Boidus Focus - Vol 4, Issue 5 [Jun 2014] by Boidus Botswana

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BOTSWANA’S BUILT ENVIRONMENT NEWSPAPER | Vol 4, Issue 5 | JUNE 2014 www.boidus.co.bw

Proposes CommisChange Deserves Should Pay for 10 Lifestylenoted: 02 BOCCIM 16 Government 06 Climate The Unconventional Office sion of Enquiry for Failed the Priority Given to HIV/ Student Housing – UBSRC Infrastructure Projects

Space

AIDS

President

P8.00 (Including VAT) BOIDUS STUDENT HOUSING SPECIAL FEATURE >

High Demand, Low supply, Conducive Planning parameters; Why is Student Housing Market still unexplored?

BOIDUS EXCLUSIVE >

Boidus Focus interviews key stakeholders; Universities, Developers, Financiers, Students & Ministry of Education by Kibo Ngowi

How the Demand for Student Accommodation Can Shape Botswana’s Property Market by Othata Batsetswe / Financial Inclusion Specialist & Project Coordinator / Principal Finance Administrator

One of the most neglected yet lucrative investment opportunities is that of tertiary student accommodation. The rise in demand for student accommodation is reflected by the

boom in train houses in Tlokweng and other surrounding areas. But why is this lucrative market being neglected? >>> CONTINUED PAGE 20

STUDENT HOUSING IN BOTSWANA: KEY FACTS »» As of June 1st the Ministry of Education and Skills Development (MoESD) is sponsoring 47,200 students for tertiary education within Botswana (1, 500 abroad).

»» Botswana College of Agriculture (BCA) provides accommodation to most of their student population of around 4, 000 and charge DTEF P2, 910 per semester which amounts to roughly P700 per month.

»» The largest university in the country, the University of Botswana (UB) has a student population of around 18, 000 students but can only accommodate 4, 084 or 22.6% of their students.

»» Botswana Accountancy College (BAC) charges DTEF P864 per week which amounts to P3, 456 per month. »» All other tertiary institutions don’t provide accommodation at all or only provide to a negligible number of students.

»» UB charges the Department of Tertiary Education Financing (DTEF) – a department under the MoESD – P3, 219 per semester for each undergraduate student accommodated on the UB campus which amounts to approximately P800 per month. The figure is P5, 405 per semester or approximately P1, 351 per month for each graduate student.

»» DTEF insist that they will not enter into any lease agreements with private developers but are happy to pay for any sponsored students accommodated in a facility provided through an arrangement between a tertiary institution and a developer as they have done with UB, BAC and BCA.

In a city of close to 50,000 university students, the lack of a legal provision to allow for the creation of student housing developments has left thousands of students stranded. Until now. A recent change to the Development Control Code means that developers can pursue student housing projects with the support of the law. So Boidus Focus approached universities, developers, financiers and the authorities to map the way forward for student housing. >>> CONTINUED PAGES 04, 08

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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

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

HOUSING | page 16

PRACTICE | pages 14, 18

Buy or Build a new Home: The Pros and Cons

Disentangling the Web – A Look at Infrastructure Project Management

NEWS | page 02

EDITORIAL | page 06

Regional News Feature - SA Property 3rd on Earth

Sustainability Today David Lessolle on Climate Change

EDUCATION | pages 15

PROF PRACTICE | page 16

How to Start Your Own Architecture Firm: 12 Tips From The Experts

The Role of Architecture In Humanity’s Story

Meet Botswana’s Young and Rising Star Architects

BOIDUS EXCLUSIVE >

NEWS | page 02

EDITORIAL | page 04

Letlole Larona Breaks Ground at the Kromberg and Schubert Botswana (Pty) Plant

Government to Promote Introduction of Residential Development into the CBD

SUSTAINABILITY | page 06

EDUCATION | pages 15

How ready is Botswana for the Inevitable Change towards Global Decarbonisation targets?

Guide to School Programmes: 2013 Built Environment Careers Guide

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Event Feature: State of our CitiesCBD Executive Seminar Event

BOIDUS EXCLUSIVE >

Bringing together key CBD stakeholders such as landowners and developers to engage on issues that affect their developments and investment

Vincent Moapare, founder of Architects Collaborative; Pedriel Mokwadi Nyame, founder of Architects International; Moemedi Gabana, founder of Gabana Architects; Gorata Bontle Kgafela, founder of GBR Architects

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

Botswana’s Architecture Design and Urban Landscape Newspaper | J U N E 2 0 1 3 www.boidus.co.bw

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

by Kibo Ngowi & HK Mokwete

Guide to developing your multi-residential investment

FNB’s CBD HQ – Intelligent Corporate Architecture 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

Red East Construction: Award Winning Chinese Contractor

Demand is good, rentals are good and finance available. So here is how to develop. Q&A- Financier: We finance up

H. Killion Mokwete

by Kibo Ngowi

Investing in multi-residential development is becoming the next big thing in Botswana’s residential property market. Landowners and homeowners are realising that the bulk residential demand is in the middle-income bracket of earners, with income between P5, 000 - P15, 000 per month.

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

to 80% of the open market value, this depends on the valuation report contents and the location of the property. The deposit requirement is 20%.

by Kibo Ngowi / H. Killion Mokwete Boidus Focus sat down with the Managing Director of Red East Construction, a Subsidiary of the Zhengtai Group Mr Zhu Dexiang to try and understand what has set this Chinese construction

Q&A-Realtor: Demand is good for rentals with range of P2500pm to P4500pm for 2-beds units. Two beds units in areas like Ext. 5 or 11, Block 8, G west Phase 1 can go for as much as P6500pm (not furnished).

company apart from its counterparts and defied the perception of poor construction workmanship as a uniquely Chinese problem. >>> CONTINUED PAGE 07

>>> CONTINUED PAGES 07, 18

Birds-eye view

From top left, going clockwise: Moemedi Gabana [Gabana Architects], Gorata Bontle Kgafela [GBK Architects], Vincent Moapare [Architects Collaborative], Pedriel Mokwadi Nyame [Architects International]

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

Bold, New, Fresh Design Ideas

Reviewing the best UB Graduating student 2013: Ndaboka Mothobi

by Kibo Ngowi

Top Left: Vincent Moapare, Top Right: Moemedi Gabana, Bottom Right: Pedriel Mokwadi Nyame, Bottom Left: Gorata Bontle Kgafela

Botswana’s architecture profession has come of age since the first qualified Motswana architect returned home in the early 1980s. The second generation of qualified architects, who were all trained abroad in Canada, USA and

UK is slowly taking shape and making its presence felt in the local scene. These architects, confident and ready to raise the game, have started their own design firms and are slowly making landmarks across the Botswana

built environment landscape. Boidus Focus sat with some of these rising star architects to find out what drives their design philosophies and to showcase designs from their firms. >>> CONTINUED PAGES 04, 08, 13

Ndaboka Mothobi’s final year thesis project was not only graded the best, but it presents a breath of fresh air to the creativity that defines the best of what architects can do. JOHANN WOLFGANG VON GOETHE once described architecture as ‘frozen music’ and for those who share this icon’s view of architecture as an artform, Ndabo-

ka’s shattered rock layered building is a perfect example. Often the best time for unfettered creativity is when there are less and less barriers to imagination and school project design provides a haven for this. Boidus Focus sat down with the talented ‘Ndaks’ to discuss his exciting fresh thinking to architecture. >>> CONTINUED PAGE 14

Government to Promote Introduction of Residential Development into the CBD

Top: Guests and delegates at the CBD Event Bottom: Architect and Urban Designer Jo Noero from Noero Architects and University of Cape Town Right: Hon. Assistant Minister of Trade and Industry, Keletso J. Rakhudu, officially opening the event

The Boidus Media, State of our CitiesCBD Executive Seminar recently held at Masa Centre was by any measure a resounding success. The Seminar event brought together for the first time ever in Botswana, key stakeholders of the New CBD development such as investors, development owners, government, industry champions

and the public in sharing of ideas and opportunities about our upcoming CBD. Envisaged as the future heart of Gaborone City, the CBD is slowly taking shape and the seminar sought to make it a centre stage focus of discussions and professional deliberations. In this Boidus Focus Special, find event abstracts:

As you reflect on the ‘challenges and opportunities’ of developing a CBD, I would like to encourage all of you to think of this as what our generation will be remembered for having done, not only for this City, but for the nation, albeit through the toughest times. Assistant Min. of Trade & Industry, Hon. Keletso J. Rakhudu

Extract Seminar Paper Presentation by Jobe Ofetotse, DTRP

by Boidus Admin

A Successful CBD represents among other things; • A success CBD Image of the city and the country • Generation of the country’s prosperity • Successful partnership between the Government & PVT sector Dimitri Kokinos: Portfolio Structuring Manager (Stanlib)

>>> CONTINUED PAGES 08, 13, 18

FIND CREATIVE

Introduction Thank you to the organizers for inviting DTRP to contribute to this important and highly topical seminar. In organizing it, BOIDUS have directly responded to our concern that it is easy to be critical and identify perceived

TO COMMERCIAL

ANSWERS QUESTIONS.

IDEAS EXPO BOTSWANA is an event designed to combine the best of creativity, business and technology in which participants are invited to give talks, do demonstrations, and show their work. Renowned experts in branding, business and marketing.

Interactive session for learning and networks.

Exhibition with the latest innovation.

Certification of attendance.

Latest trends and technology.

Massachusetts College of Art & Design’s Student Residence Hall by Boidus Admin / Source: archdaily.com

From the architect. There is a new architectural landmark in Boston’s skyline, a $52 million residence hall that personifies the Massachusetts College of Art and Design. Designed by architecture firm ADD Inc, the

> 2014 CALENDAR EVENTS

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Student Housing Showcase:

failings of the CBD concept but more challenging to come up with solutions where problems have been identified. That is what we hope the seminar will concentrate upon. From a DTRP standpoint, the forum >>> CONTINUED PAGE 04

Boidus Roadshow 2014

CBD Executive Seminar July 2014

Property Breakfast Seminar September 2014

P500

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University of Botswana

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tower doubles the college’s housing capacity and provides an innovative environment where 493 students can live, study and play at affordable, state college rental rates. >>> CONTINUED PAGES 05, 22

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BOIDUS FOCUS June 2014

CMA Establishes Botswana Chapter by Keeletsang P. Dipheko

The Concrete Manufactures Association (CMA) has finally found its way into Botswana’s borders. The recently launched association aims to increase membership through the establishment of a Botswana Chapter. As a primary representative of the precast concrete industry, CMA initiates standards in close cooperation with StanSA and collaborates with its members in developing new products and services. Precast concrete is a building material which slots very comfortably into the modern world of fast track and modular construction and is a leader in the field of innovative technologies and applications. The main aim of the association is to ensure its members’ products are applied perfectly – CMA serves as a guarantee of quality and takes responsibility for any problems that may arise. It also intends to promote precast concrete, rather than individual companies, and to create a platform to facilitate the discussion of key initiatives aimed at benefitting members. The association is now actively recruiting members in Botswana, Kenya, Na-

mibia and Zimbabwe. CMA’s promotional activities target architects, engineers, developers, contractors and property owners. The pooled knowledge and expertise of its members fosters an encouraging environment for the development of innovative, environmentally and community-friendly products. Furthermore, membership is open to any precast concrete manufacturer, provided certain quality based criteria are met.

BOCCIM PROPOSES COMMISSION OF ENQUIRY FOR FAILED INFRASTRUCTURE PROJECTS by Keeletsang P. Dipheko the image of our private sector, which in the process is marginalised by other nations’ private sectors. He further raised a concern that BOCCIM is not given a chance to do what would benefit the country and rid it of the complicated corruption that has found its way into the public procurement system: “We find it urgent therefore that government facilitates the formation of regulatory bodies that will see experienced persons assist in filtering out the undesirable entrants who have managed to entice public officers and destroy what has taken so much to build.”

The membership includes five categories: producer, non-producer, association, contractor and cement producer. Among others, the benefits of CMA membership include networking opportunities as well as the CMA logo

appearing on company stationery, website, packaging and products. The membership drive has been very successful and the association is now truly representative of the African continent. The CMA’s current social responsibility programme includes working with ‘Engineers without Borders’ to supply expertise.

Botswana Confederation of Commerce, Industry and Manpower (BOCCIM) calls for the establishment of a commission of inquiry to reveal the circumstances that led to numerous failed government projects and to curb the re-occurrence of such mistakes in the future. Speaking during the 36th High Level Consultative Council (HLCC) meeting, BOCCIM President Leta Mosienyane said BOCCIM is concerned about the level of corruption in the execution of projects of various sizes, failed projects, opportunity costs and the unmet expectations of Botswana. Mosienyane told the meeting that this trend tarnishes

Moreover, Mosienyane says BOCCIM is aware that some of their members continue to decry the dearth of skills in the economy. He says they are addressing this problem in the short term by importing skills but in the long run, a rigorous on-the-job training initiative by the private sector is necessary. Despite the rhetoric, there is still a persistent complaint advanced by some BOCCIM members that the available professionals are not good enough. “It is important therefore to review the utilisation of the training levy and ensure that it is used for on the job training and skills development. This therefore calls for flexibility in the rules governing utilisation of the levy.” Mosienyane adds that the value of bringing in quality foreign companies to introduce critical skills into the economy cannot be overemphasised.

Francistown Old Market gets a Facelift by Keeletsang P. Dipheko

One of Francistown’s best known landmarks, the old market, is set to be stripped down in favour of a more modern two-storey multi-functional commercial and business development.

the city before moving back to the new complex. Wasebura said the current traders will be relocated to spaces throughout Francistown, wherever the Council can fit them in.

Francistown Council senior public relations officer Mr. Joseph Wasebura has said that his department simply wants to give the market a facelift in order to improve its appearance as the old market is run down and located in a prominent position at the centre of the city.

However, the development of the Council property has dragged on for ten years because the Council could not produce the necessary documentation for the property developer to acquire a building permit.

He said that over the years the 55 stalls market has become an eyesore as its drainage system constantly bursts, spilling dirty water into the adjacent parking lot, which looks bad and smells even worse. “Development of the market will begin once we are able to conclude all the modalities and logistics,” said Wasebura. While the market is being revamped, 40 traders will be given temporary shelter elsewhere in

Existing Francistown market activities

The market will be constructed by Equality Properties. Equality is a privately owned property company led by Managing Director Norman Moleele. Moreover, traders plying their business at the Francistown old market claim that the 40-year lease with a private property developer is scandalously long. Francistown Councillors have not only criticised the 40-year lease period, but have also called into question the rental charges of a relatively cheap P6.50 per square metre. They have stepped in and stopped the local authority in its tracks by instructing Council to reduce the lease period to 25 years.

The current Old Market in Francistown, Botswana

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Student Housing Special Feature:

High Demand, Low supply, Conducive Planning parameters; Why is Student Housing Market still unexplored? by Kibo Ngowi CONTINUED FROM THE FRONT PAGE

PLIGHT OF STUDENTS LACK OF QUALITY HOUSING) 1 (THE A PLACE TO SPEND MY QUITE NIGHTS Kaone Rantleru is a fourth year University of Botswana (UB) student pursuing a Bachelor’s Degree in Architecture and while his main concern should be studying to earn the professional qualification he needs to enter the working world, he spends far too much of his time dealing with the problems of accommodation. Kaone was fortunate to get a room on campus in his first and second years but when he applied in third year there were none available so he’s had to fend for himself ever since. Now he shares a one-room flat in Tlokweng with another student, under conditions which are less than ideal for a tertiary student, and at a cost of P600 per month. Tertiary students living off campus receive a monthly living allowance of P1, 420. The area is frequented by heavy drinkers who spend nights at the surrounding bars almost throughout the week. But Kaone’s biggest concern is that the demanding nature of his course means that he often has to work late nights at the architecture studio on campus, sometimes leaving around 10PM at night. And with little cash to spare for recurrent transport costs he usually opts to walk home from UB to his home in Tlokweng in the dead of night. “It usually takes me an hour to get home,” he told me when we met on the UB campus.

When I asked him if he isn’t scared of what might happen to him during these walks, he shrugged and simply said, “I have no choice.” Kaone can’t work on any of his projects at home. There simply isn’t the space for him to do that and there isn’t any internet access or library in the area so research is a moot point. He’s just one example amongst thousands of students who’ve received the short end of the stick as far as accommodation is concerned and are being forced to balance these challenges with their studies. At the time of going to print, 47, 200 students were being sponsored to receive tertiary education in Botswana (1, 500 were being sponsored abroad) by the Ministry of Education and Skills Development (MoESD) through the Department of Tertiary Education Financing (DTEF). But less than 10, 000 of these students are staying in accommodation facilities provided by their respective institutions. UB is the oldest and largest tertiary institution in the country, with enrolment of 18, 000 students, but even it can only provide rooms for 4, 084 of them. In response to a questionnaire sent by this publication, the UB Department of Student Welfare indicated that they are in the process of compiling a directory of independent accommodation providers that can be availed to students once it has been completed. However, they didn’t indicate how far

along they are in this process and how the information is being collected. In response to the question of whether they would be interested in entering partnerships with private developers to provide accommodation for their student population, the UB Student Welfare Department said: “It is a desirable option, but some students choose to leave UB secured accommodation to stay at their place of preference.” Meanwhile, Botho University (BU), one of the largest private tertiary institutions in the country, with total enrolment of 6,000 students in their Gaborone, Francistown and Maun campuses combined, has just recently started piloting a student village in Tlokweng. On an enclosed property the university acquired itself, BU have developed six units where each unit houses two rooms, a bathroom, a shower and a kitchen. The entire property is secured with an electric fence and around-the-clock security guards and contains a large common yard with trees and a swimming pool. It houses 21 students who pay P1, 250 on a sharing basis which includes furniture, water, power, yard cleaning, swimming pool maintenance, security, internet services and laundry provision. “We’ve put in quite a bit of value as this is a venture which is not for profit making,” the Dean of BU’s Campus and Student Hous-

2 THE COST OF ACCOMMODATING STUDENTS Tertiary Institutions bill DTEF for providing accommodation to their students and the rates vary widely. UB charges P3, 219 per semester or approximately P800 per month for each undergraduate student and P5, 405 per semester or approximately P1, 351 per month for each graduate student. Though some UB students are sharing and some live alone the fee is standard. On the other hand, Botswana College of Agriculture (BCA) charges P2, 910 per semester or approximately P700 per month while Botswana Accountancy College (BAC) charges P864 per week or P3, 456 per month. Students residing on campus at any of these three universities do so at no personal cost and are given a monthly living allowance of P1, 240. In an interview with Boidus Focus DTEF Deputy Director Mr. Eugene Moyo said his department has no mechanisms in place to monitor the living conditions of its sponsored students who reside off campus but insisted that the P1, 420 living allowance should be enough for them to find decent accommodation: “I believe when students come together and share

accommodation they can comfortably survive with that P1, 420. But anyway let’s not forget that the allowance is not meant to cover all the needs of the students. We also need to share costs with the parents.” However, Moyo does highlight that DTEF has special provisions for a category of students they call the OVCs – Orphans and Vulnerable Children – which includes those coming from remote areas and special needs students such as those with visual impairments or physically disabilities. The department has social workers that organise these children’s applications, get transport for them to come to Gaborone and then assist them to find accommodation. DTEF rents a double-storey house for their special needs students attending Limkokwing University of Creative Technology in an area not far from the institution’s campus so that they do not have to travel far to get to school. DTEF Publicity Officer Mr. Mothusi Ntikile, who sat in on the interview with us, does admit that accommodation is quite expensive in Gaborone and cites the example of one accommodation facility in Gaborone which charges students P1, 000 to share a single room between four people where there are small cabinets for

their clothes. In this place the shared kitchen is located far from the room and has an industrial cast stove. “Business people can be unscrupulous at times when they really want to make a quick buck,” laments Ntikile. “Accommodation in Botswana should be regulated so that people are protected, especially the students. If you say you’re going to provide accommodation for students, the conditions need to be conducive for a student to read and study.” Moyo and Ntikile are both of the opinion that regulation of student housing developments should be introduced in the form of a body tasked with inspecting these facilities to make sure they provide a conducive living and learning environment. Just as importantly, Moyo adds that they are always willing to enter into partnerships with private developers seeking to create student housing projects: “We as a Ministry are always looking out for partners who would like to go into the creation of student villages. Right now GIPS is actually building many units in Mogoditshane. They’re putting up a massive structure not far from the GIPS campus with several units specifically for students. I don’t

ing Management Office Mr. Satish Murthy Appalla told me. “It’s just to give that added service to students so we’re trying to give them as many amenities as possible for the lowest feasible cost.” The first batch of students to occupy the property moved in during 2013. When I questioned Mr. Appalla on whether charging P1, 250 to a student being given an allowance of P1, 420 didn’t already make it unaffordable, he told me that it’s the best his institution can do as the price was set for the property to pay for itself without making a profit. He did also mention that Botho is currently working with property developers and other stakeholders to see how they can develop accommodation for more of their students: “The biggest challenge is acquiring adequate and affordable land in and around Gaborone but there are talks in progress to see how this can be overcome.”

UB Architcecture Student, Kaone Rantleru

know how much they are going to be charging but if it is reasonable we will support them in the same way we do other institutions.” When questioned on whether his Ministry would be interested in exploring other models for ensuring the viability of student housing, such as offering tax breaks and subsidising components of development such as infrastructure, Moyo insisted that DTEF does not want to venture too far away from their mandate but also reiterated his willingness to support private student developments: “You see our mandate is to provide accommodation and we should not be moving too far away from that. Otherwise we end up getting into territories we are not familiar with. I believe that developers need to look at the market and make appropriate decisions. But as I have said the support will definitely be there. Because we certainly want to see that our students are properly accommodated. We do have very high failure rates in our institutions and we feel that, although there is no research to prove it, the accommodation situation is having adverse effects on the performance of the students. So it is also in our interest to ensure they are properly accommodated.”

>>> CONTINUED PAGE 08

BOIDUS FOCUS June 2014

Boidus Feature Page 5

Student Housing showcase:

Massachusetts College of Art & Design’s Student Residence Hall by Boidus Admin / Source: archdaily.com CONTINUED FROM THE FRONT PAGE

The design of the new residence hall exemplifies ADD Inc’s innovative process. Designers drew on the best ideas from junior and senior staff members to harmonize the goals and aspirations of college professors, administrators, students, trustees, alumni and the building’s owner, the Massachusetts State College Building Authority (MSCBA).ADD Inc conducted in-depth benchmarking, hosted focus groups and design charrettes, and developed full-scale mockup units for students to explore and critique. “MassArt wanted the building to stand out in the Boston skyline and meaningfully identify them as an art college,” said B.K. Boley, lead architect and principal, ADD Inc. “It was the students’ idea that the building look like a painting and that it be just as colorful and vibrant as they are. ADD Inc suggested Gustav Klimt’s “Tree of Life” which helps convey the school’s rebirth and continuation.” In September, the incoming student residents voted to nickname the building, “The Tree House”. The 21-story, 145,600 square foot building features a ground floor café and living room, a second floor health center, and a third-floor communal “Pajama Floor” with kitchen, game room, laundry facilities, and fitness center. The rest of the 17 floors are made up of 136 suites configured in single, double and threebedroom layouts. Façade: ADD Inc drew inspiration from Klimt’s famous 1909 painting as a metaphor for the building. The façade features 5,500 boldly colored metal panels in five custom colors arranged at five different widths and depths. The colors range from dark brown at the base to mirror tree bark, and grow progressively lighter, making the building appear taller. Green window panels punctuate the façade to represent the tree’s leaves.The building is such a unique highlight in the skyline that it has transformed MassArt’s image and presence along the Avenue of the Arts. The curved base – the proverbial trunk of the tree – was designed to accommodate an underground tunnel that swerves through the site and required architects to cantilever the rectangular building above. >>> CONTINUED PAGE 22

Sustainability Page 6

BOIDUS FOCUS June 2014

SUSTAINABILITY TODAY

ENERGY Climate Change Deserves the Priority Given to HIV/AIDS by Keeletsang P. Dipheko For a long time the Botswana government has been reluctant to join the global drive to deal with climate change while the efforts of local Non-governmental organisations to address climate change have not been successful. However, the truth remains that climate change is a reality and the government needs to be prepared for it. A recently held public lecture on climate change, organised for the Parliament Portfolio Committee on Climate Change, revealed that there is need for a coherent policy aimed at addressing this global problem at the local level. Speaking at the public hearing, WENA Magazine editor Ms Florah Mmereki said climate change has not been given the priority it deserves and that there has been too much theory without any practical steps taken. Ms Mmereki explained that, just like HIV/ AIDS, climate change should be given priority and government should channel resources into mitigating its effects. Mmereki said much had been achieved in raising awareness on climate change and that now there is need to infuse climate change education into the school curriculum starting from primary school. She explained that climate change could generate employment in Botswana through the adoption of technology for harnessing the power of energy and water. She cautioned the government to make sure that whatever is imported did not contribute to climate change, adding that Botswana was now a dumping ground for second-hand Japanese vehicles because the country does not have a vehicle emission policy. According to Mmereki, Botswana did not have a water conservation policy and this was one thing that worsened climate change whilst the re-use of waste water, which has been a common song for the past few years, is still yet to be implemented. She went on to complain that the government does not listen to experts who have carried out research and called on government to fund Nongovernmental Organizations as they deal with communities and have knowledge of what is happening. “There is a need for a department or body authority to make sure issues on climate change are addressed and to investigate as well as to develop strategies on how to inform and educate the nation,” said Mmereki. During his presentation, UB Lecturer, Professor Julius Atlhopeng called for the speedy establishment of a policy on climate change to reduce the harm already caused. Moreover, professor Atlhopeng said that for the policy to be successful there must be some political recognition of climate change issues and that this recognition should be rooted in all National Development Plans (NDPs) and District Development Plans (DDPs). However, the Parliament Committee on climate change promised the meeting that they are working on the policy and that they are hopeful that they will be equipped by July.

by Phenyo Motlhagodi

“Sustainability in the Hospitality and Leisure Sector” According to PWC, Accenture and Deloitte

This month’s focus on the column is inspired by the recent realisation that there are a vast number of tourist destinations around the country that have made significant attempts at achieving sustainability in their founding as well as operations. The Botswana Tourism Organisation is running a “green” score card on the sustainability aspects of many of these establishments. As I’ve said on many occasions, beginning to rate anything as “green” without any sort of authority or internationally accepted guiding document raises the question: “how green is green”? So we wait in heavy anticipation for the formalisation of the Botswana Green Building Council, with affiliation to the World Green Building Council and many other “green” rating and controlling organs. These developments inspired a closer examination of what some of the world’s leading thought leaders in this space (as far as audit and research) had to say. This has called for a threepart light capture at comments and suggestions included in reports from PWC, Accenture and Deloitte regarding “Sustainability in the Travel and Leisure Sector”. This kind of research is vital as some businesses still question the need for sustainable practice and even where information from reputable sources may be in abundance, some service providers and end users are still uninformed, in the basic sense, and therefore do not see the value nor the need. In a part of the PWC report that focuses on Hospitality and Leisure, it embraces the Signs

of change for hotels: One practical initiative is the set of ‘Going Green’ standards published in June 2007 by the International Tourism Partnership, part of the International Business Leaders Forum (see www.tourismpartnership.org). This gives sensible advice on the minimum standards for a sustainable hotel, covering policies and frameworks, staff training and awareness, environmental management, purchasing, people and communities, and destination protection. Dozens of major operators have signed up, including Four Seasons, Hilton, Hyatt, Inter Continental, Marriott and Taj. One of these operators, Starwood Radisson SAS, has won many awards for Environmental performance and around 20 of their hotels in Europe have third party environmental accreditation. Starwood is an early example of a mainstream operator developing its own green brand. The new ‘1’ luxury hotels will be built to the Leadership in Energy and Environmental Design Green Building Rating System, which takes into account human and environmental health, sustainable site development, water savings, energy efficiency, materials selection, and indoor environmental quality. And each property will also donate 1 percent of its revenue to local environmental organisations. This is what I seriously believe Botswana Tourism Organisation, HATAB and other stakeholders need to look at. It goes to show that if there are set policies in place then there is real encouragement for hotel owners to go beyond watering their gardens with recycled water, asking that you place dirty towels only on the floor as smart water management and installing clever systems that switch off all power when

you leave the room. In a part of the Accenture report - SustainableEnergy-All-Opportunities-Travel-Leisure-Industry - it makes the business case for “green” The Business Opportunity Presented by Sustainable Energy for All: In taking actions to advance the three objectives of Sustainable Energy for All, the extent of this unprecedented, rapid change will provide companies with new opportunities to drive sustainable business value in a manner that aligns to their core strategies. To seize these opportunities, there are four engagement modalities companies can address as they implement the identified priority actions: 1. Core Business - Operations: Businesses can transform their operations through increased energy efficiency and the use of renewable energy alternatives. 2. Core Business - Products and Services: Businesses can innovate and modify their core products and services to meet the new and developing market demands for more energy efficient products, sustainable energy, and the infrastructure needed to extend energy access around the world. 3. Social Investment and Philanthropy: Businesses can identify ways to establish a strategic link between social investments and their core strategies to increase the likelihood that such activities will be sustained and able to reach scale. 4. Advocacy and Public Policy Engagement: Businesses can seek to engage governments (national, regional, or local) on relevant issues that protect competitiveness and drive opportunities, while working toward the objectives of Sustainable Energy for All. Sustainable Energy for All provides a platform to address global financial, social, and environmental concerns associated with energy. Ultimately, in working toward the achievement of the three objectives of the initiative—energy access, energy efficiency, and increased use of renewable sources of energy—businesses also have significant opportunities to drive sustainable value. Especially important are four value levers related to revenue growth, cost reduction, brand enhancement, and risk management.

To drive the point home: The travel and leisure industry is well positioned to contribute to in-

creases in energy efficiency and the further development of renewable energy in response to rising fuel and energy costs, pressure from environmentally conscious consumers, and changes to the regulatory environment. Deloitte addresses the staying power of sustainability balancing opportunity and risk in the hospitality industry, emphasising that sustainability is a critical business issue that is becoming a mandatory requirement for the hospitality industry. Unlike certain other issues, sustainability is being shaped by drivers outside the industry’s control. Additionally, it’s not just about going green; it is about competing in a different world. While tensions can exist between pursuing sustainability and achieving profitable growth, there is evidence that suggests that expenses can be lowered and demand can be increased from the pursuit of an eco-friendly strategy. Despite the varying levels of environmental concern from individuals and corporate executives, sustainability solutions are becoming important to the industry and to society at large. Successful companies cannot look away from this challenge. Leading hospitality companies realize that truly sustainable business models are fundamentally different, have far-reaching implications, and are not merely incremental to today’s business operations. A disciplined and structured approach is often needed. The process starts with strategic alignment at the top, and includes an evaluation of the operational implications of sustainability strategies. Importantly, collaboration across the enterprise should be achieved, with governance and control structures implemented to guide and measure progress. And through it all, an understanding of consumer values and expectations relative to sustainability should be one of the guiding principles of action. These three reports, though lengthy, as expected in any case, paint an interesting picture and pose crucial questions, but also offer a great starting guide in Sustainability for businesses in Hospitality and Leisure. Phenyo Motlhagodi is a seasoned Radio Personality and a St Louis Top 40 under 40 finalist Facebook: Phenyo Motlhagodi Twitter: PhenyoOnRadio

BUSINESS VALUE LEVERS REVENUE GROWTH

BRAND ENHANCEMENT

Creating new business models

Showcasing innovation

Collaborating to develop new markets

Collaborating to increase transparency

Developing new products and services

Improving community involvement

Moving from products to services

Engaging stakeholders

COST REDUCTION

RISK MANAGEMENT

Improving energy efficiency

Streamlining supply chain and logistics

Reducing raw material consumption

Changing operations to reuse waste

Adopted from: www.accenture.com Sources: www.pwc.co.uk, www.accenture.com, www.deloitte.com

BOIDUS FOCUS June 2014

Guest Columnist Page 7

Landmarks & Visual Arts [Part 2: May 2014]

by Jan Wareus / Architect & Town Planner

In our earlier presentation of a few landmarks created by outsiders we mentioned postman Ferdinand Cheval’s “Palais Ideale” in Hauterives, France; Simon Rodia’s “Watts Towers” in Los Angeles, California; and Clarence Schmidt’s “House of Mirrors” outside New York (although this last one only ex-

ists on photos, a model and drawings today). We have to briefly mention a few more creations of architectural interest prior to having a look at some astonishing visual works and those kept in museums, also a kind of landmark. Let us begin with:

ADOLPHE-JULIEN FOURE (1839-1910) Let’s now have a quick look at the creation of a French abbot and stone-mason: Adolphe-Julien Foure (1839-1910) – he lived on a steep, inaccessible spit in Bretagne. People called him “the Hermit” and over the course of 25 years he immortalized his family by carving their history into the rocks. Inside his house, he carved wooden sculptures on the family theme. I sincerely hope that my pictures of this remarkable landmark will have space for presentation below. Otherwise, find them on the internet: I admire this kind of visual art more than anything – history cut into and part of nature. There are many landmarks like this all over the world – an attempt is found in the Rocky Mountains of USA with gigantic former presidents – The Mount Rushmore National Memorial. A bit too imposing in my opinion but a wellknown landmark nonetheless.

KARL JUNKER (1850–1912) Contrary to the other artists responsible for creating landmarks presented and a few more to come, he had a solid academic education at the Art Academy in Munich (architecture, sculpture and painting). Not quite a common man, so to speak. After a failed romance, he withdrew to his hometown Lemgo in northern Germany and to his Junkerhaus (Squire House). Over the course of 32 years he rebuilt and decorated it from inside out (in that order) according to his belief that he was creating a new art and architectural style. He was totally convinced that his singular amalgamation of painting, sculpture and architecture would be a solid start for future arts. The following pictures might give you an idea about his creation:

Now, when we will soon have a cut up and severely wounded Kgale Hill left by the construction industry, why don’t we go the old Abbot Foure’s way – cutting history into the leftovers? We have the artists with dedication and skill. We see them often at Thapong Visual Arts Centre. Give them the hacked parts of Kgale Hill to create a landmark.

We are now about to move into the so called pictorial arts where the outsiders have many interesting contributions, still with relevance to our artists. But we leave that for another essay. Jan Wareus janwareus@yahoo.com

www.cnonline.co.bw Das Junkerhaus, Lemgo by Karl Junker.

Today it’s a landmark with a museum, dedicated to the creator. Hordes of people visit the place annually and many tourist accommodations and restaurants have sprung up around the area. The odd creations of outsiders can have a positive impact on the development of a country.

JEPPE OLSSON (1877-1960) Now over to a rather bizarre “landmark” once upon a time standing in southern Sweden, often studied by young architects of my generation as an example of “Architecture without Architects” – “Villa Nature” by Jeppe Olsson (1877-1960). In the years of 1938 to 1955 Olson built “Villa Nature” from pieces of fishing-sheds, trolleys and trailers piled upon or near each other in all directions. Of course, he didn’t follow building regulations and never cared about seeking building permission. He followed his impulses and inspiration, “as I’m following a road,” he said – as outsiders do. Consequently, sometime in the 70’s the authorities had it burnt down and the site cleared – a very consistent action in a country built by rules and regulations, indeed. The few pictures I have are here:

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“Villa Nature” in southern Sweden by Jeppe Olsson (now destroyed) – Jeppe on pics from late 50’s.

I’m sure the local authority was taken aback by all the protests that followed the destruction. Jeppe’s creation became very important to many art lovers and something of a holy shrine for architectural students of my time (very interested in its character of side-walls at a music hall). It inspired many books and articles but they came too late to rescue this creation. Even a movie, based on a detailed model of Villa Nature was produced. A parallel can be drawn to “House of Mirrors” by Clarence Schmidt, also destroyed. Landmarks of this kind take long to create but are easily destroyed by an indifferent and unappreciative contemporary society – I wonder how many here in Botswana have already been obliterated. I’ve seen many local interesting buildings disappear in recent years as well as a unique “Garden City”.

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Boidus Feature Page 8

BOIDUS FOCUS June 2014

Student Housing Special Feature:

High Demand, Low supply, Conducive Planning parameters; Why is Student Housing Market still unexplored? by Kibo Ngowi CONTINUED FROM PAGES 01, 04

3 HOW TO MAKE STUDENT HOUSING VIABLE One local developer that is eager to enter the student housing market is Brownstone and in a wide-ranging interview with Boidus Focus, Brownstone Managing Director Mrs. Tebatso Lekalake laid out her perspective on what needs to be done for student housing developments to become a viable endeavour: “The student accommodation market can be unlocked by the willingness to participate by all the stakeholders in the higher education sector. Each stakeholder holds a separate key that needs to be used simultaneously with the keys held by the other stakeholders to unlock the opportunities that prevail in the sector.” Lekalake advocates for several crucial steps to be taken by the relevant stakeholders. Firstly, universities need to be willing to allow their students to live in non-university branded private developments alongside students from other universities. Universities need to be flexible enough to enter innovative partnerships with private developers such as employing a lease contract in which the developer can build student residences on university property but the property reverts to the universities’ ownership after a certain prior agreed period of time. The universities also need to be prepared to sign lease agreements with the private property developers for the student accommodation facilities as this will ensure that the property developers are able to raise financing for the developments. Most importantly for the universities, they need to be involved in every step of the development process to ensure that the facilities meet the needs to their students. As for the landowners, Lekalake says they need to be willing to sell their land at ‘realistic’ prices to would-be student accommodation

developers. If the land-owners are not willing to sell, they need to be open to entering partnerships to pursue student accommodation development opportunities that can be created on their pieces of land. The government can make some of its idle land available for such opportunities, where the government entities owning the land can partner with the private property developers in taking advantage of such opportunities. MoESD should also be brought in to approve the developers and their plans every step of the way to instil confidence in the universities and their students. A policy should be introduced that will allow the universities to increase student numbers only if they meet certain levels of accommodation for their respective student populations. The provision of accommodation to students can form part of the university accreditation process, as this can position Botswana as one of the top destinations for higher education studies on the continent. Lekalake also recommends that government consider widening funding for university studies, where specific allocations can be made for students coming from the outlying villages. The parents also need to be involved so that they can know where their children are living while studying away from home. The involvement of parents can give the private property developers an added advantage in terms of building relationships with the Ministry and the universities. Lekalake says that Brownstone is fully prepared to capitalise on the opportunities of student housing as they already have partners who have undertaken such developments outside the country and thus understand the dynamics involved.

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First National Bank, Botswana (FNBB) is widely known for its comprehensive student banking service so it only seems fair to expect this financial institution, above any other, to want to enter the student housing market through providing finance to developers. This publication asked FNBB Head of Commercial Property Finance Mr. Amos Chakandinakira if leveraging the organisation’s existing database would make it easier for FNBB to venture into student housing. “Leveraging from the existing database will make it easier for FNB to test the cash flow projections from developers and make decisions,” Chakandinakira responded. “However, information on the number of students receiving rental allowance and total figures should be readily available at the MoESD and FNB will not take the risk to rely on students to pay rent directly from their allowances.” He went on to emphasise that FNB would only partner with private developers who would

like to venture into student housing if the project is viable and the credit risk complies with FNB Policy: “FNB will only take a risk with experienced developers who are financially sound. FNB has a variety of funding structures to offer and these can be tailor-made to suit any developer’s project plan.” He also mentioned that any financier would prefer to offer financial assistance where MoESD has committed to accommodate students and there is a direct deduction code in place, in the form of DTEF paying the rentals directly to the landlords and giving students living allowances separately from rent. I wish I could go back to Kaone and tell him that a solution is on the way but these things take time. The initiatives being discussed now will likely only benefit students of coming generations and not the ones enrolled in university today. Nonetheless, it’s always encouraging to learn that there are sincere efforts to overcome today’s troubles for the benefit of those who will come tomorrow.

DTEF Deputy Director Mr. Eugene Moyo and Publicity Officer Mr. Mothusi Ntikile

BOIDUS FOCUS June 2014

Advertising Page 9

Guest Columnist Page 10

BOIDUS FOCUS June 2014

Lifestylenoted: The Unconventional Office Space

by Keshia Mogopa, Interior Designer

“We shape our buildings; thereafter they shape us” – Winston Churchill Work environments today need to be dynamic and embrace the idea that a well thought out office design helps stimulate minds, enhance productivity and inspire innovation. Consider Google. One look at their office spaces across the world makes you want to tear down many of the most uninspiring buildings. I mean, how many office buildings have rooms designed with special themes, gourmet cafeterias and time-saving solutions like bikes, slides and fire poles? In order to be creative and productive, you need to construct a fun and soothing workspace. In short, you want to want to go to your office!

Although there’s no universal agreement on what “good company culture” is or how to attain it, there’s no denying that workplace interior design plays a role in influencing employee behaviour. It can also increase the number of prospective clients who want to visit and linger longer than expected, and of course it can attract new employees. It is important for design to best suit the needs and comfort of its occupants by considering different factors such as lighting, ventilation, spatial arrangement, furniture ergonomic, as well as different elements of design; colour, material, texture and shapes.

AMBIENT LIGHTING

IT’S ALL ABOUT COLOUR

Colours play a huge role in human psychology as they elicit emotional and physical responses from people who are exposed to them for extended periods of time. Taking this reality into consideration, when planning out spaces, it is vitally important to pick a colour based on the tasks being performed in the office. For example, yellow stimulates clarity of thought, creativity and mental activity – making it an excellent colour for offices. It also promotes discipline and friendliness which anyone working with different people needs. It is suitable to use for entrance halls because its resemblance to solar energy gives strength. On the other hand blue suits offices where trust and calm are important, such as where interviews or meetings are held. Blue is the colour of relaxation and peace, making it a great colour for offices that are used for writing.

OPEN SPACE

Lighting being the number one design detail for happiness is highly important in an office space. When the office is too harshly lit it can lead to a lack of concentration, and can also cause headaches, fatigue, stress, and irritability. People are already staring at bright computer screens all day and don’t require as much direct lighting, hence using homestyle lamps lends a friendly atmosphere. Home-like table or floor lamps provide a feeling of comfort, because our minds are accustomed to that type of light.

INSPIRATIONAL DECORATIVE ELEMENTS

Designing with fun and frolic in mind helps to bring out the child within and to awaken employees’ light hearted nature. This aims to remove barriers between individuals and encourage interaction as well as a good attitude towards work. Shapes and texture can be used to add interest, style, and theme to design. Texture can stimulate emotions, create a feeling of warmth and harmony and can provide sensual pleasure. It can be found in the flooring, area rugs, walls, fabrics, draperies, and furnishings amongst other things. Patterns with geometric shapes will give the space a contemporary look; those with checks will give it a casual aesthetic; while those with tapestries or paisleys will give the room a more formal appearance; and fabrics with a light airy pattern such as floral will give a room more airy, open and casual atmosphere.

Often, companies that have not yet realised the great benefits of good workplace design have people stuck in ugly small cubicles with grey walls. These may lack colour, have poor lighting, low ceilings, and feel almost like a prison. Offices that lack freedom, space, socialisation and mobility hinder productivity. Architect Clive Wilkinson describes cubicles as being the worst, and being similar to chicken farming; they are humiliating, disenfranchising and isolating. The trend today is to avoid a boxed-in feeling and support collaboration, in all its forms: mentoring, problem solving, communication and information sharing. To do so, create more open spaces in the office, from low panels that make it easier to communicate to all-day cafes where employees not only eat, but meet to work. The layout is more welcoming and relaxed and those considered creative workers have already been using this layout for a long time because it is very effective.

ERGONOMIC DESIGN

PERSONALISED OFFICE SPACES

Personalising office environments to make workers feel at home is one of the design strategies used to relax and avoid anxiety, thus encouraging a positive work attitude. Office environments should feel almost residential and be designed to allow employees to work comfortably and make use of the workspace as they would in their own home. Modifying spaces for gathering, creating and sharing an understanding of one another can highly benefit a company.

A large amount of research has been done about the impact of office chairs, desk height, keyboard trays and appropriate phone usage on employee comfort and health. Ergonomic design reduces physical injuries providing employees with a safe and effective working environment. If these kinds of considerations fail to prevail in office designs, it can only give birth to one thing: lost working time as employees that suffer health related problems or injuries as a result of badly fitting office equipment and furniture spend time away from the workplace for doctor visits and also for periods of recovery. Companies that invest in ergonomically designed equipment and furniture for the workplace reduce the chances of an employee suffering an injury or health problem, which also means that less time is lost.

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Advertorial Page 15

Contruction Industry Trust Fund Private Bag BO 122, Gaborone Plot 18006, Samora Machel Drive Gaborone, Botswana Tel: +267 3911362 Fax: +267 3906380 Email: administrator@citf.co.bw

Competency-Based Training Centre for Batswana

CITF introduces new trades for allied industries petency–Based The Construction Industry Trust Fund (CITF) is an institution that trains unemployed youth for the building and construction industry. The institution started its operations in 1991 during a boom in the Botswana construction industry. In the midst of the widespread construction that was being undertaken, especially in the government enclave where they were constructing new ministries, Botswana Government realized that too much skilled labour was being imported from outside the country.

ining Centre

Batswana

As a result, CITF was set up by the government in conjunction with the construction industry of Botswana. The institution did some benchmarking with the Building Federation of South Africa, to see how it could train people in a short period of time to participate in these projects. “We found a model called Competency Based Individualized Modular Training (CBMT), to train people in a short period of time,” CITF Senior Marketing and Public Relations Officer Mr. Ditiro Hule, told Boidus Focus in an exclusive interview. “Originally we were only training for the building and construction industry for the companies but they were reluctant to bring people because production would stop at the site, so we ended up bringing unemployed youth who now were taking longer because they don’t have the hands on experience.”

According to Hule, the newly introduced programmes came after an outcry from Jwaneng where the then Artisan Association complained that Jwaneng Cut 8 mine is employing foreigners at the expense of Batswana. “However it was realized that those foreigners had some skills which we did not have though it was at the artisan level but they did not have the right skills to get employment at the mine.”

Furthermore, through their relationship with the industry, CITF was able to identify a need for people to do thatching. “We have lodges in the Okavango, Chobe areas; most of those lodges are thatched and where do we get people to thatch those lodges? We always get them outside; some lodges use only wood and we don’t train such kind of construction here so we want to look into these other industries to see how we can train people to go into those markets.”

CITF will introduce the following; • Rigging has already begun • Coded Welding • Gamma Zenith • Project Management • Business Skills

Hule said after Debswana agreed to train people at CITF, they identified courses like Rigging and Coded Welding, which are not offered in the country and sent some people to South Africa so that they could come back and become involved in mining-related trades. He said there are lots of mines coming up in the country and there is a need to train Batswana in these trades so that they can feed the market.

As a way of training people and working with the industry CITF has a mobile training unit. They have one unit operating for the construction of the Kazungula Bridge. To cater for skills that are needed, CITF normally meets client to understand their needs, which influences the courses offered.

REGISTERED

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He said if there are mega projects, especially in

BOTSWAN A TRAINING AUTHORITY

“...we cannot teach people how to use a stock brick while in the industry they are using a different type of brick, so we have to be in touch with the industry at all the times. The industry really inspires and encourages us on how we can grow and develop our curriculum...” “We are very much in touch with the industry – the building and construction industry specifically,” Hule says “Through our interaction with the industry we get to know new trends of the industry because we cannot teach people how to use a stock brick while in the industry they are using a different type of brick, so we have to be in touch with the industry at all the times, so the industry really inspires and encourages us on how we can grow and develop our curriculum.” At the moment CITF is training the second group for the Rigging course which has 12 trainees. Rigging is a discipline involving the use of lifting devices to move equipment and scaffolds to complete the work and it is mostly used in mines.

Visit our website for more information: www.citf.co.bw

remote areas, they set up a mobile training unit to train people in that area to get the skills needed and participate on the project, as well as transferring skills to locals. CITF trains about 2800 trainees annually both from Gaborone centre and the mobile training unit. In conclusion Hule encourages other institutions to adopt CBMT to help feed the industry well. CITF is the only institution that offers CBMT in the country and it enables its students to perform well in the industry.

Registered and Accredited with BOTA

Education Page 16

BOIDUS FOCUS June 2014

Government Should Pay for Student Housing – UBSRC President by Keeletsang P. Dipheko elor of Arts in Public Administration and Politics Degree, explains that students residing on campus receive a P1200 living allowance, from which P1050 is deducted to pay for their meals, meaning they are left with only P150 for their personal expenses. Meanwhile, students residing off campus receive a living allowance of P1420 (a figure which was reduced from P1920 a few years ago) which is meant to cover all their expenses. So if we assume that they also spend P1050 on their food for the month then that would mean they are left with P350 to pay for everything else, argues Kelebeng.

The need for decent housing is a challenge faced by thousands of students who descend upon Gaborone every year seeking quality higher education. In the case of the University of Botswana (UB) the accommodation it provides for its student population covers less than half of the admitted students.

“What can you do with P350? On top of paying rent you have to keep money for transport and other necessities. So I think they [MoE] have to review the allowances or at least pay for student accommodation separately from the living allowance,” he insists.

Boidus Focus met with the UB Student Representative Council (SRC) President Jacob Kelebeng to gain his perspective on the difficulties encountered by students in their search for respectable accommodation.

Kelebeng argues that the authorities should develop a policy through which government can pay for student accommodation at a standardised rate. This way, any landlord with student tenants would have to charge each student the same standard free. Since this fee would be paid by government it would leave students with the P1420 living allowance to use on food, transport and other basic needs apart from shelter.

Kelebeng, a final year student pursuing a Bach-

“The minister is saying students spend too much

of their money on leisure and entertainment and that is why the allowance cannot be raised,” notes Kelebeng. “But looking at the situation for tertiary students there are certain things they need for their education. A tertiary student cannot be compared to a cleaning lady because as the student is trained they need to acquire special skills that allow them to become a professional. This means the environment has to be conducive for student development and off campus students cannot afford to pay for that kind of environment with the allowance they are currently given.” However, Kelebeng is optimistic that the recent change to the Development Control Code favouring the development of student housing projects will be the first of many key steps the government takes to address the situation. Kelebeng argues that government needs to take action to avoid situations whereby a tertiary student is forced to live in a one-room flat in a

low-income settlement such as Bontleng or Old Naledi. Some students find themselves in places where there is no electricity, let alone internet access, and Kelebeng believes that deliberate student housing policies could address these problems. Kelebeng himself used to face struggles in finding decent accommodation but is now safely staying on campus as UB provides accommodation to its SRC members. As a parting note Kelebeng added that the struggle to find accommodation is only worsened by the fact that most tertiary students come from disadvantaged backgrounds. “Most of us are from poor families and we use that allowance to sustain ourselves and assist at home where possible. In Gaborone you find people charging P1000 for a room which is unsustainable for a student. Something needs to be done.”

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BOIDUS FOCUS June 2014

Education Page 17

Architecture Technology Programme | Faculty of Architecture & The Built Environment Architectural Technology – where does it fit in the pathway for professional qualification, and what are architectural technicians able to do? In a three layer pyramid of Architectural professions, we find professionals (Architects) at the top. These professionals have an ability to solve problems of architectural concern. Design is core. Nowadays individuals at sub-professional level, Architectural Technicians, not only draw but can design as well. Traditionally, draught per-

sons are expected to interpret conceptual thoughts and/or ideas of an architect and translate them into a comprehensive and functional set of drawings addressing the design brief. In today’s world, technology and will power enables these technicians to be equally competent in designing, at least projects of a small to medium scope. As a result, we find a mixture of sub-professional and technicians in the middle of the pyramid of Architecture professions. Thus our

graduates are Architectural Technologists or Technicians with a solid entrepreneurial grounding.

nificantly in the realization of national goals and aspirations in the field of technical education and the training of manpower to service the Built Environment industry. A student who wishes to study Associate Degree in Architectural Technology at Limkokwing needs a minimum of 38 BGCSE points with credits in English and Mathematics. A credit in Art and/ or Design subjects is an added advantage. Points are calculated from the best 6 subjects inclusive of Mathematics and English.

In development of our curriculum, as in the ethos of Limkokwing, we address essentially, a shortfall in Botswana’s Built Environment industry-that of support services. Our internship strategy assumes a wider scope of placement opportunities. Thus our Architectural Technology programme contributes sig-

Phil Shamilimo Architecture Drawing, Year 3 Key Project - Students were to produce Construction drawings [Advanced Detailing] for their Design & Theory 3 projects (Morwa Residential), concentrating on; Composition, Specification and Annotations, Line-work, and Overall presentation.

Page 1 of 1

FIRST FLOOR PLAN

Montwedi Ramaeba Design & Theory Studio, Year 2

Key Project - Students were to design a residential house to be located at Morwa village. A successful scheme was one that did not only focus on the design of a building as an independent entity but one that considered the relationship between the inside and outside spaces.

1-BREAKFAST AREA

2-KITCHEN 3-DINNING AREA 4-LOUNGE

5-TOILET 6-BEDROOM 1 7-INSUITE 1

8-OUTDOOR LOUNGE 9-INSUITE 2 10-BEDROOM 2

11-SWIMMING POOL

To find out more about Limkokwing University’s Architecture Technology Programme, contact us:

Plot 59140, Block 7, Gaborone, Botswana | T: +267 3180135 Ext. 317 | F: +267 3922 356 | www.limkokwing.net

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BOIDUS FOCUS June 2014

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BOIDUS FOCUS June 2014

Editor’s Note / Comments Page 19

Editors Note:

Boidus Focus Set to Celebrate its 30th Edition

Comments & Letters: A summary of the Student Housing Feature

by Boidus Admin

by H. Killion Mokwete, RIBA Chartered Architect

Boidus Focus will be publishing its 30th edition this July. This represents a milestone in the journey we have traversed since taking the plunge into the world of media publications some three years ago. The journey has been both an exciting revelation and more than anything it has been a great honour to continuously create platforms for the built environment. As we prepare for our 30th edition, we would like to thank all our industry stakeholders who have always formed the core of our existence. Our readers who have continuously given feedback and helped us improve will also feature big as we bid for a brighter future. Boidus Media, as an organisation, has managed, not only to publish its monthly print publication, but also to establish major calendar events, all aimed at fostering platforms for interaction within the industry.

STUDENT WELFARE DEPARTMENT – UNIVERSITY OF BOTSWANA »» Only provides rooms for 4, 084 of its 18, 000 students. »» Say they are in the process of compiling a directory of independent accommodation providers that can be availed to students once it has been completed.

Since its inception Boidus Media has organised and hosted events such as: ‘The State of Our Cities Designers Forum’, ‘The Housing and Affordability Round table’, ‘The CBD Executive Seminar’ and ‘The Property Breakfast Seminar’. We have also worked with various important stakeholders to provide our technical expertise in facilitating for their events. Our July edition will pay homage to some of the most significant editions we have published in the past and the celebrations will culminate in a stakeholder gathering at which we will present the blue prints for our story going forward. July will also be a special month for Boidus Media as it marks the return of our flagship industry event under the ‘State of Our Cities’ series, ‘The CBD Executive Seminar’. This year the event is bigger, better and more focused, bringing together experts, investors, businesses and consumers. The event will also demonstrate our determination to move beyond talking as we fold up our sleeves to play our part in invigorating the growth of the CBD as the heart of the City.

BOIDUS TEAM

The event is themed ‘Transforming the CBD into the new heart of the City’ and will draw representatives from Selebi Phikwe, Francistown, Maun, Johannesburg and Cape Town. We hope that as we celebrate our 30th edition you will continue to support us in our mission to develop platforms for the benefit of our built environment.

MANAGING EDITOR

SALES

H. Killion Mokwete

Tebogo Sekwenyane Thabo Sarona

DEPUTY EDITOR

Kibo Ngowi STAFF WRITER

Keeletsang P. Dipheko DESIGN

Bridget T. MacKean ACCOUNTS

DISTRIBUTION

Martha Rooi GUEST COLUMNISTS

Euan Massey Jan Wareus Keshia Mogopa Othata Batsetswe Phenyo Motlhagodi

Ngwewabo Mokwete

MR. SATISH MURTHY APPALLA – BOTHO UNIVERSITY DEAN OF CAMPUS AND STUDENT HOUSING MANAGEMENT OFFICE »» Have total enrolment of 6, 000 students in their Gaborone, Francistown and Maun campuses combined. »» Botho has developed a pilot student village in Tlokweng with security, water, power, furniture, a swimming pool, internet services and laundry provision which houses 21 students at a cost of P1, 250 each. »» Botho is currently working with property developers and other stakeholders to see how they can develop accommodation for more of their students and the biggest challenge is acquiring adequate and affordable land.

MR. EUGENE MOYO – DEPARTMENT OF TERTIARY EDUCATION FINANCING (DTEF) DEPUTY DIRECTOR »» DTEF limits its special interventions for off campus students’ accommodation to OVCs (Orphans and Vulnerable Children) only. »» Believes that student housing should be regulated through the formation of a body tasked with inspecting these facilities to make sure they provide a conducive living and learning environment. »» Says MoESD are not willing to explore other models of ensuring viability such as tax breaks and subsidising development but are always willing to enter into partnerships with private developers with student housing projects by paying sponsored students’ rentals.

MRS. TEBATSO LEKALAKE – BROWNSTONE MANAGING DIRECTOR »» Advocates for universities to allow their students to live in non-university branded private developments alongside students from other universities; to be flexible enough to enter innovative partnerships with private developers; to sign lease agreements with the private property developers; and to be involved in every step of the development process. »» Advocates for landowners to sell their land at ‘realistic’ prices to would-be student accommodation developers and, if they are unwilling to sell, to be open to entering partnerships to pursue student accommodation. »» Advocates for MoESD to come in and approve the developers and their plans every step of the way to instil confidence in the universities and their students and for a policy to be introduced that will allow the universities to increase student numbers only if they meet certain levels of accommodation for their respective student populations.

Find Boidus on:

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SUBSCRIBE NOW to Botswana’s

BUILT ENVIRONMENT N E W S P A P E R

www.boidus.co.bw To get your copy delivered to your door, send your details to:

KILLION

[GABORONE]

t +267 75505291 e killion@boidus.co.bw

WADA

[FRANCISTOWN]

t +267 71480679 e mail@boidus.co.bw

MR. AMOS CHAKANDINAKIRA – FIRST NATIONAL BANK, BOTSWANA HEAD OF COMMERCIAL FINANCE »» Says that leveraging from their existing database will make it easier for FNB to test the cash flow projections from developers and make decisions but information on the number of students receiving rental allowance and total figures should be readily available at the MoESD and FNB will not take the risk to rely on students to pay rent directly from their allowances. »» Emphasises that FNB would only partner with private developers who would like to venture into student housing if the project is viable and the credit risk complies with FNB Policy. »» Says any financer would prefer to offer financial assistance where MoESD has committed to accommodate students and there is a direct deduction code in place, in the form of DTEF paying the rentals directly to the landlords and giving students living allowances separately from rent.

Professional Practice Page 20

BOIDUS FOCUS June 2014

How the Demand for Student Accommodation Can Shape Botswana’s Property Market

by Othata Batsetswe / Financial Inclusion Specialist & Project Coordinator / Principal Finance Administrator CONTINUED FROM THE FRONT PAGE

Botswana’s tertiary learning centres are all characterised by a shortage of accommodation. The termination of Tirelo Sechaba in 2000 led to an increased intake of Batswana students, both locally and in neighbouring states. The huge increase in student numbers we have witnessed over the last 10 years has left most higher education institutions short of accommodation. This failure of supply to meet demand has opened a new investment class which still remains unattended. Most of the local institutional investors have chosen to invest beyond borders and neglected this asset class. An examination of the investment strategies of the largest Botswanabased organisations reveals that none of the major financial institutions or property developers have identified student accommodation as an area worthy of investment. The area around the University of Botswana (UB) main campus in Gaborone has experienced the development of some residential structures but most have been high rise blocks targeted at professionals. A closer look at the annual reports of most public enterprises shows that they continuously make losses. These entities have always focused their business strategies on the same lines of business without ever making a proactive effort to improve their earnings. The ambition should be to move them away from looking up to government to provide subventions. These entities have the potential to raise bonds and venture into areas such as student accommodation. They can always lease the land from the universities and colleges and help provide convenient accommodation that is student worthy. A University can also adopt the Public Private Partnerships model to raise the capital necessary to provide accommodation for its multitude of students. The future of student accommodation has to go beyond the current accommodation setup. As the country positions itself to become an international player we will definitely attract more international students that may want to be with their families for vacation and this means we need to get more creative.

Additionally, the accommodation that the university campus offers can be designed in such a way that it also attracts fresh graduates still unable to afford the expensive market prices. Selfcontained student rooms will prove to be big business. The contracts will then determine the duration of stay. This can also be used by real estate development companies to determine the demand for affordable housing over time. They can then develop an index for housing demand given the number of employable graduates. Programmes like the Peace Corps will prove to be great clients for these kinds of facilities. Even government workshops can maximise on the hostels given the fiscal objectives of controlling costs. Exchange students also require safe and secure accommodation and these issues form part of the motivation to pursue this asset class. One of the constraints to affordability has always been the issue of student living allowances which are considered to be too low, but in spite of this people still need accommodation. Institutional accommodation has the po-

tential to control expenses incurred by students as a complimentary initiative to cost recovery. Government can focus on attracting investors to this niche area by providing tax incentives (though not encouraged because some of the tax incentives cost the economy). Students can be given loans through the grant loan scheme to pay for accommodation and then start paying the money back as soon as they start earning a minimum salary of P10,000 (a figure which will be adjusted for inflation as time goes on). The national education budget is high and for us to make meaningful returns from this investment we have to ensure that our students have accommodation that has the potential to assist them maximise on their earnings. Most students stay off campus and many are forced to live in terrible conditions that are not conducive for learning and that have limited access to educational resources such as a library and internet connections. Decent accommodation represents an unavoidable additional cost to learning as has been demonstrated time and again by student protests for allowance increments. The residential sector has been a good performer yielding a 24% return on investment, coming second only to the industrial sector, according to the IPD Botswana Annual Property Consultative Index released 31st December 2013. Had deliberate efforts been taken to develop student accommodation the story would be different. The demand for housing continues to be on an upward trend boosting most of the bank loan books. In January 2012, The Times ranked Student accommodation as the top as-

set class in the UK’s property market. Student accommodation continues to deliver strong returns compared to other mainstream asset classes. Despite current economic and property market conditions, the volume of recent deals has been high, pointing to continued investor demand. This should come as a wake-up call to indigenous investors lest they cry foul tomorrow when international investors start to exploit this market in their own backyard. There is an added opportunity in student accommodation in that it has the potential to encourage the use of clean energy. Government can deliberately set up student housing codes that will ensure that during the day the student quarters are powered by the sun and in return charge batteries that will power the quarters at night. Student accommodation could be a model for promoting the use of green energy. The growing demand for student accommodation, especially higher quality developments, comes at a time when this type of property is in short supply. Couple this with an increased demand from foreign and mature students seeking out higher quality accommodation and universities lacking the funds to provide such units. It is no wonder then that the private sector has grown at a phenomenal level and is set to continue to thrive. Investors are attracted to a sector where there is a demonstrable undersupply. However, in Botswana, we always jump to something because someone else is doing it. I can guarantee you that investment in student accommodation will outperform any traditional asset class in the next 5 to 10 years.

Development Control Code Of 2013, Extracts That Regulates The Applications For Student Housing (Dormitory/Boarding Land Use) by Boidus Admin / (Extracted from the Development Control Code 2013)

Note: These extracts are not the complete document and should be read in line with the whole Development Control Code.

GROUP LIVING Land Use Activity

R-1

R-2

RSU

Boarding House / Rooming House

Dormitory

Use Standard

Residential Regulatory Zones: Permitted Uses • “P” means the use is permitted in the respective Land Use Zone subject to the use standard, if applicable. • “CU” means the use is permitted with a Conditional Use Permit. • “N” designation means the use is not permitted.

(R-1, R-2) - Residential Single-Family Regulatory Zones; The R-1 Single Family Residential Zone is intended to accommodate large plot individual (single-family) house types at a density not exceeding 6 to 8 gross dwelling units per hectare. This residential gross density assumes an average plot size of 800 to 1000 m2. The R-2 Single Family Residential Zone is intended to accommodate small plot single-family houses at a density not exceeding 15 gross dwelling units per hectare. This residential gross density assumes an average plot size of 400 m2.

Residential Suburban Land Use Zone (RSU) and Residential Urban Land Use Zone (RU) The residential suburban zone is intended to accommodate new developments where the land-use pattern is predominantly sub-urban in character or where such a land use pattern is desired in the future. The RSU zone is intended to provide for a variety of housing opportunities at intensities compatible with surrounding land uses.

Group Living Facilities Standards for specific land uses and building types that control the scale and compatibility of those uses within the Residential Zone. Group living facilities shall be permitted in residential and other zones that permit residential development, subject to the following: • The Group home shall be operated in a manner that is compatible with the neighbourhood and shall not be detrimental to adjacent properties as a result of traffic, noise, refuse, parking or other activities • The home shall maintain a residential appearance compatible with the neighbourhood. • The home shall meet all regulations/requirements, and all applicable housing and building code requirements. • Where abutting a residential use, visual buffers shall be provided so as to shield all parking, outdoor service, and outdoor activity areas from abutting property. Such buffers shall consist of trees or other vegetation of such height and depths or an appropriate fence or wall or combination thereof as determined during the site plan review process by the responsible local planning authority. • All parking, loading and unloading, and deliveries shall take place from the rear of the property or shall be sufficiently screened from view as set forth in Chapter 3.3, Section 3.3.6, Landscaping, Screening and Buffer Requirements.

Minimum Parking Requirements USE CATEGORY

SPECIFIC USE

MIN. PARKING SPACES

Group Living

Boarding house, rooming house, Dormitory, Convent, Hospice, Orphanage, Personal care home for the elderly, Home for the disabled

1.0 per 2 beds

Required Parking USE CATEGORIES

SPECIFIC USES

LONG-TERM SPACES (covered or enclosed)

SHORT-TERM SPACES (near building entry)

Group Living

Dormitory

1 per 8 bedrooms

None

BOIDUS FOCUS June 2014

Advertising Page 21

Corner Mmaraka & Station Roads, Plot 4773 P. O. Box 412, Gaborone, Botswana Tel: +267 360 5100 Fax: +267 395 2070 Email: info@bhc.bw

BHC at the BOCCIM Northern Trade Fair May 2014 Botswana Housing Corporation at the BOCCIM Northern Trade Fair - May 2014

Price Range

Plot Size Range (m²)

Property Description

MH58

P385,616 P385,840

495 - 600

2 bedrooms, kitchen, separate bathroom and toilet, veranda

MH67

P433,664 P434,000

748 - 875

3 bedrooms, lounge/dining, kitchen, separate bathroom & toilet, veranda

MH70

P480,480

600

3 bedrooms, lounge, kitchen, separate bathroom and toilet, patio

MH80

P539,056 P539,504

794 - 1019

3 bedrooms, lounge/dining, kitchen, separate bathroom and toilet, veranda, carport

MH95

P644,112 P644,784

664 - 1000

3 bedrooms, lounge/dining, kitchen, separate bathroom & toilet, carport, SQ

Ghanzi

Type

Price Range

Plot Size Range (m²)

Property Description

GH58

P500,976 P501,088

358 - 450

2 bedrooms, kitchen, separate bathroom and toilet, veranda

GH61

P528,752

375

3 bedrooms, lounge, kitchen, separate bathroom and toilet, patio

GH67

P577,584 P578,144

375 - 634

3 bedrooms, lounge/dining, kitchen, separate bathroom and toilet, veranda

Type

Price Range

Plot Size Range (m²)

Property Description

SE54

P403,200

425 - 450

2 bedrooms, lounge, kitchen, separate bathroom and toilet

SE61

P424,480 P425,600

449 - 573

3 bedrooms, lounge, kitchen, separate bathroom and toilet, patio

SE67

P427,840 P500,864

391 - 587

3 bedrooms, lounge/dining, kitchen, separate bathroom and toilet, veranda

SE75

P533,792 P544,320

425 - 778

3 bedrooms, lounge, kitchen, separate bathroom and toilet, veranda, carport

SE80

P495,040 P604,912

410 - 689

3 bedrooms, lounge/dining, kitchen, separate bathroom and toilet, veranda, carport

SE98

P751,296 P751,408

560 - 590

3 bedrooms (master ensuite) lounge/ dining, kitchen, separate bathroom and toilet, carport, SQ

SE110

P862,288 P947,968

838 - 841

3 bedrooms (master ensuite) lounge/ dining, kitchen, separate bathorrom and toilet, carport, SQ, garage

Mahalapye

Type

Serowe

In line with its commitment to providing Batswana with accommodation, Botswana Housing Corporation (BHC) attended the recent BOCCIM Northern Trade Fair in Francistown this past May 2014 to encourage Batswana to buy and own their own homes. At the BHC stall, BHC Marketing Manager Pinkie Tau welcomed VIP guests including Mr. Paul Tailor (CEO of BTC) and Leta Mosienyane (President of BOCCIM), and other officiating guests. During the event BHC also hosted a draw, where participants and guests were able to win an assortment of gifts, given out on behalf of BHC. Houses that were available for sale include those from BHC developments in Mahalapye, Ghanzi and Serowe.

Contact Property Sales Department, +267 3646800

Professional Practice Page 22

BOIDUS FOCUS June 2014

JBCC Adjudication Rules by Euan Massey – MDA Abdulla Consulting (Pty) Limited

After a bit of a false start, which necessitated some slight redrafting, the JBCC 2000 sixth edition (Edition 6.1 March 2014) suite of contracts has now been released for use in the building industry. As this form of contract is widely used in Botswana, over the next few editions of Boidus Focus, MDA Abdulla will provide a series of articles which will discuss and analyse some of the amendments introduced to the new sixth edition. The sixth edition was initially released in September 2013. However, some concerns over the drafting of clause 17 prompted a recall of the contract for further redrafting. Not all of the documents were recalled and the new JBCC adjudication rules have been in use for the past nine months. In terms of the fifth edition, principal building agreement and nominated or selected subcontractor agreement, these rules govern any dispute declared after September 2013. These adjudication rules reflect some significant improvement on the previous rules. Such improvements include extended time periods and the right to apply to the High Court for enforcement of the adjudicator’s determination. The procedure for adjudication now allows the defending party a period of 15 working days (calculated from the referral date) to submit a written response. This is a vast improvement on

the previous 5 working day period, which some commentators suggested was suitable for little more than a dispute concerning an extension on a domestic kitchen! There is also a period within which the referring party may replicate (5 working days). Although some in the legal fraternity may welcome the introduction of the right to reply, this is an uncommon provision in adjudication rules and introduces an additional week into the process.

quired to reach his determination under the new JBCC rules. In the UK it has been held that where an adjudicator fails to reach a determination within the time period prescribed, that adjudicator loses his jurisdiction and any determination reached outside of the required time period is incapable of enforcement (see for example Epping Electrical v Briggs & Forrester (2007) EWHC 4 (TCC). Rule 7.1.1 requires the adjudicator to issue his determination “not later than ten (10) working days after receipt of (a) the initial details of the dispute, (b) the response from the other party and (c) receipt of the replication, if any”. Although extensions to this time period may be agreed there is the obvious difficulty if the opposing party doesn’t comply with step (b). Does the rule

require that the time period for the determination be calculated by adding all the time periods together – or should the determination be issued 10 working days after the response from the other party should have been served – or should the determination be issued 10 working days after the initial details? The rule is not altogether clear but the time table found at the back of the rules seems to suggest that all the time periods should be added together. We would suggest that this be clarified as soon as possible following the appointment of an adjudicator. The new JBCC adjudication rules represent a significant improvement on their predecessor but there may be one or two issues which arise in the application of the rules.

The adjudicator’s determination is binding on the parties unless and until it is overturned by subsequent agreement or arbitration. If the losing party fails to comply with the determination, the other party may now, in terms of rule 7.2.2, approach the High Court in order to enforce such determination. This means that payment against the determination will have to be made despite the other party referring the dispute to arbitration. Such a right has been endorsed by the South African High Court in a number of decisions which illustrate a robust willingness to enforce adjudicator determinations (see for example Stefanutti Stocks (Pty) Ltd v S8 Property (Pty) Ltd [2013] ZAGPJHC 249). An issue which may cause difficulty in the enforcement of an adjudicator’s decision lies in the time period within which the adjudicator is re-

Student Housing Feature:

Massachusetts College of Art & Design’s Student Residence Hall by Boidus Admin / Source: archdaily.com

CONTINUED FROM PAGE 05

Sustainability: The residence hall’s design and engineering decisions were made with solar orientation in mind. Windows on the tower’s north sides provide light favorable to artists’ work and fewer windows on the south side help reduce heat. The windows are operable and the school employs an electronic system that lets students know when it’s advisable to open or close them. The building received a Silver LEED certification from the U.S. Green Building Council and its energy usage is 22% more efficient than code mandates. Other green features include Low-E windows with solar tint that reduce heat gain, double insulated metal panels, and low- flow plumbing fixtures that reduce the amount of potable usage by 33%. More than 50% of the material used in the residential hall has recycled content, 20% from local sources, and 70% of the wood is certified by the Forest Stewardship Council.

BOIDUS FOCUS June 2014

Advertising Page 23

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Specially made wooden hand-crafted doors and wall panels

Specialists in: • prefabricated housing, office, classroom & tuck shop • dry-wall partition • aluminium products • wooden products • hardware store • shop-fittings • garage doors Prefab cabins built on site, Aluminium (I.H.S. Molepolole) APPRECIATIONS FROM TWINCO ENTERPRISES

BHC, Lobatse Geography Bureau, Lobatse Mental Hospital, Lobatse Sports Stadium, SSKIA, F/town Airport, University of Botswana, I.H.S. Molepolole, Mogoditshane BDF, Glenn Valley BDF, Rakhuna BDF Camp, Gumare Primary School, Lobatse/Kanye City Council, Ministry of Trade, Kasane Muwana Lodge & many other clients.

MAIN BRANCH (Gaborone)

Tel: 3933154/164 Fax: 3933167 Cell: 71598499, 75665656 Plot 20596 Block 3 (next to Sefalana)

Visit us on our website:

www.masterjoinerybw.com

Advertising Page 24

BOIDUS FOCUS June 2014

Specialists in LED LIGHTS and ENERGY SAVING LAMPS ED LIGHTS is not only a highly exclusive, designer inspired, modern lighting distributor it is also a phenomenon in Botswana. Our ever expanding product range provides lighting solutions to most sectors and is popular in homes, offices, retail spaces, manufacturing and hospitality environments across the country. Our range of light fittings represents the most unique style available globally with ingenious innovative ideas to save energy. Quality and safety requirements are enshrined in the ethics codes of ED LIGHTS. We ensure our customers receive the best by complying with world class quality and safety standards.

Unit 10, Western Industrial Estate BDC Complex, Block 3 Industrial, Gaborone Tel: 391 3506 | Fax: 391 3864 Email: info@edlights.co.bw

www.edlights.co.bw

OPEN ON SUNDAYS

All light fittings carry a

one year warranty.

Suppliers of: Architectural, Commercial, Domestic and Industrial Lighting Services offered: Lighting Layouts & Designs, Technical Expertise, and Lighting Consulting