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NEWS > 02 Phakalane Hotel Resort Wins World Travel Award 03 Cape Town Awarded World Design Capital 2014
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EDITORIALS > 04 Indigenous Nurseries Give Mokolodi Women A Platform 05 Public Procurement & Asset Disposal Board (PPADB) Unsustainable
BUILDINGS > 06 CBD's Power Play: Investment For The Wealthy Magnets Of The City 07 Rail Park Mall Officially Opened
COMMENTS > 11 Interview with Thato Motlhaping, University of Botswana 12 Property Financing: Leon van Moerkerken, Stanbic Bank
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iTowers: High Order Of Design Is Finally Here In CBD Seyed Abolfazl Jamali
by Boidus Admin / Images © PMA [Paul Munnick Architects]
Manhar Mooney
CBD's Power Play!
by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect According to a wealth report (The Wealth Report 2011 Knightfrank.com | Citiprivatebank.com) by property giants Knight Frank Global, property remains the most favoured type of investment for the wealthy, way ahead of gold, bonds and hedge funds. Direct invest-
ment into residential and commercial real estate is the most favoured option, while office and retail space is the most popular commercial property choice. In Botswana’s lucrative property mar>>> CONTINUED PAGE 06
ter recycling, making it also an energy efficient office block. When complete, the building will also have corporate office space, high end penthouses and studio apartments.
Gaborone City Development Plan (1997-2021) / Revised Plan, Oct. 2009
Where Is The Next Big Place To Invest In Land/Property? by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect In the just announced half year economic results by the CSO, the economy grew a good 9.6% with the construction sector contributing 28.3% to this. This was despite the recent freeze in new developments by the countries biggest Boidus is on FACEBOOK “BoidusBW”
developer, Botswana Government. This could very well be attributed to the coming-to-maturity of the private sector’s role in the CI in Botswana. Most of which is the revenue injected into the >>> CONTINUED PAGE 14
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The iTowers, a 21 storey development at the heart of Gaborone’s Central Business District is slowly taking shape and Boidus took time to talk to its visionary designer, Paul Munnik, Managing Director and founder of Paul Munnik Architects. The hugely influential designer has had a hand on a number of projects ranging from commercial, hotel and lodge developments throughout the country. Not only does Mr Munnik design his ideas for clients but he also lives in one of them, as he excitedly told us about his off-the-grid house in the leafy fields of Mokolodi.
The tower will allow users to fit out and access quality prime space in CBD without high costs. The building employs energy efficiency such as double glazing, shading strategies and brown wa-
According to a promotion of the building from iTowers: • The project is intended to enable individual businesses to purchase their own piece of the action in a building of the highest quality in the most prime location in the heart of the capital. • Sectional title ownership, which will afford small businesses the opportunity to own their own investment in the CBD. • Purchasers will be given the choice of buying an empty shell and furnishing it as a standard outfit or the more exclusive designer outfit. • Ground floors will accommodate 1500sqm of retail outlets, com>>> CONTINUED PAGE 10
The iTowers is developed by Manhar Mooney of City Skapes and Tredinnick. The first tower which is currently on site was developed and sold off plan.
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Local News Page 2
BOIDUS FOCUS Tuesday 01 November, 2011
Phakalane Hotel Resort Wins World Travel Award
PITSO NEWS & ISSUES “Pitso” To Tackle Corruption
by Esther Amogelang / Images © Phakalane Resort
by Esther Amogelang
Phakalane Hotel Resort is contributing to the built environment in a number of ways, because of their golf which makes it a good development as it create jobs for a lot of people and boosts the economy through its hotel. Phakalane Hotel Resort has recently won an 18th World Travel Award after being voted together with other industry professionals in Egypt. According to General Manager of Phakalane Gavin Hatherley, the criteria used for this year award was based on getting feedback from the clients. Most of the votes were done by foreigners who have had good experiences with the Hotel especially South Africans and Europeans through their travel agencies.
Gaborone CBD, one will expect competition but Hatherley disagrees with that, saying they are two different things, they (Phakalane) are more of a golf resort which makes them unique while Holiday Inn is more of a hotel. He also said they are having a good advantage of attracting more tourists as they are close to the airport where tourists land, near to the bush with nice views and also convenient.
Hatherley hopes his company will continue to win in future as they had in 2004 won Botswana‘s leading golf resort and in 2005 and 2010 won that of Botswana’s leading resort. Hatherley who hails from South Africa has been in the industry for 20 years and with his passion for tourism and as the General Manager of Phakalane he sees his company continuing to shine even in future.
Hatherley described the award as the most “prestigious” honor in the global travel and tourism industry that a company can ever receive.
Hon Swartz said the idea came two years ago with the main reason of coming closely with different stakeholders to discuss challenges in the construction industry. Swartz admitted that his ministry has been faced with a lot of problems especially in the construction industry. He mentioned poor workmanship, poor project planning and use of complete designs among others which he said is caused mainly by poor supervision of projects. He cited Sir Seretse Khama International Airport (SSKA) as a clear example of failure of consultants to interrogate the designs which then result in cost escalations. The project, he clarrified, was tendered at P433 million when started and is now expected to finish at a total cost of P520 million.
Hatherley stated that Gaborone Sun, Grand Palm Hotel Casino Resort and Walmont Hotel were nominated alongside Phakalane for Botswana’s best leading hotel. When asked what are the challenges they are facing on their daily basis as a hotel, Hatherley emphasized more on poor service. He said he had experienced the same problem everywhere in Botswana were people are forced to serve. “Their job is to serve, they are paid for it but you will see them being pushed to do what they are paid for,” he said.
He also added that due to poor project planning, Good Hope Senior Secondary School which was completed at P340 million has a poor water drainage system which remains a concern. Among many government projects which has seen funds going into waste at the name of Infrastructure is the Hukuntsi- Kang road which until today is still under construction, which the minister referred to as the most expensive ever built road awarded at a cost of P536 million.
He said unless people understand work ethics then poor service will always be a problem everywhere.
Swartz said that all these problems according to the public arise because of corruption in the construction industry.
With the introduction of Holiday Inn at
PPC Acquires 3 Quarries in Botswana by Boidus Admin / Press Release from PPC
The 50 million Pula (US$6.8 million) acquisition is part of the cement giant’s expanding footprint and will make PPC’s Aggregates division the largest aggregate producer in Botswana. New quarries in Gaborone, Francistown and Selebi-Phikwe, will expand PPC’s existing portfolio in Botswana to meet the local market demand for aggregates, which is a complimentary prod-
“To correct wrong, you first should acknowledge it”. These sentiments were said by Honourable Minister of Infrastructure, Science and Technology, Johnie Swartz when opening the Construction Pitso Programme at Gaborone International Convention Centre (G.I.C.C) recently. The event which was graced by many from the construction industry in partnership with representatives from Ministry of Transport and Communication, Local Governments, Mineral Energy and Water Resources and Lands and Housing was held to bring all stakeholders from the construction industry together to try and discuss issues affecting them.
The event which was attended by many, among others CEO’s of travel companies, tourist’s board chiefs and government ministries was held at Egypt Hall, at Soho Square in Sharm el Sheikh, Egypt.
As part of its southern Africa expansion strategy, Pretoria Portland Cement (PPC) has acquired three aggregate quarries from Quarries of Botswana.
Johnie Swartz, Minister of Infrastructure, Science and Technology
uct to cement. “Various alternatives were considered to increase PPC’s aggregates presence in Botswana. Both Gaborone and Francistown are forecast to be major growth nodes in Botswana and this was an obvious choice to develop our aggregates business further. Acquiring the assets of an existing business made more sense than embarking on a green fields expansion” says PPC’s executive for the Aggregates division, Riaan Redelinghuys. The investment will see PPC’s Aggregates division increase its total capacity
from 3 million to about 4 million tons per annum and gain approximately 100 employees. PPC CEO, Paul Stuiver said “We recently communicated to our investors that we are pursuing expansion opportunities in other parts of Africa, however this acquisition shows we are still considering any good opportunities to expand our local business.” PPC will release its annual results for the twelve months ending 30 September 2011 on 8 November 2011. The company is currently in a closed period.
Also, the minister warned those who might be involved in the corruption acts that the hands of the law should soon catch up with them, firmly and fairly. He urged everyone to cooperate by reporting those they suspect to be involved in corruption. He said his ministry’s expectations are for the project to be utilized in order to reduce corruption which is a major concern in the industry. Some of the measures he indicated which his Ministry is currently implementing are quality audit team, document audit team as well as end of activity report. For his part Boccim Representee, Mr.J.Mokgosi praised the Infrastructure ministry for hosting the first ever Pitso saying when focusing on long-term goals when dealing with issue in the construction industry it will create meaningful projects and also facilitate the acts in an effort to better the delivery of projects. He, however, admitted that corruption does exist and suggest that all stakeholders should come together as one to trace what has gone wrong. He further identified temptations, pressure of business, competition out there and partners among construction industry as the main reasons of acts of corruption.
BOIDUS FOCUS Tuesday 01 November, 2011
Regional / International News Page 3
RIBA Awards 2011: Lubetkin Prize, Royal Gold Cape Town Awarded World Design Capital 2014 Medal, Stephen Lawrence Prize by Boidus Admin, Images and Text © RIBA [www.architecture.com]
Lubetkin Prize 2011: The Met, Bangkok, Thailand, by WOHA
The Lubetkin Prize is named in honour of the Georgia-born architect, who worked in Paris before coming to London in the 1930s to establish the influential Tecton Group. To enter, the architect must either be an RIBA member based in the UK building outside the EU, or an RIBA member based outside the UK building within or outside the EU. It is awarded to the most outstanding building and is chosen from winners of RIBA International
The award is for a body of work, rather than for one building or for an architect who is currently fashionable. Previous winners include Le Corbusier (1953),
The Met in Bangkok, Thailand by WOHA has won the prestigious RIBA Lubetkin Prize for the most outstanding work of international architecture by a member of the RIBA. A residential skyscraper incorporating outdoor spaces, balconies and gardens, The Met is a sixty-six storey perforate tower which uses the power of nature
over 50 national and international competitions and many international awards and citations for design excellence, including the RIBA Stirling Prize 2007 for the Museum of Modern Literature, Marbach am Neckar in Germany. His practice’s Neues Museum project in Berlin, in partnership with Julian Harrap, was shortlisted for the 2010 RIBA Stirling Prize.
Frank Gehry (2000), Archigram (2002), Frei Otto (2005), Toyo Ito (2006), Herzog and de Meuron (2007), Edward (Ted) Cullinan (2008), Alvaro Siza (2009), I. M. Pei (2010) and Sir David Chipperfiled (2011). The internationally-acclaimed British architect Sir David Chipperfield CBE is the RIBA's 2011 Royal Gold Medallist. David Chipperfield’s practice has won
Stephen Lawrence Prize 2011: St. Patrick's School Music and Library Room, by Coffey Architects
The RIBA Stephen Lawrence Prize is funded by the Marco Goldschmied Foundation, and was set up in memory of the teenager who was setting out on the road to becoming an architect when he was murdered in 1993. The prize, which rewards the best examples of projects that have a construc-
to cool the apartments. Wind speeds at that height are considerable, so by punching holes through the building and drawing air up vertical voids in the structure, the architects have been able to introduce natural ventilation to flats at all levels. Some of these floors are kept open to provide communal spaces, which include a garden, a gym, a 50 metre swimming pool and other leisure facilities, such as barbecue and seating areas.
Awards following visits by a jury of architects and a lay judge.
Royal Gold Medal 2011: Sir David Chpperfield CBE
Given in recognition of a lifetime's work, the Royal Gold Medal is approved personally by Her Majesty the Queen and is awarded annually to a person or group of people whose influence on architecture has had a truly international effect.
by Boidus Admin / Press Release © WDC2014 [www.capetown2014.co.za]
tion budget of less than £1 million, is intended to encourage fresh talent working with smaller budgets. St. Patrick’s School Library and Music Room in London has won the RIBA's 2011 Stephen Lawrence Prize.
'Less is More' would seem to sum up this tiny yet delightful and ingenious school extension providing a library, music room and store room. The building has a simplicity that comes from a straightforward plan and the prevailing expression of just two self-finish materials. The space is lined on three sides by bookshelves at ground level and the storage display of musical instruments on the first floor mezzanine. The central volume created by this arrangement is open and flexible to allow for both musical practise/performance and also as a group reading area - in fact whatever the school requires. However, this simple arrangement is literally given a third dimension by the openable glass wall which, with a freestanding external canopy, creates an informal proscenium for play.
26 OCTOBER 2011 Capetonians today celebrated their city being named World Design Capital for the year 2014 at the International Design Alliance (IDA) Congress in Taipei, ahead of fellow short-listed cities, Dublin and Bilbao. News that Cape Town won the sought-after accolade came just after 06h00. The Taipei announcement and the acceptance speech by Cape Town Executive Mayor Patricia de Lille were streamed live over the internet at a gathering hosted by the Cape Town Design Network (CTDN) at The Field Office in The Fringe. Members of the City of Cape Town’s Mayoral Committee and Cape Town World Design Capital Bid Committee were present. Many had also attended the CTDN’s pre-announcement party the previous night at The Assembly, one of Cape Town’s leading live music venues. In Cape Town, acting Executive Mayor Ian Neilson announced the news at a Council meeting. “This is great news for our entire city and especially for our design community whose work earned us the title. We are celebrating design in its broadest sense from construction, engineering and process solutions for human needs to that which is visually and functionally useful and beautiful. In 2014 we will be celebrating 20 years of democracy – and now, through a full
year of design-led events, we will be celebrating the role that design has played in taking a divided city and transforming it into a more integrated one. Design holds the key to addressing the issues of growing urbanisation. Design will help us to make a great city event greater.” As the World Design Capital for 2014, the City of Cape Town will now be required to pay a licensing fee of 160 000 Euros to Icsid (the International Council for Societies of Industrial Design) over two years, for the use of the title. Private sector sponsorship will be sought to promote the title and the city’s yearlong programme of events. Guy Lundy, CEO of Accelerate Cape Town and Bid Committee member said: “To be economically competitive Cape Town must promote its people assets, ideas, skills, and solutions for a more liveable city, to the world – against a backdrop of great natural beauty. We anticipate strong private sector interest in partnering with the World Design Capital 2014 project in the form of sponsorships. The title offers a full year of exposure in 2014, plus two years of prepublicity in the run-up to the designated year. This makes it a very attractive opportunity for brands wanting to align themselves with design and creativity.” To read more visit: www.capetown2014.co.za
Editorials Page 4
BOIDUS FOCUS Tuesday 01 November, 2011
Indigenous Nurseries Give Mokolodi Wom- THE MINISTER'S SPEECH Duthie 71301083 / Lorato Matladi 72568624 en a Platform / Karin Email: walkabout@info.bw Minister Johnie Swartz Calls For Honby Esther Amogelang / Images © Mokolodi Indigenous Nurseries
cope well with dry winters. They have low maintenance, easy care, attract birds, bees and butterflies are 100% organic, essential for fruit trees, herbs and vegetable seedlings, aged kraal manure used in our soil mix – an excellent natural fertilizer long flowering periods and a variety flowering times during the year.
With the aim of empowering Mokolodi women and surrounding areas and assisting them to break the cycle of poverty and illiteracy the idea for this project came in 2005 through the propagation and supply of indigenous, drought resistant plants and trees. These species range from local stock and seeds. Mokolodi Indigenous Nurseries plants include among other things varieties of hardy succulent ground covers, grasses, herbaceous and succulent shrubs, Aloe and trees all selected in order to thrive harsh conditions. This initiative gives women a platform to learn and show their skills, create jobs for them as well as support environmental conservation. Mokolodi Indigenous Nurseries Project Coordinator, Karin Duthie said some of the challenges they are facing is slow response/trend to catch up in Botswana in spite of Indigenous plants being globally used. She however said utilizing indigenous plants conserves water as they can handle high temperature and low rainfall. She said although the knowledge of indigenous plants is growing they continue to have limited support from government and other institutions. Duthie said as part of their social corporate responsibility, their customers are predominantly individuals and smaller businesses who appreciate the opportunity to support less fortunate people and contribute to the conservation of water and the overall sustainability of the planet. Some of the places were this tree
plants initiative have been used in the past include FNB, British Council, Botswana College of Agriculture, Gaborone Sun International, Phakalane Estates, Westwood International School, Mokolodi Nature Reserve, Fairgrounds International Finance Park and Stocker Fleetwood. They also supply some of the plants and trees to several professional landscaping companies. Duthie also added that most of their plants are adapted to climatic conditions for example succulents can store water to cope with high temperatures, groundcovers on the other hand keeps the soil cool. Aloes and indigenous fruit trees attract birds, Climbers create shade and cool buildings, trees create shade, prevent soil erosion, provide shelter, for birds and help prevent global warming. When asked about the benefits of these plants when using them, Duthie said they reduce water usage as they are summer rainfall dependant and
She however said they had several group school visits and therefore urged everyone to visit them. Apart from planting trees they also have beautiful pottery and other terracotta pots and plant them for sale, they offer a tree planting service for free, they supply aged kraal manure, organic potting soil and vegetable and herb seedlings. When contacted for comment one of the Mokolodi ladies who were busy at work said the initiative has equipped her with the knowledge she can use to start her own business. Mokolodi Indigenous Nurseries is located 12 kilometers from Gaborone.
esty, Professionalism And Intergrity In The Construction Industry…
by Boidus Admin / Source: Press Release DBES
The Minister of Infrastructure, Science and Technology Hon. Johnie Swartz says government is concerned by problems of lack of professionalism in the construction industry which has seen many government projects being characterized by poor workmanship, use of incomplete designs and poor project planning. Speaking at a Construction Johnie Swartz Pitso hosted by five Ministries on the 6th October 2011 in Gaborone, Minister Swartz said his Ministry’s project implementation activities have been facing serious challenges as many projects are not delivered on time, within budget and with the desired quality. The other four Ministries that were co-hosting the Construction Pitso alongside the Ministry of Infrastructure, Science and Technology were the ministries of Transport and Communications, Local Government, Lands and Housing and Minerals, Energy and Water Resources. Minister Swartz told his audience which included more than 300 participants from the private and parastatal construction sectors, that government is also concerned by poor project supervision by consultants whom the Ministry engages and pays to supervise projects on its behalf. This poor supervision has led to “premature dilapidation of Government buildings such as Dibete police station where among others, the building superstructure was observed to be slowly receding away from the substructure within a short space of time following completion of the same project. We have also discovered that the walls of one of our new Senior Secondary Schools have been built without brickforce to provide the necessary strength. This can only happen if somebody deliberately did a shoddy job and one wonders where the Consultant was when this happened. The use of incomplete designs and failure by both DBES Project Managers and Consultants to interrogate the designs has also been a serious problem to us. This has led to unnecessary cost escalations and/ or a situation where Government is not in control of expenditure against projects. A good example here is the Sir Seretse Khama International Airport which was awarded at a contract value of about P433 million and currently is due to be completed at a contract value of approximately P520 million.” Minister Swartz also said that government was concerned that many projects were in the hands of foreigners with little participation by local contractors. He called upon local contractors to pull up their socks and make a meaningful contribution in the industry “Where are citizen companies? Do we take pleasure in seeing money paid by the Government being exported to countries where the companies originate? These are rhetorical questions which you could respond to as you interact in the Pitso. But please note that I do not have xenophobic tendencies,” said Minister Swartz. The Minister also took the opportunity to call upon the construction industry to rid itself of the stigma that it is a corrupt industry. He said the position of his Ministry was that corruption busting agencies should get busy and stem out this corruption if indeed it exists. He encouraged all who suspected anything to report and help with investigations if they can. As part of interventions by his Ministry to deliver quality projects to the people of Botswana, Minister Swartz said his Ministry has come up with some Quality Audit Teams who inspect any project before it is declared complete and ready for occupation. Documents Vetting Teams subject tender documents to thorough scrutiny before being advertised. The teams also scrutinize payment submissions from contractors before payments can be made. There is also a Performance Report for contractors and consultants, which shows how they executed the project, whether that was to the Ministry’s satisfaction or not. At the end Minister Swartz promised the participants at the Construction Pitso that their views will be considered if they are seen to be implementable. He encouraged them to speak freely and honestly so that their ideas can help improve the state of the construction industry in this country.
BOIDUS FOCUS Tuesday 01 November, 2011
Editorial / Guest Column Page 5
Public Procurement & As- GUEST COLUMN set Disposal Board (PPADB) What Can We Learn From Our Predecessors? Unsustainable [A Continuation of Last Boidus Focus's Publication from 25/09/2011 Essays 'Things are Have your say... Submit essays to mail@boidus.co.bw
by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect
Falling Apart' & 'How Fast are Things Falling Apart' by Jan Wareus] by Jan Wareus, Architect / Town Planner
PPADB Presenting at recent Construction Expo
At a recent Pitso, TBBA’s G. Gofhamodimo, while responding to the minister speech, straight forwardly asked; ‘why didn't the PPADB come here and talk to us about their constitution which we can access on the internet, rather than talk to us about what they are doing about parastals who are not complying to their act?’ These kinds of questions need to be asked more especially about the role of PPADB and how is it that it claims to achieve it. PPADB according to its mandate is a very powerful body in procurement of all government projects. PPADB amongst other things is the: 1. Registration and grading of contractors who so wish to do business with government. 2. Adjudicate and award tenders for Central Government 3. Finally have the powers to blacklist defaulting contractors from ever working on government projects. The above list is packed with big tasks, which on their own would still require a full body to undertake without being overloaded with other non-related issues. To register and regulate contractors, suppliers and other related consultants alone is a task that requires dedication and a. To then add to this; approval and award of tenders, is to make it beyond one organizations ability.
This pairing of registrar, tender-award and blacklisting also raises serious questions of impartiality and conflict where the same body that awards tenders also on the other hand can de-list companies. Where is the safe guard of fairness and impartiality in this instance? Also, the inability of PPADB to extend its own rules to all government parameters including parastals especially points to how ineffective it is as a body. Just where does its rules application end? The role of PPABD needs to be examined since the establishment of statutory bodies such as ARB, ERB EMCB and others. When all these bodies are functional, will the existence of PPABD still apply? It would not only become irrelevant but also unnecessary duplication where government establishes its own vetted contractors that it would do business with, outside the regulated companies. Therefore PPABD ought to be exploring reforms and even amendments that are necessary to make it focussed on core roles that is can do and do well. Its current role as master of all trades is unsustainable and unhelpful to the current pertaining issues in the industry. It has just become another bureaucracy to comply with in the process of tendering.
Many worried people today are hoping for alternative energy sources. But a traditionalist like me is pessimistic about the future and optimistic about the past.
issues, I guess. We will have a lot of problems created by the economy and industrialization that have been running without harness for long. But the “Jack of all trades” label we have might be useful for us.
Right now we are exploring wind power in large so called “farms” around shores and islands all over Europe, mainly. There are also so called bio-fuel but we know that this is merely food deficiency at the other end. Today we know that these alternatives are just marginal to the old “free flowing oil” and coal. The technology behind it is extremely expensive and can cover for just between 1- 2 % of current demand.
I will end with a memory of my first meeting with Alvar Aalto:
So – is the party over? Maybe not quite but let’s start brain-storming about a world of less abundance and its impact on construction and planning. We start with finding out what architects were forced to consider in time of crisis e.g. reconstruction after WW2 in Europe. Finland comes to my mind – a country that came out from the WW2 on the wrong side and was boycotted from the various aids at the time. Thus completely void of steel for reinforcement of concrete, plastics and the like and other materials on the “right” and supported side (West). Architects in Finland had to use the local materials – brick and wood predominantly. And became masters in using it in new configurations. And had to keep buildings to a scale and height that was possible. Hence an architectural marvel happened – Alvar Aalto and his designs! He is the modern master of building in bricks and using wooden structures together with it! This became his “functionalism” but is called “organic building” by the adoring pundits. We must learn from his example in a world of less abundance! Another famous architect of a more voluntary “less abundant” kind is Ralph Erskine. His buildings (and town plans) are also “organic” – as grown out of the ground. For him, his attitude was not unavailability of modern materials. Rather a self imposed restriction due to his Quaker background – a kind of environmental attitude – he managed for instance to build a large student facility with library, dining hall, sports centre in a beautiful meadow full of century old oak trees without knocking down a single one (Stockholm University)! As architects and planners you are familiar with these icons and I don’t have to be long-winded. They both bow to nature and teach us to live and build with nature. Believe me – we have first class examples for our future dealing with a world of less abundance! Our problems will most certainly be not so much possible design principles as convincing our clients what must be done. And the number of clients will also be less abundant – a situation we must learn to live with for the future, unfortunately. This will mean a lot for the university and architect’s studios. We better prepare for a widening of our responsibility with more concentration on environmental
I will go on with this issue of the architects and town planners in the future in coming writing, if you don’t mind.
At a study tour to Finland in 1963, some students (me included) were invited to meet the icon AA at his office outside Helsinki. Our prof Gunnar Hoving, was schoolmate to AA in the early twenties. We met AA dressed in pyjama and gown at 11oo in the morning after he, as usual, had spent his night with a project. “Hoho – Gunnar, some more Arrrchitects to be?” “Well, my boys (looking sternly at our oldest one – 42yrs old) and little Lady (looking at a scared 19 yrs old girl among us) – you are going to be Arrrchitects? But times are wrong, you silly! Gunnar and I were lucky – the party’s over now! You might be fine draftsmen for some time but the INDUSTRIALISM you are working for is committing suicide!” He didn’t mention oil and resources, then – but he meant that “development” was outside reach from governments and commoners/voters. In the hand of a few feudal “kings”! This we heard from AA who was known as being conservative!! Of course he asked some trusted staff to show us his latest “organic” designs meanwhile himself and Gunnar had a quick glass of some kind. He never discussed his own creations – “you see what you see and nothing is hidden, but maybe, implicit – if you see what I mean”, haha! As I said- this was in 1963! But the future was already evident by then. So “implicitism” was born to me and the only ism among architects I accept but, naturally, never understand fully. The same you see in Erskine’s and F L Wright’s works or any other fine Architect’s creations – art and metaphysics in holy merger! Yours JOWA
Buildings Page 6
BOIDUS FOCUS Tuesday 01 November, 2011
CBD's Power Play: Investment For The Wealthy Magnets Of The City
i TOWERS Project Cost: P400 Million Developer: City Skapes and Tredinnick Botswana Architect: Paul
by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect >>> FROM PAGE 01
ket, this is exhibited at the highest level. Gaborone’s Central Business District has become the playground of Botswana’s wealthy. From, Seyed A. Jamali, tycoon owner of numerous estates in town and radio stations, Giachetti’s family owned RDC properties, Manhar Mooney the tycoon owner of Trans stores and Gulaam Abdoola’s GH Group who are the owners of The Square, Game city, Nzano mall and others. These key magnates are just a few wealthy locals slugging it out on who will develop the biggest and best in the country’s upcoming CBD. Who will bring the best brands from across the boarders into our market? Who will deliver the best development? Others laying claim to this lucrative location are, A. Sandy Kelly of Time Projects, Stocker Fleetwood-Bird and motor mogul Satar Dada, who will soon enter the race.
In the following we look at how this interesting battle is turning out: Munnik Architects MASA CENTRE Project cost: P325 million. Developer: Consortia; RDC Properties (53% stake in the project) Guido Giachetti and consortia of local companies including; Lavika (30%), Shakawe (17.5%) and Keboife Holdings (2.5%) Architect: Arctez The centre will house a four star hotel group, African Sun Limited (ASL) who will operate 155roomed Holiday Inn, restaurants, Capital Entertainment Centre (cinema) with 3D movie house with several theatres, boutiques, and jewellery shops. It will also feature a spacious and secure underground parking.
The complex comprises three structures, the tallest of which will scale an impressive 21 storeys. The ground floors of both towers will be dominated by 1500 sqm of retail outlets, 15 storeys of office accommodation, two storey building that will house the boardrooms, conference and meeting facilities, restaurants and coffee shops servicing the tenants of the twin towers it adjuncts, complemented by two levels of underground basement parking providing safe, ample parking space for 640 vehicles. Three top floors will comprise entirely of penthouse apartments, offering near-panoramic eagle’s nest views of the buzzing city below and the beautiful horizon beyond.
THE SQUARE Project Cost: P100 million Developer: GH Group Architect: Architect PLD (Pty) Ltd The Square Mall the first to the completion race comprises of Stanbic Bank, Orange, Sonny Erickson and Eleganza Boutique, Bank ABC, Nandos and food store square mart. By finishing first it remains to be seen how the late starters will improve their game beyond the Square development.
UNIVERSAL PLAZA Project Cost: unknown Developer: Universal Builders Architect: Sage Consulting Multi- storey office development with vantage view down Government enclave an the rail line. The office block stands atop a podium with mixed use activities aimed and complimenting the commercial aspect of the CBD.
BOIDUS FOCUS Tuesday 01 November, 2011
Local Building News Page 7
FNB Headquarters Botswana by Boidus Admin / Image & Text © Eris Property Group
FNB Headquarters for Botswana is a development by Eris Property Group. The expected completion date for the proeject is set for March 2012.
Airport Junction, Gaborone by Boidus Admin / Image & Text © Eris Property Group & Bifm
In Nov. 2010 construction commenced on the 36,000m² regional shopping centre, Airport Junction, being built in northern Gaborone as a joint venture between
Eris Property Group and local partner Bifm at an estimated cost of R428 million. The building will cater for approximately
Rail Park Mall Officially Opened
by Boidus Admin / Image & Text © Eris Property Group
36 000 m² (Phase 1) of retail space situated on ground floor only. There will be expansion possibilities for the future (approximately 10 000 m²) should market demand this. The tenant mix consists of the following national tenants (refer Annexure C): • SPAR (2 500 m²) • Shoprite (2 500 m²) • Edcon (2 000 m²) (could increase to 3 000m²) • House & Home (1 500 m²) • DisChem (1 500 m²) • Foschini Group with various outlets including Foschini’s, Total Sport, Markham, American Swiss, Sterns and @Home • Truworths Group • Pepcor Group with Ackermans and PEP
Rail Park Mall, located just behind the Gaborone Hotel in the Bus Rank, is open for trading this month. Completion date: November 2011 Property value: R372.9 Million City: Gaborone Province: Botswana Project Type: Mall Project Status: Current Project Information GLA (m²) 30 000m² For more information, or to contact Eris Group for to request more information on the project, visit their website at: www.eris.co.za
T: +267 751 41 236 E: tshiamo@boidus.co.bw
TSHIAMO
T: +267 715 01 301 E: thabo@boidus.co.bw
Boidus Pty. Ltd. P.O. Box 50097, Gaborone 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
The development is due for completion late 2012 / early 2013.
Construction Industry Architecture Built Environment Arts & Culture Property Investment
Each office unit is a self-contained open plan area with its own male and female toilets, kitchenette, and exclusive balcony area. Access between the floors is via a lift and staircase through a common core area.
AND REACH YOUR CUSTOMERS
by Boidus Admin, Images & Text © Stocker Fleetwood-Bird
The Grand Union Buildings development compromises of four semi-detached and self-contained 'Blocks.' Each 'Block' has four floors (Ground Floor + 3) comprising of the following: • Ground Floor - Commercial use • First Floor - Office Use • Second Floor - Office Use • Third Floor - Residential Use (Apartments x 2)
THABO
The Grand Union Buildings, CBD
ADVERTISE YOUR PRODUCTS HERE
For more information, or to contact Eris Group for to request more information on the project, visit their website at: www.eris.co.za
KILLION
Project Information GLA (sqm): 11,000sqm
T: +267 755 05 291 E: killion@boidus.co.bw
Property Value: R221.4 Million Location: Gaborone, Botswana Project Type: In Planning Project Status: Future
Advertorial Page 8
BOIDUS FOCUS Tuesday 01 November, 2011
The Kit House The idea of a prefabricated home has been around for nearly a century, but the recent popularity of the 'Kit House' has embraced modern technology to offer future home owners greater flexibility, enhanced designs, eco-friendly solutions, and above all, construction efficiency on an entire new level. Finding ourselves in a truely global society today, its also possible to quite simply 'order' your house from a different country, and have it constructed on your plot within days. After recently watching the construction of the chic 'Huf House' on a TV series from the U.K. entitled "Grand Designs," Boidus would like to share with its readers the potentials of a few of these these Kit House manufacturers who have created unique and modern styles of their own. As there is a clear interest in self building which can be seen worldwide, its application is obvious. In a country with a rapid growing economy and a clear shortage of housing, could Kit Houses find their place?
images, drawings and text © Cloud Nine
Cloud Nine
KIT HOME MANUFACTURERS
Cloud Nine's high performance structural system is designed to achieve energy efficiency through the use of all natural materials and off-site construction techniques. The breathable highly insulated structure delivers a fresh natural environment, when balanced by a bespoke eco heating system and a fresh air heat recovery creates a healthy living space. Cloud Nine's structural system meets the highest requirements of sustainability, performance and longevity and is designed to give you peace of mind. Our products are used nationwide, delivering high performance to your architectural design. Some of the Cloud Nine Kit House Qualities are: • • •
• • •
timber built modern eco houses using renewable sources of timber with a complete user friendly freshair eco heating system with solar thermal as a standard solar micro power generation capability with zero carbon options deep insulation giving a very lowz cost of operation security - 'secure by design - part com pliant'
For more information visit:
www.cloudnine-living.com
ADVERTISE YOUR PRODUCTS HERE AND REACH YOUR CUSTOMERS
images, drawings and text © WeberHaus
WeberHaus
BOIDUS FOCUS Tuesday 01 November, 2011
A Highlight in Architecture & Technology; An Energy Efficient Passive House A passive house, whether planned from scratch or built according to existing designs, proves that it is possible to combine energy-efficient construction methods with sophisticated architectural design. WeberHaus was involved in the development of passive houses since their inception. Many energy-efficient houses were built in recent years, and our research in this field continues. Thanks to their excellent thermal insulation, WeberHaus houses are particularly well suited to the passive house principle. For more information visit:
www.weberhaus.co.uk
Huf Haus images, drawings and text © Huf Haus
Advertorial Page 9
Aesthetic appeal & attention to detail For many years, HUF HAUS has been recognised internationally for our innovative timber-frame architecture that epitomises the synergy between wood and glass. When you can call a HUF house your home, you sit in the superb comfort of a design classic, that is the best seat in the house from which to observe Mother Nature. The individual architect-designed house Every HUF House is unique. Designed for you. Built for you. Energy efficiency built-in The HUF House is called green[r]evolution for a good reason. The name unites two concepts – the careful evolution of a classic design combined with a revolution in energy efficiency. For more information visit:
www.huf-haus.com
Construction Industry Architecture Built Environment Arts & Culture Property Investment
KILLION T: +267 755 05 291 E: killion@boidus.co.bw
THABO T: +267 715 01 301 E: thabo@boidus.co.bw
Boidus Pty. Ltd. / P.O. Box 50097, Gaborone
TSHIAMO T: +267 751 41 236 E: tshiamo@boidus.co.bw
Feature Project Page 10
BOIDUS FOCUS Tuesday 01 November, 2011
Boidus Feature Project / iTowers: High Order Of Design Is Finally Here In CBD by Boidus Admin / Images © PMA [Paul Munnick Architects]
PROFESSIONAL CONSULTANTS Project Mangers: AMA Project Managers Architects: Paul Munnik Architects Quantity Surveyors: Kille and Danhauser Civil and Structural: ADA Consulting Mechanical and Electrical: A.R. Edwards Landscaping: RPM Landscaping
>>> FROM PAGE 01
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plemented by two levels of underground basement providing parking space for 640 vehicles. Top three floors of Penthouse apartments offering panoramic views of the buzzing city below and the beautiful horizon beyond. The Design incorporates building methods that conform to the most stringent international “green” standards, ensuring a structure that is resource-efficient and environmentally responsible throughout its life cycle. Standby power generators for backup support Passive energy design to reduce energy consumption Energy control obligations to use only CFL’s and LED’s
The vision behind the design concept of the iTowers as Paul pointed out came from an idea to replicate what happens in Kgale Mews office park where offices are developed for businesses that would then fit out for themselves. This he said he wanted to achieve in the design of the tallest tower in town as a high profile building with good views and prime location that local business and office can model for themselves.
The idea of architecture as a temporal platform within which people can find their own identity through building is what attracted Paul to Botswana’s landscape in the first place. As he explains, his final project thesis while studying in Florence in the 1980’s era of ism’s was based on Botswana’s Okavango plains, where he was going against the usual norm that architecture should be a built form. His Thesis was temporal structures and infrastructure with a resulting platform for architecture to happen driven by individual need and creativity. After completing his studies he set up office in Cape Town which led him shortly after that to his first job in the Okavango area designing a lodge. He has gone to design numerous lodges in Okavango, making him almost a specialist in lodge design in Botswana.
stone. This he pointed out is made worse by the fact that the rules seem to apply to private developers but not government developments with the classic example of the just near complete High Court, Industrial courts and SADC house all of which clearly break the CBD guidelines on building to the edge of the plot boundary. All these government buildings have boundary walls and are set well within the plot boundary and also completely ignore the height moratorium on the plots they are located.
Building in the CBD however has not been without its challenges according to Mr Munnik. The challenge of complying with the CBD guidelines is in itself an impossible feat and made worse by the mode of application of the CBD guidelines. He says these rules could be applied on a case by case basis through discussions working together with architects instead of being rule cast in
BUILDING MATERIALS
value for your money IN YOUR BUILDING INVESTMENT
Boidus Feature Profile / Concrete Appeal: Interview with Tumelo Sealetsa (CTI Former Managing Director) by Esther Amogelang / Images © Concrete Appeal
Boidus had an opportunity to chat with former Managing Director of Concrete Technology Incorporated (CTI), Tumelo Sealetsa about a newly formed sister company Concrete Appeal which he is currently running with others partners. The company which is showing great response and recognition from people especially from the construction industry deals mostly with, Driveways,walkaways,floors,manufacturings of counteraps,tombstones among other things. This is what Sealetsa had to say about the company, their services and contribution to the built environment:
BF: Please tell/share with our readers what your company is about and who it represents? When did it start, why…? Concrete Appeal is a subsidiary of NECO Group of Companies which is a 100% citizen owned establishment. It was formed to exploit new creative technologies in the construction industry for the benefit of potential clients. Its area of focus is decorative flooring, countertops and tombstones manufacturing. BF: Which are some of the services you are offering and can you clarify some of the places/landmarks were your products have been used? You Don't Have to Live With Plain or Ugly Concrete! Your Home is a reflection of your tastes and preferences. Concrete Appeal offers you the ability to turn your ordinary concrete into something special and uniquely yours. Whether it's the look of brick, tile, slate, marble or even something out of the ordinary, Concrete Appeal's revolutionary coating system can provide your home with that finishing touch of perfection.
0ur services; Concrete Appeal is quickly redefining the role of concrete surfaces in residential, commercial and industrial marketplaces. Concrete Appeal is geared towards making concrete surfaces more durable and attractive with coatings applied in a wide variety of finishes and colours offering the homeowner endless design possibilities. With new tools and designs, concrete surfaces can be made to even acquire the look and feel of brick, slate, tile or cobblestone. BF: How safe, durable, powerful is your concrete products to the environment and the people? The Concrete Appeal System is twice the strength of normal concrete. This tough, durable coating stands up year after year.
BOIDUS FOCUS Tuesday 01 November, 2011
Education Page 11
Overview of University of Student Portfolio: Interview Botswana's Urban And Re- with Thato Motlhaping [Urban gional Planning Programme & Regional Planning Graduate, University of Botswana]
Student Experience:
by Boidus Admin / Source: Undergraduate Academic Calendar 2010-2011
by Esther Amogelang / Work by Thato Motlhaping
Alternative 1 Diagram
Alternative 2 Diagram
URBAN AND REGIONAL PLANNING PROGRAMME Urban and Regional Planning (URP) is a Single Major Programme offered to students registered in the Faculties of Science and Social Sciences, subject to Departmental Regulations. AIM AND OBJECTIVES OF UNDERGRADUATE PROGRAMMES AIMS The aim of the URP programme is to train students to enable them to function and work in the fields of human settlement development and urban and regional planning. The Architecture programme is designed to equip students with the academic knowledge and skills they will need for a successful professional career in architecture. The Programmes have been carefully developed to be broad based including courses from the faculties of Science, Engineering, Humanities, Social Sciences and Business that are uniquely related to the cultural heritage of Botswana. These Programmes will benefit immensely from each other and also from other departments within The Faculty.
OBJECTIVES The cores of the Architecture Programme are consecutive courses in design, consisting of studio work augmented by lectures and seminars in humanities, technology, environment and professional practice. At the end of the programme students should be able to: • Deal creatively with architectural problems on analytical, conceptual, and developmental levels; • Undertake more challenging formal architectural principles that will develop in them an aptitude for functional and programmatic accommodation, structural and technological integration, energy conscious design, and materials and methods of construction; and • Carry out independent judgments rooted in an ever-changing context of architectural thought. ENTRANCE REQUIREMENTS Urban and Regional Planning Programme Urban and Regional Planning (URP) is offered as a Single Major Programme only.
BF: You recently graduated from the University of Botswana, how does that makes you feel? It feels great, also an awesome sense of accomplishment. I feel that finally I have paved a way for a brighter future for myself and for my country Botswana. BF: How would you advice someone who want to take your path, would you recommend that course (Urban and Regional Planning)? Planning in Botswana is a scarce skill, thus planners are few and in great demand. This is mainly due to the fact that our country is developing; settle-
ments are urbanizing more rapidly and facing massive challenges. Therefore in planning it takes a dedicated person who would go an extra mile in exercising ones mind, creativity and has urge to see off the problems our settlements face. In a nutshell I would not recommend Urban and Regional Planning to just a “mere student” but to someone who feels they are up to the challenge! BF: How many graduated (in total) in your course, and so far do you see any challenges in the outside world? Only 14 of us graduated this year and we are all working at different government planning authorities. So unlike other graduates from other courses we currently do not encounter problems in finding jobs. The only challenge that we have thus far is transforming our settlements into sustainable, attractive, safe and habitable places. BF: What exactly is Urban and Regional Planning and what does it involve? For someone who doesn't know nothing about it. Urban and Regional Planning entails many things, but for a layman I would say Planning is committed to the management of settlements in context with the challenging political, spatial, economic, social aspects. As planners we try to reconcile competing development and environmental goals in the interests of ‘sustainability.’ BF: What have you learned from the course that you can offer to the in-
STUDENT: Thato Motlhaping SCHOOL: University of Botswana DEGREE: Bachelor Degree in Urban and Regional Planning GRADUATED: 2010 FINAL PROJECT EXT. 2 REDEVELOPMENT The purpose the redevelopment project was to develop a redevelopment master plan for the Extension 2 area with a Strategic Development Framework thus responding positively to changing market and economic conditions that will see the area transforming into a competitive, attractive and sustainable area contributing to overall improvement of the Gaborone City image. dustry? I have learned a great deal of things from the planning course and my lecturers as well. Planning has broadened up my scope not just about how I see towns and villages only but also how I approach life in general. Its simple, you fail to plan, you plan to fail. Well about what I can offer…I would say watch the space! BF: Isn’t that course demanding, and how did you manage?
3D Illustration
Proposed Detailed Plan
Yes it is demanding, I mean think of the countless sleepless nights in the labs and studios to beat projects deadlines and the hard to please lecturers during presentations. That in-itself can send one packing, but thankfully I never quit. “Never give up” that’s what drives me!
Housing / Property Page 12
BOIDUS FOCUS Tuesday 01 November, 2011
Knight Frank: 2011 Africa Report PROPERTY by Boidus Admin / Source: Knight Frank LLP
your questions answered ON PROPERTY FINANCING
parks, while secondary accommodation will struggle to attract tenants.
Research Summary for Botswana from Knight Frank's 2011 Africa Report
Retail market Occupier demand for retail units is strong, but the delivery of around 100,000 sq m of new space to the market in 2011/12 will put pressure on retailers and shopping centres as competition intensifies. Requirements for large scale units are dominated by the major South African brands, while there is additional demand from fast food franchises both in Gaborone and around the country. Industrial market A lack of product, both to buy and lease, is frustrating both occupiers and investors. The principal locations in Gaborone remain in strong demand with a relatively diverse occupier base, whereas demand in most other towns is heavily driven by the fortunes of the local mines.
Office market Gaborone’s office market is entering a new phase as substantial new development is leading to the creation of a new CBD in the heart of the city. The delivery of various new projects over the next 24 months will provide occupiers with an unprecedented choice of facilities in central locations. However, the scale of development and the amount of speculative space being constructed will see rental growth curtailed. This comes at a time when government occupiers, a major driver of the local market, have been forced to freeze requirements in light of austerity measures. It is possible that a two tier market will emerge as demand from high grade occupiers is likely to focus on new space in the CBD and Gaborone’s premier business
Residential market There is a shortage of available product at the top end of the market, with little being traded in Gaborone’s most exclusive neighbourhoods. Requirements for high-end rentals are also hard to satisfy both in the city centre and the best other areas which include the Phakalane Golf Estate. There are plans afoot, however, for a major expansion of the city with further development being proposed at Phakalane. However, it is not expected that this will affect values in Gaborone’s existing prime locations.
Property Financing: Leon van Moerkerken CONTACTS / Direct Tel: +267 361 9752, Mobile: +267 723 02919, Email: VanMoerkerkenL@stanbic.com Information supplied by Stanbic Bank Stanbic Bank is proud to be able to serve the total value chain in the property market. Through our Home Loan Division we can finance land, building loans and residential properties while our Commercial Property Division will assist with the finance of commercial properties. We also assist customers that want to unlock additional equity in their residential and commercial property. Our Home Loan Protection Plan and the Home Protection Plan provide the customer piece of mind by insuring the property and the owner against unforeseen events. Stanbic Bank also offer Vehicle and Asset Finance to individuals, businesses and corporate entities.. We will finance any identifiable, insurable and movable asset, from expensive office equipment, sedan vehicles, bakkies, light delivery trucks, heavy equipment, helicopters and planes. If you are interested in discussing any of the products or require any of the products offered please call Leon van Moerkerken, the Head: Secured Lending at Direct Telephone +267 361 9752, Mobile +267 723 02919 or Email VanMoerkerkenL@stanbic.com or alternatively enquire at any Stanbic Bank Branch. We take property ownership seriously and therefore want to assist property buyers to understand the buying process: Step 1: First establish how much can afford as a monthly repayment and ask a Sales Consultant to calculate the equated purchase amount.
Contact Curtis Matobolo, Managing Director +267 395 3950 curtis.matobolo@bw.knightfrank.com
Step 2: Once you have established the purchase amount you can go property hunting. It is important to take into consideration location, your current and future requirements regarding the size of the property.
process. The documents that you must provide with the application are: • Proof of income • Certified copy of an ID or passport • If married in community of property a copy of marriage certificate, or Form A if married out of Community of Property or Absolute Decree if divorced or Marriage declaration if single. • Proof of current residential address (utility bill not older than 3 months) • 6 months’ bank statements if you do not bank with Stanbic Bank. • A property valuation report not older than 6 months • Work and residence permit (for expatriates) • Copy of Title Deed Step 6: If you don’t have a recent valuation report you will need to instruct a Valuer from our approved panel. Step 7: Stanbic Bank will consider the application and inform you about the outcome. Step 8: The Bank will prepare a facility letter for your signature outlining the terms and conditions of the Home Loan. Step 9: After signing the facility letter the Bank will instruct the attorney to register the bond. Step 10: You will then have to sign the necessary documents at the attorney’s office and pay the relevant fees. Step 11: The documents will be sent to deeds office for the registration in your name. Step 12: The Registering Attorney will then register the property in your name at Deeds Office.
Step 3: When you find the property that suite your needs sign offer to purchase.
Step 13: You will receive confirmation of your monthly installment in writing from the Bank.
Step 4: Once the seller accepted your offer you need to apply for property finance.
Step 14: Your first monthly instalment is due within 30 days of registration date.
Step 5: The Bank will assist you with the application and confirm all the requirements during the application
Step 15: Attorney will send title deed and property documents to the Bank for safekeeping
Questions To Ask Your Attorney Information supplied by Stanbic Bank
1. To whom do I pay the deposit? This depends on what your agreement of sale says. Your deposit can be paid to the attorney appointed to handle the transfer. They have trust accounts where your money is protected or you can pay your deposit to the bank. Please ensure you receive the appropriate receipts. 2. Who receives interest on the deposit? If you have given written authority to either the estate agent or the transferring attorney to invest the money in an interest-bearing account on your behalf, the interest is usually paid to you after registration of transfer unless the contract provides otherwise. You should arrange with the estate agent or the transferring attorney to sign a written authority as soon as possible after paying the deposit to them. 3. To whom do I pay the occupational rent? Your occupational rent is deposited into the attorney’s account for payment to the seller. 4. How long will it take to register the transfer? This depends on the circumstances and due dates for
the loan grant as well as the guarantees stipulated in the sale agreement. In cases where there are complications, registration can be delayed. You will need to stay in contact with your attorney. 5. What will my loan costs be? Your estate agent and attorney should be able to answer this question based on a schedule of loan costs. 6. Who will register the mortgage loan? We will appoint an attorney. 7. Who will advise me of registration? The attorney should advise you of registration. Your estate agent may also phone you to confirm registration. We will send you a letter advising you of the registration of your loan and the date on which your first instalment is due. 8. Where will I get the keys to the property? It is best to make an arrangement with your estate agent to collect the keys from them on the agreed day of occupation.
BOIDUS FOCUS Tuesday 01 November, 2011
Comments Page 13
EDITORIAL
built environment issues IN FOCUS
Industry Highlights The Past Month by H. Killion Mokwete
ECONOMIC GROWTH AND THE CONSTRUCTION INDUSTRY (CI) The economy grew 9.8% and the CI contributed 28.6% to this growth (CSO). This growth especially for the CI needs to be celebrated and nurtured especially in that it happens amid a government projects freeze. This could be interpreted as a sign of coming to maturity of our local private development sector. Much of the current construction boom is witnessed at the CBD where most of the on going construction sites are privately procured. We have always argued that our industry needs to mature beyond government dependency and move into the era of global competitiveness. The slow process to independence is the way forward and the green shots of such needs to be carefully nurtured to sustain the industry beyond government. ANOTHER PITSO, ANOTHER OPPORTUNITY MISSED The past month also witnessed an industry Pitso hosted by the Ministry of Infrastructure, Science and Technology (MIST), Ministry of Lands and Housing (MLH) and Ministry of Minerals, Energy and Water Resources (MMEWR). The pitso, themed ‘constructing the economy through strategic partnership’ which was held at the GICC garnered some 300 participants and a host of speakers, all addressing different issues from corruption, education and others. Minister J. Swartz gave the opening speech which was full of some revealing truths to the issues of project delivery of government projects. The Ministers speech chronicled a series of projects, from the hugely expensive Hukuntsi highway to the incomplete secondary schools as among the most disturbing cases of project mismanagement. His speech and indeed this event still failed overall to deal in detail on how and what are the concrete steps that should be taken to deal with industry problems. The conference did not even address its supposed theme of ‘strategic’ partnerships. More needs to be done to ensure that gatherings such as these engage meaningfully with issues that are currently blighting out CI. LOOKING TO THE FUTURE The recent announcement of DTC relocating to Botswana is probably the best news that the industry can expect at this critical juncture. The move will present confidence for developers who will now aim to attract blue chip tenants from this move. This could also mean our cities will finally get a chance to develop a identity which reflects the riches of this country. VISIT OUR WEBSITE For more information on Boidus, or to see where it all began, visit us at www.boidus.co.bw BOIDUS IS ON FACEBOOK, TWITTER, AND FLICKR FACEBOOK: “BoidusBW” TWITTER: twitter.com/BoidusBW FLICKR: “Boidus Botswana”
Comments & Letters
> John Combs (Dip.Arch. R.I.B.A.) on 'Village Development Plans Destroy Rural Neighborhoods [Botswana Guardian 21/10/11]
...At the outset, I should like to say, I am totally supportive of your concern and trust that the article catches the eye of others, who like you, I'm sure would like to put a stop to this nonsense and try to come up with alternatives which recognise the value of the traditional approach to village development whilst acknowledging the benefits and necessity of bringing modern service amenities to the village communities. From the time that I first arrived in Botswana in 1976, I have been appauled by the Planners' imposition of concepts which have so often been unsuitable. European planners have historically arrived
I do concur with you Mr Killion. We need to break the shell and explore the world. We are much engulfed in fear of competing with the outside world and they themselves come and conquer us in our comfort zone. In the next century we will be regreting of things we did not do than those we did do. The time is now or never. This will also teach our upcoming entrepreneurs that the world is at our fingure tips and we can tap it whenever we feel like.
A fortnightly design newspaper distributed on Mondays.
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TSHIAMO
T: +267 755 05 291 E: killion@boidus.co.bw
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THABO
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It was bad enough with the towns; it is even worse now that "educated" development control is spilling over to the traditional small villages. I think it may reasonably assumed that with your education and the professional qualification that is still well respected throughout the world, your
thoughts are respected by your elders in Maitengwe.
Is it not possible to encourage them to make it clear to the"authorities" outside the village that they are not prepared to accept the destruction of the best aspects of village life. If you are still a "young man' in the eyes of the Village Elders, it is just possible that I can give you some support. I am also a Corporate Member of the Royal Institute of British Architects and have been for just on fifty years... (by email)
I think the companies that give our local guys headache in winning tenders were and still are nt big in their countries. They were concidered small and incapable of engagin in any big projects. In response to this challenge they fled the fierce competion and went to other countries. Its suprisng that some of them went into partnership with our local guys and are now doing big. The other pancea for them is to come together and combine their resources
to look robust and ready to compete with these Asian missionaries. Rather than be segrated with very limited reources that can’t help the win tenders. A good example will be Letshego. No one ever thought that this company can operate outside Botswana and now they live to tell the story. Lets synchronise our watches with global time and roll with it. (www.boidus.co.bw)
> Tefo Mooketsane on Facebook's "Boidus > Arnold Mali on FaceBotswana" Post 'If you live in Gabs what book's "Boidus Bowould you ask of the NEW CITY MAYOR?' tswana" Post 'Letter TM: well,i'd save my quesBB: ..what i can't stand is how politics is to the NEW MAYOR' tions for when he is an 'exthe only thing that these people at city
BB: infact what are these mayors really empowered to change..? they don't control the budget...and usually don't have any real initiatives either rite..?
Botswana’s Architecture Design & Urban Landscape Newspaper
with no understanding or knowledge of local culture or ways of life, but were generally sure that they were "a blessing". Unfortunately so much has rubbed of onto our local young professionals, either by association or as a result of being sent overseas to unsuitable universities.
> Mr K. Samane on '"Local Firms should look outside" or should they? Please Join the Debate.' [www.boidus.co.bw]
ecutive' mayor, able and empowered to make decisions. right now the mayor is just a 'pretty face' or a ceremonial figure - he just puts on the golden bling necklace, sits in council chambers and smiles for the camera...
BOIDUS F O C U S
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TM: it's only the city clerk who has maximum powers. the mayor and other councillors have very limited delegated authority. so they can't change much, even if they really want to. so much fo decentralisation.
council are concerned with! TM: maybe if they had something better and serious to do, then they wouldn't be loitering in the council and politicking. e.g. the council budget is prepared by city officials, endorsed by city clerk, sent to ministry of local government for further endorsements, and finally approved by ministry of finance. poor councillors. BB: its all just bizarre how our councils work. the system needs serious reform! TM: and the reforms have been in the 'pipeline' for a while now. thingswill change, but just don't hold your breath!
How about 'PLANNED' developments as opposed to the haphazard manner in which they do them. How does one for example have a 'freeway' like the one dividng Block 3 from Block 7 in a residential area? Getting across is a nightmare. What is worse. STD1 pupils from Block 7 are expected to go to school across this rather busy road ( bearing in mind our ever crazy drivers). How about putting a little nmore thought in such things ( I mean I have no idea if the mayor is the right person but hey someone dropped the ball here and we might as well start with him).
DISCLAIMER: Please note that the views expressed in 'Comments and Letters' are neither those of Boidus, its management, nor its advertisers.
Professional Practice Page 14
BOIDUS FOCUS Tuesday 01 November, 2011
Where Is the Next Big Place To Invest In Land/Property?
•
by H. Killion Mokwete, ARB Registered Architect, RIBA Chartered Architect >>> FROM PAGE 01
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• Gaborone City Development Plan (1997-2021) / Revised Plan, Oct. 2009
industry through private individuals accessing loans and mortgages to invest in their homes. This continued growth of CI sector despite government, illustrates a realisation of the value of investing in property. This growth is continually spewed by new tracts of areas opening up for land acquisition now and there are key areas outlined in the revised development plan which will act as a further catalyst in the near future. The revised development plan has added and opened up new areas for both densification and mixed usage. Some of the currentl hot spots that
investors are putting money into are: Current Hot spots: • Central Business District- Commercial-Mixed Use(lease hold) • Block 10 - Residential/Commercial (lease hold) • Gaborone North-Residential (Freehold ) • Tlokweng-Lenganeng / Residential (leasehold) Coming up areas • Mokolodi village behind kgale hills is the arguably the next big secret where soon a scramble will ensue
Process of Acquiring A House
[A Continuation of Last Boidus Focus Publication Essay from 25/09/2011 by Tumi Mogwe] by Tumi Mogwe, TEMO Construction Services, BSc (Hons), QS CONSTRUCTION CONTRACTS It is advisable to make some sort of agreement with the contractor before work starts on site. The agreement should state the start and completion date of the project, and any damages to be levied to contractor if they fail to complete. Most clients will be renting while they build, and the banks can gve you a grace period before you start paying your mortgages. Once this kicks in and you are renting at the same time, people will face great financial difficulties. PAYMENT STAGES Most lenders will pay for the project the pre-agreed stages of the build. The contractor/client will need to provide the materials and labour to complete that stage before they can be paid. The lender will normally have an inspector who will go look at the project and make sure the quality is acceptable, and the works have been completed. In instances where the lender does not have an inspector, the clients are encouraged to get someone for themselves to monitor the progress and quality of the works. The following are common stages; • FOUNDATION SLAB • WALLS • ROOF • PLASTER AND CEILING • FINISHES (FINAL COMPLETION) • RETENTION VALUE ENGINEERING Most clients start the process of acquiring land, plans, and council approval before they can go to the bank. It is not always possible for them to qualify for the
proposed project. In this instance, once a BOQ has been prepared and the budget falls short of what the bank can give, the client, QS and proposed contractor can try and cut the cost. This process is called value engineering, it seeks to reduce costs in a number of ways. The last resort is to go back to the architect and reduce the size of the house. The following are some of the things that can be done to reduce costs; 1. Reduce the cost of finishes; such as kitchens, painting, tiling, bathrooms. This is done by lowering the quality of the finishes, and therefore reducing the cost 2. Change the roofing type, from concrete tiles to IBR or Harvey tiles 3. Using blocks instead of stock bricks 4. Making the roof trusses on site as opposed to buying ready-made trusses
for plots. The village is nearer to Gaborone than Ramotswa, Oodi and even Metsimothlabe. Block 5 - Phase 2. Just behind lush grounds of Grand Palm, this land belongs to BDC who are looking to develop a high end residential area. This high profile area, which includes the disputed piece of land called ‘Se Ke Motse’ could soon be the next big alternative thing to Phakalane and or Block 5. Kgale View - Phase 2. This Catholic Church owned freehold land is about to undergo additions of residential to add to the city’s sprawling neighbourhoods. Located at the majestic Kgale Hill, this land stretching to the banks of the dam has always exhibited the best potential for prime spot developments. Remainder of K2 O of- 9Forest Hill: The area behind Kgale Hill, includes where Mokoldi game reserve and kgale mansions, are currently located will soon become hot property, should the development guidelines of this area get approval. Previously zoned as farmland, this area was rezoned land for future expansion in the revised development plan, meaning soon the farms in the area could become open for business and investment.
Future areas The adopted idea of formation of a Greater Gaborone, including areas such as Tlokweng, Mogoditshane, Metsimotlabe , Gabane, interlinked with a ring road will
mean these areas are current prime areas for early investment before the Greater Gaborone concept drives up prices. Resurgent areas The areas around Gaborone core, which includes extension 12 and main mall
and most primary road edges in these areas, have been converted to mixed use, opening them up for investment. The urban core is targeted for densification, which means land owners and developers in these areas could spur a new resurgence of the old Gaborone centre.
What Happens When the Lease Runs Out? There is little freehold land in Botswana. In principle, the government holds urban state land in trust for the people, the tribe holds rural land for its members. All citizens are entitled to a free plot of land on which they can erect a dwelling. For commercial development, State land is allocated under a fixed period grant (normally 50 years). The period is longer for residential use, 99 years, for agricultural use 999 years. Generally the government will only allocate land to a developer whom has a citizen partner or to a citizen company. The lessee has all the rights and obligations as with freehold land. The only question which arises is what will happen when the 50 year period is up. There have not yet been any such situations because Botswana only became independent 40 years ago. Developers totally dismiss suggestions that the government will seize the land. They say it will make the developer pay a consideration for the renewal of the grant. “Government does not want to become the biggest property owner in the country,” is their firm belief. Tribal land is normally leased from a land board after consultation with the tribe. It has been available only non-citizens and might become so again. It is still available to citizens which have led to citizen to noncitizen sales the government disproves of. Rents are low and the period usually 50 years. “Getting the lease can be a long process, but although registering may take time, once the allocation has been made, development can start,” say companies who have secured tribal land. The Catholic Church is a big landowner in the Gaborone area, with slices of 1,000 hectares of land to the south of the capital city available on 99 year leases.
Residential House Benchmarking We have developed a benchmark toolkit based on our extensive database of BOQ’s and project monitoring we have done for lenders in Botswana. The benchmark sets down the minimum acceptable cost for housing projects in Botswana. We have taken an average of all the houses that have been done successfully, and from this we can always advice on the cost for any element of the works. This is very useful when evaluating contractors. Because we can always use this information to say what is the acceptable minimum cost for any element. For instance if a contractor proposes a cost for foundations, that is too high, we can advice on an advisable cost of the foundations, based on previous projects from our benchmarks. This means that clients do not have to pay over the acceptable cost for any element of the works. The same works if a contractor proposes a cost that is too low, we
can always advice a reasonable cost for the works. This is a way of capturing best practice, and giving value to the clients, and risk monitoring for the lenders. Lenders will be assured that the costs approved for construction are enough to complete the project. From our benchmark information, we are able to advice clients on the cost of the build from our cost models based on the house area. We can also use the budget to work out the optimum build area for the project. The cost models are interactive, and we can change all elements of the project, from a choice of a castle to a pitched roof, or using face brick as opposed to stock bricks and painting.
[See 'Residential House Benchmarking] BUYING CONSTRUCTION MATERIALS At the moment a lot of clients prefer to buy materials from China. These are usually finishes, like kitchens, tiles, aluminium windows, and wardrobes. Lenders will not usually give clients money up-front to buy these materials, so the client or contractor will need to have resources to do the works themselves. Another option if a client wants to supply materials themselves, is to open an account with the hardware stores in Botswana. They can then pay for the materials after completion of the construction stages.
PROJECT MONITORING Once the project is underway, the contractor will be responsible for getting the council to do stage inspections. The client needs to check these reports, and make sure that all recommendations are followed. For clients who are based far away from their projects, it is advisable to have someone to do project monitoring for them. This normally involves someone keeping an eye on the project, passing through the project regularly to check on the progress
and quality of material used. There could be instances where the contractor decides to make the roof trusses for themselves on site. We always advice clients to obtain an engineer to inspect this before roofing cover is put on. It is possible for the contractors to get it wrong, and this can be very costly. Trusses made by a reputable company are always preferred, but if there are budget constraints and these are made on site,
then an engineer needs to inspect the works. Finally, once the project is completed and handed over, the client has 3 months of defects liability period. Most lenders will hold a retention from the contractor for the works. The client will now need to make sure that everything is working in that period, and if they have problems with anything, they can call the contractor to come and remedy those defects.
BOIDUS FOCUS Tuesday 01 November, 2011
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BOIDUS FOCUS Tuesday 01 November, 2011