutshell is a system in which ‘sections’ of a building (s) are created for separate ownership. All the parts of the land and the build-ings that are not labelled as sections (or part of sections) on the sectional plan are ‘common property’.

For more information please visit www.theoffice.co.bw or www.time.co.bw

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BOIDUS FOCUSFriday 13 July, 2012

Boidus FeaturePage 8

Declared a city in 1986, Gaborone is Botswana’s capital city. Being the com-mercial and administrative heart of one of the most successful economies in Af-rica, new buildings and suburbs sprout like mushrooms wherever there's a block of land to fit them, resulting in a mix of housing, blocks of flats, shopping centers and industrial complexes. It was during this year that the 20th anniver-sary of Independence was celebrated and the country’s first statue of Seretse Khama, by British sculptor Norman Pearce, was erected in the forefront of Parliament and unveiled by President Nyerere.

The following year, 1987, was char-acterized with several activities that showed growth in the development of the country. It was during this year that the National Stadium was officially opened. It replaced the modest version which had been constructed for the In-dependence celebrations in 1966. The pre entry Science building at the univer-sity was constructed, and work began on major extensions to the National Museum.

Government acquired 171, 74 hect-ares of land from Kentholme Farm for the expansion of the dam in 1988. The first bed and breakfast establishment in Gaborone, Brackendene Lodge, was opened by Filomena I. Fakier. This also marked a blessed year as Pope John Paul visited Gaborone.

Gaborone television came into being in 1989 and started to provide 3-chan-nel service with local advertising. UB40 also came to town. It was also during this time that the Stock Market was es-tablished, although the Botswana Stock Exchange Act was only later approved, while the government acquired 48 hectares of Traquair Farm. In the gener-al election, both Mr M. Dabutha (BNF) and Dr K. Koma retained their seats as M.Ps for Gaborone North and Gabo-

rone South respectively, whereas Mr P. Rantao was re-elected Mayor.

1990 was characterized by impressive new developments. At that time the Grand Palm Hotel was officially opened (as the Sheraton) and the first Fire Sta-tion was commissioned. Botswana railways transferred its headquarters office to Mahalapye, the SADDC (which is now SADC) building was opened, and Cresta Lodge was also opened.

In 1991 a Structure Plan for Gaborone North was proposed. Meanwhile, sev-eral buildings were opened; The Ga-borone Private Hospital, the Gaborone Hotel near Bus Rank, and the first of the modern shopping malls, the Kagiso Mall, was opened for business.

The following year 1992 Radio sta-tion RB2 went on air using a transmit-ter whose coverage was 50 kilometres around Gaborone and again in 1995 the station acquired a 5 Kw transmitter and achieved a coverarge of 100 kilometres radius around Gaborone. The Learn-ing Centre School was opened during 1992, and the University of Botswana’s student enrolment rose to 3,674.

The other commemorations of the city were in 1993 when Boipuso Hall in the Fairgrounds area was given a 6.2 mil-lion overhaul. The engineering study for the Central Business District (CBD) was initiated by the Ministry of Local Government and Lands. The Gaborone Planning Area was again extended to take in the Batlokwa tribal area, parts

25 years maturing as a Township to outfit a Cityby Keeletsang P. Dipheko / Edited by Sandy Grant, and inspired by his historic timeline of Gaborone

...the PAST>>> FROM PAGE 01

by Kibo Ngowi

On the eve of celebrations to mark 25 years of Gaborone as a city, Bodius Cor-respondent Kibo Ngowi spoke with Mayor Haskins Nkaigwa about his vision for tack-ling the infrastructural challenges facing this metropolis and making it a major city.

On the 20th of July 1986, the then Presi-dent Sir Ketumile Masire declared Gabo-rone a city and on the 11th of October 2011, Haskins Nkaigwa was inaugurated as the city’s sixth mayor since that momentous pronouncement. Now, less than a year into his reign, Gaborone is set to celebrate a quarter of a century as a city and as the first Gaboronian, it falls on his shoulders to answer to the question of what steps are being taken to address the outstanding de-velopment problems that hinder Botswa-na’s Capital City from being considered one of the major cities in the region. We sit down at his office in the heart of Gaborone with less than seven weeks until the city celebrates its diamond jubilee and what we find is an assessment that’s both honest about the current challenges and optimistic about the potential to overcome them.

“When I took over the Gaborone leader-ship in October last year, I made it cat-egorically clear that I would be pursuing a private-sector-centred development for Gaborone” says Nkaigwa who seems ad-amant that Gaborone needs to rely more on the private sector to finance its devel-opment needs than it has done in the past. He laments that the bulk of the Gaborone City Council’s (GCC) financial support comes from the Central Government and that the money the Council generates from initiatives such as licensing fees account for less than a quarter of their annual budget. Nkaigwa sees private sector partnerships as the key to making the best use of the land that the GCC owns and generating a sustainable source of financing for ongo-ing and future development projects.

Examples abound that the Council is finan-cially ill-equipped to provide lasting solu-tions to the built environment related needs of the citizens. One stark example is the Self Help Housing Agency (SHHA) which has since been handed over to the Bo-tswana Housing Corporation (BHC). “The funding given by the SHHA is not actu-ally sufficient for someone to build a house that is habitable” says Nkaigwa as he la-ments that P60, 000 was the sum being given to build a single house and that the total funding was meant to build some 20 to 30 houses, which in his view, is simply not enough. Nkaigwa suspects that BHC will turn to Chinese contractors, known for their cheap rates, to build the houses but emphasises that he and his colleagues had wanted to avoid taking that route as they

felt it is also important for them to empower local contractors.

Housing is such a major challenge for the city that the Mayor admits that most of the Council’s staff commute from as far as Kanye because they can’t find affordable accommodation in Gaborone. He says that the Council is in the process of introducing bylaws that will allow them to start devel-oping and acquiring commercial property in order to kill the two birds of providing more housing and generating financing for Council projects with one stone. How-ever, the city’s housing crisis is part of a wider problem – Gaborone’s shortage of land – and the GCC are pursuing a more pragmatic solution. “We are now trying to change our planning, in terms of how we construct our property” says Nkaigwa “We are now encouraging people to build go-ing up, instead of building going wide”.

After decades of giving out large plots in which only a single house would be built as though Gaborone were one large sub-urbia, the city officials are finally becom-ing alive to the fact that there is a lot of space that is being wasted by not building more high rise developments. For Nkaig-wa, his eyes were opened to this reality on a bench marking trip to Maputo, Mozam-bique. “While I was there, I realised that their planning is totally different from ours in that the same building can have residen-tial space and business space, such that they do business in the same place they stay” muses Nkaigwa. The Mayor is eager for his Council to emulate that develop-ment model as he thinks it will simultane-ously tackle the problem of land shortage and that of traffic congestion caused by people commuting in and out of town in the mornings and evenings. Talks have be-gun with BHC to build on to their existing town houses, going up, such that more flats can be available to the public. Addition-ally, the Tsholofelo extension area which has been serviced and is awaiting go ahead from Government for plots to start being allocated is likely to see that strategy in place from the outset as Council is en-couraging BHC to focus on building town houses in the area rather than houses.

Densification with a view to accommodate more people and businesses in the city’s already exhausted land is a project that is being pursued across the city. Even so, the Council is also trying to expand Gaborone further by requesting Central Government to acquire land in peri-urban villages such as Molepolole, Gabane and Ramotswa. In fact, in the city’s current development plan, there are three centric zones, with the wid-est zone – Greater Gaborone as it is called – encroaching into neighbouring villages.

GCC Mayor Haskins Nkaigwa: Gaborone City Looking to Private Sector for Development Partnerships

Gaborone's Silver Jubilee: Past, Present, and Future

of Kenmoir, Sowen Flat, Content Farms and pushing the boundaries back to the Metsemotlhaba River, west of Gab-ane’s Senamakula Hill, and the Tlhwane Hills and Ditsegwane Hills. The Educa-tion Technology Facility at the Univer-sity and the Faculty of Social Sciences building at the University were opened. Nonetheless Air France provided a Ga-borone to Luanda to Paris service and the Hyundai assembly plant opened its doors for business. The year was em-braced by the Gaborone based Captain Sakile Nyoni, who became the first fe-male Motswana licensed pilot and the first female captain.

In 1995, President Mandela visited Ga-borone, which was the year when the Parliamentary Flats were completed and the National Productivity Centre was opened. In 1996 the Maharaja Conference Centre was opened and the

Princess Marina Hospital’s eight-year upgrading programme was completed in 1997. Sir Ketumile Masire resigned as president and was succeeded by Festus Mogae in 1998 and Professor Sharon Siverts was appointed Vice Chancel-lor of the University. During the same year the two huge new Ministry blocks 6 and 8 (Education and Home Affairs) were completed and traffic lights were installed at the Orapa House junction replacing the old round-about.

The Botswana Accountancy College was opened in 1999, and it was dur-ing this year that an Air Botswana pilot committed suicide by flying his ATR42 into two other ART42s parked in front of the airport building. Three quarters of Air Botswana’s fleet was wiped out.

The millennium year’s rapid manifesta-tion of developments occurred in 2002 when Phakalane Golf Resort Hotel was officially opened and Game City came into being. The conference facilities and casino at the Grand Palm were opened, the River Walk shopping complex was opened, and the Gaborone Techni-cal College admitted its first students. These were followed by the openings of Westgate and Molapo shopping cen-ters, and finally the Syringa Hotel.

In 2005 the University of Botswana’s student enrolment rose to 15, 414. The Ministry of Health building, the Bureau of Standards building on Airport Road and the Fire Sub-Station near the Air-port Circle were completed. During the same year the statues of three Dikgosi

were unveiled by President Mogae, the construction began on the revamping of the new Lobatse Road circle and the widening of the road from there to the Kgale/Game City circle.

In the midst of this beauty and prosper-ity it is difficult to picture that the raw, old Parliamentary flats in the mall, one of the first such blocks to be built in the new Gaborone, were demolished. The two major roads to the airport circle, from Taung and from the Botswana Building Society, were closed to enable construction to start on a new flyover. These were the inspiring developments of 2006.

Today Gaborone is a vibrant cosmopoli-tan capital. It is a melting pot of diverse cultures and practices. In addition the city has all the facilities of any modern capital city.

BOIDUS FOCUSFriday 13 July, 2012

Boidus FeaturePage 9

Ten years ago when Game City was be-ing built many said the city could not support two large malls- ie Game and Riverwalk. It did and while things were a wobbly for a while both malls survived and have until recently prospered. But that was a better time. In the 1990’s economic growth rates were very high, now the economy has slowed and growth was 3.9% between 2002 and 2010. But the consequence for the old-er open malls was pretty terrible- they went into terminal decline with falling rents and tenants that were not ‘brand-ed’. Tenants, like cattle are of little value unless they are branded, and the more branded tenants a mall has the greater the value of the property to the owner when he comes to sell. When one sees a large number of small independent ‘no-name’ shops entering a mall as is the case with Main Mall, African and Fair-grounds Mall you know that it is the end of the life cycle of the property. Either they are ‘reinvented’ by massive invest-ment or go into terminal decline and eventually become no-go areas that are often considered too dangerous.

Now in the space of a year three new malls have opened up in Gaborone - Sebele, Airport Junction and Railpark.

Those who believe we are not heading for structural over-supply of retail prop-erty in the city look back at the experi-ence of a decade ago and say that the market can bare the expansion. The problem is that because businessmen are often not fully aware of what is happening in the market they become overly exuberant and make costly mis-takes. Bankruptcy is the markets way of dealing with mistakes and there can be no doubt there will be some but it may not necessarily be the new malls but rather the ones who own and run properties in the older malls as more and more customers are attracted to the newer malls.

...and the FUTURE...the PRESENT

The success of Central Government ef-forts to acquire substantial pieces of land in these areas is of the upmost importance to the realisation of Greater Gaborone. “When you look at our laws, we’ve done them in such a way that even if we are to be sold land in Molepolole, that land will become part of Gaborone and the city’s laws will apply to that land” emphasises Nkaigwa “Land in the greater Gaborone will be part of Gaborone.”

Another set of bylaws, crafted by Council to help tackle the problem of land short-age, has caused much debate, that of people burying multiple people in a single grave. “We want to introduce a bylaw which will allow people to bury multiple people in one grave. It will not be forced” says Nkaigwa “It will just give people the option do so if they so wish because the current law doesn’t allow that.” Nkaigwa notes that there has been some confusion in that many people have been led to be-lieve that this will become a mandatory policy but the reality is that people will still have the freedom to bury their dead however they want. The only thing that’s changing is that the law will allow them to bury more than one person in a grave, if they wish, which the law did not allow them to do previously. The GCC is also looking to allow cremation and private ownership of cemeteries.

The other contentious issue in Gaborone’s land debacle relates to freehold land. Government has recently been at logger-heads with the Phakalane owners over providing services that they have provided to other areas and Nkaigwa says that Council is facing similar problems in other privately-owned pieces of land within city limits such as Extension 2, Gaborone North and the area around Kgale Hill. “The prob-lem we have is that people are developing freehold land without water, electricity and proper sanitation and then expecting GCC to provide those services for them” says Nkaigwa “But, according to our laws re-garding freehold land, people need to put services before developing property.”

According to Nkaigwa, it’s not just private owners who create this challenge for the GCC but the BHC as well, saying that he has experienced situations in which the BHC develops residential areas without water and electricity, only for residents to come and demand those services from Council when the GCC cannot afford to provide them. Guidelines have been drawn up to regulate the development of freehold land and service requirements for all pre-development stage land. They have passed through the GCC full council and are awaiting approval from the Minis-try of Lands and Housing.

Staying on the issue of service delivery, Nkaigwa notes that there is an important

development in the building of an inte-grated sewer system that will service all residential areas in the city. Old Naledi, the last remaining area in the city in which residents still use standpipes, has been giv-en an ultimatum for all residents to connect water, an ultimatum that will expire in Oc-tober this year. Even so, Nkaigwa says the GCC realises that not all Old Naledi resi-dents can afford the lump sum payment for connecting water so there are plans to al-low these residents to pay the connection fee in instalments. The GCC is also in talks to partner with a Swedish city to introduce a technology – already widely used in Eu-rope – that turns waste into energy, thus helping solve the city’s waste manage-ment problems and providing an alterna-tive source of energy. Regarding the city’s roads, Consultations with the World Bank to provide funding for improving road net-works in the city are slated to begin in Au-gust this year. There is also a master plan to build a city-wide storm water drainage system to address the problem of floods repeatedly experienced during times of rain in the city as a result of no system be-ing in place to allow the water to run off.

As to the image of Gaborone, Nkaigwa says that his Council embraces the Bo-tswana Confederation Commerce In-dustry Manpower (BOCCIM) President’s recent suggestion that Gaborone should be branded as a diamond city. With the imminent relocation of the Diamond Trad-ing Company (DTC) from London to Ga-borone and the current restructuring of the approach to the city’s development plans, now seems to be the opportune time for the city to finally strive towards developing a unique identity. “I feel that our city is los-ing a lot potential revenue because tourists typically just pass through Gaborone and go on to Maun and Kasane” says Nkaig-wa “the relocation of DTC from London to Gaborone gives the city a big opportunity to make it a more appealing destination for tourists.” He says this can be done by embracing the diamond branding idea through the building of landmarks such as a diamond museum to showcase differ-ent styles of jewellery made from the dia-monds found in Botswana, a museum that would itself be built in the shape of a dia-mond. He goes on to say that the fact that the diamond branding idea came from a private sector company is very exciting be-cause he believes that the private sector is always willing and ready to push forward its ideas and that it is up to the GCC to bring Central Government on board and begin moving forward.

At the very least, Mayor Haskins Nkaigwa seems committed to the private-sector-centred approach he has touted since his inauguration but only time will tell how many and to what extent his ambitious plans for Gaborone’s development will become a reality.

All commercial real estate has a natural life cycle whether it is a mall complex or a large commercial or residential prop-erty complex. The life cycle is simple enough – new properties are built they are immediately fashionable and often very profitable. The owners often just sit there collecting rents but other in-vestors see an option, enter the mar-ket and compete away tenants form the old established malls. Sometimes where the mall owner is astute enough they pour good money into to maintain the state of their mall and hence retain their tenants. But eventually the temp-tation of new investors is too much they enter the market and try to capture.

When I spoke to at least a dozen shop owners in both Game and Riverwalk most were in suffering commercial dis-tress. The ones coping the best are the down-market supermarkets and even those would only admit to having main-tained sales at current levels over the last year. But increasingly it is the shops at the middle of the market that are re-ally suffering. As food and petrol prices rise and salaries have more or less re-mained stagnant for four years there is a decreasing amount left over for dis-cretionary spending. Just as incomes are rising consumers are faced with an increasing number of possible venues for their shopping. All this has the whiff of bankruptcy and it would not be too unreasonable to expect a large number of shops to close.

Perhaps the investment that made the least obvious commercials sense is Railpark Mall. If Botswana railway ever gets a commuter rail system functioning

Is Gaborone Being Malled to Death?by Professor Roman Grynberg

there may be more demand there but those currently making use of the mall are generally those who take combies and use the area as a transit point into the CBD. These are by definition not consumers who tend to have a large disposable income so the choice of the mall as a location for shops like Food Lovers and Woolworths which deal with the top end of the market is unclear. In the end, unless there is dramatic turn around in the fortunes of the economy the type of shops that will be naturally attracted to Railpark are at the bottom end of the market. For Choppies Rail-park made sense, for Food lovers- well, they will eventually relocate as the cur-

rent choice of location makes little sense given the market they are targeting.

The majority of businesses operating out of all the malls are the same, that is they are the same branded shops that you see everywhere. This begs the question of why the big owners of these shops would undertake an expansion of a new shop into a Mall that does not make ob-vious commercial sense ie. it just drives customers from one branch to another. The reason is simply that you never re-ally know. No doubt those owners of up-market shops know that their exit costs are not that high and they normally sign leases that let them out after several months notice. If the branch is not mak-ing money then they can get out at rela-tively little cost. For these largely South African branded chains deciding not to establish a shop at a new mall creates a market opening for potential competitors in Botswana’s still lucrative retail market. For this reason it is better for most to open and wait and see rather than leave an opening for a new competitor.

The new Airport Junction mall is set to be Gaborone’s new up-market shop-ping area. It is a far more obvious in-vestment than either Railpark or Sebele because it provides what Riverwalk and Game provided to consumers who live in Phakalane. They will no longer need to commute to the southern half of the city to shop. The only thing that is not obvious about Airport Junction is why, given in the incomes in Block 8, Phaka-lane, Oodi and Mochudi someone did not build it earlier. Food Lovers is in-tending to open a second shop as the Airport Junction mall expands.

The construction of new malls is by no means over and as the new CBD ex-pands there is talk of yet another mall. Whether Gaborone can digest all these malls or will simply be ‘malled’ to death is to be seen. But what the new malls do is provide a greater geographic bal-ance for the retail sector and given that they are much the same it will save the citizens of Gaborone a lot of travelling. The great unknown is whether each ar-eas has enough consumers and income to sustain so many malls?

These are the views of Professor Roman Grynberg and not necessarily those of the Botswana Institute Development Policy Analysis where he is employed.

BOIDUS FOCUSFriday 13 July, 2012

Boidus ExclusivePage 10

BF: Please briefly tell us about your back-ground, DOB, education history and also where your home village is?

FS: I was born 37 years ago and grew up in place called Selolwane in Tutume sub-district. I went to Selolwane Primary School, through to Denjebuya Junior Sec-ondary School and completed my O lev-els at Tutume McConnell College. After my National Service at Kgatleng District Council, I went through the Pre-Entry Science Course at the University of Bo-tswana before completing part-1 of the Bachelor of Science Degree. I then trans-ferred to Birmingham City University (for-merly the University of Central England in Birmingham) where I completed my BSc (Hons) Quantity Surveying.

BF: You are an Executive Director of Davis Langdon, an AECOM company, Africa re-gion; please tell us about Davis Langdon and also how it is related to AECOM.

FS: Davis Langdon, an AECOM company, is a leading global construction consul-tancy, providing managed solutions for clients investing in infrastructure, prop-erty and construction. The company employs approximately 3000 people in more than 75 offices globally, spanning Africa, Europe, the Middle East, Australia and New Zealand, and the USA. We have eight offices in Southern Africa, including one each in Botswana and Mozambique.

In October 2010 Davis Langdon joined AECOM Technology Corporation, a lead-ing provider of professional technical and management support services for government and commercial clients around the world.

Globally we offer core services of cost consultancy and project management, complemented by a wide range of spe-cialist capabilities including building sur-veying and services; capital allowances

consulting; design management; engi-neering cost management; legal sup-port; management consulting; mixed-use master planning: specification consulting; value & risk management; and sustainability consulting.

Our range of experience and diverse ser-vices equip us with the in-house skill and experience to provide input from strate-gic guidance of master planning studies to the delivery of complex projects.

Davis Langdon has long established relationships with many major clients and consultants in Africa. These good relationships ensure cooperative work-ing and offer clients increased value and reduced risk.

AECOM is a global provider of profession-al technical and management support services to a broad range of markets, in-cluding transportation, facilities, environ-mental, energy, water and government. With approximately 45,000 employees around the world, AECOM is a leader in all of the key markets that it serves. AE-COM provides a blend of global reach, local knowledge, innovation and techni-cal excellence in delivering solutions that create, enhance and sustain the world’s built, natural, and social environments.

A Fortune 500 company, AECOM serves clients in more than 130 countries and had revenue of $8.0 billion during its fiscal year 2011. More information on AECOM and its services can be found at www.aecom.com. BF: AECOM is the largest engineering and Construction Company in the world and you heading its QS services in the Af-rica region is an exceptional achievement; how did you start and rise up the chain of Davis Langdon to where you are now?

FS: I am one of several Executive Direc-tors who work under the supervision of our Managing Director to give stew-ardship to our Africa operations. Davis Langdon recruited me to work as an

intern in our Birmingham office for one year and I came back to Botswana upon completion of my studies to work as a graduate in our Gaborone Office. A year and a half later I was elevated to the position of a Director and took over the Management of the local office, and as they often say, the rest is history.

BF: What are some of your roles as Af-rica executive director?

FS: On a general note I am responsible for managing business operations and service delivery in the Davis Langdon’s key lines of business to meet the strate-gic goals and objectives of the company. Most importantly I am responsible for the financial performance of the busi-ness unit under my control.

BF: Few Batswana in the construction professions have achieved what you have by any means, what has been the key to your success?

FS: The key is working hard and staying focused, and in doing so, maintaining the highest standards of professional ethics.

BF: Sometimes international cooperate firms are seen to have sister branches in Botswana which never really have in-dependence from the parent company. How different is Davis Langdon run that ensures the Botswana branch some au-tonomy?

FS: Our company is listed on the New York Stock Exchange (USA), and is run in such a way as to meet the requirements of the United States Securities and Exchange Commission. As such, the Botswana branch remains independent to the ex-tent that it operates within the confines of our internal Delegation of Authority.

BF: Davis Landon has an extensive port-folio of projects completed, in progress and future prospects. Please share with us some of the key projects that your office has completed in Botswana and regionally?

FS: In addition to a wide range of com-mercial, education, healthcare, indus-trial, residential, retail, transportation and mining projects that we’ve worked on over the past 90 years in Africa, we were involved in providing cost man-agement (quantity surveying) services on a variety of projects relating to the 2010 FIFA World Cup South Africa. This includes the upgrading of the central terminal building and the construction of a new international pier at OR Tambo International Airport in Johannesburg; the Gautrain rapid rail link; the bus rapid transit (BRT) system in the city of Johan-nesburg; Cape Town’s Green Point stadi-um and Moses Mabhida sports stadium in Durban, to name but a few.

Here at home we have worked on some of the most prestigious projects such as the Diamond Trading Centre, Ministry of Health Headquarters, the New high Court and Court of Appeal in Gaborone, Rail Park Mall, Damtshaa Mine, Orapa mine, Jwaneng Mine and Jwaneng Re-crush Plant in the early eighties. We are cur-rently busy with the BDC Fairscape Pre-cinct at the Fairgrounds.

BF: Increasingly local firms have to look outside Botswana for better opportuni-ties, does your firm have plans to ven-ture into the African market, more so in that you are responsible for the Africa region?

FS: We are continuously looking for op-portunities in all parts of the world and believe that the wider Africa has very strong potential as it is endowed with extensive natural resources which remain largely untapped.

BF: Davis Langdon has over the years been a leader in producing industry measuring or estimating tools (Prop-erty & Construction Handbook) which many firms use. How important is this information to the industry and how can people access it?

FS: The Property and Construction handbook contains cost data that all construction professionals make use of when estimating construction costs. This helps investors to approximate their return on investment and thus have an appreciation of the viability of their projects. Our Handbook can be ob-tained from our offices or downloaded from our website: www.davislangdon.com – under Research/Africa.

BF: You also sit on various boards of directors in local companies; can you share these with us?

FS: I am a board member of Botswana Building Society (BBS), where I chair the Tender Committee. I also sit on the board of directors of Khella (Pty) Ltd, a company that owns Bokamoso Hospital and its housing development. I am also a founding member of the Botswana Green Building Council, which is still at its infancy. I view my participation in these boards as not just a Business Develop-ment effort, but also as a way for me to give back to the community that made me the professional that I am today.

BF: You are also serving President of the Institute of Botswana Quantity Survey-ors (IBQS), and executive member of Construction Professional Associations of Botswana (COPABO), what do you think is the role professional institutions in the development of our built environ-ment in Botswana?

Professional Institutions act in the pub-lic interest to safeguard professionalism amongst their members. They set high standards of integrity and competence in the public interest: setting and regu-lating the highest standards of compe-tence and integrity for the members, and then they regulate such standards. They also provide advice to government and society at large on key issues that affect the built environment.

BF: Lastly, the construction industry in Botswana is facing some harsh times, with government freezing any new work, and also the world economy is still uncertain. How do you see your compa-ny being affected and what could firms do to survive the recession?

FS: The recession is here with us and we feel its effects every day. While we don’t necessarily put Davis Langdon’s strategies out in the public domain, we do intend to continue to grow our business globally as part of AECOM’s service offering and to help provide its services to our existing and future clients. Companies must stop relying on government handouts and should market themselves to the private sector and beyond our borders.

>>> FROM PAGE 01

by H. Killion Mokwete & Esther Amogelang

Meet the boss: Fred SelolwaneExecutive Director [Africa Region], Davis Langdon, an AECOM Company

Mr Fred Selolwane is Executive Director - Africa Region, at Davis Langdon, an AECOM Company.T: 3900711 / E: fred@davislangdon.co.bw

BOIDUS FOCUSFriday 13 July, 2012

EducationPage 11

BF: Please briefly tell us your background in general?

GN: I grew up in a small but vibrant vil-lage called Semotswane in Shashe/To-nota in the central district. In my educa-tional life I excelled in Maths and Science related subjects and did relatively well in other subjects like History, Languages, etc. As a result, i chose to pursue Science related courses and opted for a career in Quantity Surveying (QS). After complet-ing my education I worked as a QS in a Professional firm for 6 years, worked in a construction firm for close to 2 years, lectured Civil Engineering students for 4 years and have now been working in a property development organization (BHC) for the past 2 years. BF: Share with our readers your path to a career as a Quantity Surveyor, where did you graduate (name of school, course, year of completion)

GN: Upon completion of my BSc first part with the University of Botswana (UB) I chose to study QS and got admit-ted at London University of Southbank (LSU) in London. I chose to study a sand-wich course where you have to go on a placement in a construction set-up for a year. During my year out I got a place-ment with Multi Construction (now Mur-ray & Roberts) in 1997. I then went back to complete my final part where I was awarded a BSc Honours degree in Quan-tity Surveying in 1998. BF: Can you briefly share with us what a Quantity Surveyor is and roles they have in the Building process?

GN: As a QS I had to study Contracting and Contract Administration, Construc-tion Technology, Measurement of Build-ing Works, Economics of Construction and Procurement and Construction Management among others. QS services assist clients and contractors in processes leading to the procurement of built prod-ucts like Buildings and Works of a Civil Engineering nature like Dams, Roads, Bridges, etc. The QS assists clients and contractors with budgeting, contracting, contract administration and ensuring that the building process meets require-ments of time, cost and quality. They do cost planning prior to project implemen-tation on site and then monitor costs during construction to ensure that the project cost meet the clients’ budget. BF: What were the challenges and re-wards of studying in the field of Quantity Surveying?

GN: The main challenges had to be at the time of entry into the field of Quantity Surveying. As someone who was com-ing from a background that was pre-dominantly Pure and Applied Maths and Physics it was challenging to adjust to lit-

by Boidus Admin / Source: Institute of Quantity Surveyors of Kenya [iqskenya.org]

QUANTITY SURVEYINGA Brief History of the ProfessionThe origin of Quantity Surveying as a profession dates way back in the 17th century during the restoration of London after the Great Fire in 1666, though the first reference to a Quantity Surveyor is found in the Bible in the book of Luke 14:28 which says “Suppose one of you wants to build a tower, will he not first sit down and estimate the cost to see if he has enough money to complete it."

Before 1666, masons, carpenters and other craftsmen were paid by the day, but because of the large amount of labor needed to reconstruct the city after the fire, it was decided that each craftsmen be paid for the quan-tity of his trades work. This meant that instead of being paid a wage, the tradesmen were paid for the amount of masonry, carpentry or any other craft ship contained in the building.

In essence one had to study the drawings and measure the quantity of work of each trade contained in the building and at the same time prepare an estimate for the total cost of the building. Hence, from that humble beginning, the Quantity Surveying profession evolved.

THE SERVICES OF A QUANTITY SURVEYORThe role of a Quantity Surveyor in connection with building contracts can be summarized as follows:

Financial Advisor• Prepares budgets for building projects.• Advises on the effects of quality to the budget.• Advises on what size and standard of structure can be constructed for

a given expenditure.• Act with other consultants to ensure that the financial provisions of

the contract are properly interpreted and applied so the client’s fi-nancial interest is safeguarded and that the contractor is paid a fair price for the works.

Construction Advisor• Advising on the cost of alternative materials• Advising on the cost of construction method• Advising on effect of site condition on budget• Advising on the feasibility of different sites• Advising on tendering procedure and contractual arrangements• Preparation of tender documents• Exercise cost control during construction to ensure that cost is not

exceeded without authority

Contract Administrator• Advising on matters between Clint and Consultants• Advising on matters between Client and Contractor• Advising on contract interpretation, payments, changes in scope of

works, variations, claims, final accounts etc.

In Conclusion a Quantity Surveyor is expected to:• Give impartial advice• Achieve value for money• Manage the budget and control cost• Achieve a quality product• Satisfy the client

by Esther Amogelang

Practicing as a QS; Interview with Mr Gopolang Ntwayagae

erature that is used in the Built Environ-ment, Law and Economics. Fortunately, hard work will never let you down. I put a lot of hours in studying and eventually QS became easy and enjoyable.

The benefits of studying Quantity Sur-veying are that it is a diverse field which gives one a lot of flexibility and under-standing of other professions. Quantity Surveyors can work in courts as expert witnesses for construction related cases, in a dispute resolution set up as arbitra-tors. They can also work as estimators and buyers for any materials, in mea-surement and pricing of works. They do contract preparation and contract ad-ministration on behalf of clients and les-sons learnt in construction management means that they can be good managers. QS gives you the skills in running busi-nesses and apart from running their own businesses, some of them pursue other fields like Law, Economics, Project man-agement, Business Administration, etc. BF: What was your highlight project you can recall that you undertook at school?

GN: My highlight project is the disserta-tion that led to the award for my Hon-ours degree in Quantity Surveying. It was inspired by problems in contracting that were inherent (they still are) in the construction industry leading to failure to meet time, cost and quality require-ments. I surveyed contractual develop-ments that led to the resolutions to adopt partnering in construction and to test if (partnering) it can really work. In the end I found that partnering can only work under special circumstances, especially where contracting parties have been in-volved in a relationship over a long pe-riod of time. The biggest obstacles were that contracting parties have ‘polarised’ objectives in that the contractor wants to maximize profits whereas the client want the best quality. My conclusion was that the current set up where contracts allocates risk and outlines performance requirements is the best option.

BF: Tell us about your current experiences in the field as a practicing QS.

GN: My experiences are wide and varied. However, A QS is part of team that over-sees the successful development and completion of a project. As a team player there should be adequate and efficient lines of communication during project planning and during construction on site. At planning stage information that is submitted to the QS must be adequate and complete to ensure accurate esti-mation of final project cost and minimal changes during construction. During the construction stage all changes must be communicated to the QS early to facili-tate cost monitoring of the project.

BF: Quantity surveying often involves costs and projects costing, what tools do you use to make sure your estimates are as close to accurate as possible?

GN: The accuracy of an estimate depends on the amount of project information available and the time that is available to do an estimate. Quantity Surveyors in Bo-tswana rely on their expertise, historical data, current supplier prices, and cost in-dices from Central Statistics Offices (CSO)

to prepare an accurate estimate. In spite of this, the absence of detailed informa-tion means that one can use the super-ficial method which is less accurate than the elemental cost estimate and the direct estimate based on a project breakdown.

BF: Currently many projects, especially government ones, have experienced cost overruns and delays, how does being a QS assist in ensuring projects are deliv-ered on time?

GN: Causes of project delays can be cat-egorized into three main types depend-ing on how they affect the contractor. These are; 1. Excusable delays – where the client

is at fault and may have occurred due to imposing extra works, vary-ing the works or any other clients action or lack of action that result-ed in the contractor falling behind schedule

2. Non-excusable delays – where the contractor is at fault

3. Delays due to acts of nature like ex-cessive rainfalls, outbreak of hostili-ties, earthquakes, etc.

A client’s Quantity Surveyor has no in-fluence over delays due to (ii) and (iii) above. Excusable delays can be pre-vented by ensuring that all the relevant information is incorporated in the tender documents and is used to acquire the contractor’s services at planning stage. A complete and accurate scope of works at planning stage will prevent changes and the need for additional works at implementation stage. Therefore, a QS can assist with adequate planning of the project prior to implementation.

BF: QS is still not a regulated profession in Botswana, how important do you think it is to have professionals regulated?

GN: The importance of regulating profes-sions cannot be over-emphasized. Regu-lating professions helps promote a code of ethics that one would have acquired at school and through association with professional bodies. It ensures that high standards of practice are met and main-tained, thereby ensuring value for money for the client. It would be of great benefit to the nation if Quantity Surveying as a profession is regulated. The Government of Botswana will do well to listen to the Institute of Botswana Quantity Surveyors (IBQS) and regulate Quantity Surveying. BF: Lastly would you say you have any re-grets about your career path? What ad-vice can you give to someone who wants to venture in your path of career?

GN: I have no regrets with regards to my career development. Things have gone according to plan. I have covered much of the scope of Quantity surveying which includes Project planning and documen-tation as well as contract administration in a consultancy firm, contract adminis-tration and cost management in a con-struction firm and working as a client in a housing development organization. To add to that I have lectured diploma students in contract administration, con-struction technology, concrete technol-ogy and construction management.

I would advise anyone willing to venture in my career path that the opportunities are limitless. Once you acquire your de-gree you can be what you want to be.

Mr Gopolang NtwayagaeTel: 71519523

YEM

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BOIDUS FOCUSFriday 13 July, 2012

Property / FinancingPage 12

What does it mean to be a home owner?

A home owner also called owner occupied is a person who lives in and owns their home. The home which is a fixed property can be an apartment or a house. A home owner can also acquire property for the purpose of letting out for rental income.

How can one be a home owner?

Most homes are acquired by means of purchasing from real estate develop-ers or previous home owners. Some are however inherited while some are constructed by owners.

Acquiring a home can be very expensive for an individual or a family as it may cost several times their annual income. Often the individual (or family or company) would not have the means of raising the funds required to acquire the house immediately from savings. Attempting to Save for the purpose of acquiring a house may take several years before the enough funds are accumulated. It is for this reason that an individual (or family or company) may approach a financier to assist with the required funds. This is done by means of a home loan (also known as a mortgage loan). At Bank Gaborone we offer our customers an opportunity to realise their dreams of becoming home owners.

What is a home loan?

At Bank Gaborone we understand that at different stages in your life, whether you are single, married or with a growing family you have chang-ing housing needs; therefore we provide the best financing option to help you own the property that will meet those needs.

A Bank Gaborone home loan is a long term finance provided to you as a home owner or prospective owner for the specific purpose of acquiring land or a house, improving or building fixed property for residential pur-poses. The loan is granted against the security of a mortgage bond over the relevant property in favour of the bank.

Who is eligible to obtain a home loan at Bank Gaborone?

An individual or organisation with a regular income can apply for a home loan facility. The Bank will conduct all necessary credit reference checks. Is a deposit required?

The minimum deposit required is only 10% of the purchase price or build-ing cost and 25% for purchase of vacant land. For vacant land, the Bank will finance maximum of 75% of the open market value or purchase price, whichever is the lesser

Monthly repayments

The monthly repayment may not exceed 30% of monthly income (single or joint). Repayments are effected after registration of the bond.

What is the loan tenor Years and rate (pricing)?

The maximum loan repayment period is 25 years or retirement age 65. Our base lending rate is the prime lending rate. This means that the interest rate charged floats with the prevailing prime rate

What are the requirements?

1. INDIVIDUALS• Personal balance sheet or Statement of Assets and Liabilities (form at-

tached to the application form)• Proof of current residential address : utility bill (i.e. electricity or water)• Original/certified copy of Marriage Certificate/ante-nuptial contract/

decree absolute (if applicable)• Past 3 months’ bank statements• Original/certified copy of your Omang (Batswana)/passport (expats)• Original/certified copy of work and residence Permits (expatriates)• Latest original pay slip/proof of income 2. COMPANIES, PARTNERSHIPS AND OTHER INSTITUTIONS• Last three years’ financial statements (management accounts if latest

financials not available)• Cash flow projections for 5 years• Memorandum and Articles of Association (companies)• Partnership Agreement (partnerships)• Certificate of Incorporation (companies)• Constitution (other institutions)• Resolution to borrow (certified by company secretary)• Proof of shareholding (Forms 2 + 5)• Proof of current residential address : utility bill for each Director• Personal balance sheet for each Director• Proof of identity for each director

3. PROOF OR PROPERTY/PURCHASE OF PROPERTY• Valuation report (please contact home loans department for details)• Copy of Deed of Sale• Copy of Title Deed

4. BUILDING LOANS• Approved plans and building permit• Three (3) signed building quotes• Bill of quantities • Soil analysis report• Architect’s profile • Contractor’s profile

Contact Bank Gaborone on:Email: homeloans@bankgaborone.co.bw

Tel: +267 390 11 33 / +267 367 15 07Customer Service: +267 713 333 00

Refinancing is the replacement of an existing debt obligation with a debt obligation under different terms. The terms and conditions of refinancing may vary widely and some of the fac-tors that are taken into consideration are but not limited to projected risk, political stability of a nation, currency stability, banking regulations, borrow-er’s credit worthiness, and credit rat-ing of a nation. In Botswana refinanc-ing is now the most fashionable thing. In their quest for innovation, our fi-nancial institutions are targeting refi-nancing of mortgages. Re-financing as a product for innovation is great only if the purposes for refinancing are for further re-investment and not to pur-sue luxury.

There are several reasons as to why people take up this product, refinanc-ing.• To take advantage of a better in-

terest rate • To consolidate other debt(s) into

one loan (a potentially longer/shorter term contingent on inter-est rate differential and fees)

• To reduce the monthly repay-ment amount (often for a longer term, contingent on interest rate differential and fees)

• To reduce or alter risk (e.g. switching from a variable-rate to a fixed-rate loan)

• To free up cash (often for a longer term, contingent on interest rate differential and fees)

With that said, refinancing is not al-ways the best option, it’s a symbol of poor financial planning despite all the arguments you can put forward. The reason for my point of departure is that any debt delayed is bad for you. A mortgage is not just a loan, it’s a long term commitment that has a bearing on your financial worthiness. The principal balance of the existing mortgage versus the new mortgage is ignored. Refinancing is not free. The costs of refinancing must be paid out of pocket or, in most cases, are rolled into the new mortgage’s principal balance. When a mortgage balance increases through a refinance transac-tion, the liability side of the household balance sheet increases, and all other things being constant, the household net worth immediately decreases by an amount equal to the cost of refi-nancing.

I have friends that were left with 5 years to their mortgages and some were five years into it and now have taken up the advantage of refinancing, if it’s indeed an advantage. What they all agree to date is that the move was not smart; they are now trapped in the refinancing, every year they want to refinance to complement lifestyles and basic consumption. Refinancing is

F INANCE CORNER

by Othata. A.O. BatsetsweBA Economics & Population Studies, Master of Finance & ControlPost Graduate Certificate in Risk Management (EXP), Project Management.[The author writes in his personal capacity]

'A mortgage is not just a loan, it’s a long term commit-ment that has a bearing on your financial worthiness...'

a liability. Refinancing one way or the other means you will end up paying more total interest over the life of the new mortgage, even though the inter-est rate on the new mortgage is lower than you would pay over the remain-ing 25 years of the existing mortgage.

A sound advice to the younger genera-tion and the older one for imparting to their kids is the first and foremost plan, plan through and make sure you pay off your installments pay it off. Start paying it off on the first month; forget about the 6 months window, that’s the interest that builds up to disaster. If anything makes additional payments to your monthly payments, however this is not always thought through. Before you get a mortgage, make sure your financial commit-ments are stable. In simple economic wording, make sure your financial de-duction have shifted from being vari-able to fixed.

Paying off your mortgage early pro-vides a return on your investment that is much more reliable than anything the stock market can offer. It saves you hundreds of thousands to millions. Did you now that for a P500, 000 (five hundred thousand pula) loan you end up paying P2.5 million plus and guess what happens when you refinance, you start from zero. What if you lose your job in these unstable economic conditions? The bank can give you a six month period and eventually you are “in the matter between’. Re-member, they have to make a profit. So when you buy a house make sure there is change, don’t buy the maxi-mum value house from your salary and bargain with buyers. Most of the mortgages that people take out are cut throat., When you are cut throat it means you have difficulties breathing and therefore the probability that you will refinance most of the time hovers around one (1).Plan Before You Buy

Buying a house that’s cheaper and

>>> FROM PAGE 01

A GUIDE TO OWNING YOUR OWN HOME

that is not at the ceiling of your de-duction means when Bank of Botswa-na adjusts the borrowing rate to the upper side you will still manage to pay off your debt. This is also beneficial to the purchaser when tax rates in-crease. To plan for refinancing avoid-ance, choose a fixed rate mortgage because when rates fall, it refinances itself.

If your career advances over the years, put those raises and bonuses to work by paying off your mortgage. You were doing just fine without that money, and you won’t miss it.

Keep an eye on interest rates, if they fall, consider refinancing. If you can reduce your interest rate, shorten the term of your loan or both, refinancing can be an excellent strategy. Just don’t make the mistake of keeping your term the same and taking money out.

With regards to how the financial crisis came about my urge to the homeown-ers is that if you haven’t paid off your mortgage, pay it off now. Make initia-tives to pay them off fast and take a back seat on refinancing. Whenever you get a salary increase, commit 25% of that increment to the installment, it may not be much but it definitely is greater than a drop of water in the ocean. That little amount may save you 6 months’ worth of payments in the future. Before you refinance also consider your age, if you refinance at an older age you will obviously be tak-ing off your pension and that will not be a smart and I believe financing in-stitutions should take up the respon-sibility to ensure that older persons pay off their debts instead of refinanc-ing. No persons’ pension should be reduced further to pay loans. They should commit to that as their social responsibility.

This article is in no way designed to make people shy from mortgages but to hold on to their investment.

House by Olsa Designs [Source: olsadesigns.com]

Mortgage Refinancing – Good or Bad Financial Planning?

BOIDUS FOCUSFriday 13 July, 2012

CommentsPage 13

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

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by H. Killion Mokwete, RIBA Chartered Architect

EDITOR H. Killion Mokwete

DESIGNBridget T. MacKean

JOURNALISMEsther AmogelangKeeletsang P. Dipheko

SALESThabo SaronaTshiamo Kabomo

DISTRIBUTIONNako Kabomo

GUEST COLUMNISTSOthata A.O. Batsetswe Prof. Roman GrynbergJan WareusLarona KgaboAsadul Hakim

CORRESPONDING JOURNALISTKibo Kgowi

Boidus Team

The long and protracted process to formulation of the so called Construction Industry ‘Super Regulator’ is trudging on with no end in sight. Recently BIDPA held a consultative workshop to update and appraise on the key issues and progress. The appointment of BIPA followed recommendations from a 2008 BOCCIM report (BOCCIM (2008), Report for the Study on the Causes of Poor Performance of Public Construction) and another one completed in 2010 for the formation of a construction industry regulator-Botswana Construction In-dustry Authority (BCIA).

The reports all recommended a formation of a regulator, which will oversee aspects of construction and construction professionals practicing in Botswa-na. Although the idea of a so called ‘super regulator’ seems to be receiving support from across the industry quarters, I still do not see what it will be doing that is distinct. As things stand, each profession in the industry, archi-tects, engineers, quantity surveyors, and others are busy formulating their respective regulatory bodies. These entities will be overseeing the registra-tion, regulation and ethics aspects of each respective profession. If effectively implemented then I did not see why there is a need for another regulator, which these profession regulators have to report to.

If all the industry professionals are to be self regulated, which is the most ef-fective way to regulate a profession in my view, (ie. by entrusting it with responsibility), then the only thing needed is to regulate Contractors as well and avoid creating a ‘generic super regu-lator’ which will dilute and generalize peculiar situations under each profession in the industry. An advisory body would be more appropriate in my view. In the UK, Commission for Architecture and Built Environment (CABE) used to play this role before it became Design Council, whose new role is to inspire new design thinking, en-courage public debate and inform government policy to improve everyday life and help meet tomorrow’s challenges today.

In Botswana’s small and developing industry, an advisory council, which would be an indepen-dent advisory body on matters of construction and built environment, would compliment reg-ulatory entities more effectively rather than du-plicating roles. It would also provide meaningful advice and direction to Government’s policy on all matters of Built Environment.

EDITOR'S NOTESuper Regulator to regu-late regulators…?

DISCLAIMER: Please note that the views expressed in 'Comments and Letters' are neither those of Boidus, its management, nor its advertisers.

Comments & LettersSEND YOUR COMMENTS AND LETTERS: EMAIL: mail@boidus.co.bw OR VISIT: www.boidus.co.bw

Discussion 01: Batlokwa gathering together with one voice over the cri-ses of Tlokweng land is allocated.

Boikhutso Gracious Sekgarametso: Ijooooooooooooo a metlholo.

Nnyaladzi Lancelot Tema: Mme kana I one had the same experience le batho ba Ramotswa; Kgosi a re fa re dira popu-lation projections and planning propos-als tsa Ramotswa re exclude non-Balete because ga ba batle metsenelela.... Amazing attitude, as in shocked!

Discussion 02: Batlokwa Tribal takes Tlokweng land Board to court in concern with the allocation of most of Tlokweng land to non-Batlokwa...

Boidus Botswana: This comes after Tlokweng Land Board established a new solution of raffle for people to be given land, however Tlokweng Council was unaware of the raffle said member of the council Mmapula Matlapeng. Out of 285 plots that were out only the hand-ful Batlokwa had luck out of the raffle. “These plots are not just for residence they are also our graveyard in respect to our culture. So where are we suppose to go as Batlokwa? Non-Batlokwa are al-ways welcomed to stay in Tlokweng, but we are asking if Batlokwa could always be given first priority,” said one of the residents Tshepo Letsebe.

Amanda Kay Ntereke: other districts al-ways advertise their land, hw many pple frm these tribes actually make it?? less than the ‘outsiders’!! we shud jst knw that al hav an equal right to get land anywhere in the country regardless of the tribe

Koziba Monyatsi: e thamaletse hela sentle mo molaong...o ka nna gongwe

Kells Bosukwa: someone should tell dis Batlokwa dt da land is nt theirs 4 starters so they cnt b dictating who shld b alocated a plot n who shld nt b.

Amanda Kay Ntereke: Batlokwa ba amaze they way they r reaching to this, if they dnt want the so called foreign-ers in ‘their land’ they shud also move

le gongwe koo go batlang..!!1

Botlhe Kamerun Segokgo: Stil law cn be disputed thats why we r goin 2 mit Landboard at court

Botho Keseabetswe: we goin to fight for wht s ours cum rain or wind..tota go kgotlhiwa maikutlo gone kemo resa go senken..mind ur language guys..

Botlhe Kamerun Segokgo: ‎@Botho..rona kana wi r tryng 2 adress è issue at hand looking at our situation nt as a dis-trict bt as a smol village

Botho Keseabetswe: akre go tswa fa batho ba bua dilo tse ba sa di itsen rona ga re kake raya go kopa ditsha ko magaen a sele asa tlhabologan beng ba one ba a tshabile eng..

Onkabetse-yame Tsompi-daman Beast-Lesego: Amanda Kay Ntereke the issue here is not weather semamng mang is not allowed to send an application ko a batlang teng kana jang , yes the law al-

lowas that , but in this case its diifernt in the sense that for the past donkey years tlokeng land board has been issueng land the number of batlokwa is ussually hand fulll. these people use their yards to burry their families in these yards.now tell me if baya go kopa lefatshe ko kweneng kana serowe , will they allow them to do so??? let me answer that for u !!! no !!!i have uncles ba batlwokwa , who are as old as 50 years and still dont have plots ...give me one tribeor village with a similar situation . ga eyo put yourself in their shoes before you coment please !!!! laws are laws ..going around with a human organ used to be legal i8n biotswana ...but that didi not mean that it was right !!!!!

Botlhe Kamerun Segokgo: @Onkabe-tse...thank u ke gore pple don’t alwys research è depth ò a prblm..Batlokwa ar nt scatterd arnd Botswana lyk othr tribes ba ko Tlokweng hela n dats wer èy bury èir dead....unlss our culture wil b disputed wch z smthng i wn’t con-done

frm other districts.. the way they hav invaded Kweneng is shocking, the own plots al over plus le ranches!!

Koziba Monyatsi: bare thy are been pushed away frm their teritory...mme its clear gr u cn reside anywhere mo Bots...!!!

Amanda Kay Ntereke: if they feel they r bein pushed out they shud surrender their plots in other districts ba boele gae

Koziba Monyatsi: and i heard gr sum had plots nd sold thm...now thy see gore lefatshe is in demand thy crying foul

Karabo Mpendulo Ramontshonyana: hahahaha Nnyaladzi Lancelot Tema nnya Kgosi go raa na sa itse molao. n in our village group some dudes be ba go-gela koo. hey Whoever yoo santseng a nagana jaaka Batlokwa/our chief clearly ga a tlhaloganye molao motheo.

As an architect living and working in Botswana, I find it frankly demoralising that many of Botswana's corporates so plainly value South African architects and equally plainly consider Botswana architects to be inadequate. This fact can readily be seen when we review the architectural practices that are behind the majority of the large-value projects

recently completed, currently being constructed or now being designed. All of these projects fall within the private sector as central government continues to struggle to close off the 'mega-proj-ects' that dominated the closing years of this millennium's first decade.

Sadly, there is currently no effective le-gal way in which Batswana can control this influx of non-resident architects. Despite the passage by our parliament of the Architects Registration Act in De-cember 2009, which provided the legal basis for amongst other things a register of architects with a view to helping safe-guard Batswana's property develop-ment investments, government has not invested the necessary manpower to 'populate' that Act with detailed rules,

nor has it invested the necessary fund-ing to allow the appointment of a Regis-trar of Architects. As a consequence, ar-chitects resident in other countries face no formal 'quality assurance' review that must be satisfied to permit them to carry out work in Botswana - a real-ity that we however face when seeking work in other national jurisdictions in response to the lack of work here. In point of fact, even a shoemaker would be able to carry out the work of an 'ar-chitect' in Botswana because of our ad-ministrative inadequacies. I would be less demoralised if there seemed to be some form of progress in the offing, however I am sadly aware of none. What an embarrassing state of affairs!

Jodi Anderson, on Botswana corporates viewing local Architects as inadequate compared to South African Architects

BOIDUS FOCUSFriday 13 July, 2012

Professional PracticePage 14

Revised Development Control Code - Mr Ookeby Boidus Admin

opments where the land-use pat-tern is predominantly sub-urban in character.

• In the case of Gaborone, this zone covers areas such as Sebele, Phaka-lane and Gaborone North where the zoning is intended to provide for a variety of housing opportunities e.g boarding houses, dormitories, live work which were not covered in the 1995 DCC.

RESIDENTIAL URBAN REGULATORY ZONE: RU• The RU Zone is also intended to al-

low combinations of a variety of housing options with public and commercial services at an appropri-ate neighborhood scale.

• This zone relates to the Central Core Areas of Gaborone City, being Ex-tension 2, 4, 5,9-14, White City and Bontleng.

Note: Development plans prepared for towns and villages can create RU and RSU zones and provide housing opportunities appropriate for such areas.

COMMERCIAL LAND USE CATEGORY1995 DCC • Commercial centers were catego-

rized without specifying on issues regarding location and access, which becomes a challenges when roads are expanded or commercial gets upgraded.

• No guidance regarding permitted land use activities resulting in com-mercial centres with incompatible uses.

• No incorporation of residential de-velopments (mixed use) resulting in

THE NEED TO REVISE DCC (1995)• The need for review of the DCC be-

came necessary after realizing that; • It did not effectively address and

deal with the emerging complexities of new forms of developments and land use activities.

• There was need for a DCC that will enable the control of developments at all levels including rural areas, considering their unique character and circumstances.

• The 1995 DCC had shortfalls and there was need to align the code with the proposed review of the Town and County Planning Act.

2010 REVISED DCC - UNDERLYING CON-CEPTS

RESIDENTIAL LAND USE CATEGORY1995 DCC• It only categorized residential devel-

opments into income levels which did not apply in rural areas where all plot sizes are equal.

• No clear distinct design models for different areas, so layout designs were all the same.

• Was not explicit on land use com-

patibility, safety and aesthetics as design standards.

Revised DCC• Intends to create Residential Land

Use regulatory zones that will main-tain and promote a variety of hous-ing opportunities.

• Reflect the desired and distinct physical character of existing neigh-borhoods for different areas, in-cluding rural areas.

• Parking requirements for multifam-ily developments have been revised to address the current issues of more car ownership and more de-mands for rental.

• For optimal use of land, more em-phasis is placed on plot coverage as opposed to providing children play ground in multi family residential developments.

RESIDENTIAL SINGLE FAMILY REGULA-TORY ZONES: R1 AND R2• These zones are applied in villages

and other areas where the land-use pattern is predominantly single-family residential areas found in Ra-motswa, Molepolole etc.

• The zones are differentiated primar-ily on the basis of larger plot sizes and less residential density require-ments.

• Unlike the 1995 DCC, Town houses, Multifamily, Upper Story residential developments will not be permitted in order to maintain the less inten-sive character.

RESIDENTIAL SUBURBAN REGULATORY ZONE: RSU• The residential suburban zone is

intended to accommodate devel-

less optimal use of land. Revised DCC • Commercial regulatory zones are

intended to accommodate retail, service and commercial uses com-patible with the character of exist-ing neighbourhoods.

• While the zones primarily accom-modate commercial uses, residen-tial and other compatible uses are also allowed in order to promote live-work and mixed use opportuni-ties.

• Design standards such as park-ing requirements for various land use activities have been relaxed or heightened based on observations and recommendations of the TCPB.

• More design standards for aesthet-ics enhancement eg fences and walls shall be prohibited in the cen-tral core commercial and central business district.

NEIGHBORHOOD AND COMMUNITY CENTERS• Intended to provide for commercial,

office, and employment uses that serve through traffic and are locat-ed within convenient travelling dis-tance from the multiple neighbour-hoods they are designated to serve.

• For example, these are intended to serve neighbourhoods of Gaborone such Block 5, 6, 7 etc where more residential uses are allowed and upper storey units are encouraged within commercial centers

GENERAL COMMERCIAL • This zone is intended to accom-

modate a very broad range of high intensity commercial, office and employment uses that require highly visible and highly accessible locations with direct access to major roadways.

• Examples of General commercial centers include Molapo Crossing, Game City and River Walk

CENTRAL BUSINESS DISTRICT (CBD) • The CBD Regulatory Zone is intend-

ed to accommodate high-intensity office, employment and residential uses within settlement/town core and/or main street areas, and adja-cent areas that have, or are planned to have, commercial and/or mixed-use developments with a storefront character.

• The zone promotes vertical mixed-use (residential/non-residential) developments that contain active ground-floor uses where exclusive commercial uses such as casino, night clubs and convention centres are permitted.

INDUSTRIAL LAND USE CATEGORY1995 DCCDesign standards were silent on; • Permitted and non-permitted uses

resulting in industrial zones with supporting uses such as restaurants, clinics, professional services and recreational facilities.

• Aesthetics especially landscaping and fencing resulting in industrial

zone being an eye-sore.Revised DCCAll zones are intended to provide for land use compatibility while providing a high-quality environment for businesses and employees by;• Identifying land uses that are per-

mitted to enhance functionality of the industrial zones.

• Emphasizing on soft landscaping and erection of walls as screening device from public view.

• Considering more emerging princi-pal industrial and their ancillary uses that were not covered in the 1995 DCC.

CIVIC AND COMMUNITY LAND USE CAT-EGORY1995 DCC• Location & parking requirements for

places of worship were a challenge• Plot sizes are regulated by the design

standards which resulted authori-ties especially government being al-located unnecessary large plots for institutional developments.

• No guidance regarding permitted land use activities resulting in neigh-bourhoods centres with incompat-ible uses.

Revised DCC • Provides for civic uses that serve

the surrounding neighbourhoods or produce intensive civic activities that do not readily assimilate into other land use zones.

• Provide for location and develop-ment of permitted and conditionally permitted uses in a manner which protects the health, safety, and gen-eral welfare of adjacent residential, commercial, & manufacturing uses.

MIXED LAND USE CATEGORY1995 DCC• No provision for allowable mixing

ratios of permitted uses, as a result it was a challenge to emphasize towards a particular land use to achieve the desired character in a given area.

• It didn’t specify the land use activi-ties that are compatible for mixing which resulted in land use conflicts due to mixing uses that do not sup-port each other.

Revised DCC• Facilitates the integration of diverse

but compatible uses, with the goal of creating a community that offers “live, work, and play” opportunities within convenient walking distance of each other.

• Allows emphasis towards a particu-lar category of land-use, based on percentages of allowable mixing of permitted uses.

• The range of permitted land uses (activities) is kept as broad as possi-ble in order to ensure that the zone is economically viable.

• The Permitted Land uses may be refined by a local development plan local characteristics and planning objectives.

YEM

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AdvertorialPage 16

BOCCIM 40th Annual General MeetingPromoting Sustainable Economic and Social Development

Guest Speaker Mr Eric Molale is the Head of the Civil Service and Perma-nent Secretary to the President. His talk addressed the following with regards to the Relocation of DTC from London to Botswana:• after year 2026, revenue from

diamondwillbefinished• private sector should take advan-

tage of new business opportunities, identifying and exploring oppor-tunities not just in diamond but also associated industries

• tourism sector should step up as investors

• DCT relocation will seek to ensure local people get opportunity to process diamond

• Move will create employment and create wealth for Batswana and its people

BOCCIM President Mr Alex Monchusi's comments at the AGM:• strategies have been developed to

complimentdiversification,invest-ment promotion, fostering competi-tiveness, innovation, and employ-ment creation and sustainable economic growth

• private sector should take a role in supporting the economic diversitiva-tiondrive,especiallyduringdifficulteconomic times

• code of conduct launched for pri-vate sector by BOCCIM and DCEC

• preserve and expand Botswana internationaltrackrecordinfightingcorruption and gain competitive advantatge in global market

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The BOCCIM event was held 28th June 2012 at Ditshupo Hall