Boidus Focus - Vol 3, Issue 2 [Mar 2013]

OIDUS FOCUSwww.boidus.co.bw

Registered at GPO as a Newspaper | Volume 3, Issue #2

Botswana’s Architecture design & Urban Landscape Newspaper | M A R C H 2 0 1 3NEWS | page 02

P8.00 (Including VAT)

Disentangling the Web – A Look at Infrastructure Project Management

PRACTICE | pages 14, 18

Buy or Build a new Home: The Pros and Cons

HOUSING | page 16The Idea of Eco Cities: Need for harmony between policy and green initiatives

BUILDINGS | page 06A Luta Continua on the Land QuestionAirport Roof Gone with the Wind

>>> CONTINUED PAGE 07

BOIDUS EXCLUSIVE >BOIDUS EXCLUSIVE FEATURE >

BDC FAIRSCAPE PRECINCT, The Realm of Splendor - Live, Work & Play With Breath taking Views

by HK Mokwete

by Kibo Ngowi

by Kibo Ngowi & HK Mokwete

FNB’s CBD HQ – Intelligent Corporate Architecture

“Public Piazza, Mixed Use Podium and Sky gardens coming to Gaborone”

>>> CONTINUED PAGE 04>>> CONTINUED PAGES 08, 13

First National Bank (FNB) has moved into its newly built headquarters in Gaborone’s rapidly developing Cen-tral Business District (CBD). Located in plot 54362, the Head Office called First Place, boasts the banks’ “one-stop-shop” capability. With an expansion of

The current debate in parliament over a budget allocation request of P195 million for the purposes of augment-ing funds to either- acquire or build a new office block to house the Office of

With stakes high in Botswana of-fice market, Botswana Development Corporation’s Fairscape Precinct is set to raise the bar of what quality office space is by delivering an A-grade mixed use development which will see work, play and live become

the office facilities accommodating all the Bank’s divisions such as Electronic Banking, Private Banking, Property Fi-nance, WesBank, Firstcard to mention but a few, customers get a full bouquet of FNBB products under one roof.

reality in one area.

The Iconic tower which has been slowly emerging off the skyline of Fairgrounds is setting unmissable view of a gleaming honey comb lattice structure with unparalleled

views from across the City. Boidus was recently given exclusive tour of the construction site to experience first hand this exciting project as it becomes reality.

The Relocation of the Office of The President - Is it the Right Move Or Not?

the President (OP) is missing the big-ger picture of what should be debated when procuring the office space for the ‘Highest Office in the Land.’

Office of the President

Public Piazza

Birds-eye view

BOIDUS FOCUSMarch 2013

Local NewsPage 2

by Kibo Ngowi

by Kibo Ngowi

A Luta Continua on the Land Question

Airport Roof Gone With the Wind

LOCAL NEWS FEATURES

The Architect’s Association of Botswa-na (AAB) successfully hosted their an-nual dinner at Phakalane Golf Estate and their first ever House show at Vic-toria House Terrace this past weekend.

In an interview with Boidus Focus event organiser Gorata Kgafela said that the AAB was pleased with the turnout for both the house show and the dinner as they both boasted an eclectic mix of construction industry professionals including engineers, quantity surveyors and real estate agents to mention a few. However, they were exceptionally pleased with the turnout of members of the general public as one of the main aims of the two events was to promote interaction between professionals and the public to encourage discussion around pro-fessional issues.

Kgafela emphasises that the house show in particular was not a commer-cial event aimed at promoting certain products but rather a forum created to allow the public to interact with pro-fessionals and question them on what are the benefits of hiring an archi-

AAB Dinner & House Show Successfulby Kibo Ngowi

tect or a quantity surveyor and what should be expected from them.

AAB Dinner Key note speaker Bob Van Bebber’s speech was well received, especially regarding the technical de-tails of building the soccer city sta-dium which he conceptualised. There was also positive feedback for AAB President Vincent Moapare’s speech in which he talked about what profession-als can do to improve the construction industry. Moapare also touched on how government tendering processes, which tend to favour the bidder who quotes the lowest price, impede the creativity of architects in designing concepts for public buildings as there is more to the design of a building than making sure it’s done with the lowest amount of money possible. He urged government bodies to introduce cri-teria aimed at getting the best quality designs and not just the lowest price.

Kgafela added that AAB plans to have a debriefing with the exhibitors who were present at the house show in or-der to gain feedback on how they can better organise the event in future.

Timber City officially opened its doors on 28th February at its prem-ises opposite Airport Junction Mall. The new hardware store offers board and cutting services as well as spe-cialised kitchen and cabinetry hard-ware in addition to related products such as plaster and paint.

They offer cut to the side measure-ments for contractors and carpen-ters. The store boasts a state of the art 3D design facility in which cus-tomers can bring their plans and get a three dimensional perspective

of how their building will look upon completion as well as being guided on necessary adjustments according to feasibility and preference. They can also advise customers on the ap-propriate carpenters to engage for the job of fitting the products. Busi-nesses and regular customers can open an account with Timber City to access a line of credit. They offer home-delivery on request for nomi-nal charges. Timber City is open on weekdays from 7:30 AM to 5:00 PM and on Saturdays from 8:00 AM to 13:00 PM.

TIMBERCITY Outlet Now Open in Gaboroneby Kibo Ngowi

Growing public concern over lack of access to afford-able land is at an all time high and while many Batswa-na are becoming keen to address the issue head on, government remains unable or unwilling to outline a convincing way forward.

Botswana Congress Party (BCP) President and Gabo-rone Central MP Dumelang Saleshando recently tabled a motion in parliament calling for a comprehensive land audit saying that the active black market for the sale of both developed and undeveloped land in Bo-tswana may reveal a trend of rampant speculation. The motion was rejected by a vote of 29 to 13 but Sale-shando has resolved to re-table the motion in the next parliamentary sitting in its current form. If that fails, the BCP intend to petition the National Assembly as the party has expressed suspicion that the rejection of the motion was done not in good faith but rather for the purpose of elite collusion to keep “the nation in the dark over the controversial land issue.”

Saleshando’s sentiments are shared by several other MPs including Francistown South MP Wynter Mmolotsi who remarked that many people in positions of power were using their authority to hoard land at the expense of less privileged members of society who have to wait long periods of time before being allocated plots. Gaborone West South MP Botsalo Ntuane cautioned that politics of land could destabilise the country if not handled with care, adding that many conflicts in Af-rica emanated from the land question. One need not look any further than beyond our eastern border into Zimbabwe to witness the potentially explosive conse-quences of widespread discontent over access to land.

Minister of Lands and Housing, Mr Lebonaamang Mo-kalake has shot back saying that the ongoing Land Administration Procedures, Capacity and Systems ex-ercise (LAPCAS) was established to achieve the same aims as the proposed land audit. Mokalake insists that it would be wasteful to replicate what is already hap-pening at his ministry as “LAPCAS has gone too far and we can’t turn back as we don’t have enough resources and time.” LAPCAS is reported to have already cost government P36 million while an additional P70 mil-lion has been allocated for the cost of a partnership the Ministry has entered into with Swedish consultants for guidance on land administration.

Meanwhile, the Botswana Federation of Public Sector Unions (BOFEPUSU) has labelled LAPCAS as merely a registration mechanism to inform the land Ministry on land ownership. The general secretary of the fed-eration, Tobokani Rari told journalists at a press con-ference that his organisation not only supports Sale-shando’s motion for a land audit but that they want the audit to commence immediately and reach completion

On the evening of Thursday, the 28th of March part of the roofing on the newly built Sir Seretse Khama International Airport (SSKIA) terminal was literally blown away by strong winds. The Airport manag-ers, Civil Aviation Authority, said that no less than 50 sheets of roofing were counted on the ground later that day. The International Arrivals wing was closed as water was pouring into the area and a temporary International Arrivals arrangement was put up. It has now been established that Complant Botswana have been engaged to do repairs on the roofing which will cost the Ministry of Infrastructure, Science & Tech-nology (MIST) more than P200, 000. MIST Principal Public Relations Officer Malepa Dibonwa was quoted in Weekend Post as saying, “the focus at the moment is to correct the current situation and therefore the repair is just a temporary measure.” This means that

within a year. Goretetse Kekgonegile, also of BOFE-PUSU, added that “LAPCAS is not going to give you anything you don’t know. How did we end up with this problem, and how are we going to get out of it? That’s what an audit is for.”

Mokalake has also refused to meet with organisers of a petition demanding affordable land and housing gal-vanised as far back as September last year and boast-ing more than 20, 000 signatures at last count.

The petition’s demands also include a land audit as well as a review of the mandate of organisations tasked with providing accommodation such as the Botswana Hous-ing Corporation (BHC) and a review of policies on un-productive freehold land amongst other things. “At the heart of our demands is for government to adopt a land and housing policy that recognises that accommoda-tion is not a luxury but rather a human right” said the informal group’s publicity Secretary Joe Serema in an interview with Boidus Focus, “a policy that will recog-nise that right and ensure that nobody is denied it.”

A case study of the public discontent is brewing in Tlokweng as thirteen Tlokweng youth, backed by the tribal authority, have gone to the land tribunal to ar-gue against the raffle system that has been adopted to allocate the 285 currently available residential plots in Tlokweng. The move resulted in the suspension of the land allocation process and a changing of require-ments from one in which applicants were not allowed to own residential plots within a 60km radius of Tlok-weng to one in which they are now not allowed to own any plots in the entire country. The actions have been interpreted by many as an attempt on the Tlokweng Land board’s part to capitulate to the demands of Bat-lokwa. Their concerns, the Tlokweng youth say, stem from fears that the system will further reduce Tlok-weng residents’ chances of owning land in their village.

South East South MP and Assistant Minister of Local Government Olebile Gaborone has publicly expressed his support for the Tlokweng youths’ application and insists that they are simply protesting the “greed and selfishness” of people who take advantage of “loop-holes in the Land Act that allow anyone to possess more than one plot.” He argues that the act should be amended to include a one-man-one-plot clause and that others should be forced to acquire additional plots through purchasing.

As Gaborone continues to grow and subsumes peri-urban areas and villages, it seems likely that the Tlok-weng saga will only be the first in a series of similar standoffs. If anything is clear about the land woes of Botswana’s citizens, it’s that decisive action needs to be taken by the powers that be sooner than later.

the defective roof could yet cost more money, add-ing to the P115 million in cost overruns that govern-ment has already incurred from the SSKIA expansion project. The project was originally planned to reach completion in May 2010 within the budget of P433 million but the company engaged to do the project, Sinohydro, has been forced off the development for failing to deliver on time and it remains unclear when the airport terminal will be finished.

Image Source: caab.co.bw


International NewsPage 3

Frontier Property Trust, Demushua Property Developers, and Atterbury Safland Property Services Namibia Pty Ltd

A new retail shopping centre is to be developed in Windhoek and it is believed that this centre will influence existing and future retail patterns not only in its primary catchment area but also in the wider region.

The Frontier Property Trust has entered into a Joint Venture Agree-ment with ATTERBURY AND DEMUSHUWA PROPERTY DEVELOPERS to develop a 54 000m² retail Mall ( that started as 30 000m² ) in Kleine Kuppe, Windhoek. The centre forms part of the HILLTOP ESTATE that will be developed on the site adjacent to METRO and the extremely successful Foodlover’s market. Safland Property Services Namibia is an investor in The Frontier Property Trust and the fund manager of The Frontier Property Trust.

HILLTOP ESTATE is a mixed use development of 220 000m² that will incorporate THE GROVE shopping centre (54 000m²), Box users and Showrooms (15 000m²), a 150 bed Hospital (phase 1 up to 300 bed within 8 years), Medical Research Offices and doctor rooms, hotel (100 - 120 rooms), Offices (50 000m²) and upmarket residential units. The total retail in this area will amount to 80 000m², the biggest busi-ness node in Namibia.

The Signature development is to be opposite The Grove and will consist of upmarket Offices, Restaurants, a Boutique Hotel and Show-rooms. Signature will be completed 2015.

A retail feasibility study has been undertaken by Fernridge who have already published their findings.

The position of the site was selected due to the massive growth in residential development towards the south of Windhoek. The initial objective was to develop a convenience shopping centre since this mushrooming area is currently completely under serviced. Further in-vestigation however revealed that a great need existed within Wind-hoek and environs for a more convenient regional centre that will offer greater shopping diversity and more entertainment. This is illustrated very well with the new Foodlover’s Market that is trading next to Met-ro and doing phenomenal figures.

Source: www.safland.co.na

African Property: Namibia’s New Retail Shopping Centreby Boidus Admin


FeaturePage 4

The current debate is focused mainly on pure budgetary economics, build-ing costs, ownership and a bit on transparency rather than the real core issues of what the OP is and should be in today’s society. The process of identifying the need for a new Office of The President should be a broader process that includes all aspects that the office represents. If the Office of the President represents the high-est decision/office in the land then a proper debate should include issues of culture and traditions, history and heritage, the nation’s future aspira-tions and be an inclusive process that allows public participation.

Background Historical Context

The current office block used as office of the President is part of the original pieces of the ‘Garden City’ concept that the City of Gaborone was founded on. The buildings together with the Na-tional Assembly, Parliamentary Annex forms the original complex of govern-ment buildings that were procured and designed by Peter Harrison and opened during the first independence celebra-tions in 1966. Designed and built in the 1960’s, the architecture styles and language of these buildings points to the Modernism Movement ideas which were at their primacy at the time. At the peak of the Modernism movement, most architects at the time were bor-rowing almost exclusively from West-ern traditions, especially those of Eu-rope, Australia and USA. The National Assembly architectural language for example have traces of 1960’s famed ‘The Lion and The Unicorn Pavillion part of The Festival of Britain on the Southbank London and uses the com-plex structures of Lamella Roof Struc-tures and Catalan vaulting researched and largely used in the USA by the likes of Rafael Guastavino, Luis Khan (Kimbell Art Museum) and also experi-mented by Le Corbusier at the Roq et Rob Project. The OP building itself, has a language straight from the ideas of Modernism and purism of form and structural expression again emanating from Europe seen in the works of Wal-

ter Gropius, Le Corbusier, Louis Sullivan, Oscar Niemeyer and Alvar Aalto.

The less formal differential of it from the rest of the blocks around it such as Foreign affairs point perhaps to the dilemma of building a nation then with a tight budget and also may be a re-sult of lack of depth into the real aspi-rations of the people that were being designed for then. At this time public consultation and involvement was close to none, except possibly for those within the system. In Sandy’s analogy of the process of building the City, he notes that the task of building a capital city from scratch was given to, ‘Rev. J.D. Jones (missionary), Victoria Namane (veteran teacher), Laurie Atkinson (bank manager), Messrs Russell and Thebe and G.F. Cornish and W. T.W. Large (Sandy Grant, Mmegi) and note the ab-sence of Batswana amongst them. As a result of the lack of real cultural consul-tation, most of the early buildings were designed and built with little apparent infusing of ethos of what Botswana of the day was, that is the melting pot of diverse cultural backgrounds thanks to its wide tribal inhabitants.

Today’s Architectural Heritage and Potential of the Office of the President

Designing an Office of The President today should present ample oppor-tunities and challenges which require complex resolutions. Today’s Office of the President needs to speak to to-day’s Botswana and about Batswana as a people. Botswana of today has matured and continues to mature into a nation with identifiable genius loci that did not exist in the 60’s when the new nation was a collection of tribes. Today’s Botswana governance systems too have passed the test of time and held its own in this continent of tur-moil; this is an imperative that the OP as the pinnacle of that system needs to communicate. The national heritage built over the years precariously hangs in the balance and indeed the heritage of the Government enclave complex has remained stagnated over time with little progress hence to many, the City has largely remained a homog-

enous suburb. Therefore designing the OP of today needs to take notice of this clear lack of identity and soul of this city.

The City and indeed the national archi-tectural language is in a state of limbo, with no clear articulation of how our vernacular building skills and crafts are being developed into the 21st century. Critically this is to do with lack of lead-ership and of precedent of any of our public buildings that could demon-strate such. A modern day OP needs to seek space within these and other issues, but it also needs to above all be an embodiment of a Peoples History and aspirations for a timeless Future.

To Refurbish an Old Building or Not?The current publicly available informa-tion is that, two existing buildings are being considered for augmenting and/or being renovated to fit the Office of the President. These are Orapa House and the current Bank of Botswana HQ. While these are fine buildings for what they were meant to be, critical assess-ment for their suitability needs to be undertaken. To begin with, a debate about whether one should really move office of the President to a ‘Refurbished building’, except if the OP is itself refur-bished, needs to happen. In the spirit of progressing ones culture and heritage, relocating an OP to any second hand building structure will be a debatable move regardless of the situation. As discussed, an OP is not just another office building that can be substituted with another one. An OP is an embodi-ment of a peoples pride and indepen-dent government. This is the window to most dignitaries, heads of state and international eyes to our nation. There-fore its housing could almost be as a temple of the peoples government.

When tasked with the design of the Brazilian Office of The President com-plex, the legendary architect and visionary designer, Oscar Niemeyer produced a master piece, ‘The Pala-cio do Planalto’, which he described as: ‘the idea was to project an image of modernity and simplicity, consisting of a rectangular glass box between two slabs supported by a colonnade perim-eter. This definition is still some way to remind us of Greek temple, with its colonnade and central cela protecting the perimeter cela where the treasure was kept in the city, in this case, politi-cal power, the treasure of the modern democratic society. [from: A Legend of

Modernism].

‘The Palacio do Planalto’ is today syn-onymous with what Brazil is and time-lessly redefining the country’s pro-gressive leap into the future. It is also a UNESCO designated Heritage Site. The USA’s Oval Office is the embodi-ment of what the USA governance is timelessly. Although designed in the early 1900’s (Nathan Wyeth), at the order of the President, President Wil-liam Howard Taft in 1909, the architec-tural features of the Oval Office, which draws from baroque, neoclassical, and Georgian traditions, have become symbolic of the power and prestige of the Presidency in the minds of Ameri-cans and people across the world. The White House is not only a global brand about the USA Presidency; it is the

very identity of the USA government.

It is inconceivable that the above icons of architectures defining their people’s governance could ever be easily sub-stituted for another office building. Therefore the question of refurbish-ment of either the Orapa House and or the current Bank of Botswana HQ should in my view, regardless of condi-tion be not even under discussion.

The only OptionAlthough built with modest intentions at a time when a Nation was still be-

by HK Mokwete

The Relocation of the Office of The President - Is it the Right Move Or Not? >>> FROM PAGE 01

Oscar Niemeyer’s Palacio do PlanaltoThe presidential office covers 390,000 sq ft and has vast mezzanines and waiting rooms, filled with modernist furniture and fittings from the 1960s. Like all of Niemeyer's major works in the city, the presidential palace has been designated a World Heritage Site by Unesco.

Image Source: architecturerevived.blogspot.com

ing assembled, the current OP is now a Heritage of Botswana that needs to be preserved at ALL costs. The only real debate that should be taking place is how should the existing building be renovated and or redesigned to suit a Botswana of today. Aspects of special requirements are technicalities that should not be allowed to drive the de-bate of building a national Heritage.

The current OP has ample opportuni-ties for extension, redesign and reno-vation to re-invent itself within today’s Botswana Society without losing its places completely and with it the soul of the City and Nation. The parameters for such are all there, for a successful OP. The current site has good security features which are paramount and it is located in good proximity to key government ministries and heritage

buildings such as National Assembly. It has good exclusive access and sits strategically along the spine of the Gaborone MASTERPLAN REFERENCE POINT. The site also has enough land on its periphery to easily accommo-date all special requirements plus the much need Presidential Amenities that the OP needs.

The only option therefore should not be debatable but the question could only be about logistical operations of building while running the daily du-ties of the OP.

USA’s White House, Oval OfficeThe architectural features of the Oval Office, which draw from baroque, neoclassical, and Georgian tradi-tions, have become symbolic of the power and prestige of the Presidency in the minds of Americans and people across the world. There are three large south-facing windows behind the President’s desk, as well as four doors into different parts of the West Wing. The ceiling is adorned with an elaborate molding around the edge, and features elements of the Seal of the President.

Source: www.whitehousemuseum.org


MarketsPage 5

by Boidus Admin / Source: Knight Frank Global

Emerging African Markets: Knight Frank Research Africa Report 2013

Office space for rent in Fairgrounds

Tiamo - Riverwalk• Lastunitremaining• Largeandflexibleopenplanfloor

plate• Totalsize512sqm

Knight Frank Botswana (Pty) LTD | P.O. Box 655, 183 Queens Road, Gaborone | Telephone: +267 3953 950 | Fax: +267 3951 480

Office space for rent in CBD

Exponential • GradeAlistedofficespacewith

panoramicviewsofcity• Limitedspaceleft• Only3unitsremaining

Office space for rent in CBD

Masa Centre• PrimeCBDlocationinlandmark

mixed-usedevelopment• Varioussizeoptionsavailablefrom

200sqm• Availableforimmediateoccupation

Office units for sale in Finance Park

Kgale Hill Precinct • Sectionaltitleoffices• FromP12,500persqm• Unitsrangefrom218sqmto254sqm• 8parkingbaysperunit• WalkingdistancetoGameCity

bw.KnightFrank.com

Contact TSHEPO, JOE or ABIGAIL about commercial property: +267 3953 950

[email protected], [email protected], [email protected]

KnightFrank.com

43

South Africa

BotswanaNamibia

Angola

Zimbabwe

Malawi

Madagascar

Mauritius

Zambia

Tanzania

KenyaCongoGabon

Uganda

Rwanda

Nigeria

Cameroon

EquatorialGuinea

Central AfricaRepublic

Chad

NigerMali

Mauritania

Algeria

TunisiaMorocco

WesternSahara

Libya Egypt

IvoryCoast

Guinea

GuineaBissau

SenegalGambia

Ghana

BeninSierraLeone

Sudan

EthiopiaLiberia

Togo

Mozambique

Eritrea

Somalia

Democratic Republic of the Congo

Harare

Bulawayo

Al Fateh Tower, Tripoli

Ascot Piazza, Bulawayo

Key factsPopulation 12.6 million

Major cities: Harare 1.6 million Bulawayo 0.7 million

Official languages English

Total area 390,757 sq km

GDP growth (2012) 5.0%

Key industries Mining, steel, chemicals, clothing and footwear, foodstuffs, beverages

Currency Zimbabwean Dollar (ZWD)

Trade association Common Market for Eastern and Southern Africa, membership Southern African Development Community

zimbabweOffice market The take-up of office space has been poor as a result of the depressed economic climate in Zimbabwe. Occupiers are struggling to meet rent and service charges, and the levels of arrears are generally high. Voids have increased, in some buildings to over 30%. More than a year after it came on stream, the 12,000 sq m of office space in the Joina City development in Harare remains over 50% unlet. Two significant office developments, the Celestial Park and the Old Mutual project, with a combined lettable area of 26,000 sq m, are currently underway along Borrowdale Road and should be completed within the next twelve months. Property investment activity continues to be restricted by tight liquidity conditions, although notable recent office transactions have included John Boyne House (4,000 sq m), which achieved US$4.7 million and Star Africa House (2,000 sq m), sold for $3.55 million.

Retail market Retail space remains in high demand, both in the CBD and suburban locations. There has been an uplift in retail prime rents for new lettings in Harare of about 60% during 2012, but the sustainability of the achieved rents is doubtful in an environment of weak consumer spending. The Mall of Zimbabwe, a major new development with 68,000 sq m of retail space, is due to see construction commence in early 2013, with completion slated for 2014. With an estimated cost of US$100 million, it will be the single largest private property development ever in Zimbabwe. A notable recent investment transaction is the sale of the Pomona Shopping Centre, which changed hands at a reported price of US$7.8 million, giving a yield of 8% on market rent.

Industrial market Demand for industrial space has reduced in recent years, as Zimbabwe has become more of a consumer of imported goods than a manufacturing country. Void rates are increasing and rents are depressed. Tenant viability is questionable in the current difficult economy, putting at risk the security of income streams. Industrial investments are considered the least attractive of all sectors and the recent sales that have taken place have been entirely for owner-occupation.

Residential market The absence of long-term mortgage/loan financing has restricted residential market activity. Some financial institutions have been able to secure external lines of credit to support mortgages for private purchases, but the secured loans have been for relatively small amounts over short periods, e.g. 10 years at rates of 15-18% per annum, thus making them expensive for borrowers. Nevertheless, the market has seen price increases of up to 25% during 2012. The rental market remains weak because of low disposable incomes.

Contact

Amos Mazarire, Senior Partner +263 4 793 841/9 [email protected]

Zimbabwe prime rents and yields Prime rents Prime yieldsHarare

Offices US$12 per sq m per month 8%Retail US$25 per sq m per month 8%Industrial US$4 per sq m per month 12%Residential US$3,500 per month* 10%

BulawayoOffices US$6 per sq m per month 9%Retail US$15 per sq m per month 10%Industrial US$1.50 per sq m per month 13%

Residential US$1,000 per month* 10%Source: Knight Frank LLP *4 bedroom executive house – prime location

2013 AFRICA Report

30

South Africa

Botswana

Namibia

Angola

DemocraticRepublic

of the Congo

Zimbabwe

Malawi

Madagascar

Mauritius

Zambia

Tanzania

KenyaCongo

Gabon

Uganda

RwandaBurundi

Nigeria

Cameroon

EquatorialGuinea

Central AfricanRepublic

Chad

Niger

Mauritania

Algeria

TunisiaMorocco

WesternSahara

LibyaEgypt

GuineaGuineaBissau

SenegalGambia

Ghana

Benin

SierraLeone

Sudan

South SudanEthiopia

Liberia

Togo

Mozambique

Eritrea

Djibouti

Somalia

Mali

Côted’Ivoire

Maputo

Cairo


Major cities: Maputo 1.8 million

Official languages Portuguese



Key industries Food, beverages, chemicals, aluminum, petroleum products, textiles

Currency Metical (MZM)

Trade association Southern African Development membership Community

Maputo prime rents and yields Prime rents Prime yields

Offices US$30 per sq m per month 10%

Retail US$40 per sq m per month 10%

Industrial US$10 per sq m per month 14%


mozambiqueOffice market Demand for office space in Maputo principally derives from the banking, telecoms, professional and diplomatic/aid sectors. There has been a reasonable amount of development, particularly by JAT, whose latest development is JAT 5, constructed in three phases, one of which is preleased to a bank. There has been modest rental growth over the past 2-3 years, with prime office rents rising from US$25 per sq m per month to US$30 per sq m per month. New office space in Maputo is completed to a “shell and core” finish.

Retail market The retail market has been slow to take off because of the large size of the informal sector. However, there has been a flurry of recent activity, which has seen South African retailers, in particular, entering Mozambique. Most retail developments are out-of-town on the main arterial routes. There are a number of shopping centres in mixed-use developments, including the Polana Shopping Centre and the Maputo Shopping Centre, while the upmarket Marés Shopping Centre is a recent entrant to the market. Retail rents are in the order of $30-40 per sq m per month, with good potential for rental growth.

Industrial market A congestion charge for large commercial vehicles in the city and escalating land prices are forcing industrial business to move to peripheral city locations. Traditional industrial areas in the centre of Maputo and close to the port and airport are generally seeing property being converted to higher value office or retail warehouse uses. Prime warehouse rents are high, in the order of US$10 per sq m per month, but this reflects the city centre location of some warehouse properties and the fact that they are often used as offices.

Residential market The residential market is the most buoyant property sector, benefiting both from demand for housing, and from occupiers using residential properties as offices. Growth has been strongest at the top end of the market. Villas in areas such as Sommerschield, which two years ago were leasing for US$3,500-4,000 per month, now lease for $5,500-6,000 per month. Rents are much lower on the local mass market, at around 10-20% of these levels. There is a major development programme, with low and middle income housing proposed and under construction around Maputo’s new ring road and in areas such as Matola and Zimpeto.

Holland Office Building, Maputo

ContactsBen Woodhams, Peter Welborn Managing Director, Kenya Managing Director, Africa +254 20 4239000 +44 (0)20 7861 1200 [email protected] [email protected]

2013 AFRICA Report

30

South Africa

Botswana

Namibia

Angola

DemocraticRepublic

of the Congo

Zimbabwe

Malawi

Madagascar

Mauritius

Zambia

Tanzania

KenyaCongo

Gabon

Uganda

RwandaBurundi

Nigeria

Cameroon

EquatorialGuinea

Central AfricanRepublic

Chad

Niger

Mauritania

Algeria

TunisiaMorocco

WesternSahara

LibyaEgypt

GuineaGuineaBissau

SenegalGambia

Ghana

Benin

SierraLeone

Sudan

South SudanEthiopia

Liberia

Togo

Mozambique

Eritrea

Djibouti

Somalia

Mali

Côted’Ivoire

Maputo

Cairo


Major cities: Maputo 1.8 million

Official languages Portuguese



Key industries Food, beverages, chemicals, aluminum, petroleum products, textiles

Currency Metical (MZM)

Trade association Southern African Development membership Community

Maputo prime rents and yields Prime rents Prime yields





mozambiqueOffice market Demand for office space in Maputo principally derives from the banking, telecoms, professional and diplomatic/aid sectors. There has been a reasonable amount of development, particularly by JAT, whose latest development is JAT 5, constructed in three phases, one of which is preleased to a bank. There has been modest rental growth over the past 2-3 years, with prime office rents rising from US$25 per sq m per month to US$30 per sq m per month. New office space in Maputo is completed to a “shell and core” finish.

Retail market The retail market has been slow to take off because of the large size of the informal sector. However, there has been a flurry of recent activity, which has seen South African retailers, in particular, entering Mozambique. Most retail developments are out-of-town on the main arterial routes. There are a number of shopping centres in mixed-use developments, including the Polana Shopping Centre and the Maputo Shopping Centre, while the upmarket Marés Shopping Centre is a recent entrant to the market. Retail rents are in the order of $30-40 per sq m per month, with good potential for rental growth.

Industrial market A congestion charge for large commercial vehicles in the city and escalating land prices are forcing industrial business to move to peripheral city locations. Traditional industrial areas in the centre of Maputo and close to the port and airport are generally seeing property being converted to higher value office or retail warehouse uses. Prime warehouse rents are high, in the order of US$10 per sq m per month, but this reflects the city centre location of some warehouse properties and the fact that they are often used as offices.

Residential market The residential market is the most buoyant property sector, benefiting both from demand for housing, and from occupiers using residential properties as offices. Growth has been strongest at the top end of the market. Villas in areas such as Sommerschield, which two years ago were leasing for US$3,500-4,000 per month, now lease for $5,500-6,000 per month. Rents are much lower on the local mass market, at around 10-20% of these levels. There is a major development programme, with low and middle income housing proposed and under construction around Maputo’s new ring road and in areas such as Matola and Zimpeto.

Holland Office Building, Maputo

ContactsBen Woodhams, Peter Welborn Managing Director, Kenya Managing Director, Africa +254 20 4239000 +44 (0)20 7861 1200 [email protected] [email protected]

2013 AFRICA Report

42

South Africa

BotswanaNamibia

Angola

Zimbabwe

Malawi

Madagascar

Mauritius

Zambia

Tanzania

KenyaCongoGabon

Uganda

Rwanda

Nigeria

Cameroon

EquatorialGuinea

Central AfricaRepublic

Chad

NigerMali

Mauritania

Algeria

TunisiaMorocco

WesternSahara

Libya Egypt

IvoryCoast

Guinea

GuineaBissau

SenegalGambia

Ghana

BeninSierraLeone

Sudan

EthiopiaLiberia

Togo

Mozambique

Eritrea

Somalia

Democratic Republic of the Congo

Lusaka

Sameer Business Park, Nairobi

Cairo


Major cities: Lusaka 3.1 million Kitwe 0.5 million Ndola 0.5 million

Official languages Bemba, Nyanja, Tonga, Lozi, Lunda, Kaonde, Luvale, English



Key industries Copper mining and processing, construction, foodstuffs, beverages, chemicals, textiles

Currency Zambian Kwacha (ZMK)

Trade association Common Market for Eastern and Southern Africa, membership Southern African Development Community

Lusaka prime rents and yields Prime rents Prime yields





zambiaOffice market With only one new Grade A office development under construction in Lusaka, the market currently favours landlords. The majority of recent speculative developments, such as Elunda 3, KPTF Office Park and Trinity Park, have been pre-let or leased within 3-4 months of their completion. The lack of new space in the pipeline will force tenants to plan carefully for any future expansion. Good local infrastructure is important in attracting tenants to new locations, with occupiers seeking properties that benefit from good roads, sufficient electrical power, public transport, fibre optic cable availability and plenty of parking.

Retail market Zambia has witnessed an influx of South African retailers, however, a number appear to be resisting immediate further expansion until their existing operations meet revenue expectations. A shortage of retail space is expected as, apart from the Twin Palms Shopping Centre in the suburban area of Avondale, which is due to open in the final quarter of 2013, there are no other malls under construction in Lusaka. There are viable opportunities for new retail developments in suburban areas outside Lusaka CBD and in other towns in Zambia, particularly in the Copperbelt where the new Kitwe Copperhill Centre, anchored by Pick N Pay, has recently opened. Uncertainty over the rebasing of the Kwacha in January 2013 may create issues for retailers.

Industrial market There is increasing interest from developers as the industrial market is undersupplied and underserviced and does not cater to the requirements of modern international companies. The development of new facilities in key areas will assist in securing new industry and manufacturing business for Zambia. Interest focuses on Lusaka as it is viewed as an entry point from South Africa into the centre of the Sub-Saharan market.

Residential market The residential market is shifting from a landlord’s market to a tenant’s market, with increased choice and affordable prices. However, high-end quality housing remains elusive. Demand is strong for stand-alone housing compared with cluster developments, and also for newer upmarket areas further away from the city centre. The medium-cost plot and housing market is the main area of growth and potential. There is ongoing interest and investment in commercial farming land throughout Zambia from both overseas and local investors.

Contact

Tim Ware, Managing Director +260 211 250 538/250 683 +260 211 255 992-3 [email protected]

KPTF Office Park, Lusaka

Kitwe Ndola

The Ascent of AfricaAfrica’s growth over the last decade has, to a large extent, been driven by rising commodity prices. Most notably, the oil producing nations of West Africa have benefitted greatly from soaring oil prices, while growth in Zambia has been boosted by its copper industry, which accounts for around 75% of the country’s export earnings. However, the commod-ity boom has not been the sole en-gine of Africa’s growth, and countries with fewer natural resources, such as Rwanda and Ethiopia, have also grown strongly in recent years. Increased po-litical stability, reduced trade barriers and improved governance have all been important factors aiding growth in many countries.

The International Monetary Fund expects Africa’s growth story to con-tinue, forecasting annual GDP growth of 5-6% over the next five years. This should not, however, disguise the fact that Africa still only accounts for about 4% of global GDP and that liv-ing standards remain low in much of the continent. Africa is not a single entity; it is a collection of diverse countries and economies, some of which remain amongst the poorest in the world. Even within the wealthier countries, there are huge income dis-parities. Nonetheless, there is a grow-ing optimism that, in the words of the World Bank, “Africa could be on the brink of an economic take-off, much like China was 30 years ago”.

ZIMBABWE MOZAMBIQUE ZAMBIA

2013 AFRICA Report

6

Both Luanda and Lagos are witnessing considerable office development activity, and the recent delivery of new buildings, combined with a slight easing of demand from international occupiers throughout the global economic downturn, has helped to cool the rapid rental growth which was at its strongest during the 2007-2009 period. Nonetheless, the supply of good quality office space remains highly constrained and is unlikely to be sufficient to satisfy demand for some time. While Luanda and Lagos are extreme cases, high quality office space built to the specifications expected by international companies is scarce in many other African cities, and there are limited choices of quality space available for tenants looking to enter markets such as Lusaka and Dar es Salaam.

The growth of Africa’s technology sector is creating demand for office space, from occupiers including large multinational IT companies such as IBM and Oracle, as well as African telecom giants including MTN and Kenya’s Safaricom. Smaller start-up companies have been supported by the establishment of dozens of innovation centres and technology incubators over the last three years, such as iHub in Nairobi, Hive Colab in Kampala and ActivSpaces in Buea, Cameroon. These hubs provide collaborative work spaces for entrepreneurs and investors and are at the heart of Africa’s emerging technology clusters, which include those in Nairobi, Lagos and Cape Town, known respectively as “Silicon Savannah”, “Silicon Lagoon” and “Silicon Cape”.

Kenya is at the forefront of Africa’s technology boom and its ambitions to establish itself as a global centre for the tech sector are encapsulated by Konza Technology City, a US$10 billion project marketed by the Kenyan government’s ICT Board, which is planned for construction over the next 20 years on a 2,000 hectare site, 60 km south east of Nairobi. The project is directly modelled on California’s Silicon Valley and is designed to include a technology park, university campus, science park and central business district, alongside residential properties.

Demand outstrips supply in key property marketsWhile the technology sector is an emerging source of office demand,

multinational companies from the banking sector and firms related to

the oil and gas industry remain key drivers of activity in some of Africa’s

most dynamic office markets. In Luanda and Lagos, particularly, the

strength of demand from these sectors, combined with a severe lack

of high quality office space suited to the requirements of international

occupiers, creates some of the highest office rents in the world. Prime

office rents in Luanda are currently US$150 per sq m per month, higher

than in London, Hong Kong or New York, while prime rents in Lagos are

US$85 per sq m per month.

Source: Knight Frank Research

Figure 4 Prime office rents

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2013 AFRICA Report

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Source: United Nations Conference on Trade and Development (UNCTAD)

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Investment in property set to growAlthough Africa is receiving increased investment from overseas, there remains limited activity involving international investors in the property sector. The continent’s largest and most mature property investment market is, by some distance, South Africa, where over US$800 million of commercial property transactions were completed during 2012, according to Real Capital Analytics data. Domestic funds dominate the South African market, with investors such as Dipula and Vukile being among the most active buyers in 2012.

Outside of South Africa, property investment markets remain small and opaque, although there is evidence of increased demand for property from South African funds looking to gain exposure to markets elsewhere in Sub-Saharan Africa. This is demonstrated by the sale of the UK-based investor Actis’s 85% stake in Accra Mall in 2012, to the South African

investors Atterbury and Sanlam. Both Atterbury and Sanlam are planning further property investments outside of South Africa, while RMB Westport, affiliated to the Johannesburg-based Rand Merchant Bank, is also active in the region, having completed the raising of US$250 million for its Real Estate Development Fund in 2012, which will principally focus on the development of office and retail projects in Ghana, Nigeria and Angola.

Actis and the Russia-based Renaissance Group are the best known of a small number of emerging market specialists from outside Africa that are actively developing and investing in property in the continent. Since closing its first real estate fund in 2006, Actis has been involved in the development of ten projects in five countries, including The Junction shopping centre in Nairobi and The Palms mall in Lekki, Lagos. In late 2012, Actis confirmed that it had raised US$278 million for its second African fund, Actis Africa Real Estate 2, which will invest in retail and office

2013 AFRICA Report

8



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Guest ColumnPage 6

by Phenyo Motlhagodi

The Idea of Eco Cities; Need for Harmony between Policy and Green Initiatives

SUSTAINABILITY TODAY

The tie between urbanization and global warming is a reality and a ma-jor disaster waiting to happen unless mitigated. Cities are Centre’s of indus-trialization and sources of emission, but they are also home to solutions. Across the world local authorities are looking at harnessing wind, solar and geother-mal energy, contributing to green de-velopment and improving environmen-tal security.

Locally, reports are that various green initiatives are being piloted and strate-gies are being implemented to advance the use of renewable energy: policy for-mation, regulation, training and techni-cal implementation of projects. Now, at an arguably faster speed: planners, de-signers, property developers and other stakeholders are discussing the idea of regionalization of urban cities: bridging the gap between cities and the rural surrounding settlements, urbanizing them as part of the great expansion plan that is much needed to accommo-date the growing urban population. So where is the challenge you ask? Seems like development or plans of develop-ment at work, right? No, not quite. The problem here is that the two discus-sions being held by the two parties are not in sync. The policy makers looking at green expansion are not looking in the same direction as the developers and you do not need to look far, Gabo-rone North is just up the road. With the entire infrastructure challenges (costs included), the energy solution for many still seems to be conventional and the policy makers’ eye seems to be else-where, whilst the energy grid carries the burden until it finally shares it with us – load shedding etc.

Let us look at the situation on the ground: Manyana and Mogonye Solar Street lights installed in the 1980s, Mot-shegaletau PV power station, a 5.7KW demo solar power station developed and installed by BOTEC in 1998. The

power station was aimed at establish-ing the viability of centralized solar power stations. The power station sup-plied power to 14 homes, the clinic, a local bar, a primary school and street lights. In 2009, BOTEC implemented a solar lighting project in which 25 street lights in five villages in four districts were installed. This is all according to BOTEC. These projects are a part of a demonstration project that contributes to the Government’s rural electrifica-tion plan programme. A welcome move for the rural areas if these platforms do indeed still function and are well main-tained as there are far too many Gov-ernment staff houses with inactive solar panels as it is. The worry though is that it is over three decades since the start of some of these pilot projects, so when will their uptake be? Will it be focused on only the “rural” areas, far away from urban areas as they already “benefit” from the unsustainable conventional areas? As developers talk regionaliza-tion on urban cities, are policy makers thinking of greening them, the oppor-tunity of new Eco Cities? These are all worrying questions that need to be addressed, as the opening read “Cit-ies are Centre’s of industrialization and sources of emission, but they are also home to solutions”.

Now as you read, ponder demise or wait in anticipation for the next issue to see if this discussion/challenge con-tinues or post a response through the different mediums availed by the pub-lication, here is food for thought from our neighboring urbanites, call it the relative comparison –

CITY OF CAPE TOWN – WATER EFFI-CIENT WATER HEATER BY–LAW, 2007

The Objectives of this Bye – Law are toa. Improve energy security and im-

prove energy risk managementb. Reduce the use of electricityc. Reduce the national contribution

to the environmental impacts as-sociated with the burning of fos-sil fuels, such as carbon dioxide,

sulphur dioxide and nitrous oxide emissions

d. Improve the quality of life through the provision of hot water and

e. Create jobs in the solar water heater industry

The Scope of the Bye – Law being:1. This Bye – Law applies to all new

buildings in the City other than those exempted (residential build-ing which is not to be equipped with an electrical water heating system for sanitation purposes or buildings used exclusively for industrial purposes where hot water requirements exceed that which can be reasonably obtained through solar water heating)

2. This Bye – Law applies to all ad-ditions to existing buildings which will require the use of hot water (e.g. bathroom, bedroom with en-suite bathroom and kitchen exten-sions)

This is only a caption of the Bye – Law, tables on the estimation of hot water usage in different cases i.e. 50 liters/person per day in High/Middle income house hold have been left out, including the power consumption, but let us rest it here. This is to illustrate the swiftness as will as seriousness in sustainability being adopted by other areas in creating Eco Cities as a result of available resource(s) i.e. sunlight. Botswana has a reported 3200 hours of sunlight per year, one of the highest in the world. The Solar street light piloted by BOTEC has a power rat-ing of 30W, lighting radius of 8 meter from the 7m pole, 20 year life span on solar panel, 4 year life span on light bulb and 2-3 year battery life span. Estimated cost per light is P 10 000. The cost of putting up a conventional street light as we see them today is P 6 000 and the lamp needing replacement at least twice a year, but there is also a monthly elec-tricity bill. In this case the 250 W light that illuminates the streets we drive on would be billed at an estimated P 105 per month and P 1 260 per year for each street light. Now there are the numbers that make a good case for immediate policy on solar use for energy. It is this kind of thought process that informs policies like the Cape Town Water Effi-cient Water Heater Bye – Law 2007.

Phenyo Motlhagodi is host of a prime-time radio show and environmental ac-tivist. Connect with Phenyo via twitter: @PhenyoOnRadio or facebook: Phenyo Motlhagodi

CONTACTS | tel: 3922395 | fax: 3924923

Creating a Resilient and Regenerative Built EnvironmentSB’13: Southern Africa

SB13 Southern Africa is a regional Sustain-able Building Conference. The theme of the conference reflects the evolution of the approach to sustainable development in the face of growing concerns about the need for adaptation to climate change and negotiated ecosystem services. These concerns are of particular relevance to sub-Sahara Africa, a region that will bear the brunt of coming en-vironmental challenges, while still struggling to meet demands for an improved standard of living. The conference will coincide with the Annual Congress of the World Green Building Council, as well as the South Africa Green Building Council Congress. The SB 2013 conference will provide an academic compo-nent to these events, while the Green Building Council Congress will provide a professional audience for the Best Practice display.

The conference theme grew from growing reali-sation that climate change and rapidly declin-ing ecosystem services are presenting a reality where resilience, adaptation and the ability to regenerate a thriving global social-ecological system from a changed set of planetary operat-ing parameters introduce a revised understand-ing of the properties of a sustainable built environment. Sub-Saharan Africa is particularly vulnerable to these challenges, but its rapidly developing status also provides an opportunity for creating a different type of built environ-ment that can contribute to resolving issues such as food and water security, job creation and collaborative communities.

Visit sbconferences.org/sb13africa for more information

Conference topicsAdaptation to Climate Change* Effects of climate change on urban development & infrastructure* Designing for a four degree warmer world* Adjusting green building codes to climate changeBuilding urban resilience* Assessing risk and vulnerability of urban systems* Factors contributing to urban resilience* Institutional innovations to adaptive managementRegenerative design and development* Designing for a thriving world* Rethinking assessment systems* Eco-effective technologies and infrastructure* Retrofitting and re-useOvercoming the barriers* Models of cost and value* Redesigning the regulatory environment* A new built environment curriculum* Knowledge management* Creating a green economy* Models of cost and value* Fostering green jobs

SB13 Southern AfricaCreating a Resilient and Regenerative Built Environment

Cape Town, South AfricaInternational Convention Centre

15-16 Oct 2013


BuildingsPage 7

by Kibo Ngowi

FNB’s CBD HQ – Intelligent Corporate Architecture

Building Aspect Company

Developer Eris Botswana

Project Managers Metrum Project Managers and AMA Projects

Architects Boogertman + Partners and Anderson and Anderson

Quantity Surveyors MLC and FitzWilliam partnership

Civil & Structural Engineers ADA and Abdulla Associates

Fire Consultants Manus de-Bryn

Electrical Engineers Systems & Services Botswana

Landscape Green Africa

Mechanical Engineers Spoormaker and AR Edwards

Interior Design In House

Professional Teams:

>>> FROM PAGE 01

The construction of the building was completed within the planned dura-tion of 18 months (as of December 2012) and on budget. FNB Head of In-frastructure Alec Chepete explains that the fundamental reason for the con-struction of a new office block was the fact that having various business units in different buildings meant that the company could not “benefit from the synergy of being housed under one roof.” The previous setup also had seri-ous limitations of growth in that they faced space challenges every time they added another service. The new build-ing boasts over 10 000sqm of floor space, almost twice the amount of the previous location.

The previous building posed challenges in parking and general maintenance. It

was therefore an important decision for First National Bank of Botswana to pro-cure its own bespoke Headquarters to meet customer demands. The key part of the design brief was to aggregate all FNB units from across Gaborone to this new building. In the past FNB’s busi-ness units were scattered across town, First Place houses all product divisions hence customers can now access these different services in one convenient location in the heart of the city. FNB’s main aim was also to deliver a building that provides functionality, flexibility and quality space for their staff.

The planning of how the different divi-sions are arranged in the building was a collaborative effort at all manage-ment levels to ensure that the building caters for staff and customer needs. Provision for parking has been suc-

cessfully delivered in the new building with about 100 above ground cus-tomer parking bays and over 300 FNB basement parking bays.

Only two of FNB’s business units are not housed in the building. The Train-ing division will remain separate as there are plans in the pipeline to build a fully fledged Training Facility. Student Banking will also remain separate as FNB wants to put the Division in a loca-tion that will be more easily accessible to students.

FNB’s Manager of Infrastructure Cre-ation and Facilities Management Ms Chanda Masendu, explained that “Staff welfare was a major design feature as evidenced by the Pause Areas con-tained on each floor, complete with furniture arranged in the style of a cafe; vending machines; coffee-mak-ers; television sets with DSTV subscrip-tions; a staff gym and a staff canteen.” These areas, she says, all have wireless internet access allowing staff to break-out and even work on the balcony overlooking the entire CBD.

The building’s key features include a four-storey souring atrium with a ven-tilated and well lit void acting as Verti-cal Street and stack effect ventilation. The mahogany finished core lavishly gives one a soft and homely welcome. The office suites boast an airy open plan with customized personal desks, a truly 21st century working environ-ment. At fourth level, the private cli-ent suites feel more like a home, as do the beautifully finished reception and ‘Pause Areas’. At ground floor the welcome area and reception present a colourful welcome and the staff can-teen will eventually break out to the outside at ground floor of the building. The screen façade of the building is protected with vertical louvers provid-ing an intelligent sun screening from the north sun. All this has been done to ensure a quality working environ-ment for FNB staff and a machine lime efficient building. The building scores excellent on all fronts and sets a new standard for corporate architecture in Botswana.

Central Atrium

Private Clients’ Waiting Lounge

Staff ‘Pause Area’

Staff Cafeteria

Self-serving ‘Pause Area’ KitchenetteOpen plan office space

Main Reception Area


Boidus FeaturePage 8

BDC FAIRSCAPE PRECINCT, The Realm of Splendor - Live, Work & Play With Breath taking Views by Kibo Ngowi & HK Mokwete“Public Piazza, Mixed Use Podium and Sky gardens coming to Gaborone”

BDC is in the process of undertaking a development of a mixed use pre-cinct property establishment - ‘‘THE FAIRSCAPE PRECINCT’’

It is located in the heart of the Show-grounds office precinct, which is the financial hub of the country boasting a combination of local and international companies. The site is strategically positioned as it is approximately 3 kilometres east from the Government Enclave and the Gaborone CBD. It comprises of three consolidated plots owned by BDC, who are the promoters behind the project. There are two ad-ditional proposed access points com-ing from the Riverwalk road and the old dumping site that are to be con-structed to improve accessibility into the area.

The iconic mixed use development was designed by the international Boogertmann & Partners and Ander-son & Anderson, a local team whose

portfolio includes similar develop-ments locally and internationally.

The proposed development will be unique and trend setting as it will be a mixed use development i.e. it comprises of retail, office, hotel and residential units in one development, where restaurants, offices, hotel and upmarket apartments/penthouses/shops mix. This mixed use concept is the first of its kind to be implemented in the shores of Botswana and is envis-aged to bring modern and high class working and living environment into the country. The design and structure of the building is to accommodate pe-destrian movements and accessibility to the amenities of the precinct with a piazza forming the central (focal point of the precinct) having an array of shops and open cafes, hence pro-viding a vibrant “street architecture’’ where locals and visitors can mingle.

The design and construction will in-

corporate modern green building status, which will render the develop-ment to be environmentally friendly and energy efficient. Dependent upon the final mix the total development will extend around 23,000 square meters, comprising of a fifteen tower building with penthouses occupying the uppermost floors and four other surrounding buildings consisting of a four/five star hotel and office space. It is planned that this will be completed in phases and phase 1 to be complet-ed by second quarter 2014.

The initial plans show this as compris-ing;• 18,000 + sqm office precinct• 4,000 sqm of retail space, com-

prising of upmarket restaurants, coffee bars, boutiques, craft shops etc

• 13,000 sqm phase 2 office/retail space

• 3 level Basement parking/open parking

Building Aspect Company

Developers Botswana Development Corporation Limited / Commercial Holdings (Pty) Ltd.

Project Mangers Brydens Botswana

Architects Boogertman + Partners and Anderson + Anderson International

Quantity Surveyors Davis Langdon

Civil & Structural Engineers Pula Consultants / WSP Structures Africa / AR Edwards

Fire Consultants Specialised Fire Technologies

Fairscape Precinct Professional Teams:

>>> FROM PAGE 01

What should Gaborone expect from the Fairscape Precinct when its complete?

“The Fairscape is a mixed use development where you can actually work, play and relax in one place. It’s a place where you will have offices; you will have shopping space, you’ll have different high-end shops; you’ll have a hotel and you’ll have penthouses. That’s why we say you can live, work and play in one area. And it will bring to fairgrounds a new type of development and facilitate the lifestyle that Batswana have long yearned for. We usually go to to other countries, we have to admit, to experience some of these things, but now we are bringing them right here and I think what is unique about Fairscape is its location, its proximity to the government enclave, to one of our biggest shopping malls Riverwalk and we have great ac-cess to the compound from all around.”

“The core concept is to integrate the corporate and private culture into one domain – where business meets with pleasure.”

Key Feature of the Fairscape

“The central piazza will be more like the meeting place where you can actually experience that lifestyle that I have talked about. The tower is fifteen stories high; we’re going to have a roof garden and a pool and great views of Gaborone including the dam.”

Interview with Botswana Development Corporation (BDC) spokesperson about The Fairscape Precinct

Ms Boitshwarelo Lebang

Public Piazza

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Plot 8913 Maakgadigau RoadGaborone West Industrial SitePrivate Bag 0058, Gaborone

Tel: (+267) 360 2000 or 390 6853Fax: (+267) 390 6822TOLL FREE: 0800 600 751

The Public Procurement and Asset Disposal Board (PPADB) was established by and Act of Parliament as an independent parastatal authority, under the Minis-try of Finance & Development Planning responsible for the coordination and management of prudent procurement of works, supplies and services for Government, and the disposal of public assets.

VISION: To be the centre of excellence in public procurement and asset disposal by 2018.

MISSION: To lead the effective implementation of a devolved, efficient, cost effective and transparent public procurement and asset disposal system through and appropriate regulatory environment.

VALUES: 1. Fairness and Equity2. Integrity3. Customer Service4. Partnerships5. communication6. Tranparency

Critical Factors of Tender adjudication1. Capacity2. Capability3. Value for Money4. Delivery Period5. Price

Decision Criteria of Tender Adjudication1. Highest Technical Score2. Highest Technical & Financial

Scores (Combined)3. Compliant & Loset in price

In Accordance with Clause 86 and 87 of the PPADB Act, the Board shall advertise:(a) All applications by contractors for registration and thereafter the decisions on the grades and codes accorded to applicants;(b) All tenders being invited; bids received and award decisions and prices.

The board is also required to publicize the decisions arising from complaints and challenges dealt with by the Board or the Independent Complaints Review Committee.

COMMITTEE DECISIONS: Adjudication decisions on Ministerial Tender Committee decisions are available on the PPADB website: www.ppadb.co.bw

PPADB Toll Free No.0800 600 751

Board Adjudication Decisions for the 31st January 2013 Board Sitting

Board Adjudication Decisions for the 14th February 2013 Board Sitting

Board Adjudication Decisions for the 21st February 2013 Board Sitting

Board Adjudication Decisions for the 7th February 2013 Board Sitting

MINISTRY OF INFRASTRUCTURE, SCIENCE & TECHNOLOGY

Tender No: PR9/3/3/7-1Tender Title: Ministry of Infrastructure, Science and Technology’s request to shortlist the below listed companies for the Construction of Terminal Building at Sir Seretse Khama International Airport:

i. Stefanutti Stocks Botswana (PTY) Ltd,ii. Murray and Roberts Botswana (PTY) Ltdiii. Complant Botswana (PTY) Ltdiv. China Jiangsu International Botswana (PTY) Ltd

Adjudication Decision: ApprovedSubmission Date: 29.01.2013

Tender No: PR 9/3/3/7-XXVITender Title: Department of Building and Engineering Services’ request to increase consultancy fees on the Pre and Post Contract Consultancy Services for the Proposed Police Housing at Block 10 in Gaborone in favour of the following consultants:

i. Proarch/NMD JV - Architectural Services @ BWP 1,737,905.01ii. Pula Consultants - Civil Structural Engineering Services @ BWP 1,431,259.94iii. A.R. Edwards - Electrical Engineering Services @ BWP 417,879.39iv. Gaam Associates - Quantity Surveying Services @ BWP 1,603.137.81

Adjudication Decision: ApprovedSubmission Date: 05.02.2013

Tender No: PR 9/5/3/12-XVIIITender Title: Roads Department recommendation to award the tender for Shoulder Sealing, Reseal-ing, Drainage and Road Marking of Maun-Sehithwa (94 KM) Road to LVC Botswana (Pty) Ltd at BWP 115, 765,472.90 including VAT.Adjudication Decision: Did Not ApproveSubmission Date: 11.02.2013

Tender No: PR 9/3/3/7-ITender Title: Ministry of Infrastructure Science and Technology’s (MIST) request to increase consultancy fees on the contract for Consultancy Services for the Construction of Terminal Building at Sir Seretse Khama International Airport by BWP4, 635,398.59 with respect to (NACO/Stewart Scott International Airport Consultants (NACO-SSI), due to additional fees required in order to complete the project and the estimated fees for Dispute Advisory Services.Adjudication Decision: ApprovedSubmission Date: 04.02.2013

Tender No: TB 9/3/92/2000-2001Tender Title: Department of Building and Engineering Services’ (DBES), request to award the tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Building Works to KMP Construction (Pty) Ltd at a fixed price BWP9, 473, 590.00 for a contract period of 196 days or 28 calendar weeks.Adjudication Decision: ApprovedSubmission Date: 05.02.2013

Tender No: TB 9/3/92/2000-2001Tender Title: Department of Building and Engineering Services’ (DBES) request to award tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Mechanical Works to Bonanza Equipment (Pty) Ltd, at BWP1, 955, 678.73Adjudication Decision: Did Not ApproveSubmission Date: 05.02.2013

Tender No: TB 9/3/92/2000-2001Tender Title: Department of Building and Engineering Services’ (DBES) request to award tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Electrical Works to Benmas (Pty) Ltd, at a fixed price of BWP948, 987.95.Adjudication Decision: Did Not ApproveSubmission Date: 05.02.2013

Board Adjudication Decisions for the 21st February 2013 Board Sitting

MINISTRY OF MINERALS ENERGY & WATER RESOURCES

Tender No: PR 10/1/3/11-IITender Title: Department of Energy’s request to cancel the tender for the Design and Construction of New Government Petroleum Strategic Storage Mini-Depot in Ghanzi.Adjudication Decision: ApprovedSubmission Date: 14.02.2013

On the twentieth anniversary of South Africa’s re-birth, the UIA Congress will celebrate the African profession as a meaningful contributor to world architecture and thought leadership in city development; as well as the continent’s contribution in the affairs and evolution of architecture globally.

Architects, engineers, designers, technologists, planners, think-ers and writers from all over the world will gather, with the public, for a week of lively and challenging talks, workshops, events and happenings.

UIA 2014 WORLD CONGRESS IN SOUTH AFRICA

UIA Congress 3-7 AUGUST

UIA General Assembly 8-10 AUGUST

Durban International Convention Centre (ICC)

CNN’s high-profile international veteran business correspondent Richard Quest will be the master of ceremonies for the the 45th annual SAPOA Convention in May

SA’s premier commercial and industrial property Con-vention is set to celebrate its 45th anniversary in style this year, kicking off with the announcement that CNN’s high-profile international business correspondent Richard Quest will be the master of ceremonies for the three-day event.

Every year, the SA Property Owners’ Association (SAPOA) International Convention and Property Exhibition draws the heavyweights of SA’s commercial and industrial property industry together to brainstorm, share best practice and net-work in an environment of camaraderie and learning.

The 2013 Convention will be held in May at Sun City.

SAPOA CONVENTION & PROPERTY EXHIBITION

14-16 May 2013International Convention & Property ExhibitionVisit www.sapoaconvention.co.za for more info

UIA 2014 WORLD CONGRESS IN SOUTH AFRICA

Johannesburg, South Africa29th - 31st May 2013

Contact Sales at marcus [email protected]

ClassifiedsBOIDUS FOCUSMarch 2013 | Home Improvement Ideas

HOME IMPROVEMENT IDEAS - Skylights

SKYLIGHTS IN THE HOME

[Source: homemakersonline.co.za]

GABORONE OUTLET NOW OPEN

Plot 50675, Opposite Airport Junction Mall, Tel: +267 395 9632/3, Fax: +267 395 9637

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As long as there is sunlight falling on your roof, the addition of a skylight could trans-form your home. Skylights can perform a very important function, but they are not purely functional components – if well thought out, they add a unique aesthetic element to your home.

Whether it’s for aesthetic reasons (light), or the desire for a passive cooling/heat-ing system (temperature), the advantage to installing skylights in your home is the fact that they save energy in the house. A skylight can warm up a cold room in Win-ter, and provide cool air for a stuffy space in Summer. Whatever your reasons for installing a skylight, the different options available need to be carefully considered.

Important questions to ask

Where will it be installed? First, it’s important to determine exactly where the skylight will go, and then decide on what type of skylight will suit that space and your priorities best. The design of your house must be kept in mind at all times, as must its location in terms of the sun, and the climate.

How big will it be? The size of the skylight affects both the illumination of the space below and the temperature. A general rule is that the size of the aperture should never be more than 5% of the floor space below it if there are several windows in the room, and not more than 15% if there are very few or no windows. Keep in mind that glass is a terrible insulator, and a skylight that is too large could be detrimental to the ambient temperature of the room.

Where is the Sun?If you want to maximise daylight, considering the exact placement of the skylight, in relation to the Sun, is vital.

Glass versus acrylic?Skylights are usually made with either glass or acrylic, and the final decision comes down to personal taste. Both materials can be customised with different glazing (a UV shield glaze is popular), and each have pros and cons.

Types of skylight

There are three main classes of skylights – fixed, ventilating or tubular. Important questions to ask when considering these dif-ferent types of skylights are:• How much space can my roof and ceiling accommodate?• Is it necessary for air to pass through the skylight? • Is the sole purpose of the skylight to allow light in?

Fixed skylightsThe most common skylights, do not open - their purpose is to allow light into the house. If the ceiling is low enough for the skylight to be utilised as a feature, then a fixed skylight may not be the best option, but if the ceiling is high, then a fixed skylight is definitely the best choice.

Ventilating skylightThese types of skylight can be opened to allow air inside. They are ideal for spaces like kitchens and bathrooms (they improve air flow, relieve excess moisture, and aid in temperature control). These skylights can be controlled by remote, by hand, or by auto-matic sensor.

Tubular skylightsThese skylights are intended for small spaces where traditional skylights can’t fit. They are installed using a shaft that extends from the roof to the ceiling. Sunlight is captured on the roof, and redirected down the highly reflective shaft. Optics used in tubular skylights spread light over more surface area, which mean that the space below is illuminated with diffuse natural light. Tubular skylights range in size, from about 25cm to 55cm in diameter.

They have become very popular as they are easy to install, cheap-er than regular skylights, and can be used in small areas – perfect for urban homes that need to be as space conscious. It is also possible to integrate electrical lights into tubular lights, so that the same fitting can provide constant natural light during daylight hours, and controlled artificial light at night.

ClassifiedsBOIDUS FOCUSProperty Showcase | March 2013

PROPERTY SHOWCASE

ClassifiedsBOIDUS FOCUSMarch 2013 | Products

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Manager’s Special

Palapye BranchKabelo HoldingsSerorome Ward

P.O. Box 830, PalapyeTel: 4924715 • Fax: 4924714

Serowe BranchSerowe Hardware

Plot 132, John Phiri RoadP.O. Box 216, Serowe

Tel: 4630800 • Fax: 4630802

Tlokweng BranchTlokweng Builders Supplies

Plot 661, Selokwana Ward, TlokwengP.O. Box AD67ADD, Gaborone

Tel: 3934864 • Fax: 3934871

HEAD OFFICE (ADMIN)EEZZEBUILD

Plot 22036, G-WEST IND. NEXTO PPC CEMENT, Gaborone

Tel: 3927637 • Fax: 3927639

Valid from 25th February - 18th March 2013Valid from 25th February - 18th March 2013

GABORONE STORE OPENING VERY SOONGABORONE STORE OPENING VERY SOON

Manager’s Special

Manager’s Special

RHINOBOARD

FRANCISTOWN BRANCHOPENING

APRIL 2013

Francistown Contact No.:

74 71 83 11P.O. Box 10039, Gaborone, Botswana

Unit G1, Plot 22055, Gaborone West IndustrialTel: 3190837 / 71449624

e-mail: [email protected] www.eco-insulation.co.za


Boidus FeaturePage 13

BDC FAIRSCAPE PRECINCT, The Realm of Splendor - Live, Work & Play With Breath taking Views by Kibo Ngowi & HK Mokwete

“Public Piazza, Mixed Use Podium and Sky gardens coming to Gaborone”

>>> FROM PAGE 01

Boidus Exclusive Guided Site Visit

Boidus Focus gained exclusive access to the rapidly emerging Fairscape Precinct development and an inti-mate tour of the facility revealed a structure unlike anything ever seen within Botswana’s borders.

Boidus Exclusive Guided Site Visit of BDC’s The Fairscape Precinct

1 The site visit commences as soon as we meet our guide. Having signed all indemnity forms and taken our safety equipment, we are ushered up the first flight of stairs to the central podium of the building, which we are immediately informed is actually the ground floor. At this level, the outline of the mixed use courtyard is quickly taking shape. The courtyard already inspires a sense of excite-ment although it remains a beehive of construction-related activity. From the west, the sun casts a long cool shadow on the centre of the court, which the builders use to take a breather on their criss-crossing journeys. They span the site ferrying assortments of building materials to the levels above. The courtyard, the centre-piece of Fairscape’s outdoor lifestyle, is coming to life perfectly.

3 Up the narrow metal staircase we pass men and women hard at work setting out the next rise of the central staircase while others ferry tools up and down the central empty lift shaft which will in future make Vertical Street of the Fairscape tower. At 7th floor, we catch up with the glazing fitting specialists, fitting out the curtain walling within the Unispan Honey comb structure. The ease with which the process appears to be done gives one the impression that the task is effortless. The metals mullions are fixed in place with absolute precision; a man with a laser guided leveller guides the process. This is then followed by fitting of glass panels.

5 At a closer scale, the honey comb frame gives one a proportional scaled frame of views from whichever angle one wishes. Looking down to the courtyard below, one can already visualize the splendour of high life and metropolitan experience this court will offer.

2 We take a stall site metal staircase up to the second level of the tower. Here, men are busy ducting the free flowing space around a central core. The space rings freely around the core with none of the interrupting columns synonymous with office floor plates. The light airy space looks and feels like a machine. The systems being wired in range from fire sprinkler pipes, ICT cabling and an assorted array of 21st century gizmos that will make the building act and live like a machine. The floor is all but finished. The all clear cladding curtain walling is in on the Unispan honey comb super structure. At this floor, just as with all other floors, the office space will flow seamlessly 360 degrees around.

4 Breathtaking Panoramic ViewsAt level seven of the tower, the supreme advantage of the Fairscape already reveals itself as the scenic views at this level are unparalleled. One sees clearly the whole water body of Gaborone Dam, and the scenic calming mountain outlines of the Kgale Hills and beyond; following the flow plate to the west, the City Core, especially the CBD, is clearly visible from here, and completing the view to the east one sees the village of Tlokweng sprawling to the border edge. These are views that at the building’s eventual top floor – 17 stories above the ground – will provide a picture perfect setting for a sublime visual map of the city.

6 Our tour ends on the 7th floor but even as the crane hoists yet another load of material for the next floors above, there is no doubt about the special experience the building already offers. It is the unique experience of what the city has always lacked – a truly exhilarating urban space that can rival what before we could only enjoy outside our country in places like Sandton in South Africa. Now we’ll have to look no further than our own backyard to enjoy this unique experience.


Boidus EditorialPage 14

This year’s budget propsects: How to prepare for opportunitiesby HK Mokwete

Beneficiaries How to prepare for opportunities Any additional Training (CPD)

Budget Items

P798 million-Maintenance and refurbishment of: Government buildings Essential maintenance of old building structures should present opportunities for artisans and trades from vocational training centres and brigades.P997 million- ‘staff housing, expansion of Junior Secondary Schools and refurbishment of Junior and Senior Secondary Schools, construction of computer laboratories’

Industry Pro-fessionals

Architecture 1. Register accordingly and comply with PPADB requirements.2. Design Build-turnkey expertise3. Experienced site architects and project management4. At least a qualified building surveying technician for as-built surveys and reports5. Lab Specialists with experience designing school labs. 6. School experience portfolio ready

• Specification and detailing

• Project Manage-ment Course

• Facilities Man-agement Course

• Health and Safety Seminars

Engineers 1. Register accordingly and comply with PPADB requirements.2. Structural and services audit expertise3. Experienced project engineers 4. School design portfolio ready 5. Laboratory detailing and necessary M&E expertise




Quantity Surveyors

1. Register accordingly and comply with PPADB requirements.2. Facilities Management expertise3. Portfolio on schools experience and laboratory specialist works




Contractors 1. Register accordingly and comply with PPADB requirements.2. Expertise in Laboratory construction and fit out specialist

• Laboratory spe-cialist fit out.

Students and Education

Career Opportunities

Opportunities will exists in renovation and school related projects:• Plumbing and civil works• Carpentry• Painting and building finishes

Schools• Vocational train-

ing Centres• New Era College• Baisago College

In project management parlance, a project is defined as a temporary or-ganisation created for the purpose of delivering one or more products ac-cording to an agreed Business Case.

Projects have the following qualities or features: they introduce change; are temporary in nature; are cross-functional; are unique; and carry a de-gree of uncertainty. From the above, it shows that the skills needed in a proj-ect manager or a project management organisation comprise: planning, del-egating, controlling and monitor-ing. The six variables of project per-formance we may wish to control as project managers are: costs, quality, scope, risks, benefits and timescales.

In our context, being the delivery of public and parastatal projects, things are so bad they can’t get any worse. Many of us have been entertained by the spectacular failure of project af-ter project. It was amusing to watch while it happened to the football fans (Francistown, Lobatse and National Stadiums); Policemen (Dibete, Lobatse Police stations); patients (Sbrana Psy-chiatric Hospital, Maun District Hospi-tal, Scottish Livingstone); our children, nephews and nieces (Goodhope Se-nior Secondary), the poor residents of Palapye with the earlier mishaps of BIUST and Fengue Glass Project.

All indicators – costs, quality, scope, risks, benefits and timescales – have been violated or we have not per-formed within agreed parameters. We have not planned properly; we have not controlled our environment, including our suppliers or our subordinates; we have not monitored the project plan and we have been forced to make dras-tic changes when it was already too late and too expensive to act.

Now things have come to a boil with project failures affecting us all. The recent power and water shortages have affected a larger segment of the population. Since 2008 the power shortages have turned the focus of our collective wrath on cabinet (if you read David Magang’s ‘Magic of Per-severance’), BPC and Ministry of Min-erals, Energy and Water Resources. Things did seem to be calm for a few years as measures were taken to sure up the power supplies but we now

by Brad Jones

Disentangling the Web – A Look at Infrastructure Project Management

THE PM SPHERE

find ourselves in a situation probably worse than 2008 when the term “load shedding” first found its way to the public consciousness.

The failure by BPC’s Morupule B and the adverse consequences on the economy and society cannot be our finest mo-ment. Attitudes have hardened towards BPC with some even resorting to a no-confidence knee jerk reaction of pur-chasing portable generators to cushion themselves against the load shedding. Who can forget the occasion when load shedding was conducted at Princess Marina Hospital?

This wasn’t our finest hour as profes-sionals and project managers as we failed to deliver a project whose fail-ures have national ramifications. It is evident from our national projects that we have not followed a business case or adhered to it. The energy expansion programme’s business case must have contained reasons such as:• To increase Botswana’s ability to

produce power;• To improve the national power

supply stability;

Expectedbenefits from such a power project are:• Greater power supply stability and

security;• Potential to export power to

neighbouring countries;

In the same vein the expected ben-efits of the water sector reforms would probably be:• Greater efficiencies by dealing

with one single utility provider by transferring water duties from central government (Water Af-fairs) and Local Government (Councils) to WUC.

With the water sector reforms some teething problems have arisen, with respect to changing over billing sys-tems, breakdowns of pump-stations and pipes (arising from taken over in-frastructure not matching expected conditions of performance). But these benefits would have been calculated over a medium to long term period with some planning assumptions such as infrastructure being of a particular grade when it is taken over.

>>> CONTINUED PAGE 18


EducationPage 15

INTERNATIONAL STUDENTS

Survey shows the profession must transform to survive [BD Online]by Amanda Baillieu, 7 March 2013 / Source: bdonline.co.uk

UB Architecture Students Association at AAB Showby Boidus Admin

BD’s employment analysis shines a harsh spotlight on the failures of current practice

The difficulties so many architects are facing make painful reading. Running through almost a thousand comments that have accompanied BD’s first annual employment survey there are three common threads.

The first is that the current earnings have been cut on average by 30% from six years ago. Second, architects have been treated appallingly by their employers when redundancy finally comes. Third, there are very few jobs worth taking outside London.

None of this makes surprising reading. Other reces-sions have prompted a similar outpouring of frustra-tion, anger and bewilderment. The fact is that in hard times, such as these, architects’ long and arduous train-ing never seems to pay off.

Twenty per cent unemployment is a disaster, says AHMM’s Simon Allford, yet it would not be quite so di-sastrous if one was confident that architects’ jobs would come back when better times return. But underlying the personal stories there is a bigger question. What is a profession actually for if it can no longer hold on to those values that are supposed to bind it together?

A fragile and weakened economy cannot be blamed entirely. Some of these values have been under attack for many years and this government has simply made it much worse.

The fact that there is more work about should be some comfort. But without a campaigning Cabe to bang the drum and an almost McCarthy-like witch-hunt against

anyone who believes design can improve people’s lives, architects are finding it harder to demonstrate the spe-cial features of their discipline.

And because RIBA has failed to tackle fees — wor-ried about being seen as “restrictive” while incapable of naming and shaming members who work for free — architects are beaten back by project managers, chartered surveyors and others who claim to be able to design a building.

The result is not a profession in any real sense. It’s an unhappy, overqualified and grossly underpaid mess. This is why, hundreds of you have decided to give up on architecture altogether.

Those who haven’t say that life outside practice while still working as an architect offers more stability, better pay and not the frankly exploitative culture that flourish in many practices.

Something has to be done if the profession is to sur-vive — not as a restrictive old boys club, those days are long over — as a discipline that is highly skilled and valuable. Another bout of navel-gazing followed by a report sometime in 2014 will not do.

One place to start is surely with architectural education. Schools cannot carry on on churning out architects — too many of them poorly educated — pursuing unpaid or lowly paid jobs with no future. Neither can the RIBA argue, as it has before, that the solution lies in the pro-fession being smarter than anyone else, and then talk-ing up its collective success.

It’s failure that now needs addressing.

Should you work for free? Find your answer below (language might offend individuals, but we hope you enjoy the humour)Source: shouldiworkforfree.com

Other Stall Exhibitors at the show included material suppliers, banks, product spe-cialists, industry professionals, and was open to the general members of the public. Held Saturday, 9th March 2013


Property / FinancingPage 16

Buy or Build a new home — The Pros and Consby John Roberts / Source: sacommercialpropnews.co.za

Just Property Group CEO, John Rob-erts gives an insight on decisions about buying vs. building, that there are selection of issues to consider.

When making your decision about buying vs. building, there is a selec-tion of issues to consider. Building your own home has the potential to be easier than before, particularly with so many developers offering apredefinedsetoffloorplansandoptions.

Just Property Group CEO, John Rob-erts says building your own home also gives you the flexibility to have things just the way you would like. But even with the added convenience of a de-veloper, there are some drawbacks as well. Price is the most important. Cur-rently it is on average 20% cheaper to buy than to build…

Pros of building vs. buying

Building your dream house offers tre-mendous sentimental value and ad-vantages in the long run. When you build a home, you can have everything your way from the carpets to the cabi-nets and everything in between, both structurally and design-wise.

There are definitive feelings of emo-tional fulfilment and pride in a house that has become “your baby.” Also, having everything brand-new and up-to-date is a tremendous advantage when you build instead of buying an existing home.

Furthermore, the construction materi-als and building code will be up to the latest safety standards. Modern society is also reflected in a newly built home: Everything from wiring for high-speed internet to the latest in spatial, acous-tics and architectural trends can be added without much trouble.

If you are buying an existing home, Transfer Duty is payable on the pur-chase of a property from a natural per-son. In the event of purchasing from a developer, the developer will be VAT registered, and the price of the prop-erty will include VAT.

The VAT is payable to SARS by the de-veloper at 14% of the purchase price, but Transfer Duty payable on the pur-chase of an existing home is payable to SARS by the purchaser. On proper-

ties costing up to R 500 000 there is no Transfer duty, but the more expensive the property, the more Transfer Duty is payable.

…and the cons

Speak with anyone that has built their own home and most have horror stories about the project taking too long or exceeding cost expectations. Whether it is inclement weather, prob-lems with obtaining the proper mate-rials, delayed inspections or an over-stretched general contractor, building your home from the ground up can come with significant delays.

Going the route of developers is popular but it often limits you to us-ing their floor plans. Developers will typically quote six to seven months to build a home from one of their exist-ing floor plans.

To be safe, plan for an additional two to three months of time before you want to actually move in. Apart from being frustrating, it may also put you in a financial bind as you find yourself getting hit twice with the mortgage or rent on your current residence and the same on the home you are building.

Some families find it to be a race against time and their bank accounts while performing double duty. Being in a new development has its advan-tages, but those advantages come with a price.

Certainly, there are additional home-owner fees or assessments in a devel-opment to add to your monthly nut, but especially if your neighbourhood is brand new, you may find yourself liv-ing among the noise of construction from other homes and loud trucks -- not to mention a parade of prospec-tive home owners.

Cost is also a huge factor as it is almost always more expensive per square meter to build your home than it is to buy an existing home. New fixtures and upgrades can really add up, es-pecially if you are looking to decorate your home just like the development’s models. The personal time commit-ment can also be draining to your emotions and your schedule.

Consider the meetings with the devel-oper and sifting through the catalogue

of fixtures and upgrades to find just the right balance. Finally, even though you are building your own home, you may be restricted to the floor plans of-fered by the developer. You can easily find the right neighbourhood, as well as a lack of attractive floor plans that meet your expectations.

If you decide to buyIf you decide to buy you should then decide whether to buy an existing home or from a developer in a new complex/development. If you prefer the latter• You do not have to put up with

the previous owner’s taste and have the choice of deciding what finishes you desire and make your dream home a reality.

• When buying from a developer, VAT is normally included in the price.

• You have a 5-year major struc-tural defect warranty as well as a 1-year roof leak warranty from a building contractor registered with the National Home Builders Registration Council (NHBRC).

• Properties in your immediate area are usually also new and still well maintained, modern, and so on, and this will have a positive effect on the increasing value of your new home.

• The initial maintenance cost is low. However, you can still find great deals in older properties/suburbs and go the refurbish-ment route.

Find your dream home

The decision to build or buy, or what to buy is not an easy one and each has its own set of advantages and problems that need to be carefully weighed up.

If this is your first time round, there will be discomfort in any path you choose and there is really no right choice that suits everyone. In making your deci-sion, consider things such as your financial situation, job security, long-term plans for being in the area, and your sanity.

Owning a home is a great experience, but it is also an extremely taxing event in your life and you need to be pre-pared for what lies ahead.

Look into both options and take the path that is best suited for you.

How About Property Investment?by Leano Joconia

There are numerous investment paths in Botswana and we know that investing can be quite daunt-ing. Owning real estate is a great investment, especially in a volatile marketplace. However, while real estate in general is a great investment, it is important that you choose the right investment property. Choosing the right investment prop-erty takes hard work and a fair amount of research, but if you choose wisely, your investment property will be much more valuable to you in the future.

Why choose property investment?

Botswana has a vast amount of unused land and the prop-erty market is growing. With this Botswana remains a good property investment area. Choosing an investment prop-erty is more than choosing a home to live in. It is a financial decision based on a number of key criteria. With property investment you will have the power of “Leverage” as you have a choice to finance the property you want to invest in or choose a financier to help you acquire this property. But remember that financing property from your pocket might just dent your cash flow. Investing in property is not like in-vesting in the stock market where prices in one day can go down and up quite significantly. Only in certain situations where the economy was bad, property investments may be affected slightly.

Property investment offers a combination of rental income and capital gains. Investing in property is not only going to give us a positive cash flow but also the potential capital gains. If you have a property, you have full control of how you will increase the value of the property. There are many ways that can be done to increase the value of property, ranging from very simple things like painting the property. Unlike a savings or deposits where interest is given is usu-ally much lower than the rate of inflation, property prices usually follow at least the inflation rate. In this case, invest-ing in property is still a better option to protect them from inflation.

How do you choose an investment property?

There is a lot to consider when choosing the type of prop-erty to invest in. If investing in more than one property it is highly advisable to buy across different areas/locations. This can spread the risk of your chosen area not performing as well as you hoped. If you are only investing in one prop-erty and for the first time then go with what you know. Choose an area that you are familiar with, preferably one that you have lived in so that you know the desirable spots and the available amenities. If you are looking to invest in an area you are not familiar with then you will need to do some research into things like population growth and near-by industry. Equally important to consider are age of popu-lation, average wealth of population, new housing going in the area and employment levels. Also determining whether or not the property will bring in a positive monthly cash flow for you is one of the most important factors. You do not want to be stuck with property that does not give you any returns but rather eating from your pocket.

How do you acquire an investment property?

Once you’ve found the right property, the actual mechanics of buying it will be the same as if you were buying a home to live in. We at Bank Gaborone have developed the right investment product for you. The Mosasana Home Loan as we call it is just what you need to make your dreams become reality with regard to acquiring that piece of land and having to call it your own. We understand that it is not easy to finance property with your savings. So make the right choice today. Choose wealth. Choose property invest-ment. Choose Bank Gaborone for finance.

Contact Bank Gaborone on:Email: [email protected]

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


You will have noticed that this issue is a celebration of key corporate buildings coming or completed in the city, which will not only add to the City’s skyline but are also the corporate symbols of institutions.

The art of designing for cooperate identity in architecture is a well-known and well documented field that has key projects around the world to show. To compete in a changing and dynamic environment, research into architecture has demonstrated that architecture is an art, and a sig-nificant piece of symbolism that lies at the heart of corporate identity (Balmer 2005). Due to intensive marketplace competition, everything an organisation does should confirm the company’s corporate identity (Borgerson et al. 2009). Corporate identity requires visibility, tangibility and consistency with other aspects of corporate identity (Balmer and Gray 1999) that can be dictated by their aesthetic attractiveness.

The architecture of financial centres such as the USA’s World Trade Centre and UK’s Canary Wharf are most easily recognizable of such places. At these areas the architecture of key buildings such as the Barclays House, HSBC Tower at the Canary Wharf symbolizes the glob-al face of these corporations as we know them. In the inner core of London, the Norman Foster’s St Mary Axe, commonly known as the ‘Gherkin’ has pushed not only the corporate identity of Swiss Re Firm to the global stage but was also arguably the most recognizable iconic building in the City until the latest Renzo Piano’s Shard tower pierced the skyline of London. All these buildings are frequently featured in films, documentaries and are the subject of features in glossy maga-zines which is a further example of their global appeal, points to the power of architecture of corporate identity.

These are exciting times in Botswana’s building skyline as soon key buildings will compete for the identity of this City and also be a subject of their cor-porate identity.

Architects and architectural ideas have a major responsibility in influential identi-ties, building design and power relations in cities and as such Gaborone welcomes key corporate statements in buildings to inject a sense of recognition to the city. In gener-al, a company’s building architecture, loca-tion and interior decor of offices can help people to recognise the company. We are happy to have brought you an insight into this emerging trend in Botswana’s corpo-rate architecture.

CommentsPage 17

EDITOR H. Killion Mokwete

DESIGNBridget T. MacKean

JOURNALISMKibo Ngowi

SALESH. Killion MokweteThabo Sarona

DISTRIBUTIONNako Kabomo

GUEST COLUMNISTSPhenyo MotlhagodiBrad Jones

Boidus Team

by H. Killion Mokwete, RIBA Chartered Architect

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SEND YOUR COMMENTS AND LETTERS: EMAIL: [email protected] VISIT: www.boidus.co.bw Comments & Letters

Kesciklous Dibea Ba Kescimo: agree... thy hv done enuf damage nw ts bot tm 4 èm 2 go”

Lucas Swan Jr Moseki: I agree,ill so-called citizens who are gud at backstabbing our country

Nkadzi Lemang: very candid of HE!!

Caesar Tshupelo: And how come he never uttered these in a press conference or State of Nation address? Its a bit too late as no citizens have the capacity and technical expertism to undertake projects of inexcess of P80m to say the least. We got ourselves into this mess mate.

Boidus Botswana: so the south African firms will be back in full force to our shores again and find it all on a silver platter. I too wish for the day we will take local contractors empowerment seriously. Not the handouts and baby sitting that has characterized the system so far.

Tazha Tacheba: it tough on a manager & the best thing a manager can do if thing dont go their way is resign & find better pastures. put blame on his hierachy.

Lame Mmolawa: All we await is nothing but action. In agreement with the rest, there is no local expertise to undertake such huge upcoming infrastucture projects. May be we should start to look into other procurement models which will help realise upskilling the locals yet beneffting from foreign expertise?what happened to CSR? We need overhaul of the system. Not only on the contracting side but how we as construction professionals

deliver our services. You talk of civil projects where no QS expertise aren’t utilised. Plainly sickening

Caesar Tshupelo: Lame Mmolawa, I counldt disagree more. But we relaxed to capacity building in construc-tion as part of citizen empowerment. right now our construction industry (contractors) is riddled with people who should have not been there in the first place. Its a playing ground for everyone, and thats the mess we have to deal with first

Boidus Botswana: you see i think us professions in the industry also have to face the blame: we have failed to set up regulatory measures for so long and in fact one can assume some like it this way, where anyone can set up shop and call themselves, architect, eng. contractor, QS etc without proper due diligence on their professional ed-ucation and qualifications and therefore its easy for those that are in it JUST for the quick buck making their wealth. Also most of the so called local established firms esp. architects have benefited in the past from various local empowerment procurement methods such as the notorious rota system and never bothered to invest in real growth and skills development. All they wanted was maxim profit without reinvestment. There is no reason why some of these old firms are still run as one man band after years of undertaking government backed work. These are the same firms that front for South African based designs with their local office only employing technicians. So yes local benefication is wellcome but it has to be equally by complemented by professionals who have real ambitions beyond just milking off government.

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

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

Boidus Botswana shared a link @ bizcommunity.com:There you have it. The President speaks out. I also wish he could address the shear incompetence of those local minis-terial mangers/directors who are supposed to be supervis-ing or overseeing these projects. For example, wasn’t there a specialist who was fired/resigned at Mmamabula long after he had been warning government about the shoddy works being undertaken by the Contractor? Who did these reports go to and why did in the end the specialist have to leave his job when in fact he should have been the government’s best friend in this case? I say the Chinese are not alone! They have friends here whom they eat with! They have to be dealt with too. Caesar Tshupelo, there you have it.

The architecture of cor-porate identity

EDITOR’S NOTE

Caesar Tshupelo: Old prisons right? Dilo tsa mono ntate...

Boidus Botswana: Yep old prison. Kante gone mme, why do we have Botswana Tourism Organisation? What do they really do?

Van-p Modisane: they jus think tourism is about Oka-vango only! this kind of buildings will one day be monu-ments and museums

Katlego Mwale: We need a proper heritage policy that is underpinned in our planning framework, there seem to be a common believe that conservation is leaving valu-able heritage in disuse. The fact is our heritage is very fragile and once its gone we cant recover it,

Boidus Botswana shared Vocal Media’s photo:Left derelict, but pure heritage. To add to the series, we share a photo of one of the first prisons in the country that are no longer in use. This photo was taken by one of the photographers Vocal Media. Feel free to share the photo

Boidus Botswana shared a link @ archdaily.comRock Stadium Proposal by MZ Architects

Goabamang Moabi Lethugile: yah neh designs tsa di vision and purpose..magnificento...

Joe Serema: Interesting! Di design tsa ko ma Arabieng are always fascinating to me... a mme o raya gore ga sena tsena metsi? Or they never have rains similar to the ones we see ko bo Nata?

Goabamang Moabi Lethugile: i bet water as a first factor was the NB thing they stategically analysd more they r on a desert.u must see their botanical gardern..okare somethin out of space the structure ya the buildin is insane...

Goabamang Moabi Lethugile: king abdullah interna-tional gardens


Professional PracticePage 18

For most businesses, insurance has become part and parcel of opera-tions: An investment of some sort to ensure that you are continuously protected from the unforeseen. Un-fortunately there is still limited in-formation for businesses that need cover, and many businesses are not sure of the procedures or cover-age provided. BIC, the leading short term insurer in Botswana, provides insurance protection to commercial and professional clients.

Professional Indemnity Insurance protects you and your clients finan-cially in the event of negligent acts, errors or omissions being made by your practice whilst carrying out your professional duties which results in a financial loss to the client. This cover is designed to meet the costs of defending claims as well as any resultant damages, ex-cluding any fines and penalties.

While some professionals view this insurance as an expensive and unnecessary overhead, it is known from experience that any profes-sional firm can incur substantial claims arising from their work. Court awards have risen sharply and without insurance, the financial secu-rity of the business is threatened.

Professionals such as Lawyers, Architects, Quantity Surveyors, Audi-tors, Accountants, Engineers and many others cannot do without this cover.

The limit of indemnity required can only be assessed by the profes-sional to determine the amount of cover appropriate to their business and it is always important to consider the amount of “work” that the company carries out when determining how much cover to effect. Thus if a company has more “work” then there are higher chances of incurring a claim.

Botswana Insurance Company Limited also offers Directors & Offi-cers Liability Insurance which covers claims against board directors and senior management for any wrong doing including errors and omissions in decision making or action whilst acting in a capacity of Director or Officer.

Botswana Insurance Company offers executives protection from the financial consequences of errors and acts of omission, made in the course of their past, current and future business activities. With the current trend towards flatter management structures, an individual’s responsibilities are correspondingly broader, leaving the potential for claims to arise from an ever-widening source. Consequently, execu-tive liability cover has become a necessity, not a luxury.

Engineering Insurance

BIC’s Engineering Insurance solutions aim to meet the specific busi-ness needs of clients. This is supported by dedicated claims and customer service teams and a high standard of professional advice.

Contractor’s All Risk (CAR) insures buildings and civil engineering projects against actual physical damage or destruction of the work in progress including equipment and machinery within the job site and third party liability.

Erection All Risk Insurance (EAR) has the same coverage of that of a CAR policy but includes coverage of machinery, equipment or ap-paratus during the process of installation or erection.

Contractors Plant Insurance (CPI) offers cover for companies involved in various trades, in particular contractors and plant hire companies.

Advanced Loss of Profits (ALOP) provides insurance against loss of earning and profits.

Machinery Breakdown Insurance (MBI) covers any unforeseen and sudden loss or damage to machinery, mechanical equipment and ap-paratus due to external and internal causes. An extension for loss of profit due to machinery breakdown can also be provided.

Electronic Equipment Insurance(EEI) covers material damage that is the physical loss of or damage to all types of electronic equipment like computers, radiation equipment and communication equipment. It covers against loss or damage as a result of external causes in-cluding natural calamities, malicious acts, negligence and electrical malfunctions.

Professional Indemnity Insurance - A Necessity Not A Luxury

Botswana Insurance Company Limited Tel: 3600500 | Fax: 3972867

Website: www.bic.co.bw | Mobisite: m.bic.co.bw

by Komissa BurzlaffStrategy Development & Marketing Manager

by Brad Jones

Disentangling the Web – A Look at Infra-structure Project Management

THE PM SPHERE

>>> FROM PAGE 14

With every business case the expected disadvantages should be listed and interrogated. In this case the BPC tak-ing an expanded generation capacity would have led to:• Higher electricity costs arising from

the need to recoup capital costs that have necessitated the build-ing of Morupule B (BWP11bn). Does the consumer know of this? See the case of Eskom applying to the energy regulator for a 16% per annum increase of electricity tariffs which was recently cut down to 8%. In BPC’s case, they will have to increase the prices sooner rather than later or be forced to operate at superb efficiencies if tariffs are to remain the same.

• Days of electricity being cut while the existing network and the new equipment are being synchro-nised. This will result in downtime for business and will need to be effectively communicated. In this vein, BPC has been superb as they do communicate their planned shutdowns meticulously.

In the case of water sector reforms, the expected disadvantages would have included:• Drop in productivity during the

integrating of council workers and Water Affairs into the WUC organisation.

• Loss of staff if some jobs and roles become redundant.

Timelines also play a role in the busi-ness case including timing of when spe-cific benefits would have been realised. The client needs to know when the ben-efit of realising foreign earnings arising from exported power will be timed. Investment appraisals play a major role in project management including com-paring between different competing projects for finite financial resources. How effective are our portfolio and programme management strategies? Who do we look up to for such guid-ance? In the public sphere one may say the NSO is the mother body whom all programme and portfolio is derived from or our “national PMO”!

In public projects the concept of in-vestment appraisal may be difficult to conduct as the concepts of return on investment, net present value and pay-

back period are difficult to internalise for public workers. We usually restrict ourselves to the capital costs, the ex-pected benefits to be realised such as greater universality of healthcare ac-cess arising from constructing a hospi-tal in a village or district. At a strategic level we need to have greater stop-go control over public projects.

Risk identification should be a rigorous activity done not by one person whose impartiality may be questionable. One thing as project managers we have de-veloped a habit of doing is to work in silos. We should realise as clients that sometimes it’s a human weakness to give a rosy picture of the possibility of a project being done with minimum fuss. The risk identification process should also not be on the other side of the scale where we balloon risks and their impacts to scare clients away from un-dertaking projects, or for them to give us larger fees than is justifiable. A prop-er risk identification and accompanying response plans for Morupule B would have entailed:• Commissioning failures. The

consequences of these failures should have been estimated and planned for. Commissioning fail-ure of a power plant can lead to minor or extensive rework. In the interim the substitute power from this failed plant should have been assured from other sources, such as SAPP, or entering into contin-gency agreements with Eskom as soon as Morupule B agreements were signed, or even the contrac-tor should have assumed risk of providing substitutes in case of commissioning failures.

• Delays. The delays of key project deliverables such as substations should have been planned for.

The inherent risks in the water sector reforms would have entailed:• Capacity constraints. WUC may be

overwhelmed by the huge assets it’s being expected to take care of. At their current capacity are they capable of handling the expanded portfolio? Do the transferred Wa-ter Affairs and local government staff have a business mindset to cope with the new culture they have been thrust into? What addi-tional training is needed to bring everybody to the expected levels of performance and what are the

chances of this happening? Will recruitment of a new breed of managers be needed?

With the above synopsis of the business case we may bring everybody to talk the same language. Change is a painful experience which elicits many reactions in intended objects; Resistance, accep-tance and outright rejection may oc-cur. What needs to change in the local context is project management and the approaches that have been adopted by the various sectors in the country. Proj-ects are temporary organisations which bring about business changes and therefore the intended business chang-es have far reaching consequences and impact upon the community. They need to be done right the first time! We all know how during the years when we used to have surplus after surplus and under-expenditure we used to be informed that capacity problems were what prevented us from reaching our promised land. It would be interesting to take a microscope and have a look at the old construction projects and see what made their products remain standing, with any shortfalls being the maintenance neglect. See how they were executed, see if the lessons of their success were brought forward or fed into the projects that we’ve under-taken since 2003 to now.

The Botswana public has been battered by failure of many projects and an ab-sence of consequences for mismanage-ment, incompetence and delayed ben-efits. Going forward, we professionals may struggle to regain the public’s lost confidence in our ability to conceptu-alise and deliver projects that can be a springboard for development. Another side of the coin reveals that there are opportunities to dismantle the system, and mould it in how we would like it to work for practitioners and customers. It’s obvious we’ve gotten nowhere fast in the last 15 years. This is the challenge for academia, organisations and profes-sionals to move on to common ground. We all are in agreement that we’ve gone horribly wrong.

Over the next three publications I shall produce aspects of our project management and discuss the topics centred on development in the built environment. Role players such as community, the client, project man-agement organisations and profes-sionals, the project management body of knowledge and how they interact with the project will be defined and described on how they can contribute to the enhancement of the profession.If we incorporate a bit of seriousness into our methods going forward we may extract value and sustainability from Phase 2 BIUST, the railroad mega projects, Mmamabula and other land-mark projects contained in the Bo-tswana Excellence Strategy.

DISCLAIMER: Please note that the views expressed in this essay are neither those of Boidus, its manage-ment, nor its advertisers.


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Regional / International NewsPage 21

Documents

Boidus Focus - Vol 3, Issue 2 [Mar 2013]