Boidus Focus - Vol 2, Issue 6 [Jul 2012]

13.07.2012

OIDUS FOCUS

Registered at GPO as a Newspaper Volume 2, Issue #6

NEWS > 02 India, Botswana to collaborate in Housing Sector 03 Press Conference By Secretary-General Ban KiMoon on Rio+20

Botswana’s Architecture Design and Urban Landscape Newspaper

www.boidus.co.bw

BOIDUS EXCLUSIVE >

BOIDUS FEATURE >

EDITORIALS > 04 Designing for People Living With Disabilities [by Larona Kgabo] 05 Renewable Ignorance: Gaborone CIty 25yrs [by Jan Wareus]

OFFICIAL Media Partner

BUILDINGS > 06 Extract: BOCCIM [2008], Report for the Study on the Causes of Poor Performance of Public Construction 07 'The Office' by Time Projects, Fairgrounds

P5.00 (Including VAT)

Gaborone's Silver Jubilee; Past, Present and Future Exclusive Interview with the City Father, Mayor Haskins Nkaigwa

by Professor Roman Grynberg, Kibo Ngowi, & Keeletsang P. Dipheko / Sandy Grant

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

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

ronment map, with companies across Europe, Asia, US and Africa. Mr. Selolwane currently oversees operations for the company’s Africa operations which includes interdisciplinary services such as engineering, quantity surveying, structural and architectural services.

Boidus sat down with the man for an exclusive look at his meteoric rise. >>> CONTINUED PAGE 10

House by Olsa Designs [Source: olsadesigns.com]

Mortgage Refinancing – Good or Bad Financial Planning?

by Othata A.O. Batsetwe, Principal Economist at Ministry of Finance & Development Planning A mortgage is not just a loan, it’s a long term commitment that has a bearing on your financial worthiness…

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

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

Learn the advantages and risks of refinancing in an exclusive essay inside. >>> CONTINUED PAGE 12

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

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

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

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

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

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Local News Page 2

BOIDUS FOCUS Friday 13 July, 2012

BOCCIM 40th AGM; DTC Relocation to Botswana

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by Esther Amogelang

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

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

He is however worried about the dependence of Botswana on mineral resources which has been witnessed in 2011. "More realistic focus needs to be placed on diversification, by devising strategies to participate in cross border trade, avoid over dependent on government tenders as well as formulating solutions to push Botswana during recessions,” he added.

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tunities only existing around tourism, education and mineral sector.

PSP urged private sector to take advantage of business opportunities that result from DTC relocation from London to Botswana.

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

He however urged the tourism sector to step-up as investors and visitors’ coming to Botswana will has to always remember this country with high quality services.

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

The relocation will not only create business opportunities and em-

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

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

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

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

BOCCIM President; Mr Alex Monchusi: • A number of strategies have been developed with the objectives to complement diversification, investment promotion, fostering competitiveness, innovation, and employment creation and sustainable economic growth.

• BOCCIM has been encouraging private sector to take a role in supporting the economic diversification drive as well as formulating solutions to push Botswana economy during difficult economic times.

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

• The key objective is to preserve and expand Botswana international track record in fighting corruption and to gain competitive advantage in the global market.

by Boidus Admin / Source: infrawindow.com

Mokgwetsi Masisi and Housing and Urban Poverty Alleviation Minister, Kumari Selja.

During the meeting, the ministers discussed common areas of interest like slum upgrading, affordable housing, skill development and monitoring of training programmes for the beneficiaries through biometrics tracking system and community involvement in government programmes.

India and Botswana, on Monday have agreed to collaborate and share experiences in the area of human settlements, including slum development.

The decision was taken at a meeting of Botswana's Minister of Presidential Affairs and Public Administration,

Before the meeting with Kumari Selja, the visiting eight- member delegation of the African nation also interacted with the officials of the Housing and Urban Poverty Alleviation Ministry.

The Botswana delegation is currently in India on a week- long visit till June 23 to learn about India's best practices on poverty eradication.

GABORONE CITY’S JUBILEE

Gaborone to Celebrate 25 Years

by Esther Amogelang

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

The event which will be held at the University of Botswana will build on diverse cultures across Botswana's communities (including those of visiting inhabitants such as Chinese, Indians, and Asians among others) During a recent interview with Boidus, His Worship the Gaborone Mayor, Haskins Nkaigwa, said prior to the celebration they are planning an official opening football match between national team Zebras and the friends and neighbors Zimbabwe.

Guest Speaker -The Head of the Civil Service and Permanent Secretary to the President, Mr Eric Molale said: • By the year 2026 revenue from diamond will be finished, with oppor-

Lansmore Masa Square to redefine hospitality experience

by Boidus Admin / Image © Lansmore

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

India, Botswana to collaborate in housing sector

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Standard Rooms to Club Rooms and Suites.

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

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

GOURMET DINING Lansmore Masa Square offers three world-class dining options.

• Espretto coffee shop uses only the richest African coffee beans in all coffee drinks.

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

“We are unbelievably excited to be able to open our doors to the public.

It’s been a long time coming, but it’s always worth a bit of a wait if the experience is then an unparalleled one,” said Lansmore Masa Square General Manager, Mr. Rupert Elliott.

• Lansmore Masa Square has 153 impeccable rooms spread over 7 floors and ranging from Lansmore

BUSINESS-FIRST LUXURY • The hotel boats extensive conference and banqueting spaces that can accommodate between 2 and 200 people in purpose built surroundings. Laptops are made available to clients, as are dedicated customer printers, high-speed Wifi, and large work desks within each room.

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

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

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

In preparation for the big day, he highlighted some of the activities G.C.C. has in place: GABORONE'S 25th ANNIVERSARY SCHEDULED EVENTS 7 July

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

28 July

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

4 August

Music festival at Duma Grounds with artists like Splash and other local artists.

Miss Gaborone city Beauty Contest at Gaborone Sun

5 August

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

10 August

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

BOIDUS FOCUS Friday 13 July, 2012

Local / Regional / International News Page 3

Diary/Events/Activities Ideas Expo Conference & Exhibition University of Botswana, 20th July 2012 Ideas Expo Botswana, the brainchild of three young men named Calvin Bosilong, Tumisang Moyo and Tumiso Mabusela, University of Botswana graduates is back again this year. The two day event themed “A Different point of view” with a focus on ‘Imagine, Believe, Creates and Achieve’ aims at bringing together the companies and individuals driving the industry forward for educational and inspiring experiences.

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

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

INTERNATIONAL CONFERENCE

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

by Boidus Admin

Key Speakers: Xolisa Dyeshana (Partner/Creative) - Joe Public (Johannesburg) Kevin Aspoas (Chairman/C.E.O) The Jupiter Drawing Room (Africa) and Director of Lionheart Thebe Ikalafeng Founder of Brand Africa Mother Masire Commercial Manager at Midweek Sun and Botswana Guardian Vincent Moapare AAB President (Botswana) Ann Gollifer Visual Artist (Botswana)

Ideas Property Investment Expo 2012 Fairgrounds, 23-26th August 2012 Enhancing Property Investment Opportunities in Botswana As an annual event that covers all categories in the industry, the Expo will be among others characterized

by Architectural Design Services, Banking, Savings and Investment services, Product Supplies, Building Contractors and Material supplies, Business and Industry support services, Property and Estate Management services, Property Finance, Insurance, Equity and Loan Services, Property and land developers, Electrical and lighting Design Supplies and many others.

Urbanisation of Traditional Settlements in Botswana National Conference, 23-24 July 2012, UB The main objective of the conference is to provide a platform for sharing and discussing findings from various studies on Urbanization of Traditional Settlements in Botswana undertaken by lecturers at the University of Botswana over the last two years. The studies sought identify and analyze forces driving urbanization of rural settlements and the impacts of these transformation processes on the culture, socio-economic and welfare of affected communities and environments. In addition, the conference will provide an opportunity to generate ideas to mitigate the adverse impacts of the transformation process.

Africa Property Investment Summit 2012 4 & 5 September at the Sandton Sun Hotel, Johannesburg The 2011 Summit brought together delegates from 16 different countries with excellent industry presentation: • 12 of the largest pension friends in Africa representing South Africa, Kenya, Ghana, Botswana, Tanzania, Zambia and Burundi.

• More than 50% representation from beyond South Africa’s borders.

• 10 listed property companies from Sub Saharan Africa.

• 7 architectural companies with reach into the continent.

• 5 Large African retail companies with 50 outlets or more.

• All major media companies representing print, radio and TV.

Following is a transcript of UN Secretary-General Ban Kimoon’s press conference on the United Nations Conference on Sustainable Development (Rio+20), held in New York, 6 June: The United Nations Conference on Sustainable Development is just 14 days away. Rio+20 is a once-in-ageneration opportunity to make real progress towards the sustainable economy of the future. It can help us to build a more equitable world — a world of greater prosperity and inclusive, dynamic green growth for a healthy planet.

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

There is still much work ahead, however; the foundations are in place for agreement on the remainder of the negotiating text. I expect the negotiators to accomplish this in the days before ministers and world leaders arrive in Rio. Leaders will then act to resolve all outstanding issues. Their job is to achieve renewed political commitment for sustainable development.

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

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

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

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

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

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

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

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

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

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

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

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

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

Editorials Page 4

BOIDUS FOCUS Friday 13 July, 2012

SUSTAINABILITY

by Asadul Hakim

Energy Use & Conservation in Buildings

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

In developing a management programme, not only should the electric lighting be considered, but also the value of the contribution of day lighting, controls, pertaining schedules, and maintenance procedures.

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

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

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

If changes in placement of lighting equipment are not feasible, it may be possible to group similar tasks or work areas with the same luminance requirements, closing of unused space with minimum heating, cooling and lighting.

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

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

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

Switches and dimmer controls installed for selective control of luminaries provide flexibility of source use as well as energy savings, enabling lights to be turned off when areas are unoccupied during different working or cleaning hours. Photocell and time clocks affords additional means of control, particularly of exterior.

ENERGY MANAGEMENT: Lighting maintenance procedures.

A regular maintenance schedule for cleaning luminaries and replacing lamps will ensure maintained efficiency of the system according to design specifications.

Some time spent with the maintenance

YOUTH, ARCHITECTURE & THE BUILT ENVIRONMENT personnel in checking , and , if necessary, revising the programme already in the existence may result in some immediate solutions for energy and financial savings in the facility.

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

Adjusting cleaning schedules offers one solution. Other ideas include turning lights of during lunch time except in circulation spaces, operating building façade lighting for fewer hours each night, restricting parking for employees to specific areas and reducing lighting in unused parking lots.

The possibilities are numerous and depend on an understanding of the present usage patterns, and spending time to evaluate possible profile changes.

COST: In all segments of a management program, consideration must be given to the cost effectiveness of the modification as well as to the energy effectiveness of various methods of achieving savings.

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

BIDPA COMFORTABLE ILLUMINATION REQUIRED IN DIFFERENT ROOMS/SPACES GENERAL OFFICE

Unit (Lux)

Design room, General office

2000-1500

Lobby, Store, Typing

1500-750

Meeting room, Telephone switchboard, Printer room, Entertainment, Restaurant

750-300

Dancing house, Security room, Hall, Rest room

300-150

Tea room, warehouse

150-75

Outdoor stair

75-30

FACTORY Precision working, Design

3000-1500

Research and Development Department

1500-700

Packing, Measurement, Hall, rest room

750-75

Warehouse

75-30

Designing for People Living with Disabilities

A reiteration by June 16 Day of the African Child 2012

by Larona Motlatsi Kgabo / Architect (DBES/MIST)

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

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

activities culminating from the theme to the actual day only, and then what would follow the rest of the year until the next commemoration would be dormancy. I have been participating in these celebrations from as far back as I can remember; from my primary right through to secondary level and what is a concern to me is that, I cannot recall being desirous to take any actions and effect change in the area of consideration for that particular year. To most children growing up, day of the African child is yet another celebration day in schools, which takes them away from the normal class teaching experience, and sadly to most elders it is not their business at all yet it addresses the child in their society- their child included! I am of the view that commemorations such as that of the DAC ought to seek to bring awareness to humanity so as to inspire individual participation towards the betterment of whatever situation is being addressed on that particular year. As such, it is very commendable to see youth and elders who still see the need to be a part of this global voice that advocates for sound living conditions for every child- after all, every child is a blessing from God and as rightly put by Chris Oyakhilome(PHD), every child is your child! >>> CONTINUED PAGE 05

HOSPITAL Vision Examination

10 000-5000

Operating room

1500-750

Clinic room, Drug room, Nursing room

750-300

Waiting room

300-150

X-ray room

150-75

Elevator

75-30

SCHOOLS Computer room

1500-300

Class room, Laboratory, Workshop

750-200

Hall, Stair, Rest room Outdoor stadium, Office, Library, Meeting room, Indoor stadium

300-150

Warehouse, Garage, Safety door

75-30

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

In the incandescent family, where possible and suitable to the application, fewer higher wattage lamps may be used to replace those of a low wattage and the efficiency of the system thereby improved.

Using reduced-wattage fluorescent lamps

Sawing

2000-750

Writing

1000-500

Study desk, Make up Desk, Island, Phone Station

750-300

Laundry room, Entertainment, Living room, Entrance

300-150

Closet, Bed room, Stair, Hall

150-70

Balcony, Porch

70-30

HOTELS Check-in, Check out desk

1500-750

Lobby, Office, Parking, Kitchen

750-300

Restaurant, Rest room

300-150

Hall, Escalator, Stair, Shower, Garden

150-75

Elevator

75-30

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

YEM Graphics

HOUSES

BOIDUS FOCUS Friday 13 July, 2012

Editorials Page 5

Designing for People Living with Disabilities >>> FROM PAGE 04

The youth employed at the departments of Buildings and Engineering Services, Radiation and Research under the Ministry of Infrastructure, Science and Technology-(MIST) assumed an exemplary stance by coming together and joined forces in remembrance of this year’s theme for the DAC by commemorating, for the 3rd year running, June 16. According to the 2012 Concept paper for the DAC, this theme calls for attention and accountability to the duties of African Governments to protect, respect, promote, and fulfill the rights of children with disabilities. It fosters a new way of looking at disability hence ensuring full respect for the dignity for children with disabilities. Instead of disability being viewed as a short coming on the part of the individual, the focus has now moved to teaching and encouraging the environment and society as a whole in an attitude that considers and appreciates human differences.

One of the objectives of this year’s theme is to raise awareness about the capabilities and potential of children with disabilities and to draw attention to the situation of children with disabilities who are particularly vulnerable to marginalization and/or violence such as children with intellectual disabilities and children with albinism. Similarly, whilst considering the many possible causes of disability such as preventable diseases- poliomyelitis, meningitis and cerebral malaria; accidents and inadequate prenatal and neonatal health care services, it is worthwhile to also consider the challenges faced by children with disabilities which include social attitudes, stigma, discrimination, poverty, susceptibility to violence and abuse.

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

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

PLAIN TALK BY JOWA

RENEWABLE IGNORANCE: Gaborone City 25 yrs

by Jan Wareus, Architect / Town Planner [The author writes in his personal capacity] The change 25 yrs ago – from Town to City – should have been a remarkable change of protocol. According to complaints I hear, running a godforsaken rural small town on the outskirts of the Kalahari, however idyllic, innocent and against all odds declared a Capital, is not the same as running a CITY CAPITAL. Instead of boozing up the management in 1987, the Council went on with business as usual. By time a handful of un-experienced students were filling a few vacant posts in the council as qualified, experienced essential staff were obviously too expensive for the council. A serious mistake by the council of the time.

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

So I hear – let me try and analyze what has gone and is going wrong with this City of ours. My lamentation goes like this based on a few key issues stated here: 1.

2.

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

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

3.

4.

5.

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

A true capital City must have a functional and understandable context, even if complex. And being an important focal point in the region (Greater Gaborone).

The “wholeness” of the City must, hence, be apparent in both micro as well in macro scale.

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

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

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

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

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

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

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

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

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

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

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

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

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

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Buildings Page 6

BOIDUS FOCUS Friday 13 July, 2012

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

by Boidus Admin

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

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

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

The continued concern among stakeholders in the project delivery chain, particularly between those on the supply and demand side led researchers from the Civil Engineering Department of the University of Botswana to step forward and conduct a study to investigate the root cause of poor delivery of

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

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

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

CONCLUSION The construction industry plays a very

Figure 2: Project performance in terms of cost and time

public construction projects.

This is, an executive summary of a detailed report resulting from the study.

It briefly provides the study context, study approach and a summary of the study findings and recommendations.

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

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

Part of the findings of the study show that there is lack of: adequate human capacity, adequate initial project details, proper project budgeting, project management approach, a prompt payment system for suppliers, coordination regime for the major parties to a project, effective monitoring during construction, appropriate contract and an effective tender evaluation and adjudication system.

Another finding was that the competence, managerial and technical skills, behavioural decisions and actions taken by entities (e.g. consultants, contractors, material suppliers and utility providers) on the supply side often contributes to poor performance of public projects.

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

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

RECOMMENDATIONS For each discipline of the built environment (e.g. architects, quantity surveyors, engineers, land surveyors, architectural landscapers, estate valuers, and construction project managers) there must be legally established councils to register (license) and oversee the professional conduct of the practioners, for example like the medical council.

However, the built environment disciplines should be encouraged to form their own associations for the good of their members and development of the disciplines.

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

A legally constituted construction industry development board should be established which will be an umbrella body to oversee the industry activities and issues and take care of all its stakeholders. Its main role will not only be to develop, provide leadership and vision to industry but also to advise the government and other stakeholders on issues of the industry through well researched, thought out and articulated ideas.

BIDPA CONSULTATIVE WORKSHOP CONCLUSIONS CONCLUSIONS [ii] • Regulatory instruments are outdated with serious loopholes • No separation of roles such as promotion, supervision, regulation while clients of industry [Consequence dilution of accountability]; and • Challenges in developing expertise Multi-Tech Consult (Pty) Ltd, a firm of Consulting Engineers and Project Managers, started operating in 1999 under Certificate of Incorporation No CO.99/3948 and is registered with Botswana Government Public Procurement and Asset Disposal Board (Former CTB – Ref:12/1/366) Civil Engineering Infrastructure planning, design and construction supervision of civil works including: • Road works (urban roads, rural roads and highways) • Pavement failure evaluation, Pavement design and Shoulder sealing design • Storm water drainage • Water reticulation • Sewerage reticulation and associated facilities • Water retaining structures i.e. water dams • Soil erosion protective works to river banks, road banks and electricity pylons • Sanitary land fill sites, • Bridges, site selection, site investigation, site survey, engineering planning, hydrological studies, hydraulic calculations, structural design, • Earth-dam, Rock-dam and associated appurtenances, • Irrigation schemes, • Airports, runways, taxiways, aprons, service roads marking signage, drainage and signalling, • Sports facilities including large capacity covered and open stadiums.

Structural Engineering Design & Construction supervision of (among others) the following: • Housing scheme (Low and High cost) • Commercial and office buildings • Industrial warehouses • High rise structures • Timber and steel structures • Structures which are sensitive to shrinkage cracking or settlement cracking • Short and long span bridges and culverts Expertise in Ground Water Resource Surveys in Drought Prone Areas including: • Exploration and Design • Mapping • Supervision of water well drilling and construction

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

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

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

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

Type of Institution [ii] • Registration boards and councils to report upwards to the proposed regulator; • Agency to be coordinator of construction industry; • Important Notes:

– Continue with the registration boards/councils for the manage

ment of the professions;

– Set up (and legally empower) advisory structures; and • Set up a contractor registration/dvt board.

MPHABATHO RIVER BRIDGE [Civil Work]

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

NATA RIVER BRIDGE [Civil Work]

Coordination of Skills Development RESOURCES?[i] • Locate regulator under MIST; • Must access information contractors, professional bodies, and outside of industry; • Enable the supervision of the registration boards and councils; and • Have standards setting authority

SAGG BUILDING [Structural Work]

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

YEM Graphics

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

RESOURCES (ii)?

• Must be self-financing. Government to bear setting up costs; • Regulator to have a board of directors; • Board to have 10+(odd number) members;

– Mix constituency with Competency requirements • Chairperson selected by members; Adjudicate through BIARB; include wider adjudication resources

BOIDUS FOCUS Friday 13 July, 2012

Building News Page 7

‘The Office’ by Time Projects, Fairgrounds

by Boidus Admin / Images © Primetime

A first in Botswana, ‘The Office’ is a unique sectional title commercial development that transcends the boundaries of the traditional office, allowing those budding and well established entrepreneurs an opportunity at ownership. It is the ultimate solution for the smaller enterprises’ requirements in an office, affording an investor all the services of a high-end development but at a fraction of the cost. Sectional Title in a nutshell is a system in which ‘sections’ of a building (s) are created for separate ownership.

All the parts of the land and the buildings that are not labelled as sections (or part of sections) on the sectional plan are ‘common property’.

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

LANDSCAPING CORNER

Indoor & Outdoor Landscaping

by Wada Supang / Qualified Indoor & Outdoor Landscaper at Swanscapes/+267 71480674 In most cases when we talk about general landscaping a lot of emphasis is given to the exterior areas i.e lawns, topiary, irrigation and so forth. If you have happened to go around some of the corporate offices in our city I guess you will understand what I mean; if there are any plants available, they are mostly artificial ones.

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

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

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

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

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

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

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

Feature Advertorial

Boidus Feature Page 8

BOIDUS FOCUS Friday 13 July, 2012

Gaborone's Silver Jubilee: Past, Present, and Future >>> FROM PAGE 01

...the PAST 25 years maturing as a Township to outfit a City

by Keeletsang P. Dipheko / Edited by Sandy Grant, and inspired by his historic timeline of Gaborone rone South respectively, whereas Mr P. Rantao was re-elected Mayor.

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

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

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

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

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

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

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

The millennium year’s rapid manifestation of developments occurred in 2002 when Phakalane Golf Resort Hotel was officially opened and Game City came into being. The conference facilities and casino at the Grand Palm were opened, the River Walk shopping complex was opened, and the Gaborone Technical College admitted its first students.

These were followed by the openings of Westgate and Molapo shopping centers, and finally the Syringa Hotel.

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

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

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

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

of Kenmoir, Sowen Flat, Content Farms and pushing the boundaries back to the Metsemotlhaba River, west of Gabane’s Senamakula Hill, and the Tlhwane Hills and Ditsegwane Hills. The Education Technology Facility at the University and the Faculty of Social Sciences building at the University were opened.

Nonetheless Air France provided a Gaborone to Luanda to Paris service and the Hyundai assembly plant opened its doors for business. The year was embraced by the Gaborone based Captain Sakile Nyoni, who became the first female Motswana licensed pilot and the first female captain.

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

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

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

These were the inspiring developments of 2006.

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

GCC Mayor Haskins Nkaigwa:

Gaborone City Looking to Private Sector for Development Partnerships

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

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

“When I took over the Gaborone leadership in October last year, I made it categorically clear that I would be pursuing a private-sector-centred development for Gaborone” says Nkaigwa who seems adamant that Gaborone needs to rely more on the private sector to finance its development needs than it has done in the past.

He laments that the bulk of the Gaborone City Council’s (GCC) financial support comes from the Central Government and that the money the Council generates from initiatives such as licensing fees account for less than a quarter of their annual budget.

Nkaigwa sees private sector partnerships as the key to making the best use of the land that the GCC owns and generating a sustainable source of financing for ongoing and future development projects.

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

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

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

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

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

BOIDUS FOCUS Friday 13 July, 2012

Boidus Feature Page 9

...the PRESENT

...and the FUTURE Is Gaborone Being Malled to Death?

by Professor Roman Grynberg

The success of Central Government efforts to acquire substantial pieces of land in these areas is of the upmost importance to the realisation of Greater Gaborone.

“When you look at our laws, we’ve done them in such a way that even if we are to be sold land in Molepolole, that land will become part of Gaborone and the city’s laws will apply to that land” emphasises Nkaigwa “Land in the greater Gaborone will be part of Gaborone.”

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

The other contentious issue in Gaborone’s land debacle relates to freehold land.

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

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

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

development in the building of an integrated sewer system that will service all residential areas in the city. Old Naledi, the last remaining area in the city in which residents still use standpipes, has been given an ultimatum for all residents to connect water, an ultimatum that will expire in October this year. Even so, Nkaigwa says the GCC realises that not all Old Naledi residents can afford the lump sum payment for connecting water so there are plans to allow these residents to pay the connection fee in instalments. The GCC is also in talks to partner with a Swedish city to introduce a technology – already widely used in Europe – that turns waste into energy, thus helping solve the city’s waste management problems and providing an alternative source of energy. Regarding the city’s roads, Consultations with the World Bank to provide funding for improving road networks in the city are slated to begin in August this year. There is also a master plan to build a city-wide storm water drainage system to address the problem of floods repeatedly experienced during times of rain in the city as a result of no system being in place to allow the water to run off.

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

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

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

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

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

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

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

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

The majority of businesses operating out of all the malls are the same, that is they are the same branded shops that you see everywhere. This begs the question of why the big owners of these shops would undertake an expansion of a new shop into a Mall that does not make obvious commercial sense ie. it just drives customers from one branch to another.

The reason is simply that you never really know. No doubt those owners of upmarket shops know that their exit costs are not that high and they normally sign leases that let them out after several months notice. If the branch is not making money then they can get out at relatively little cost. For these largely South African branded chains deciding not to establish a shop at a new mall creates a market opening for potential competitors in Botswana’s still lucrative retail market.

For this reason it is better for most to open and wait and see rather than leave an opening for a new competitor.

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

The construction of new malls is by no means over and as the new CBD expands there is talk of yet another mall.

Whether Gaborone can digest all these malls or will simply be ‘malled’ to death is to be seen. But what the new malls do is provide a greater geographic balance for the retail sector and given that they are much the same it will save the citizens of Gaborone a lot of travelling.

The great unknown is whether each areas has enough consumers and income to sustain so many malls?

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

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

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

Boidus Exclusive Page 10

BOIDUS FOCUS Friday 13 July, 2012

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

by H. Killion Mokwete & Esther Amogelang >>> FROM PAGE 01

consulting; design management; engineering cost management; legal support; management consulting; mixeduse master planning: specification consulting; value & risk management; and sustainability consulting.

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

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

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

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

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

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

AECOM is a global provider of professional technical and management support services to a broad range of markets, including transportation, facilities, environmental, energy, water and government.

With approximately 45,000 employees around the world, AECOM is a leader in all of the key markets that it serves. AECOM provides a blend of global reach, local knowledge, innovation and technical excellence in delivering solutions that create, enhance and sustain the world’s built, natural, and social environments.

A Fortune 500 company, AECOM serves clients in more than 130 countries and had revenue of $8.0 billion during its fiscal year 2011. More information on AECOM and its services can be found at www.aecom.com.

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

BF: AECOM is the largest engineering and Construction Company in the world and you heading its QS services in the Africa region is an exceptional achievement; how did you start and rise up the chain of Davis Langdon to where you are now?

Globally we offer core services of cost consultancy and project management, complemented by a wide range of specialist capabilities including building surveying and services; capital allowances

FS: I am one of several Executive Directors who work under the supervision of our Managing Director to give stewardship to our Africa operations. Davis Langdon recruited me to work as an

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

BF: What are some of your roles as Africa executive director?

FS: On a general note I am responsible for managing business operations and service delivery in the Davis Langdon’s key lines of business to meet the strategic goals and objectives of the company.

Most importantly I am responsible for the financial performance of the business unit under my control.

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

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

BF: Sometimes international cooperate firms are seen to have sister branches in Botswana which never really have independence from the parent company.

How different is Davis Langdon run that ensures the Botswana branch some autonomy?

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

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

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

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

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

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

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

FS: The Property and Construction handbook contains cost data that all construction professionals make use of when estimating construction costs.

This helps investors to approximate their return on investment and thus have an appreciation of the viability of their projects. Our Handbook can be obtained from our offices or downloaded from our website: www.davislangdon. com – under Research/Africa.

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

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

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

Professional Institutions act in the public interest to safeguard professionalism amongst their members. They set high standards of integrity and competence in the public interest: setting and regulating the highest standards of competence and integrity for the members, and then they regulate such standards.

They also provide advice to government and society at large on key issues that affect the built environment.

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

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

Mr Fred Selolwane is Executive Director Africa Region, at Davis Langdon, an AECOM Company.

T: 3900711 / E: fred@davislangdon.co.bw

BOIDUS FOCUS Friday 13 July, 2012

Education Page 11

Practicing as a QS; Interview with Mr Gopolang Ntwayagae

QUANTITY SURVEYING

A Brief History of the Profession

by Esther Amogelang

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

by Boidus Admin / Source: Institute of Quantity Surveyors of Kenya [iqskenya.org] The origin of Quantity Surveying as a profession dates way back in the 17th century during the restoration of London after the Great Fire in 1666, though the first reference to a Quantity Surveyor is found in the Bible in the book of Luke 14:28 which says “Suppose one of you wants to build a tower, will he not first sit down and estimate the cost to see if he has enough money to complete it."

BF: Please briefly tell us your background in general?

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

GN: I grew up in a small but vibrant village called Semotswane in Shashe/Tonota in the central district. In my educational life I excelled in Maths and Science related subjects and did relatively well in other subjects like History, Languages, etc. As a result, i chose to pursue Science related courses and opted for a career in Quantity Surveying (QS). After completing my education I worked as a QS in a Professional firm for 6 years, worked in a construction firm for close to 2 years, lectured Civil Engineering students for 4 years and have now been working in a property development organization (BHC) for the past 2 years.

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

THE SERVICES OF A QUANTITY SURVEYOR The role of a Quantity Surveyor in connection with building contracts can be summarized as follows: Financial Advisor • Prepares budgets for building projects.

• Advises on the effects of quality to the budget.

• Advises on what size and standard of structure can be constructed for a given expenditure.

• Act with other consultants to ensure that the financial provisions of the contract are properly interpreted and applied so the client’s financial interest is safeguarded and that the contractor is paid a fair price for the works.

BF: Share with our readers your path to a career as a Quantity Surveyor, where did you graduate (name of school, course, year of completion) GN: Upon completion of my BSc first part with the University of Botswana (UB) I chose to study QS and got admitted at London University of Southbank (LSU) in London. I chose to study a sandwich course where you have to go on a placement in a construction set-up for a year. During my year out I got a placement with Multi Construction (now Murray & Roberts) in 1997. I then went back to complete my final part where I was awarded a BSc Honours degree in Quantity Surveying in 1998.

Construction Advisor • Advising on the cost of alternative materials • Advising on the cost of construction method • Advising on effect of site condition on budget • Advising on the feasibility of different sites • Advising on tendering procedure and contractual arrangements • Preparation of tender documents • Exercise cost control during construction to ensure that cost is not exceeded without authority Contract Administrator • Advising on matters between Clint and Consultants • Advising on matters between Client and Contractor • Advising on contract interpretation, payments, changes in scope of works, variations, claims, final accounts etc.

BF: Can you briefly share with us what a Quantity Surveyor is and roles they have in the Building process?

YEM Graphics

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

GN: As a QS I had to study Contracting and Contract Administration, Construction Technology, Measurement of Building Works, Economics of Construction and Procurement and Construction Management among others. QS services assist clients and contractors in processes leading to the procurement of built products like Buildings and Works of a Civil Engineering nature like Dams, Roads, Bridges, etc. The QS assists clients and contractors with budgeting, contracting, contract administration and ensuring that the building process meets requirements of time, cost and quality. They do cost planning prior to project implementation on site and then monitor costs during construction to ensure that the project cost meet the clients’ budget.

BF: What were the challenges and rewards of studying in the field of Quantity Surveying?

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

The benefits of studying Quantity Surveying are that it is a diverse field which gives one a lot of flexibility and understanding of other professions. Quantity Surveyors can work in courts as expert witnesses for construction related cases, in a dispute resolution set up as arbitrators. They can also work as estimators and buyers for any materials, in measurement and pricing of works. They do contract preparation and contract administration on behalf of clients and lessons learnt in construction management means that they can be good managers.

QS gives you the skills in running businesses and apart from running their own businesses, some of them pursue other fields like Law, Economics, Project management, Business Administration, etc.

BF: What was your highlight project you can recall that you undertook at school?

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

BF: Tell us about your current experiences in the field as a practicing QS. GN: My experiences are wide and varied.

However, A QS is part of team that oversees the successful development and completion of a project. As a team player there should be adequate and efficient lines of communication during project planning and during construction on site. At planning stage information that is submitted to the QS must be adequate and complete to ensure accurate estimation of final project cost and minimal changes during construction. During the construction stage all changes must be communicated to the QS early to facilitate cost monitoring of the project.

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

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

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

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

GN: Causes of project delays can be categorized into three main types depending on how they affect the contractor.

These are; 1. Excusable delays – where the client is at fault and may have occurred due to imposing extra works, varying the works or any other clients action or lack of action that resulted in the contractor falling behind schedule 2. Non-excusable delays – where the contractor is at fault 3. Delays due to acts of nature like excessive rainfalls, outbreak of hostilities, earthquakes, etc.

A client’s Quantity Surveyor has no influence over delays due to (ii) and (iii) above. Excusable delays can be prevented by ensuring that all the relevant information is incorporated in the tender documents and is used to acquire the contractor’s services at planning stage.

A complete and accurate scope of works at planning stage will prevent changes and the need for additional works at implementation stage. Therefore, a QS can assist with adequate planning of the project prior to implementation.

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

GN: The importance of regulating professions cannot be over-emphasized. Regulating professions helps promote a code of ethics that one would have acquired at school and through association with professional bodies. It ensures that high standards of practice are met and maintained, thereby ensuring value for money for the client. It would be of great benefit to the nation if Quantity Surveying as a profession is regulated. The Government of Botswana will do well to listen to the Institute of Botswana Quantity Surveyors (IBQS) and regulate Quantity Surveying.

BF: Lastly would you say you have any regrets about your career path? What advice can you give to someone who wants to venture in your path of career?

GN: I have no regrets with regards to my career development. Things have gone according to plan. I have covered much of the scope of Quantity surveying which includes Project planning and documentation as well as contract administration in a consultancy firm, contract administration and cost management in a construction firm and working as a client in a housing development organization.

To add to that I have lectured diploma students in contract administration, construction technology, concrete technology and construction management.

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

Mr Gopolang Ntwayagae Tel: 71519523

Property / Financing Page 12

BOIDUS FOCUS Friday 13 July, 2012

FINANCE CORNER

Mortgage Refinancing – Good or Bad Financial Planning?

by Othata. A.O. Batsetswe BA Economics & Population Studies, Master of Finance & Control Post Graduate Certificate in Risk Management (EXP), Project Management.

[The author writes in his personal capacity]

'A mortgage is not just a loan, it’s a long term commitment that has a bearing on your financial worthiness...' >>> FROM PAGE 01

Refinancing is the replacement of an existing debt obligation with a debt obligation under different terms. The terms and conditions of refinancing may vary widely and some of the factors that are taken into consideration are but not limited to projected risk, political stability of a nation, currency stability, banking regulations, borrower’s credit worthiness, and credit rating of a nation. In Botswana refinancing is now the most fashionable thing.

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

There are several reasons as to why people take up this product, refinancing.

• To take advantage of a better interest rate • To consolidate other debt(s) into one loan (a potentially longer/ shorter term contingent on interest rate differential and fees) • To reduce the monthly repayment amount (often for a longer term, contingent on interest rate differential and fees) • To reduce or alter risk (e.g. switching from a variable-rate to a fixed-rate loan) • To free up cash (often for a longer term, contingent on interest rate differential and fees) With that said, refinancing is not always the best option, it’s a symbol of poor financial planning despite all the arguments you can put forward.

The reason for my point of departure is that any debt delayed is bad for you. A mortgage is not just a loan, it’s a long term commitment that has a bearing on your financial worthiness.

The principal balance of the existing mortgage versus the new mortgage is ignored. Refinancing is not free. The costs of refinancing must be paid out of pocket or, in most cases, are rolled into the new mortgage’s principal balance. When a mortgage balance increases through a refinance transaction, the liability side of the household balance sheet increases, and all other things being constant, the household net worth immediately decreases by an amount equal to the cost of refinancing.

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

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

A sound advice to the younger generation and the older one for imparting to their kids is the first and foremost plan, plan through and make sure you pay off your installments pay it off.

Start paying it off on the first month; forget about the 6 months window, that’s the interest that builds up to disaster. If anything makes additional payments to your monthly payments, however this is not always thought through. Before you get a mortgage, make sure your financial commitments are stable. In simple economic wording, make sure your financial deduction have shifted from being variable to fixed.

Paying off your mortgage early provides a return on your investment that is much more reliable than anything the stock market can offer. It saves you hundreds of thousands to millions.

Did you now that for a P500, 000 (five hundred thousand pula) loan you end up paying P2.5 million plus and guess what happens when you refinance, you start from zero. What if you lose your job in these unstable economic conditions? The bank can give you a six month period and eventually you are “in the matter between’. Remember, they have to make a profit.

So when you buy a house make sure there is change, don’t buy the maximum value house from your salary and bargain with buyers. Most of the mortgages that people take out are cut throat., When you are cut throat it means you have difficulties breathing and therefore the probability that you will refinance most of the time hovers around one (1).Plan Before You Buy Buying a house that’s cheaper and

that is not at the ceiling of your deduction means when Bank of Botswana adjusts the borrowing rate to the upper side you will still manage to pay off your debt. This is also beneficial to the purchaser when tax rates increase. To plan for refinancing avoidance, choose a fixed rate mortgage because when rates fall, it refinances itself.

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

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

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

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

A GUIDE TO OWNING YOUR OWN HOME What does it mean to be a home owner?

A home owner also called owner occupied is a person who lives in and owns their home.

The home which is a fixed property can be an apartment or a house. A home owner can also acquire property for the purpose of letting out for rental income.

How can one be a home owner?

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

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

What is a home loan?

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

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

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

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

Is a deposit required?

The minimum deposit required is only 10% of the purchase price or building cost and 25% for purchase of vacant land. For vacant land, the Bank will finance maximum of 75% of the open market value or purchase price, whichever is the lesser Monthly repayments The monthly repayment may not exceed 30% of monthly income (single or joint). Repayments are effected after registration of the bond.

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

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

1. INDIVIDUALS • Personal balance sheet or Statement of Assets and Liabilities (form attached to the application form) • Proof of current residential address : utility bill (i.e. electricity or water) • Original/certified copy of Marriage Certificate/ante-nuptial contract/ decree absolute (if applicable) • Past 3 months’ bank statements • Original/certified copy of your Omang (Batswana)/passport (expats) • Original/certified copy of work and residence Permits (expatriates) • Latest original pay slip/proof of income 2. COMPANIES, PARTNERSHIPS AND OTHER INSTITUTIONS • Last three years’ financial statements (management accounts if latest financials not available) • Cash flow projections for 5 years • Memorandum and Articles of Association (companies) • Partnership Agreement (partnerships) • Certificate of Incorporation (companies) • Constitution (other institutions) • Resolution to borrow (certified by company secretary) • Proof of shareholding (Forms 2 + 5) • Proof of current residential address : utility bill for each Director • Personal balance sheet for each Director • Proof of identity for each director 3. PROOF OR PROPERTY/PURCHASE OF PROPERTY • Valuation report (please contact home loans department for details) • Copy of Deed of Sale • Copy of Title Deed 4. BUILDING LOANS • Approved plans and building permit • Three (3) signed building quotes • Bill of quantities • Soil analysis report • Architect’s profile • Contractor’s profile

House by Olsa Designs [Source: olsadesigns.com]

Contact Bank Gaborone on: Email: homeloans@bankgaborone.co.bw Tel: +267 390 11 33 / +267 367 15 07 Customer Service: +267 713 333 00

BOIDUS FOCUS Friday 13 July, 2012

Comments Page 13

EDITOR'S NOTE

Super Regulator to regulate regulators…?

by H. Killion Mokwete, RIBA Chartered Architect

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Discussion 01: Batlokwa gathering together with one voice over the crises of Tlokweng land is allocated. frm other districts.. the way they hav invaded Kweneng is shocking, the own plots al over plus le ranches!!

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

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

If all the industry professionals are to be self regulated, which is the most effective way to regulate a profession in my view, (ie. by entrusting it with responsibility), then the Boidus Team only thing needed is to regulate Contractors as EDITOR well and avoid creating a ‘generic super reguH. Killion Mokwete lator’ which will dilute and generalize peculiar DESIGN situations under each profession in the industry.

Bridget T. MacKean An advisory body would be more appropriate in my view. In the UK, Commission for Architecture JOURNALISM Esther Amogelang and Built Environment (CABE) used to play this Keeletsang P. Dipheko role before it became Design Council, whose SALES new role is to inspire new design thinking, enThabo Sarona courage public debate and inform government Tshiamo Kabomo policy to improve everyday life and help meet DISTRIBUTION tomorrow’s challenges today.

Nako Kabomo

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

GUEST COLUMNISTS Othata A.O. Batsetswe Prof. Roman Grynberg Jan Wareus Larona Kgabo Asadul Hakim CORRESPONDING JOURNALIST Kibo Kgowi

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

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

Boikhutso Gracious Sekgarametso: Ijooooooooooooo a metlholo.

Nnyaladzi Lancelot Tema: Mme kana I one had the same experience le batho ba Ramotswa; Kgosi a re fa re dira population projections and planning proposals tsa Ramotswa re exclude non-Balete because ga ba batle metsenelela....

Amazing attitude, as in shocked!

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GABORONE

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

Botlhe Kamerun Segokgo: @ ‎ Botho.. rona kana wi r tryng 2 adress è issue at hand looking at our situation nt as a district bt as a smol village Botho Keseabetswe: akre go tswa fa batho ba bua dilo tse ba sa di itsen rona ga re kake raya go kopa ditsha ko magaen a sele asa tlhabologan beng ba one ba a tshabile eng..

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

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

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

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

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

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

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

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

le gongwe koo go batlang..!!1

Boidus Botswana: This comes after Tlokweng Land Board established a new solution of raffle for people to be given land, however Tlokweng Council was unaware of the raffle said member of the council Mmapula Matlapeng. Out of 285 plots that were out only the handful Batlokwa had luck out of the raffle.

“These plots are not just for residence they are also our graveyard in respect to our culture. So where are we suppose to go as Batlokwa? Non-Batlokwa are always welcomed to stay in Tlokweng, but we are asking if Batlokwa could always be given first priority,” said one of the residents Tshepo Letsebe.

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

Botswana’s Architecture Design & Urban Landscape Newspaper

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

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

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

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

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

Sadly, there is currently no effective legal way in which Batswana can control this influx of non-resident architects.

Despite the passage by our parliament of the Architects Registration Act in December 2009, which provided the legal basis for amongst other things a register of architects with a view to helping safeguard Batswana's property development investments, government has not invested the necessary manpower to 'populate' that Act with detailed rules,

nor has it invested the necessary funding to allow the appointment of a Registrar of Architects. As a consequence, architects resident in other countries face no formal 'quality assurance' review that must be satisfied to permit them to carry out work in Botswana - a reality that we however face when seeking work in other national jurisdictions in response to the lack of work here. In point of fact, even a shoemaker would be able to carry out the work of an 'architect' in Botswana because of our administrative inadequacies.

I would be less demoralised if there seemed to be some form of progress in the offing, however I am sadly aware of none. What an embarrassing state of affairs!

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BOIDUS FOCUS Friday 13 July, 2012

Revised Development Control Code - Mr Ooke

by Boidus Admin

2010 REVISED DCC - UNDERLYING CONCEPTS RESIDENTIAL LAND USE CATEGORY 1995 DCC • It only categorized residential developments into income levels which did not apply in rural areas where all plot sizes are equal.

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

• Was not explicit on land use com-

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

• In the case of Gaborone, this zone covers areas such as Sebele, Phakalane and Gaborone North where the zoning is intended to provide for a variety of housing opportunities e.g boarding houses, dormitories, live work which were not covered in the 1995 DCC. RESIDENTIAL URBAN REGULATORY ZONE: RU • The RU Zone is also intended to allow combinations of a variety of housing options with public and commercial services at an appropriate neighborhood scale.

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

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

COMMERCIAL LAND USE CATEGORY 1995 DCC • Commercial centers were categorized without specifying on issues regarding location and access, which becomes a challenges when roads are expanded or commercial gets upgraded.

• No guidance regarding permitted land use activities resulting in commercial centres with incompatible uses.

• No incorporation of residential developments (mixed use) resulting in YEM Graphics

THE NEED TO REVISE DCC (1995) • The need for review of the DCC became necessary after realizing that; • It did not effectively address and deal with the emerging complexities of new forms of developments and land use activities.

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

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

patibility, safety and aesthetics as design standards.

Revised DCC • Intends to create Residential Land Use regulatory zones that will maintain and promote a variety of housing opportunities.

• Reflect the desired and distinct physical character of existing neighborhoods for different areas, including rural areas.

• Parking requirements for multifamily developments have been revised to address the current issues of more car ownership and more demands for rental.

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

RESIDENTIAL SINGLE FAMILY REGULATORY ZONES: R1 AND R2 • These zones are applied in villages and other areas where the land-use pattern is predominantly singlefamily residential areas found in Ramotswa, Molepolole etc.

• The zones are differentiated primarily on the basis of larger plot sizes and less residential density requirements.

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

RESIDENTIAL SUBURBAN REGULATORY ZONE: RSU • The residential suburban zone is intended to accommodate devel-

less optimal use of land.

Revised DCC • Commercial regulatory zones are intended to accommodate retail, service and commercial uses compatible with the character of existing neighbourhoods.

• While the zones primarily accommodate commercial uses, residential and other compatible uses are also allowed in order to promote live-work and mixed use opportunities.

• Design standards such as parking requirements for various land use activities have been relaxed or heightened based on observations and recommendations of the TCPB. • More design standards for aesthetics enhancement eg fences and walls shall be prohibited in the central core commercial and central business district.

NEIGHBORHOOD AND COMMUNITY CENTERS • Intended to provide for commercial, office, and employment uses that serve through traffic and are located within convenient travelling distance from the multiple neighbourhoods they are designated to serve.

• For example, these are intended to serve neighbourhoods of Gaborone such Block 5, 6, 7 etc where more residential uses are allowed and upper storey units are encouraged within commercial centers GENERAL COMMERCIAL • This zone is intended to accommodate a very broad range of high intensity commercial, office and employment uses that require highly visible and highly accessible locations with direct access to major roadways.

• Examples of General commercial centers include Molapo Crossing, Game City and River Walk CENTRAL BUSINESS DISTRICT (CBD) • The CBD Regulatory Zone is intended to accommodate high-intensity office, employment and residential uses within settlement/town core and/or main street areas, and adjacent areas that have, or are planned to have, commercial and/or mixeduse developments with a storefront character.

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

INDUSTRIAL LAND USE CATEGORY 1995 DCC Design standards were silent on; • Permitted and non-permitted uses resulting in industrial zones with supporting uses such as restaurants, clinics, professional services and recreational facilities.

• Aesthetics especially landscaping and fencing resulting in industrial

zone being an eye-sore.

Revised DCC All zones are intended to provide for land use compatibility while providing a highquality environment for businesses and employees by; • Identifying land uses that are permitted to enhance functionality of the industrial zones.

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

• Considering more emerging principal industrial and their ancillary uses that were not covered in the 1995 DCC. CIVIC AND COMMUNITY LAND USE CATEGORY 1995 DCC • Location & parking requirements for places of worship were a challenge • Plot sizes are regulated by the design standards which resulted authorities especially government being allocated unnecessary large plots for institutional developments.

• No guidance regarding permitted land use activities resulting in neighbourhoods centres with incompatible uses.

Revised DCC • Provides for civic uses that serve the surrounding neighbourhoods or produce intensive civic activities that do not readily assimilate into other land use zones.

• Provide for location and development of permitted and conditionally permitted uses in a manner which protects the health, safety, and general welfare of adjacent residential, commercial, & manufacturing uses.

MIXED LAND USE CATEGORY 1995 DCC • No provision for allowable mixing ratios of permitted uses, as a result it was a challenge to emphasize towards a particular land use to achieve the desired character in a given area.

• It didn’t specify the land use activities that are compatible for mixing which resulted in land use conflicts due to mixing uses that do not support each other.

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

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

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

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

BOIDUS FOCUS Friday 13 July, 2012

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BOIDUS FOCUS Friday 13 July, 2012

BOCCIM 40th Annual General Meeting Question & Answer Session Guest Speaker Mr Eric Molale is the Head of the Civil Service and Permanent Secretary to the President. His talk addressed the following with regards to the Relocation of DTC from London to Botswana: • after year 2026, revenue from diamond will be finished • private sector should take advantage of new business opportunities, identifying and exploring opportunities not just in diamond but also associated industries • tourism sector should step up as investors • DCT relocation will seek to ensure local people get opportunity to process diamond • Move will create employment and create wealth for Batswana and its people

BOCCIM President Mr Alex Monchusi's comments at the AGM: • strategies have been developed to compliment diversification, investment promotion, fostering competitiveness, innovation, and employment creation and sustainable economic growth • private sector should take a role in supporting the economic diversitivation drive, especially during difficult economic times • code of conduct launched for private sector by BOCCIM and DCEC • preserve and expand Botswana international track record in fighting corruption and gain competitive advantatge in global market

Attendance from various professions at the BOCCIM AGM

BOCCIM PRESIDENT Mr. Alex Monchusi

GUEST SPEAKER Mr. Eric Molale

Promoting Sustainable Economic and Social Development

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