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

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

Botswana’s Architecture design & Urban Landscape Newspaper | M A R C H 2 0 1 3 www.boidus.co.bw

NEWS | page 02

BUILDINGS | page 06

HOUSING | page 16

PRACTICE | pages 14, 18

A Luta Continua on the Land Question Airport Roof Gone with the Wind

The Idea of Eco Cities: Need for harmony between policy and green initiatives

Buy or Build a new Home: The Pros and Cons

Disentangling the Web – A Look at Infrastructure Project Management

P8.00 (Including VAT) BOIDUS EXCLUSIVE FEATURE >

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

BOIDUS EXCLUSIVE >

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

by Kibo Ngowi & HK Mokwete

FNB’s CBD HQ – Intelligent Corporate Architecture

by Kibo Ngowi

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

the office facilities accommodating all the Bank’s divisions such as Electronic Banking, Private Banking, Property Finance, WesBank, Firstcard to mention but a few, customers get a full bouquet of FNBB products under one roof. >>> CONTINUED PAGE 07

Birds-eye view

Office of the President

Public Piazza

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

reality in one area.

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

views from across the City. Boidus was recently given exclusive tour of the construction site to experience first hand this exciting project as it becomes reality. >>> CONTINUED PAGES 08, 13

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

by HK Mokwete

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

the President (OP) is missing the bigger picture of what should be debated when procuring the office space for the ‘Highest Office in the Land.’ >>> CONTINUED PAGE 04

Local News Page 2

BOIDUS FOCUS March 2013

TIMBERCITY Outlet Now Open in Gaborone

by Kibo Ngowi

Timber City officially opened its doors on 28th February at its premises opposite Airport Junction Mall.

The new hardware store offers board and cutting services as well as specialised kitchen and cabinetry hardware in addition to related products such as plaster and paint.

They offer cut to the side measurements for contractors and carpenters. The store boasts a state of the art 3D design facility in which customers can bring their plans and get a three dimensional perspective

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

AAB Dinner & House Show Successful

by Kibo Ngowi

LOCAL NEWS FEATURES

A Luta Continua on the Land Question

by Kibo Ngowi

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

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

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

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

Saleshando’s sentiments are shared by several other MPs including Francistown South MP Wynter Mmolotsi who remarked that many people in positions of power were using their authority to hoard land at the expense of less privileged members of society who have to wait long periods of time before being allocated plots.

Gaborone West South MP Botsalo Ntuane cautioned that politics of land could destabilise the country if not handled with care, adding that many conflicts in Africa emanated from the land question. One need not look any further than beyond our eastern border into Zimbabwe to witness the potentially explosive consequences of widespread discontent over access to land.

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

The Architect’s Association of Botswana (AAB) successfully hosted their annual dinner at Phakalane Golf Estate and their first ever House show at Victoria House Terrace this past weekend.

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

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

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

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

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

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

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

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

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

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

Airport Roof Gone With the Wind

by Kibo Ngowi

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

Image Source: caab.co.bw

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

BOIDUS FOCUS March 2013

African Property: Namibia’s New Retail Shopping Centre

by Boidus Admin

Frontier Property Trust, Demushua Property Developers, and Atterbury Safland Property Services Namibia Pty Ltd Source: www.safland.co.na

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

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

HILLTOP ESTATE is a mixed use development of 220 000m² that will incorporate THE GROVE shopping centre (54 000m²), Box users and Showrooms (15 000m²), a 150 bed Hospital (phase 1 up to 300 bed within 8 years), Medical Research Offices and doctor rooms, hotel (100 - 120 rooms), Offices (50 000m²) and upmarket residential units.

The total retail in this area will amount to 80 000m², the biggest business node in Namibia.

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

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

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

International News Page 3

Feature Page 4

BOIDUS FOCUS March 2013

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

by HK Mokwete

>>> FROM PAGE 01 The current debate is focused mainly on pure budgetary economics, building costs, ownership and a bit on transparency rather than the real core issues of what the OP is and should be in today’s society. The process of identifying the need for a new Office of The President should be a broader process that includes all aspects that the office represents. If the Office of the President represents the highest decision/office in the land then a proper debate should include issues of culture and traditions, history and heritage, the nation’s future aspirations and be an inclusive process that allows public participation.

Background Historical Context The current office block used as office of the President is part of the original pieces of the ‘Garden City’ concept that the City of Gaborone was founded on.

The buildings together with the National Assembly, Parliamentary Annex forms the original complex of government buildings that were procured and designed by Peter Harrison and opened during the first independence celebrations in 1966. Designed and built in the 1960’s, the architecture styles and language of these buildings points to the Modernism Movement ideas which were at their primacy at the time. At the peak of the Modernism movement, most architects at the time were borrowing almost exclusively from Western traditions, especially those of Europe, Australia and USA. The National Assembly architectural language for example have traces of 1960’s famed ‘The Lion and The Unicorn Pavillion part of The Festival of Britain on the Southbank London and uses the complex structures of Lamella Roof Structures and Catalan vaulting researched and largely used in the USA by the likes of Rafael Guastavino, Luis Khan (Kimbell Art Museum) and also experimented by Le Corbusier at the Roq et Rob Project. The OP building itself, has a language straight from the ideas of Modernism and purism of form and structural expression again emanating from Europe seen in the works of Wal-

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

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

Today’s Architectural Heritage and Potential of the Office of the President Designing an Office of The President today should present ample opportunities and challenges which require complex resolutions. Today’s Office of the President needs to speak to today’s Botswana and about Batswana as a people. Botswana of today has matured and continues to mature into a nation with identifiable genius loci that did not exist in the 60’s when the new nation was a collection of tribes.

Today’s Botswana governance systems too have passed the test of time and held its own in this continent of turmoil; this is an imperative that the OP as the pinnacle of that system needs to communicate. The national heritage built over the years precariously hangs in the balance and indeed the heritage of the Government enclave complex has remained stagnated over time with little progress hence to many, the City has largely remained a homog-

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

The City and indeed the national architectural language is in a state of limbo, with no clear articulation of how our vernacular building skills and crafts are being developed into the 21st century.

Critically this is to do with lack of leadership and of precedent of any of our public buildings that could demonstrate such. A modern day OP needs to seek space within these and other issues, but it also needs to above all be an embodiment of a Peoples History and aspirations for a timeless Future.

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

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

Modernism].

‘The Palacio do Planalto’ is today synonymous with what Brazil is and timelessly redefining the country’s progressive leap into the future. It is also a UNESCO designated Heritage Site.

The USA’s Oval Office is the embodiment of what the USA governance is timelessly. Although designed in the early 1900’s (Nathan Wyeth), at the order of the President, President William Howard Taft in 1909, the architectural features of the Oval Office, which draws from baroque, neoclassical, and Georgian traditions, have become symbolic of the power and prestige of the Presidency in the minds of Americans and people across the world. The White House is not only a global brand about the USA Presidency; it is the

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

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

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

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

Source: www.whitehousemuseum.org

very identity of the USA government.

It is inconceivable that the above icons of architectures defining their people’s governance could ever be easily substituted for another office building.

Therefore the question of refurbishment of either the Orapa House and or the current Bank of Botswana HQ should in my view, regardless of condition be not even under discussion.

Image Source: architecturerevived.blogspot.com

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

buildings such as National Assembly.

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

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

Ivory Coast

Togo Ghana

BOIDUS FOCUS March 2013

Sudan GambiaSenegal Mali Chad Somalia Senegal Niger Gambia Gambia Djibouti Guinea Nigeria Benin Guinea Ethiopia Guinea Djibouti Bissau Chad Sudan Guinea Benin Bissau Côte Guinea Nigeria Togo Bissau Sierra Central Africa d’Ivoire Ethiopia Guinea Côte Nigeria Togo Leone Sierra Republic d’Ivoire Ethiopia Benin South Central African Leone Sierra Sudan Cameroon Liberia Ghana South Sudan Republic Central African Leone Nigeria Togo Liberia Ghana Ivory Cameroon Republic Equatorial Liberia Coast Ghana Uganda Cameroon Central Africa Guinea Somalia EquatorialKenya Uganda Republic Somalia Guinea Equatorial Gabon Congo Uganda Kenya Cameroon Guinea Congo Kenya Rwanda Gabon Congo Democratic Equatorial Gabon Rwanda KnightFrank.com Uganda Report Report Republic Democratic Republic Democratic Guinea Burundi Report of the Congo of the Congo Rwanda Republic Congo Tanzania Gabon Burundi of the Congo Source: Knight Frank Global Democratic Republic Rwanda Tanzania of the Congo Tanzania

2013 2013

Eritrea

Markets Page 5

Somali

Ethiopia

2013

AFRICA Emerging African Markets: KnightAFRICA Frank Research Africa Report 2013 AFRICA The Ascent of Africa ZIMBABWE MOZAMBIQUE ZAMBIA Africa’s growth over the last decade Angola has, to a large extent, been driven Malawi Zambia Angola Malawi by rising commodity prices. Most Angola Zambia Office market Office market Office market Malawi Zambia Harare notably, the oil producing nations of The take-up of office space has been poor as a result ofunder the depressed Office Mozambique Demandmarket for office space in Maputo principally derives from the With only one new Grade A office development construction in Angola climate in Zimbabwe.

Occupiers struggling to meet rentof and Demand fortelecoms, office space inZimbabwe Maputoand principally derives sectors. from theThere has economic West Africa have benefitted greatly banking, professional diplomatic/aid Lusaka, the market currently favoursare landlords.

The majority recent Mozambique Madagascar service charges, and the levels of arrears are generally high.

Voids have banking, telecoms, professional and diplomatic/aid sectors.

There has been a reasonable amount of development, particularly

by JAT, whose speculative developments, such as Elunda 3, KPTF Office Park and Zimbabwe Mozambique Bulawayo from soaring oil prices, while growth increased, inMauritius some buildings to over 30%. More than a year after it came Namibia been Namibia a reasonable amount of constructed development, by one JAT, of whose latest development is JAT 5, in particularly three phases, which Trinity Park, Zimbabwe have been pre-let or leased within 3-4Madagascar months of their Madagascar on stream, the 12,000 sq m of office space in the Joina City development in Botswana in Zambia has been boosted by its Namibia latest development is JATThere 5, constructed three phases, one of which is preleased to a bank. has been in modest rental growth over the completion. The lack of new space in the pipeline will force tenants Mauritius Harare remains over 50% unlet. Two significant office developments, the Botswana ispast preleased to a with bank.

Thereoffice has been rental growth Mauritius copper industry, which accounts for 2-3 years, prime rentsmodest rising from US$25 perover sq mthe per to plan carefully for any future expansion. Good local infrastructure Celestial Park and the Old Mutual project, with a combined lettable area of Botswana past 2-3 to years, withper prime rents rising from US$25 sq m per month US$30 sq moffice per month.

New office space per in Maputo is is important in attracting tenants to new locations, with occupiers around 75% of the country’s export 26,000 sq m, are currently underway along Borrowdale Road and should month to US$30 sq and m per month.

New office space in Maputo is Namibia completed to a per “shell core” finish. seeking properties thattwelve benefit from good roads, sufficientactivity electrical Maputo be completed within the next months.

Property investment South Africa earnings. However, the commodcompleted to a “shell and core” finish.

Maputo power, transport, fibre optic cable availability andnotable plenty continues to public be restricted by tight liquidity conditions, although ofoffice parking. ity boom has not been the sole enRetail market South Africa recent transactions have included John Boyne House (4,000 sq m), Retail market South Africa which Thefacts retail market has been slow to take off because of the large size Key Keyachieved factsUS$4.7 million and Star Africa House (2,000 sq m), sold for Key facts gine of Africa’s growth, and countries $3.55 million.

The retail marketsector. has been slow tothere take has off because of theoflarge size Key facts market of the informal However, been a flurry recent Retail Population 12.6 million Population 23.5 million Population with fewer natural resources, such as ofactivity, the informal sector. However, there has been a flurry of recent Zambia has witnessed an influx of South African retailers, however, a Population 23.5 million Major cities:which has seen South African retailers, in particular, entering Major cities: Major cities: activity, which has seen South African retailers, in particular, entering Rwanda and Ethiopia, have also grown Mozambique.

Most retail developments are out-of-town on the main number appear to be resisting Retail market Harare 1.6 million Maputo 1.8immediate million further expansion until their Lusaka Major cities: Mozambique.

Most retail developments are out-of-town on the main Bulawayo 0.7 million Kitwe Retail space remains in high demand, both in the CBD and suburban Maputo 1.8 million arterial routes. There are a number of shopping centres in mixed-use existing operations meet revenue expectations. A shortage of retail Official languages Portuguese strongly in recent years. Increased poNdola locations.

There has beenas, anapart upliftPortuguese in retail rents new lettings in arterial routes. There areEnglish a number of shopping in mixed-use Official languages developments, including the Polana Shoppingcentres Centre and the Maputo space is expected from theprime Twin Palmsfor Shopping Centre Official languages Total area 799,380 sq km litical stability, reduced trade barriers Official languages Harare of about 60% during 2012, but thewhich sustainability ofopen the achieved developments, including the Polana Centre and the Maputo Shopping while upmarket Marés Shopping Centre is a in the suburban area of Avondale, is due to in the final Total area Centre, 390,757 sq kmShopping Total area 799,380 sq km GDP growth (2012) 7.5% rentsquarter is doubtful in an there environment of weak consumer spending.

Thein Mall Shopping Centre, the upmarket Marés Centre is a per recent entrant the market.

Retail rents areShopping in the order of $30-40 of 2013, are no7.5% other malls under2013 construction Lusaka. and improved governance have all 2013 GDP growth (2012)towhile 5.0% GDP growth (2012) Key industries Food, beverages, chemicals, aluminum, of Zimbabwe, major new development with sq m of retail space, Total area 2013 recent to the market.

Retail rents in the orderand of $30-40 per sqindustries m entrant per month, with good potential forare rental growth.

There areaviable opportunities forbeverages, new 68,000 retail developments in suburban Key Mining, steel, chemicals, clothing petroleum products, textilesaluminum, Key industries Food, chemicals, AFRICA AFRICA been important factors aiding growth is due to see construction commence in early 2013, with completion slated GDP growth (2012) sq m perReport month, with good potential for rental growth. areas outside Lusaka CBD and in other towns Report intextiles Zambia, particularly footwear, foodstuffs, beverages petroleum products, AFRICA Currency Metical (MZM) for 2014. With an estimated cost of US$100 million, it Report will be the single in many countries.

Key industries in the Copperbelt where theMetical new Kitwe Copperhill Centre, anchored by Currency Zimbabwean Dollar (ZWD) Currency (MZM) Industrial market

Madagascar

Botswana

13.8 million

South Africa 3.1 million 0.5 million 0.5 million

Bemba, Nyanja, Tonga, Lozi, Lunda, Kaonde, Luvale, English 752,618 sq km 6.5% Copper mining and processing, construction, foodstuffs, beverages, chemicals, textiles Zambian Kwacha (ZMK) Common Market for Eastern and Southern Africa, Southern African Development Community

Prime rents

2000

2001

2002

2000

2001

2002

US$35 per sq m per month

10%

Industrial

US$5 per sq m per month

13%

Residential

US$3,000 per month*

12%

0

Source: Knight Frank LLP 2003

2004

2007

2008

2009

2010

2011

2003

2004 2005 2006 2007 Sub-Saharan Africa North Africa

2005

2006

2008

2009

2010

2011

The absence of long-term mortgage/loan financing has restricted United Nations Conference on Trade and Development (UNCTAD) market, with increased choice and affordable Source: prices.

However, high6 been able to residential market activity. Some financial institutionsFigure have Prime end quality housing remains elusive. DemandFigure is strong for stand-alone 6 retail rents secure external lines of credit to support mortgages for private Prime retailpurchases, rents housing compared with cluster developments, and 140 also for newer but the secured loans have been for relatively small amounts over short upmarket areas further away from the city centre.140The medium-cost periods, e.g. 10 years at rates of 15-18% per annum, thus120 making them 120 and potential. plot and housing market is the main area of growth 100 price increases expensive for borrowers. Nevertheless, the market has seen 100 ongoing interest and market investment in commercial farming land of upThere to 25%isduring 2012.

The rental remains weak 80 because of low throughout Zambia from both overseas and local80investors. disposable incomes.

in the region, having completed the raising of US$250 million for its Real The continent’s largestcompanies and most mature property investment economic downturn, has helped to cool the rapid rental growth which was Kenya’ssector.

Safaricom.

Smaller start-up have been supported Estate Development Fund in 2012, which will principally focus on the market is, by some distance, South Africa, where over US$800 million ofat its strongest during the 2007-2009 period. Nonetheless, the supply of by the establishment of dozens of innovation centres and technology development of office and retail projects in Ghana, Nigeria and Angola. commercial property transactions were completed during 2012, according good quality office space remains highly constrained and is unlikely to incubators over the last three years, such as iHub in Nairobi, Hive Colab to Real Capital Analytics data. Domestic funds dominate the South African Actis and the Russia-based Renaissance Group are theand bestLagos known of a be sufficient to satisfy demand for some time. While Luanda in Kampala and ActivSpaces in Buea, Cameroon. These hubs provide market, with investors such as Dipula and Vukile being among the most smallcases, number of emerging market specialists from outside Africa that are extreme high quality office space built to the specifications collaborative work spaces for entrepreneurs and investors and are active buyers in 2012. are actively developing and investing in property in the continent.

Since expected by international companies is scarce in many other African at the heart of Africa’s emerging technology clusters, which include closing first real estate fund 2006,space Actis available has been for involved in the Southand Africa, property markets remain small and cities, and thereitsare limited choices of in quality tenants those inOutside Nairobi,ofLagos Cape Town, investment known respectively as “Silicon development of ten projects in five countries, including The Junction opaque, although thereand is evidence increased demand for property looking to enter markets such as Lusaka and Dar es Salaam.

Savannah”, “Silicon Lagoon” “Silicon of Cape”. shopping centre in Nairobi and The Palms mall in Lekki, Lagos. In late from South African funds looking to gain exposure to markets elsewhere Kenya isinatSub-Saharan the forefrontAfrica. of Africa’s boom its of the UK-based 2012, Actis confirmed that it had raised US$278 million for its second This istechnology demonstrated by and the sale ambitions to establish itselfstake as a global the tech African fund, Actis Africa Real Estate 2, which will invest in retail and office investor Actis’s 85% in Accracentre Mall infor2012, to thesector South African are encapsulated by Konza Technology City, a US$10 billion project marketed by the Kenyan government’s ICT Board, which is planned for construction over the next 20 years on a 2,000 hectare site, 60 km 8 south east of Nairobi. The project is directly modelled on California’s Silicon Valley and is designed to include a technology park, university campus, science park and central business district, alongside residential properties.

bw.KnightFrank.com

Investment in property set to grow 43 set Investment property to grow Although Africa is in receiving increased investment from overseas, there remains activity involving international investors in the property Althoughlimited Africa is receiving increased investment from overseas, there sector. The continent’s andinternational most matureinvestors propertyin investment remains limited activitylargest involving the property market The is, by some distance, Africa, whereproperty over US$800 million of sector. continent’s largestSouth and most mature investment commercial transactions completed during 2012,million according market is, byproperty some distance, Southwere Africa, where over US$800 of to Real Capital Analytics data. Domestic funds dominate South African commercial property transactions were completed duringthe 2012, according market, with investors such asDomestic Dipula and Vukile being among the most to Real Capital Analytics data. funds dominate the South African active buyers in 2012. such as Dipula and Vukile being among the most market, with investors active buyers in 2012.

Outside of South Africa, property investment markets remain small and opaque,of although there property is evidence of increased demand for property Outside South Africa, investment markets remain small and from South Africanthere fundsislooking to gain exposure to markets elsewhere opaque, although evidence of increased demand for property in Sub-Saharan Africa.

This is demonstrated by the to sale of the UK-based from South African funds looking to gain exposure markets elsewhere investor Actis’s 85% stake Mall in 2012, to the in Sub-Saharan Africa.

Thisin isAccra demonstrated by the saleSouth of theAfrican UK-based

development of office and retail projects in Ghana, Nigeria and Angola.

Actis and the Russia-based Renaissance Group are the best known of a smalland number of emerging market specialists from that Actis the Russia-based Renaissance Group are outside the bestAfrica known of a are actively developing andmarket investing in property the continent.

Since small number of emerging specialists frominoutside Africa that closing its first real estate fund in 2006, hasin been inSince the are actively developing and investing in Actis property the involved continent. development tenestate projects in five countries, including The Junction closing its firstofreal fund in 2006, Actis has been involved in the shopping centre in Nairobi Thecountries, Palms mallincluding in Lekki, The Lagos.

In late development of ten projectsand in five Junction 2012, Actiscentre confirmed that itand hadThe raised US$278 its second shopping in Nairobi Palms mall inmillion Lekki,for Lagos.

In late AfricanActis fund, Actis Africa Estate 2, which willmillion investfor in retail and office 2012, confirmed thatReal it had raised US$278 its second

investor Actis’s 85% stake in Accra Mall in 2012, to the South African

African fund, Actis Africa Real Estate 2, which will invest in retail and office

8 8

While the technology sector is an emerging source of office demand, multinational companies from the banking sector and firms related to the oil and gas industry remain key drivers of activity in some of Africa’s most dynamic office markets. In Luanda and Lagos, particularly, the strength of demand from these sectors, combined with a severe lack of high quality office space suited to the requirements of international occupiers, creates some of the highest office rents in the world. Prime office rents in Luanda are currently US$150 per sq m per month, higher than in London, Hong Kong or New York, while prime rents in Lagos are US$85 per sq m per month.

Nairobi

6

Office units for sale in Finance Park

Office space for rent in CBD

Office space for rent in Fairgrounds

Office space for rent in CBD

Kgale Hill Precinct

Masa Centre

Tiamo - Riverwalk

Exponential

• • • • •

•

• •

•

•

TunisTunis

investors Atterbury and Sanlam. Both Atterbury and Sanlam are planning further property investments outside South Africa, while RMB Westport, investors Atterbury and Sanlam.

Bothof Atterbury and Sanlam are planning affiliated to the Johannesburg-based Rand Merchant is also active further property investments outside of South Africa, Bank, while RMB Westport, in the region, having completed the raising of US$250Bank, million for its Real affiliated to the Johannesburg-based Rand Merchant is also active Estate Development in 2012, which willofprincipally focus on in the region, havingFund completed the raising US$250 million forthe its Real development of officeFund andin retail projects in Ghana, Nigeria andonAngola.

Estate Development 2012, which will principally focus the

Demand outstrips supply in key property markets

•

Dakar Dakar

Source: Knight Frank Research

investors Atterbury and Sanlam. Both Atterbury and Sanlam are planning Investment in property set to grow The growth of Africa’s technology sector is creating demand for office Both Luanda and Lagos are witnessing considerable office development further property investments outside 30 42 of South Africa, while RMB Westport, Although Africaincluding is receiving increased investment from overseas, and the recent delivery of new buildings, combined with a slight space, from occupiers large multinational IT companies suchthere activity,affiliated to the Johannesburg-based Rand Merchant Bank, is also active 30 as IBM and remains limited activity involving international investors in the property easing of demand from international occupiers throughout the global Oracle, as well as African telecom giants including MTN and

Sectional title offices From P12,500 per sqm Units range from 218 sqm to 254 sqm 8 parking bays per unit Walking distance to Game City

Lilongwe Lilongwe

Harare Harare

Gaborone Gaborone

Addis Addis Ababa Ababa

KPTF Office Park, Lusaka

Lusaka Lusaka

Durban Durban

Maputo Maputo

CapeCape TownTown

Casablanca Casablanca

Source: Knight Frank Research

Kinshasa Kinshasa

0

AccraAccra

20 0

Johannesburg Johannesburg

Holland Office Building, Maputo

40 20

Algiers Algiers

Tunis

Lilongwe Tunis

Harare Harare

Dakar Lilongwe

Khartoum Nairobi

Kampala Gaborone

Douala Addis Ababa

Addis Ababa Kampala

AmosTim Mazarire, Ware, Managing Senior Partner Director +263+260 4 793211 841/9 250 538/250 683 +260 211 255 992-3 Holland Office Building, Maputo amos.mazarire@zw.knightfrank.com tim.ware@zm.knightfrank.com

60

60 40

Abidjan Abidjan

Contact Contact

North Africa

Kampala Kampala

2011

11%

Retail

Cairo

Douala Douala

2010

US$20 per sq m per month

Khartoum Khartoum

2009

Prime yields

Offices

Sub-Saharan Africa

DarDurban es Salaam

Lusaka Nairobi

CapeGaborone Town

Dakar Casablanca

Johannesburg Lusaka

Dar es Salaam Durban

Douala Maputo

Maputo Accra

Tripoli Algiers

Mozambique Zimbabwe

Dar es DarSalaam es Salaam

Source: Knight Frank Research

Kinshasa Abidjan

Managing Director, Kenya Ben Woodhams, 0 +254 20 4239000 Managing Director, Kenya Ascot Piazza, Bulawayo ben.woodhams@ke.knightfrank.com +254 20 4239000 ben.woodhams@ke.knightfrank.com Source: Knight Frank Research

Peter Welborn Managing Director, Africa Peter Welborn +44 (0)20Director, 7861 1200 Managing Africa peter.welborn@knightfrank.com +44 (0)20 7861 1200 peter.welborn@knightfrank.com Abidjan Cape Town

0

Khartoum Kinshasa

Contacts 20 30 Contacts Ben Woodhams,

Lusaka

*4 bedroom executive house – prime location Residential market Residential market The residential market is shifting from a landlord’s market to a tenant’s Source: United Nations Conference on Trade and Development (UNCTAD)

Abuja Abuja

60

2008

40

Casablanca Johannesburg

60

US$ per sq m per month

The residential market the most buoyant property sector, benefiting 2007 both from 0demand forishousing, and from occupiers using residential Report 2000 2001 sq m 2002 2003 2004 2005 Retail US$15 per per month 10% 2006 both from demand for housing, andbeen fromstrongest occupiersatusing residential properties as offices.

Growth has the 13% top end North of the Sub-Saharan Africa Africa Industrial US$1.50 per sq m per month properties asUnited offices.

Growth been strongest at the top of ago the market.Source: Villas inNations areas such has asTrade Sommerschield, which twoend years Conference on and Development (UNCTAD) Residential US$1,000 per month* 10% market.

Villas in areas such as Sommerschield, which two years ago were leasing for US$3,500-4,000 per month, now lease for $5,500Source: Knight Frank Figure 6 LLP *4 bedroom executive house – prime location were leasing for US$3,500-4,000 per month, nowlocal lease for $5,500Primemonth. retail rents 6,000 Rents are much lower on the mass market, Figure 4 per Prime office rents 6,000 per month. are much local development mass market, at around 10-20%Rents of these levels.lower Thereonisthe a major 140 150 atprogramme, around 10-20% of these levels. There is a major development 120 with low and middle income housing proposed and under programme, with low and middlenew income and under construction around Maputo’s ring housing road andproposed in areas such as 120 100 construction around Maputo’s new ring road and in areas such as Matola and Zimpeto.

80 90 and Zimpeto.

Matola

Lagos Lagos

AFRICA 5

Malawi

40 35

CairoCairo

10

Ndola

40

Offices US$30 per sq m per month 10% is undersupplied andNairobi underserviced does not 35 cater to the Sameer Business Park, Demand for industrial space has reduced in and recent years, 30as Zimbabwe Offices US$30 per sqsqmmper 10% Retail per permonth month 10% requirements modern international companies.

The development has become more ofofaUS$40 consumer of imported goods than30 25a manufacturing Retail US$40 sq m month 10% Industrial US$10 per sq mper per month 14% 25 new of new in keyper areas will assist securing industry and country.

Voidfacilities rates are increasing and rents areindepressed.

Tenant viability 20 Cairo Industrial US$10 perdifficult sqper m per month 14% 20 risk isFateh questionable in the current economy, putting at the security Residential US$6,000 month* 7% manufacturing business for Zambia.

Interest focuses on Lusaka as it is 15 Al Cairo Tower, Tripoli Residential US$6,000 per month* 7% of income streams.

Industrial considered 15 the least Source: Knight LLP viewed asFrank an entry pointinvestments from Southare Africa into the 10 centre of the Sub*4 bedroom executive – prime locationsales that have taken attractive of all sectors and the recent Source: Knight Frank LLPhouse 10 place have Saharan market.

5 *4 bedroom executive house – prime location been entirely for owner-occupation.

5 0

Tripoli Tripoli

market Residential market The residential market is the most buoyant property sector, benefiting Offices US$6 per sq m per month 9%

Kitwe

Zambia

Industrial inflows to Africa Maputo primemarket rents and yields Foreign direct investment Prime rentsfrom developers as the Prime yields There is increasing interest industrial market Industrial market Lusaka prime rents and yields Prime rents Prime yields

Luanda Luanda

Residential 2013 Bulawayo

Kenya

Tanzania

Tradeprivate association Southern African Development largest property development ever in Zimbabwe.

A notable recent Pick N Pay, has recently opened.

Uncertainty over the rebasing of the membership Trade association African Development investment transaction is the sale Southern ofCommunity the Pomona Shopping Centre, which Currency Kwacha in January 2013 mayCommunity create issues for retailers. membership changed hands at a reported price of US$7.8 million, giving a yield of 8% Trade association Figure 5 onMaputo market rent. prime rents and yields Foreign direct investment inflows to Africa membership Figure 5

US$ US$ billion billion

US$ billion

Industrial market Trade associationcharge Common Market for Eastern and Africa, A congestion for large commercial vehicles in Southern the city and membership African Development A escalating congestionland charge forSouthern large commercial vehicles in Community the and prices are forcing industrial business tocity move to Figure 5cityprices escalating land are forcing industrial business to of peripheral locations.

Traditional industrial areasto inmove the centre Foreign direct investment inflowsand to Africa Zimbabwe prime rents yields peripheral cityclose locations. industrial areas in the centre of Maputo and to theTraditional port and airport are generally seeing property 40 Prime yields Maputo and closePrime therents portvalue and airport generally seeing property being converted to higher office orare retail warehouse uses.

Prime 35 Harare being converted toare higher value office orof retail warehouse Prime warehouse rents high, in the order US$10 per sq muses. per month, Offices 30 US$12 per sq m per month 8% warehouse rents are in thelocation order of of US$10 sq m per properties month, but this reflects thehigh, city centre someper warehouse 25 Retail US$25 per sq m per month 8% but this thethey cityare centre location ofoffices. some warehouse properties and thereflects fact that often used as Industrial 20 US$4 per sq m per month 12% and the fact15that they are often used as offices.

Residential US$3,500 per month* 10%

Lagos Luanda Abuja Cairo Algiers Tripoli Accra Abuja Cairo Lagos

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

zimbabwe zambia

US$ US$ per sq permsq per mmonth per month

mozambique mozambique

Nairobi Nairobi

by Boidus Admin /

Luanda

Liberia

Benin

US$ per sq m per month

Sierra Leone

Prime CBD location in landmark mixed-use development Various size options available from 200 sqm Available for immediate occupation

•

Last unit remaining Large and flexible open plan floor plate Total size 512 sqm

• •

Grade A listed office space with panoramic views of city Limited space left Only 3 units remaining

Contact TSHEPO, JOE or ABIGAIL about commercial property: +267 3953 950 tshepo.motlhabi@bw.knightfrank.com, joe.simpson@bw.knightfrank.com, abigail.morokotso@bw.knightfrank.com Knight Frank Botswana (Pty) LTD | P.O. Box 655, 183 Queens Road, Gaborone | Telephone: +267 3953 950 | Fax: +267 3951 480

Guest Column Page 6

BOIDUS FOCUS March 2013

SB’13: Southern Africa

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

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

Visit sbconferences.org/sb13africa for more information Conference topics Adaptation to Climate Change * Effects of climate change on urban development & infrastructure * Designing for a four degree warmer world * Adjusting green building codes to climate change Building urban resilience * Assessing risk and vulnerability of urban systems * Factors contributing to urban resilience * Institutional innovations to adaptive management Regenerative design and development * Designing for a thriving world * Rethinking assessment systems * Eco-effective technologies and infrastructure * Retrofitting and re-use Overcoming the barriers * Models of cost and value * Redesigning the regulatory environment * A new built environment curriculum * Knowledge management * Creating a green economy * Models of cost and value * Fostering green jobs

SB13 Southern Africa

Creating a Resilient and Regenerative Built Environment Cape Town, South Africa International Convention Centre

15-16 Oct 2013

SUSTAINABILITY TODAY

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

by Phenyo Motlhagodi The tie between urbanization and global warming is a reality and a major disaster waiting to happen unless mitigated. Cities are Centre’s of industrialization and sources of emission, but they are also home to solutions. Across the world local authorities are looking at harnessing wind, solar and geothermal energy, contributing to green development and improving environmental security.

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

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

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

Now as you read, ponder demise or wait in anticipation for the next issue to see if this discussion/challenge continues or post a response through the different mediums availed by the publication, here is food for thought from our neighboring urbanites, call it the relative comparison – CITY OF CAPE TOWN – WATER EFFICIENT WATER HEATER BY–LAW, 2007 The Objectives of this Bye – Law are to a. Improve energy security and improve energy risk management b. Reduce the use of electricity c. Reduce the national contribution to the environmental impacts associated with the burning of fossil fuels, such as carbon dioxide,

sulphur dioxide and nitrous oxide emissions d. Improve the quality of life through the provision of hot water and e. Create jobs in the solar water heater industry The Scope of the Bye – Law being: 1. This Bye – Law applies to all new buildings in the City other than those exempted (residential building which is not to be equipped with an electrical water heating system for sanitation purposes or buildings used exclusively for industrial purposes where hot water requirements exceed that which can be reasonably obtained through solar water heating) 2. This Bye – Law applies to all additions to existing buildings which will require the use of hot water (e.g. bathroom, bedroom with ensuite bathroom and kitchen extensions) This is only a caption of the Bye – Law, tables on the estimation of hot water usage in different cases i.e. 50 liters/ person per day in High/Middle income house hold have been left out, including the power consumption, but let us rest it here. This is to illustrate the swiftness as will as seriousness in sustainability being adopted by other areas in creating Eco Cities as a result of available resource(s) i.e. sunlight. Botswana has a reported 3200 hours of sunlight per year, one of the highest in the world. The Solar street light piloted by BOTEC has a power rating of 30W, lighting radius of 8 meter from the 7m pole, 20 year life span on solar panel, 4 year life span on light bulb and 2-3 year battery life span. Estimated cost per light is P 10 000. The cost of putting up a conventional street light as we see them today is P 6 000 and the lamp needing replacement at least twice a year, but there is also a monthly electricity bill. In this case the 250 W light that illuminates the streets we drive on would be billed at an estimated P 105 per month and P 1 260 per year for each street light. Now there are the numbers that make a good case for immediate policy on solar use for energy. It is this kind of thought process that informs policies like the Cape Town Water Efficient Water Heater Bye – Law 2007.

Phenyo Motlhagodi is host of a primetime radio show and environmental activist. Connect with Phenyo via twitter: @PhenyoOnRadio or facebook: Phenyo Motlhagodi

CONTACTS | tel: 3922395 | fax: 3924923

BOIDUS FOCUS March 2013

Buildings Page 7

FNB’s CBD HQ – Intelligent Corporate Architecture

by Kibo Ngowi

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

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

FNB’s Manager of Infrastructure Creation and Facilities Management Ms Chanda Masendu, explained that “Staff welfare was a major design feature as evidenced by the Pause Areas contained on each floor, complete with furniture arranged in the style of a cafe; vending machines; coffee-makers; television sets with DSTV subscriptions; a staff gym and a staff canteen.”

These areas, she says, all have wireless internet access allowing staff to breakout and even work on the balcony overlooking the entire CBD.

>>> FROM PAGE 01 The construction of the building was completed within the planned duration of 18 months (as of December 2012) and on budget. FNB Head of Infrastructure Alec Chepete explains that the fundamental reason for the construction of a new office block was the fact that having various business units in different buildings meant that the company could not “benefit from the synergy of being housed under one

was therefore an important decision for First National Bank of Botswana to procure its own bespoke Headquarters to meet customer demands. The key part of the design brief was to aggregate all FNB units from across Gaborone to this new building. In the past FNB’s business units were scattered across town, First Place houses all product divisions hence customers can now access these different services in one convenient location in the heart of the city. FNB’s

roof.” The previous setup also had serious limitations of growth in that they faced space challenges every time they added another service. The new building boasts over 10 000sqm of floor space, almost twice the amount of the previous location.

main aim was also to deliver a building that provides functionality, flexibility and quality space for their staff.

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

The planning of how the different divisions are arranged in the building was a collaborative effort at all management levels to ensure that the building caters for staff and customer needs.

Provision for parking has been suc-

The building’s key features include a four-storey souring atrium with a ventilated and well lit void acting as Vertical Street and stack effect ventilation.

The mahogany finished core lavishly gives one a soft and homely welcome.

The office suites boast an airy open plan with customized personal desks, a truly 21st century working environment. At fourth level, the private client suites feel more like a home, as do the beautifully finished reception and ‘Pause Areas’. At ground floor the welcome area and reception present a colourful welcome and the staff canteen will eventually break out to the outside at ground floor of the building.

The screen façade of the building is protected with vertical louvers providing an intelligent sun screening from the north sun. All this has been done to ensure a quality working environment for FNB staff and a machine lime efficient building. The building scores excellent on all fronts and sets a new standard for corporate architecture in Botswana.

Central Atrium

Private Clients’ Waiting Lounge

Staff ‘Pause Area’

Staff Cafeteria Main Reception Area

Professional Teams:

Open plan office space

Self-serving ‘Pause Area’ Kitchenette

Building Aspect

Company

Developer

Eris Botswana

Project Managers

Metrum Project Managers and AMA Projects

Architects

Boogertman + Partners and Anderson and Anderson

Quantity Surveyors

MLC and FitzWilliam partnership

Civil & Structural Engineers

ADA and Abdulla Associates

Fire Consultants

Manus de-Bryn

Electrical Engineers

Systems & Services Botswana

Landscape

Green Africa

Mechanical Engineers

Spoormaker and AR Edwards

Interior Design

In House

Boidus Feature Page 8

BOIDUS FOCUS March 2013

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

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

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

by Kibo Ngowi & HK Mokwete >>> FROM PAGE 01

Ms Boitshwarelo Lebang

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

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

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

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

BDC is in the process of undertaking a development of a mixed use precinct property establishment - ‘‘THE FAIRSCAPE PRECINCT’’ It is located in the heart of the Showgrounds office precinct, which is the financial hub of the country boasting a combination of local and international companies. The site is strategically positioned as it is approximately 3 kilometres east from the Government Enclave and the Gaborone CBD. It comprises of three consolidated plots owned by BDC, who are the promoters behind the project. There are two additional proposed access points coming from the Riverwalk road and the old dumping site that are to be constructed to improve accessibility into the area.

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

portfolio includes similar developments locally and internationally.

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

The design and construction will in-

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

Public Piazza

Fairscape Precinct Professional Teams: The initial plans show this as comprising; • 18,000 + sqm office precinct • 4,000 sqm of retail space, comprising of upmarket restaurants, coffee bars, boutiques, craft shops etc • 13,000 sqm phase 2 office/retail space • 3 level Basement parking/open parking

Building Aspect

Company

Developers

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

Project Mangers

Brydens Botswana

Architects

Boogertman + Partners and Anderson + Anderson International

Quantity Surveyors

Davis Langdon

Civil & Structural Engineers

Pula Consultants / WSP Structures Africa / AR Edwards

Fire Consultants

Specialised Fire Technologies

BOIDUS FOCUS Classifieds WELCOME

BOIDUS FOCUS CLASSIFIEDS

Welcome | 2013/14 Calendar Events | Tenders/Awards| March 2013

2013/14 CALENDAR EVENTS SAPOA CONVENTION & PROPERTY EXHIBITION

Plot 8913 Maakgadigau Road Tel: (+267) 360 2000 or 390 6853 Gaborone West Industrial Site Fax: (+267) 390 6822 Private Bag 0058, Gaborone TOLL FREE: 0800 600 751

14-16 May 2013

International Convention & Property Exhibition Visit www.sapoaconvention.co.za for more info

PROPERTY LISTINGS Browse latest Hot selling properties List your property to reach your buyers

PRODUCTS DIY Showcase your products Start your own DIY project

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

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

Critical Factors of Tender adjudication 1. Capacity 2. Capability 3. Value for Money 4. Delivery Period 5. Price

Decision Criteria of Tender Adjudication 1. Highest Technical Score 2. Highest Technical & Financial Scores (Combined) 3. Compliant & Loset in price

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

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

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

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

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

UIA 2014 WORLD CONGRESS IN SOUTH AFRICA

MINISTRY OF INFRASTRUCTURE, SCIENCE & TECHNOLOGY Board Adjudication Decisions for the 31st January 2013 Board Sitting Tender No: PR9/3/3/7-1 Tender Title: Ministry of Infrastructure, Science and Technology’s request to shortlist the below listed companies for the Construction of Terminal Building at Sir Seretse Khama International Airport: i. Stefanutti Stocks Botswana (PTY) Ltd, ii. Murray and Roberts Botswana (PTY) Ltd iii. Complant Botswana (PTY) Ltd iv. China Jiangsu International Botswana (PTY) Ltd Adjudication Decision: Approved Submission Date: 29.01.2013

Board Adjudication Decisions for the 7th February 2013 Board Sitting Tender No: PR 9/3/3/7-I Tender Title: Ministry of Infrastructure Science and Technology’s (MIST) request to increase consultancy fees on the contract for Consultancy Services for the Construction of Terminal Building at Sir Seretse Khama International Airport by BWP4, 635,398.59 with respect to (NACO/Stewart Scott International Airport Consultants (NACO-SSI), due to additional fees required in order to complete the project and the estimated fees for Dispute Advisory Services.

Adjudication Decision: Approved Submission Date: 04.02.2013 Tender No: TB 9/3/92/2000-2001 Tender Title: Department of Building and Engineering Services’ (DBES), request to award the tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Building Works to KMP Construction (Pty) Ltd at a fixed price BWP9, 473, 590.00 for a contract period of 196 days or 28 calendar weeks.

Adjudication Decision: Approved Submission Date: 05.02.2013

UIA Congress

3-7 AUGUST

UIA General Assembly

8-10 AUGUST

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

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

BUSINESS LISTINGS List your business and get Boidus Recommendation

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

VALUES: 1. Fairness and Equity 2. Integrity 3. Customer Service 4. Partnerships 5. communication 6. Tranparency

TENDERS JOBS EVENTS List/Find the latest Tender and Jobs In Construction Stay updated with current Industry Events and activities

TENDERS/AWARDS

Tender No: TB 9/3/92/2000-2001 Tender Title: Department of Building and Engineering Services’ (DBES) request to award tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Mechanical Works to Bonanza Equipment (Pty) Ltd, at BWP1, 955, 678.73 Adjudication Decision: Did Not Approve Submission Date: 05.02.2013 Tender No: TB 9/3/92/2000-2001 Tender Title: Department of Building and Engineering Services’ (DBES) request to award tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Electrical Works to Benmas (Pty) Ltd, at a fixed price of BWP948, 987.95.

Adjudication Decision: Did Not Approve Submission Date: 05.02.2013

Board Adjudication Decisions for the 14th February 2013 Board Sitting Tender No: PR 9/3/3/7-XXVI Tender Title: Department of Building and Engineering Services’ request to increase consultancy fees on the Pre and Post Contract Consultancy Services for the Proposed Police Housing at Block 10 in Gaborone in favour of the following consultants: i. Proarch/NMD JV - Architectural Services @ BWP 1,737,905.01 ii. Pula Consultants - Civil Structural Engineering Services @ BWP 1,431,259.94 iii. A.R. Edwards - Electrical Engineering Services @ BWP 417,879.39 iv. Gaam Associates - Quantity Surveying Services @ BWP 1,603.137.81 Adjudication Decision: Approved Submission Date: 05.02.2013

Board Adjudication Decisions for the 21st February 2013 Board Sitting

UIA 2014 WORLD CONGRESS IN SOUTH AFRICA

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

MINISTRY OF MINERALS ENERGY & WATER RESOURCES

TO LIST YOUR T: +267 73805898 E: mail@boidus.co.bw www.boidus.co.bw

Board Adjudication Decisions for the 21st February 2013 Board Sitting Tender No: PR 10/1/3/11-II Tender Title: Department of Energy’s request to cancel the tender for the Design and Construction of New Government Petroleum Strategic Storage Mini-Depot in Ghanzi.

Adjudication Decision: Approved Submission Date: 14.02.2013

Johannesburg, South Africa 29th - 31st May 2013

Contact Sales at marcus evans BelindaR@marcusevanske.com

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

PPADB Toll Free No. 0800 600 751

BOIDUS FOCUS Classifieds March 2013 | Home Improvement Ideas

HOME IMPROVEMENT IDEAS - Skylights [Source: homemakersonline.co.za]

SKYLIGHTS IN THE HOME

Important questions to ask

Types of skylight

Where will it be installed?

There are three main classes of skylights – fixed, ventilating or tubular. Important questions to ask when considering these different types of skylights are:

First, it’s important to determine exactly where the skylight will go, and then decide on what type of skylight will suit that space and your priorities best.

The design of your house must be kept in mind at all times, as must its location in terms of the sun, and the climate.

How big will it be?

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

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

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

Where is the Sun?

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

Glass versus acrylic?

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

• • •

How much space can my roof and ceiling accommodate?

Is it necessary for air to pass through the skylight?

Is the sole purpose of the skylight to allow light in?

Fixed skylights

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

Ventilating skylight

These types of skylight can be opened to allow air inside. They are ideal for spaces like kitchens and bathrooms (they improve air flow, relieve excess moisture, and aid in temperature control).

These skylights can be controlled by remote, by hand, or by automatic sensor.

Tubular skylights

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

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

PRODUCTS: Boards, Shelving, Worktops, Coatings, Timber & Mouldings, Doors & Windows, Hardware, Tools, Kitchen accessories, House brands SERVICES: Deliveries, Quotations, Cutting, Drilling

GABORONE OUTLET NOW OPEN

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

BOIDUS FOCUS Classifieds PROPERTY SHOWCASE

Property Showcase | March 2013

BOIDUS FOCUS Classifieds March 2013 | Products

PRODUCTS

FRANCISTOWN BRANCH OPENING APRIL 2013 Francistown Contact No.:

74 71 83 11 P.O. Box 10039, Gaborone, Botswana Unit G1, Plot 22055, Gaborone West Industrial Tel: 3190837 / 71449624 e-mail: eco-insulation@vbn.co.bw www.eco-insulation.co.za

Tlokweng Branch HEAD OFFICE (ADMIN) Tlokweng Builders Supplies EEZZEBUILD Plot 22036, G-WEST IND. Plot 661, Selokwana Ward, Tlokweng NEXTO PPC CEMENT, Gaborone P.O. Box AD67ADD, Gaborone Tel: 3927637 • Fax: 3927639 Tel: 3934864 • Fax: 3934871

Valid from 25th February - 18th March 2013 GABORONE STORE OPENING VERY SOON

Serowe Branch Palapye Branch Serowe Hardware Kabelo Holdings Plot 132, John Phiri Road Serorome Ward P.O. Box 216, Serowe P.O. Box 830, Palapye Tel: 4630800 • Fax: 4630802 Tel: 4924715 • Fax: 4924714

BOARDS

DOORS

TIMBER

ROOFING

P345 . 85

Hardboard H/C 813x2032 D00135

Classique White 2 Panel D00123

Door Sapele Print

Melamine Board White Double 1.83x2.7m

Door Traditional 813x2032

B00002

D00167

D00163

P139.00 P259.00 P259.00

P259.00

P65 . 85

P278.95 P262.95 Shutterboard Shutterboard 1.22x2.44m

TRT B00052 Hard Board 1.22x2.44mx3.2mm B00007

Door Pine FLOB D00159

Meranti FLOB 813x2032 D00157

Kentucky Door Glass

Entrance H/Duty White

D00140

5868

P268.00 P510.00 P520.00 P770.00

P145 .95

B00004

Elephant / Eagle / Door Press Steel Double Copper Lion 1200x2050 813x2032

Door Pivot 16 Panel W/Frame

A00002/A00004

P65.95

FENCE WIRE GAL 8 GAUGE

F00044

D00133

P620.00 4mm x 50kg 5490

P62.95

WIRE BINDING 2mmx5kg F00042 4mmx5kg F00042

DIAMOND MESH 1.2x75x25m F00013

P224.95

265.95

B00005

P195 . 95

Softboard 1.22x2.44m U/T B00005

Aluminium Sliding Door 1.8x2.1m / 2.4x2.1m

P1899.00 P1225.00 P2450.00 P4140.00 P2490.00 D00133

D00133

P

Chip Board Chip Board 1.2x2.7mx16mm 1.8x2.7mx16mm

P598.75 HI STRAIN WIRE 2.24x50kg F00056

P645.95

Veldspan(Imp) 1.2mx7-113x75x100m F00034

1.22x2.44m U/T B00051

.

P61 85

IBR

6.0m 0.40 L107 6.3m 0.40 L109

6.6m 0.40 L111

P172.95 P194.10 P204.90 P215.70 P226.50 P237.30

P15. 95

2.4m

L5

5.4m

L15

5.7m

L16

6.0m

L17

6.6m

L20

P50.30 P113.10 P119.40 P125.70 P138.30

Dura Tile [SABS] All Colours

CHICKEN WIRE

150 Roll F00O10

1.2mx13mm/mtr F00048

P11.85

P17.50

F00051 P11. 85 1.8mx25mm/mtr P15.50

F00049 1.2mx25mm/mtr

P707.95

Veldspan (SABS) 1.2mx7-113x75x100m F00033

2.0mmx28.5kg F00037

P385.85

2.5mmx35kg

.

.

P24 85 P26 50

N00006

P499.95

DOUBLE 3.6x1.2 F00002

P314.95 FENCE GATE DOUBLE 3.0x1.2 F00001

P00189

P248. 95

.

DULUX CAPITOL PVA 20L Cream

N00008

P26 00

P00188

Timber Bandering 38x38x5.4m

P15.95

N00010

Paint Brush Roller Set O00634

P60.90 P69.60

Timber Purline Timber Purline 50x76x4.8mm 50x76x4.2mm N00095 N00093

TANKS POLES 1.8mx76mm F00017

F00039

P128.85 P367.85 FENCE GATE FENCE GATE SINGLE 0.9x1.2 F00006

P232. 95

DULUX CAPITOL PVA 20L White

Timber Bandering Timber Bandering 38x38x4.5mm 38x38x4.8mm

PCORNER 45.95

1.8mx13mm/mtr F00050

P00067, P00065

Corrugated Iron

FENCING P15. 95

N00108

P75 00 N00112

P47.50

.

P61 85

Meranti Cornice 3.6 B00059

115 Roll F00009

PROMINENT PAINT PVA 20L, Cream/ White

Timber Rafter 38x114x5.4m

5.7m 0.40 L105

BRICK FORCE

.

P140 95

.

P66 60

.

N00107

5.4m 0.40 L103

RHINOBOARD

PAINTS

Timber Rafter Timber Rafter 38x114x4.2mm 38x114x4.5mm

4.8m 0.40 L99

Manager’s Special

Manager’s Special

.

P24 95

Steel Stay 1.8mx38mm

P1295.95 2500L P1895. 95

1000L 5000L 10000L

P2850.95

P6944.95

BOIDUS FOCUS March 2013

Boidus Feature Page 13

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

by Kibo Ngowi & HK Mokwete >>> FROM PAGE 01 Boidus Exclusive Guided Site Visit Boidus Focus gained exclusive access to the rapidly emerging Fairscape Precinct development and an intimate tour of the facility revealed a structure unlike anything ever seen within Botswana’s borders.

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

1

2

3

4

5

6

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

The courtyard, the centre-piece of Fairscape’s outdoor lifestyle, is coming to life perfectly.

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

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

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

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

Our tour ends on the 7th floor but even as the crane hoists yet another load of material for the next floors above, there is no doubt about the special experience the building already offers.

It is the unique experience of what the city has always lacked – a truly exhilarating urban space that can rival what before we could only enjoy outside our country in places like Sandton in South Africa. Now we’ll have to look no further than our own backyard to enjoy this unique experience.

Boidus Editorial Page 14

BOIDUS FOCUS March 2013

This year’s budget propsects: How to prepare for opportunities

THE PM SPHERE

by HK Mokwete Beneficiaries

How to prepare for opportunities

Any additional Training (CPD)

Budget Items

P798 million-Maintenance and refurbishment of: Government buildings Essential maintenance of old building structures should present opportunities for artisans and trades from vocational training centres and brigades.

P997 million- ‘staff housing, expansion of Junior Secondary Schools and refurbishment of Junior and Senior Secondary Schools, construction of computer laboratories’

Industry Professionals

Architecture

Engineers

Quantity Surveyors

Contractors Students and Education

Career Opportunities

1. Register accordingly and comply with PPADB requirements.

2. Design Build-turnkey expertise 3. Experienced site architects and project management 4. At least a qualified building surveying technician for as-built surveys and reports 5. Lab Specialists with experience designing school labs.

6. School experience portfolio ready

•

1.

2.

3.

4.

5.

Register accordingly and comply with PPADB requirements.

Structural and services audit expertise Experienced project engineers School design portfolio ready Laboratory detailing and necessary M&E expertise

•

1. Register accordingly and comply with PPADB requirements.

2. Facilities Management expertise 3. Portfolio on schools experience and laboratory specialist works

•

1. Register accordingly and comply with PPADB requirements.

2. Expertise in Laboratory construction and fit out specialist

•

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

Schools • Vocational training Centres • New Era College • Baisago College

• • •

• •

• •

Disentangling the Web – A Look at Infrastructure Project Management

by Brad Jones

Specification and detailing Project Management Course Facilities Management Course Health and Safety Seminars Project Management Course Facilities Management Course Health and Safety Seminars Project Management Course Facilities Management Course Health and Safety Seminars Laboratory specialist fit out.

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

Projects have the following qualities or features: they introduce change; are temporary in nature; are crossfunctional; are unique; and carry a degree of uncertainty. From the above, it shows that the skills needed in a project manager or a project management organisation comprise: planning, delegating, controlling and monitoring. The six variables of project performance we may wish to control as project managers are: costs, quality, scope, risks, benefits and timescales.

In our context, being the delivery of public and parastatal projects, things are so bad they can’t get any worse.

Many of us have been entertained by the spectacular failure of project after project. It was amusing to watch while it happened to the football fans (Francistown, Lobatse and National Stadiums); Policemen (Dibete, Lobatse Police stations); patients (Sbrana Psychiatric Hospital, Maun District Hospital, Scottish Livingstone); our children, nephews and nieces (Goodhope Senior Secondary), the poor residents of Palapye with the earlier mishaps of BIUST and Fengue Glass Project.

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

Now things have come to a boil with project failures affecting us all. The recent power and water shortages have affected a larger segment of the population. Since 2008 the power shortages have turned the focus of our collective wrath on cabinet (if you read David Magang’s ‘Magic of Perseverance’), BPC and Ministry of Minerals, Energy and Water Resources.

Things did seem to be calm for a few years as measures were taken to sure up the power supplies but we now

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

The failure by BPC’s Morupule B and the adverse consequences on the economy and society cannot be our finest moment. Attitudes have hardened towards BPC with some even resorting to a noconfidence knee jerk reaction of purchasing portable generators to cushion themselves against the load shedding.

Who can forget the occasion when load shedding was conducted at Princess Marina Hospital?

This wasn’t our finest hour as professionals and project managers as we failed to deliver a project whose failures have national ramifications. It is evident from our national projects that we have not followed a business case or adhered to it. The energy expansion programme’s business case must have contained reasons such as: • To increase Botswana’s ability to produce power; • To improve the national power supply stability; Expected benefits from such a power project are: • Greater power supply stability and security; • Potential to export power to neighbouring countries; In the same vein the expected benefits of the water sector reforms would probably be: • Greater efficiencies by dealing with one single utility provider by transferring water duties from central government (Water Affairs) and Local Government (Councils) to WUC. With the water sector reforms some teething problems have arisen, with respect to changing over billing systems, breakdowns of pump-stations and pipes (arising from taken over infrastructure not matching expected conditions of performance). But these benefits would have been calculated over a medium to long term period with some planning assumptions such as infrastructure being of a particular grade when it is taken over. >>> CONTINUED PAGE 18

BOIDUS FOCUS March 2013

Education Page 15

UB Architecture Students INTERNATIONAL STUDENTS Association at AAB Show Survey shows the profession must transform to survive [BD Online]

by Boidus Admin

by Amanda Baillieu, 7 March 2013 / Source: bdonline.co.uk

BD’s employment analysis shines a harsh spotlight on the failures of current practice The difficulties so many architects are facing make painful reading. Running through almost a thousand comments that have accompanied BD’s first annual employment survey there are three common threads.

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

Other Stall Exhibitors at the show included material suppliers, banks, product specialists, industry professionals, and was open to the general members of the public.

Held Saturday, 9th March 2013

None of this makes surprising reading. Other recessions have prompted a similar outpouring of frustration, anger and bewilderment. The fact is that in hard times, such as these, architects’ long and arduous training never seems to pay off.

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

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

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

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

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

The result is not a profession in any real sense. It’s an unhappy, overqualified and grossly underpaid mess.

This is why, hundreds of you have decided to give up on architecture altogether.

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

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

One place to start is surely with architectural education.

Schools cannot carry on on churning out architects — too many of them poorly educated — pursuing unpaid or lowly paid jobs with no future. Neither can the RIBA argue, as it has before, that the solution lies in the profession being smarter than anyone else, and then talking up its collective success.

It’s failure that now needs addressing.

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

Property / Financing Page 16

BOIDUS FOCUS March 2013

Buy or Build a new home — The Pros and Cons

by John Roberts / Source: sacommercialpropnews.co.za

How About Property Investment?

by Leano Joconia

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

Why choose property investment?

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

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

When making your decision about buying vs. building, there is a selection of issues to consider. Building your own home has the potential to be easier than before, particularly with so many developers offering a predefined set of floor plans and options.

…and the cons

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

Speak with anyone that has built their own home and most have horror stories about the project taking too long or exceeding cost expectations.

Whether it is inclement weather, problems with obtaining the proper materials, delayed inspections or an overstretched general contractor, building your home from the ground up can come with significant delays.

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

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

If you decide to buy If you decide to buy you should then decide whether to buy an existing home or from a developer in a new complex/development. If you prefer the latter • You do not have to put up with the previous owner’s taste and have the choice of deciding what finishes you desire and make your dream home a reality.

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

• You have a 5-year major struc-

Pros of building vs. buying Building your dream house offers tremendous sentimental value and advantages in the long run. When you build a home, you can have everything your way from the carpets to the cabinets and everything in between, both structurally and design-wise.

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

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

If you are buying an existing home, Transfer Duty is payable on the purchase of a property from a natural person. In the event of purchasing from a developer, the developer will be VAT registered, and the price of the property will include VAT. The VAT is payable to SARS by the developer at 14% of the purchase price, but Transfer Duty payable on the purchase of an existing home is payable to SARS by the purchaser. On proper-

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

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

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

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

Consider the meetings with the developer and sifting through the catalogue

•

•

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

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

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

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

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

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

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

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

Property investment offers a combination of rental income and capital gains. Investing in property is not only going to give us a positive cash flow but also the potential capital gains. If you have a property, you have full control of how you will increase the value of the property. There are many ways that can be done to increase the value of property, ranging from very simple things like painting the property.

Unlike a savings or deposits where interest is given is usually much lower than the rate of inflation, property prices usually follow at least the inflation rate. In this case, investing in property is still a better option to protect them from inflation.

How do you choose an investment property?

There is a lot to consider when choosing the type of property to invest in. If investing in more than one property it is highly advisable to buy across different areas/locations. This can spread the risk of your chosen area not performing as well as you hoped. If you are only investing in one property and for the first time then go with what you know.

Choose an area that you are familiar with, preferably one that you have lived in so that you know the desirable spots and the available amenities. If you are looking to invest in an area you are not familiar with then you will need to do some research into things like population growth and nearby industry. Equally important to consider are age of population, average wealth of population, new housing going in the area and employment levels. Also determining whether or not the property will bring in a positive monthly cash flow for you is one of the most important factors. You do not want to be stuck with property that does not give you any returns but rather eating from your pocket.

How do you acquire an investment property?

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

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 March 2013

Comments Page 17

EDITOR’S NOTE

The architecture of corporate identity

by H. Killion Mokwete, RIBA Chartered Architect

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

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

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

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

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

EDITOR H. Killion Mokwete

DESIGN Bridget T. MacKean JOURNALISM Kibo Ngowi SALES H. Killion Mokwete Thabo Sarona DISTRIBUTION Nako Kabomo GUEST COLUMNISTS Phenyo Motlhagodi Brad Jones

Comments & Letters

SEND YOUR COMMENTS AND LETTERS: EMAIL: mail@boidus.co.bw VISIT: www.boidus.co.bw

Boidus Botswana shared a link @ bizcommunity.com:

There you have it. The President speaks out. I also wish he could address the shear incompetence of those local ministerial mangers/directors who are supposed to be supervising or overseeing these projects. For example, wasn’t there a specialist who was fired/resigned at Mmamabula long after he had been warning government about the shoddy works being undertaken by the Contractor? Who did these reports go to and why did in the end the specialist have to leave his job when in fact he should have been the government’s best friend in this case? I say the Chinese are not alone!

They have friends here whom they eat with! They have to be dealt with too. Caesar Tshupelo, there you have it.

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

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

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

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

Nkadzi Lemang: very candid of HE!!

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

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

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

Lame Mmolawa: All we await is nothing but action. In agreement with the rest, there is no local expertise to undertake such huge upcoming infrastucture projects.

May be we should start to look into other procurement models which will help realise upskilling the locals yet beneffting from foreign expertise?what happened to CSR? We need overhaul of the system. Not only on the contracting side but how we as construction professionals

Boidus Botswana: you see i think us professions in the industry also have to face the blame: we have failed to set up regulatory measures for so long and in fact one can assume some like it this way, where anyone can set up shop and call themselves, architect, eng. contractor, QS etc without proper due diligence on their professional education and qualifications and therefore its easy for those that are in it JUST for the quick buck making their wealth.

Also most of the so called local established firms esp. architects have benefited in the past from various local empowerment procurement methods such as the notorious rota system and never bothered to invest in real growth and skills development. All they wanted was maxim profit without reinvestment. There is no reason why some of these old firms are still run as one man band after years of undertaking government backed work. These are the same firms that front for South African based designs with their local office only employing technicians. So yes local benefication is wellcome but it has to be equally by complemented by professionals who have real ambitions beyond just milking off government.

Boidus Botswana shared Vocal Media’s photo:

Left derelict, but pure heritage. To add to the series, we share a photo of one of the first prisons in the country that are no longer in use. This photo was taken by one of the photographers Vocal Media. Feel free to share the photo Caesar Tshupelo: Old prisons right? Dilo tsa mono ntate...

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

Van-p Modisane: they jus think tourism is about Okavango only! this kind of buildings will one day be monuments and museums Katlego Mwale: We need a proper heritage policy that is underpinned in our planning framework, there seem to be a common believe that conservation is leaving valuable heritage in disuse. The fact is our heritage is very fragile and once its gone we cant recover it,

BOIDUS F O C U S

Botswana’s Architecture Design & Urban Landscape Newspaper

Subscribe Now Get your copy delivered to your door: KILLION

+267 75505291 killion@boidus.co.bw NAKO

+267 71251412 nako@boidus.co.bw

FRANCISTOWN

GABORONE

send your details to: WADA SUPANG

+267 71480679 mail@boidus.co.bw

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

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

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

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

Goabamang Moabi Lethugile: king abdullah international gardens

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

Professional Practice Page 18

BOIDUS FOCUS March 2013

THE PM SPHERE

Disentangling the Web – A Look at Infrastructure Project Management

by Brad Jones

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

>>> FROM PAGE 14 With every business case the expected disadvantages should be listed and interrogated. In this case the BPC taking an expanded generation capacity would have led to: • Higher electricity costs arising from the need to recoup capital costs that have necessitated the building of Morupule B (BWP11bn).

Does the consumer know of this?

See the case of Eskom applying to the energy regulator for a 16% per annum increase of electricity tariffs which was recently cut down to 8%. In BPC’s case, they will have to increase the prices sooner rather than later or be forced to operate at superb efficiencies if tariffs are to remain the same.

• Days of electricity being cut while the existing network and the new equipment are being synchronised. This will result in downtime for business and will need to be effectively communicated. In this

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

vein, BPC has been superb as they do communicate their planned shutdowns meticulously.

response plans for Morupule B would have entailed: • Commissioning failures.

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

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

In the case of water sector reforms, the expected disadvantages would have included: • Drop in productivity during the integrating of council workers and Water Affairs into the WUC organisation.

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

Timelines also play a role in the business case including timing of when specific benefits would have been realised.

The client needs to know when the benefit of realising foreign earnings arising from exported power will be timed.

Investment appraisals play a major role in project management including comparing between different competing projects for finite financial resources.

How effective are our portfolio and programme management strategies?

Who do we look up to for such guidance? In the public sphere one may say the NSO is the mother body whom all programme and portfolio is derived from or our “national PMO”!

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

Risk identification should be a rigorous activity done not by one person whose impartiality may be questionable. One thing as project managers we have developed a habit of doing is to work in silos. We should realise as clients that sometimes it’s a human weakness to give a rosy picture of the possibility of a project being done with minimum fuss.

The risk identification process should also not be on the other side of the scale where we balloon risks and their impacts to scare clients away from undertaking projects, or for them to give us larger fees than is justifiable. A proper risk identification and accompanying

The inherent risks in the water sector reforms would have entailed: • Capacity constraints. WUC may be overwhelmed by the huge assets it’s being expected to take care of.

At their current capacity are they capable of handling the expanded portfolio? Do the transferred Water Affairs and local government staff have a business mindset to cope with the new culture they have been thrust into? What additional training is needed to bring everybody to the expected levels of performance and what are the

With the above synopsis of the business case we may bring everybody to talk the same language. Change is a painful experience which elicits many reactions in intended objects; Resistance, acceptance and outright rejection may occur. What needs to change in the local context is project management and the approaches that have been adopted by the various sectors in the country. Projects are temporary organisations which bring about business changes and therefore the intended business changes have far reaching consequences and impact upon the community. They need to be done right the first time!

We all know how during the years when we used to have surplus after surplus and under-expenditure we used to be informed that capacity problems were what prevented us from reaching our promised land. It would be interesting to take a microscope and have a look at the old construction projects and see what made their products remain standing, with any shortfalls being the maintenance neglect. See how they were executed, see if the lessons of their success were brought forward or fed into the projects that we’ve undertaken since 2003 to now.

The Botswana public has been battered by failure of many projects and an absence of consequences for mismanagement, incompetence and delayed benefits. Going forward, we professionals may struggle to regain the public’s lost confidence in our ability to conceptualise and deliver projects that can be a springboard for development. Another side of the coin reveals that there are opportunities to dismantle the system, and mould it in how we would like it to work for practitioners and customers.

It’s obvious we’ve gotten nowhere fast in the last 15 years. This is the challenge for academia, organisations and professionals to move on to common ground.

We all are in agreement that we’ve gone horribly wrong.

Over the next three publications I shall produce aspects of our project management and discuss the topics centred on development in the built environment. Role players such as community, the client, project management organisations and professionals, the project management body of knowledge and how they interact with the project will be defined and described on how they can contribute to the enhancement of the profession.

If we incorporate a bit of seriousness into our methods going forward we may extract value and sustainability from Phase 2 BIUST, the railroad mega projects, Mmamabula and other landmark projects contained in the Botswana Excellence Strategy.

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

Professional Indemnity Insurance A Necessity Not A Luxury

by Komissa Burzlaff Strategy Development & Marketing Manager For most businesses, insurance has become part and parcel of operations: An investment of some sort to ensure that you are continuously protected from the unforeseen. Unfortunately there is still limited information for businesses that need cover, and many businesses are not sure of the procedures or coverage provided. BIC, the leading short term insurer in Botswana, provides insurance protection to commercial and professional clients.

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

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

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

The limit of indemnity required can only be assessed by the professional to determine the amount of cover appropriate to their business and it is always important to consider the amount of “work” that the company carries out when determining how much cover to effect.

Thus if a company has more “work” then there are higher chances of incurring a claim.

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

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

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

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

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

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

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

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

Electronic Equipment Insurance(EEI) covers material damage that is the physical loss of or damage to all types of electronic equipment like computers, radiation equipment and communication equipment.

It covers against loss or damage as a result of external causes including natural calamities, malicious acts, negligence and electrical malfunctions.

Botswana Insurance Company Limited Tel: 3600500 | Fax: 3972867 Website: www.bic.co.bw | Mobisite: m.bic.co.bw

BOIDUS FOCUS March 2013

Advertising Page 19

- - - - L A N D S C A P E A R C H I T E C T A N D F LO R I S T- - - think landscape - think swanscapes P.O. Box 150326 Tonota, Botswana Talk of the Village Complex Cell: +267 71480679 Email: swanscapes@yahoo.com

ADVERTISE YOUR PRODUCTS HERE AND REACH YOUR CUSTOMERS

Construction Industry Architecture Built Environment Arts & Culture Property Investment WHY BOIDUS? • the consumer of the built environment needs to be in a position to access information regarding what the architectural industry is up to • a platform for discussion and discourse needs to be created where open, earnest discussions on important issues take place

GABORONE KILLION

T: +267 75505291 E: killion@boidus.co.bw NAKO

T: +267 71251412 E: nako@boidus.co.bw FRANCISTOWN WADA

T: +267 71480679 E: mail@boidus.co.bw

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

Advertising Page 20

BOIDUS FOCUS March 2013

electricaldistributors

LIGHTS

Unit 10, Western Industrial Estate BDC Complex, Block 3 Industrial, Gaborone Tel: 391 3506 | Fax: 391 3864

Open on Sundays

We’ll Light Up Your World Crystal Chandelier Lights Modern Kitchen Lights Driveway Lights Garden Lights LED Strip Lights Living Room Lights

We offer the following services: • Lighting Layouts & Designs • Technical Expertise • Lighting Consulting

BOIDUS FOCUS March 2013

Regional / International News Page 21