HOMEFRONT 13 OCTOBER 2016 WWW.BDLIVE.CO.ZA 2 AUGUST 2019 WWW.BUSINESSLIVE.CO.ZA
MUST-READ
Q&A with architect Michael Lumby PAGE 2
Investing in Africa: the lowdown PAGE 4
Five future-wise building trends PAGE 12
Reddam House Waterfall by Century Property Developments
New hospital for Mediclinic PAGE 14
Estates and developments that have it all Amenities are great on a secure estate. But allowing pets and having schools within reach top most families’ must-have list
PAGE 6
HOMEFRONT ARCHITECT FOCUS
Strong foundations An integral link between property and design, architecture quite literally lays the foundations for the urban landscape. In a new short series on leading local architects, we interview Michael Lumby, who strives to design buildings that get better over time WORDS: JULIA FREEMANTLE :: PHOTOS: SUPERBALIST/KARL ROGERS, BUREAUX AND BEN JOHNSON
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ith a resumé that includes mechanical and structural engineering, architect Michael Lumby ticks both the technical and creative boxes. Initially interested in motor car design, he studied mechanical engineering first before switching to structural engineering. Then, after graduating, he took up studies in architecture. “I found the combination
of technical skills and creative thinking within the practice of architecture very appealing,” he says. Lumby approaches each project with fresh perspective and prefers not to limit himself to a style. “Style is a difficult and even dangerous thing to define,” he says. He believes every project should be a unique rationalisation of the various factors that are presented in a specific case: from contextual and programmatic to financial and material.
Lumby uses affordable materials in innovative, unpretentious ways
A renovation project for creative client Clint Campbell
He has become adept at heroing humble materials like brick
That said, his mission is to create practical, beautiful and spatially memorable buildings. “As a general rule, I try to use simple construction methods and standard materials in inventive ways,” he says. He believes his designs ideally should not only last but improve over time. “A building should look its worst at handover and its best in 50 years’ time. Finishes and materials should require minimal maintenance and age well.”
HOMEFRONT
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Q&A
Michael Lumby
“Architecture is about sculpture as well as habitat. I try to employ a singular approach to this duality in my work through creating a solution or concept that elegantly encompasses both”
How would you describe your design philosophy?
The practice of architecture – for me, anyway – is the artful combination of form making and space creation. It is about sculpture as well as habitat. I try to employ a singular approach to this duality in my work through creating a solution or concept that elegantly encompasses both. This can lead to interesting and surprising outcomes. As a young architect in SA, something you learn very quickly is how to do a lot with a little. By embracing the “roughness” that comes with building here, I try to utilise labour-intensive processes and affordable materials in an interesting way. You are never going to get a razor-sharp building here, so instead of kicking against that fact I try to work with and embrace it.
Is sustainability a factor in your design approach?
Architectural detail gives even simple, pared-back spaces depth
Definitely, although we really should just be calling it “common sense” by now. Apart from the obvious – optimising sun angles, good insulation, solar, rainwater harvesting and so forth – I try to use sustainable principles for the benefit of the aesthetic and atmosphere of spaces. This can take the form of limiting glazing to smaller,
framed views, which improves a building’s thermal mass as well as its sculptural quality, or using functional details like sun shading screens or natural ventilation louvres to add an extra layer of detail to a façade and cast dappled light internally. I also try to incorporate greenery into a building whenever I can, be it with planter boxes, roof gardens or simply by planting creepers. Over time it settles in and the building almost becomes secondary to the landscape.
EDITORIAL TEAM Editor: Debbie Loots Designer: Samantha Durand
name here, but I have been interested in Peter Barber’s work lately – much can be learnt from his approach to housing and I think something similar could be applied in the South African context to great effect.
Where do you see your architectural journey taking you in future? I would like to take what I’ve learnt from doing small, single residential projects and apply this thinking to a multiresidential typology – more specifically dense, urban housing in any format.
Are there any buildings you wish you’d designed? What about them appeals What kind of projects to you? do you enjoy most? Again, too many to name but Casa Malaparte, in Italy, springs to mind. Because it’s simple, powerful and brave.
Any project that involves an interesting site, a workable budget and openminded clients.
What is your current take on the local architecture industry: is it developing and progressing as it should? SA has good architects and a good building industry. Unfortunately, this seems to be impacting only a small percentage of the built fabric. As is the case throughout the world, good architecture predominantly remains a luxury service, and in developing countries like ours this is even more prevalent owing to economic factors. It’s a shame, as I feel architects and urban planners have a lot to offer but don’t have the opportunity to make a bigger impact.
Whose work do you admire and why? There are far too many to
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Lumby combines functionality with aesthetic detailing in his projects
Inspired by Spanish modernist architects, his designs are a combination of form making and space creation
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HOMEFRONT INVESTMENT
The Africa house Residential investment opportunities are tapping into the African continent’s changing demographics. Knight Frank Research narrows down the options currently showing promise WORDS: FLORA HARLEY/KNIGHT FRANK AFRICA HORIZONS 2019 :: PHOTO: KNIGHT FRANK AFRICA HORIZONS
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esidential housing markets in African countries can be hard for investors to navigate, as they are diverse and often possess characteristics quite different to those of more established markets. We look at some of the types of developments and areas where opportunities will lie in the coming years.
Student accommodation A continent-wide trend is the demand for accommodation from the mounting number of university students throughout Africa. There were an additional 2.5-million students in tertiary education in 2017 compared with 2012, according to the Unesco Institute for Statistics – a 21% increase. This is a consequence of increasingly youthful
populations and a commitment to raise the university participation rate in SA as well as in countries such as Kenya as a way to increase economic growth and reduce inequality. Over the next five years, student numbers are likely to show significant growth. An additional 72-million Africans will be 15-24 years old by 2028, with the highest increase – 13-million – in Nigeria. Across Africa, however, the primary focus of many institutions is on growing their academic facilities and therefore they do not have the space or resources to develop their own accommodation. Increasingly, they are looking to collaborate with developers and landlords in joint ventures to provide suitable options. Adding impetus to this search is the growing
Developments such as Garden City in Nairobi are catering for middle-income earners
compulsion for institutions to provide accommodation to maintain their university status. There is already a requirement in Kenya to own land and this will soon be enforced in Zambia and Uganda. For investors wishing to tap into this demand the potential rental income is significant. “Student accommodation in Africa is not the same as in other areas,” explains Maarifa Education real estate director Anthony Bonnett. “Developments usually involve four to eight bunk beds per room with a desk and cupboards and communal facilities such as kitchens, bathrooms and living or study space. The typical rent varies between $75 and $100 per person per month, so for a six-bed dorm at the average rent of $80, a landlord would get $480 for a typical 15m2 room per month.”
But capitalising on this opportunity does not come without challenges, from finding the right site to navigating property ownership rights. Key to unlocking the right sites is local knowledge combined with assessments of demographics, existing facilities, developments (both current and planned) and various other influencing factors.
Senior living Not only is a growing young population presenting opportunities, investors should also consider the other end of the age spectrum. Over the next 10 years the number of people in Africa aged over 65 will grow by 19.5-million or 43%. Culturally, older generations have been looked after by their families, yet a more recent trend sees many areas
move towards looking at purpose-built retirement accommodation. The developments most in demand include a mix of lifestyle amenities and medical facilities.
Middle-income housing The combination of a growing middle-income class and urban population is driving demand for affordable housing. More than 547-million people, or 43%, of Africa’s population currently live in urban centres, according to the UN. This figure is expected to almost treble to 1.4-billion people by 2048. However, to date there have been very few affordable housing projects that specifically target middle- and lowermiddle-income earners on a large scale. This reflects the widening gap of affordability of housing across the globe. “The cost and affordability of finance and design have made residential housing difficult to provide on a large scale in countries like Zambia where the market is dominated by self-build,” says Tim Ware of Knight Frank’s Zambia office. “Even quicker and cheaper construction methods such as prefabricated homes have not worked as most owner occupiers prefer the traditional brick or concrete-block homes.” Due to limited access to affordable finance and the lack of available materials, many individuals opt to build homes over several years. However, with a growing middle-income class employed in both the formal and informal sector, there may be increased demand if homes are made available at the right price point. Francis Bbosa of Knight Frank Uganda says: “In Uganda there are opportunities in the middleincome housing segment – those earning USh500,000 to USh1.5m a month – particularly in the greater Kampala areas of Naalya, Namugongo, Buwate, Kira, Seeta, Kitende and Najjera.”
HOMEFRONT HOT TOPIC
Schools? Pets? Estates and developments that have it all Amenities are great on a secure estate. But allowing pets and having schools within reach top most families’ must-have list WORDS: KIM MAXWELL :: PHOTOS: SUPPLIED
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Clara Anna Fontein Lifestyle Estate in Durbanville
t’s a no-brainer for families with children of schoolgoing age: a secure estate environment with the benefit of a school within easy driving distance. And if the facility is conveniently located on the estate property, even better. Lifestyle estates that allow property owners to keep pets in freestanding homes and apartments also tick the right boxes. Families aside, singles, couples and retirees enjoy the flexibility of being allowed to move into a lock-up-and-go with their pets in tow. Whether they are millennials starting out, families bowing to pressure to get a dog with their bigger house, or retirees scaling down without losing furry friends, there is big demand for residential estates that accommodate pets. Secure estates that allow pets are usually subject to the rules of body corporates and home owners’ associations. Pet size, home suitability and
Reddam House Waterfall, near Century Property Developments's Waterfall Country and Village Lifestyle Estates
avoiding disturbances to other residents are some of the considerations.
Pets welcome here Many lifestyle estates in the Western Cape offer green spaces, walking trails and parks that make them pet-friendly, says Pam Golding Properties Boland and Overberg MD Annien Borg. She lists estates with green belts and communal spaces for dog walking such as De Goede Hoop Estate in Noordhoek and Welgevonden Estate in Stellenbosch. Val de Vie Estate in the Paarl Winelands recently launched a dedicated dog park where dogs can play off leash, with ample lawns, seating and water for four-legged participants. Hathersage Private Estate in Somerset West is another pet-friendly estate with communal spaces for exercising dogs. In Nieuw Muckleneuk in Pretoria, Roundabout
Brooklyn is targeting pet owners specifically. “It is a unique concept of pet-friendly apartments designed as an environment where pets and owners can cohabit in a healthy and happy manner,” says Pam Golding Properties Pretoria regional executive Retha Schutte. The development is being built in three phases, with the first scheduled for completion in 2020. Apartments are priced from R1.9m to R5.9m and specialist pet services will be on offer. More and more retirement developments provide for this type of homeowner too. Clara Anna Fontein Oasis Life in Durbanville will accommodate small and medium-sized pets. The development’s first phase will be completed next year. Evergreen Broadacres in Johannesburg is built around a natural wetland that runs through the estate and makes it ideal for walks among trees and shrubs.
HOMEFRONT
“If parents can safely drop their kids before leaving the estate on their way to work, the morning commute is so much more palatable” Natalie du Preez, marketing and communications manager, Rabie Property Group
As on all Evergreen estates, residents living in a house, cottage or ground-floor apartment may keep pets.
Schools galore At Clara Anna Fontein Lifestyle Estate, a threebedroom lock-up-and-go lifestyle home in the Village sells from R3.9m. Pam Golding Properties sells plots here from R2.4m. Within the estate, Reddam House Durbanville offers private education for juniors through to high-school students. Also targeting luxury investors, Val de Vie and Pearl Valley Estate near Paarl are within easy driving range of top schools, including Simond Private School and Bridge House, says Pam Golding Properties Paarl, Wellington and Franschhoek area manager Surina du Toit. School shuttles service both estates. Value can be found at Rabie Property Group’s Burgundy Estate in Plattekloof too. A Curro Castle and Zenith Montessori for pupils up to Grade R and Riverside College for pupils up to Grade 12 are on the estate. Burgundy’s latest residential complexes include Brookside, offering single-storey homes with exclusive-use gardens, selling for R2.19m for three bedrooms and two bathrooms; and Hazelwood, where two-bedroom homes with one or two bathrooms are available from R1.32m to R1.495m. They have built-in braais, fibre and parking. “Schools definitely attract families to an estate due to the convenience of having your children near the home and the ease of school runs for parents,” says Rabie’s marketing and communications manager, Natalie du Preez. “If parents can safely drop their kids before leaving the estate on their way to work, the morning commute is so much more palatable.”
MOVE IN At Buh-Rein Estate, move-in ready apartments are now
available at Blue Lily Lane. Located in the centre of the 87ha estate in Cape Town’s Northern suburbs, they appeal to couples and young families. The two-bedroom units are priced from R1,159,900 and no transfer duties are payable. They all have patios or balconies with built-in braais, and some ground-floor apartments have private gardens. Blue Lily Lane is petfriendly and offers green park areas for recreation. Private schools within reach of Buh-Rein include Meridian Pinehurst, Curro Castle in Uitzicht and Curro Durbanville. “It was always my vision to provide safe and fulfilling family living within BuhRein Estate,” says Multi Spectrum Property Group CEO Riaan Roos. “The greater estate includes excellent facilities, including various children’s play areas, an open-air gym, a 10km jogging or cycling trail, 24-hour security, camera surveillance and a multifunctional sports field.”
PET-FRIENDLY LIFESTYLE ESTATES Reddford Blue Hills serves pupils from Blue Hills Country and Equestrian Estate
All Balwin lifestyle estates Buh-Rein Estate, Cape Town Northern Suburbs Burgundy Estate, Plattekloof Clara Anna Fontein Lifestyle Estate, Durbanville Kindlewood Estate, Umhlanga Roundabout Brooklyn, Pretoria Sitari Country Estate,
CONVENIENCE If school convenience is your main criterion when it comes to the location of your home, Johannesburg seems to be the place. Century Property Developments offers a plethora of top schools in close proximity to its luxury estates. Waterfall Country and Village Lifestyle Estates in Midrand offers Reddam House Waterfall. Residents of Blue Hills Country and Equestrian Estate in Beaulieu, Midrand, can send their children to Reddford House Blue Hills. Helderfontein Estate has Reddam House Helderfontein near Lonehill and Fourways. And in Pretoria East, Reddford House is next to The Hills Game Reserve Estate. “Having a school right next to a residential development encourages the ideal lifestyle where children get to walk or
Somerset West Waterfall Country Estate, Midrand Val de Vie Estate, Paarl Winelands
Situated in the picturesque Winelands, Somerset College offers schooling from Grade 000 to matric as well as Cambridge A-levels. Its new ESTEAM centre (right) is dedicated to innovation and focuses on robotics and coding in preparation for the fourth industrial revolution. A shuttle service covers all surrounding residential estates and suburbs.
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PET-FRIENDLY RETIREMENT ESTATES All Evergreen Lifestyle retirement villages Fonteine Village at Klipfontein Farm Lifestyle Estate, Malmesbury Helderberg Manor, Somerset West
Reddam House Helderfontein is close to Helderfontein Estate, also by Century Property Developments
Lazuli Lifestyle & Retirement Estate, Port Zimbali Oasis Life Clara Anna Fontein, Durbanville (to be completed in 2020)
“It was always my vision to provide safe and fulfilling family living within Buh-Rein Estate”
Plettenberg Manor, Plettenberg Bay Shoreline Sibaya retirement estate, Umdloti
Riaan Roos, CEO, Multi Spectrum Property Group
cycle to school,” says Jessica Hofmeyr, Century Property Developments executive of sales, rentals, marketing and operations.
VARIETY
A playpark at Sitari Country Estate outside Somerset West
Roundabout Brooklyn in Pretoria caters for pet owners
Sitari Country Estate near Somerset West offers a variety of apartment and home types appealing to a range of buyers and affordability levels. Apartments start from R1.24m. Turnkey village homes and family country homes are on sale too. Sitari offers children of homeowners and rental tenants access to quality education within the safety of the estate. “The convenience of having a first-rate Curro school on Sitari’s property cannot be underestimated. The school run has never been easier,” says Sitari Country Estate executive director Claudius Combrinck. Curro Castle places children from three months to five years old, whereas Curro Sitari offers co-ed primary and high-school education in two languages. In light of rising fuel costs and the frustration associated with long commutes, property buyers will pay a premium for secure lifestyle estates close to schools or with schools on site. Silvertree Estate in Cape Town’s Southern Suburbs has Reddam House Constantia
nearby and children can walk to school via a secure gate. There is also a bus shuttle to the American International School. Pam Golding Properties has two properties listed in the area for R7.5m and R9.3m respectively, says Southern Suburbs branch manager Samantha Nel.
UMHLANGA On KwaZulu-Natal’s North Coast, Reddam House Umhlanga in Prestondale offers a primary and a high school. Pam Golding area principal for Durban Coastal Carol Reynolds says the suburb Izinga has original gated estates just minutes from Reddam, whereas secure estate homes in the new Izinga Park fetch from R6m to R15m. According to Reynolds, investors flock to this sought-after suburb for secure living with sea views and educational facilities on their doorsteps. Reddam House Ballito opened in 2019 near Ballito Hills apartments on the Dolphin Coast. Ballito Hills offers modern secure apartment living in one to three-bedroom units as part of the first KwaZuluNatal development by Balwin Properties.
ECO-ESTATE Monaghan Farm is a secure eco-estate 1.8km from Lanseria International Airport. Pam Golding
Properties area specialist Sharen Byren says it attracts buyers from all walks of life looking for a modern farm lifestyle in a secure environment. Within the estate, Curro Monaghan caters for Grade R to Grade 7. In Irene in Centurion, Cornwall Hill Country Estate offers expansive luxury homes with Highveld views. Pam Golding Properties Centurion area specialist Leonie van der Sande says the fact that top IEB school Cornwall Hill College (Grade 000 to matric) is on the estate attracts families. Homes here are priced from R3.75m to R47m. “The family appeal is borne out by Lightstone’s property data, showing that 76% of recent buyers – from July 2018 to July 2019 – were between 36 and 49,” says Van der Sande. But what about security estates as property investments? “All our schools not only attracted investors but also increased the property prices in our developments,” says Hofmeyr about Century’s secure estates in Midrand and Pretoria. “The demand is not only because of the lifestyle aspect but also because Reddam and Reddford are extremely good schools and hard to get into. Residents of the estates next to schools are pushed to the top of any waiting list.”
HOMEFRONT TIME OUT
Where to warm up this winter We have rounded up our favourite winter holiday drawcards across Southern Africa. Take your pick WORDS: KIT HEATHCOCK :: PHOTOS: SUPPLIED, LAR PHOTOGRAPHY, PERFECT HIDEAWAYS AND DAVID ROSS
Tiffindell in the southern Drakensberg
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outh Africans are lucky to have many exciting destinations within easy reach for winter thrills. Here is our hot list:
Game
Thuleni Homestead on Manyoni Private Game Reserve
For inland Big Five safari experiences, KwaZulu-Natal is a firm favourite. “I love escaping to KwaZulu-Natal in winter. The days are balmy and hot compared to the Cape!” says Michelle Snaddon of Perfect Hideaways, which recently won a 2019 Condé Nast Traveler Top Travel Specialist award. Her choice from the Perfect Hideaways portfolio is Thuleni Homestead on Manyoni Private Game Reserve near Hluhluwe. “Watch the game drift over to the waterhole from your pool lounger or head into the reserve for a game drive. I love being out in the bush in the early morning with a hot-water bottle and blanket to snuggle into.”
Beach
Zonnestraal in Paternoster on the West Coast
With its tropical climate – warm enough in winter, even for the beach – KwaZulu-Natal is a hit for a seaside break too. An adventurous option is a 4x4 road trip along the coast. Perfect Hideaways co-owner Helen Untiedt suggests exploring all the way to Mozambique, where, just across the border, you can unwind at Perfect Hideaways’s private beachfront bungalow near Ponto Molangane called The Blue Door at Aloha. “Days are slow with little to do here except relax, beachcomb and body-surf in the waves. Or enjoy
beach games and watch dolphins playing in the surf. The pièce de résistance must be the shaded day bed that overhangs the beach.”
Snow Snow is the ultimate winter holiday adventure , but it’s something you can’t plan for in SA … or can you? Tiffindell, a mountain resort in the southern Drakensberg that guarantees skiing June through August, has the feel of an Alpine ski resort but with that South African attitude of “making a plan”. “We have state-of-the-art snow-making equipment that guarantees snow all winter should Mother Nature not provide us with any,” says Tiffindell reservations and marketing manager Travis Morrison. “Over the past four years we’ve experienced snowfalls of more than 2m on several occasions over our winter season.” Visitors to the resort can take ski lessons, snowboard, toboggan or simply build a snowman. In the Western Cape, book accommodation at the Matroosberg Private Nature Reserve near Ceres over the winter months and you may just be in luck when it turns out to be a snow week. Even if the weather doesn’t oblige, you can count on crisp mornings; starry nights; trails for mountain-biking, quad-biking and hiking; abseiling and a host of other outdoor activities to warm you up.
Whales On the Western Cape coastline you may not have balmy weather in winter but whale-watching
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De Hoop Nature Reserve on the Cape coast opportunities make up for it. Add long beach or clifftop walks, green winter landscapes and early spring flowers, and out-of-season beach holidays take on their own magic. Get away from it all at De Hoop Nature Reserve, for unspoilt beaches, hikes and wildlife, as well as excellent land-based whale-watching in the protected marine reserve. Besides De Hoop Village self-catering cottages, other accommodation options in the De Hoop Collection range from luxury suites to camping rondavels. Alternatively, splash out on the luxury Morukuru Beach Lodge, an all-inclusive safari-style experience within the reserve, with sea views and whale-watching from your doorstep. Paternoster on the West Coast is another gem
On the slopes at Tiffindell
visited by whales. Untiedt describes the joys of a winter holiday here, staying at the Perfect Hideaways property Zonnestraal, which offers underfloor heating among other creature comforts. “It’s blissful to have the beach to ourselves most of the time. The days are sunny, filled with long walks and plenty of shell collecting. As the evening cools down, we gather around the fire and board games become the focus of the evening.”
FIND OUT MORE perfecthideaways.co.za tiffindell.co.za matroosberg.com dehoopcollection.com morukuru.com/places/ beach-lodge/ The deck of The Blue Door at Aloha, Mozambique
“The West Coast can have all the seasons in one day – wild and windswept or calm with bright sunshine. The whales arrive in the bay along with a kaleidoscope of spring flowers at the end of winter” Helen Untiedt, co-owner, Perfect Hideaways Zonnestraal’s stoep
HOMEFRONT FUTURE WATCH
Five urban and suburban building trends These features are being implemented now or are gaining momentum. Which are here to stay in architectural and urban design? WORDS: KIM MAXWELL :: PHOTOS: SUPPLIED AND SHUTTERSTOCK
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esigners are rethinking how buildings can embrace people-centred design so that future spaces enhance the experiences that connect people and organisations. Expect these urban catalysts of change:
1. Future-proofing garages Developers typically design to utilise as much of a building as possible. But what future do parking garages have if vehicle demand keeps decreasing? Traffic engineers are projecting that the US may have reached peak parking already. The architectural answer is future-proofing – designing a garage with flat floor plates and slightly taller floor-to-floor heights so a garage could become the framework of future occupiable space. Today’s garage may be tomorrow’s office or apartment. Gensler master planner and urban designer Joe Pobiner calls the garage the “bones of city 2050’s mixed-use building”. This international architecture, design and planning consultancy recommends that clients future-proof new garages by building flat floor plates with floor-to-floor heights of at least 3.3m for future residential buildings and aim
for 4.5m to accommodate conversions to residential lofts or office spaces. Gensler says if local zoning regulations follow decreasing car ownership and/or use and the rising popularity of car sharing and on-demand ride services, on-site parking demand will drop. Amdec Group is building parking superbasements and abandoning multipurpose garages in its South African developments. These costly super-basements are time-consuming to develop but facilitate a growing residential trend worldwide: compact apartments. More parking means more residents in apartment units. Also, some parking spaces can then be used for storage, creating more living space in these compact apartments. On the basement levels of The Yacht Club, Amdec’s development on Cape Town’s Roggebaai Canal, versatile spaces offer bicycle and stand-up paddleboard storage on wall-mounted hooks and shelves in a secure environment. The group is also exploring the viability of parking bays with secure storage units above parked vehicles.
2. Regreening Regreening is not limited to suburbs. More and more developers and urban
The Netherlands Green Wall from Tétris SA planners are on the lookout for green lungs – that is why buildings and homes in proximity to parks attract significantly higher rents and property values. In the US, underutilised freight corridors now connect neighbourhoods. With people moving to smaller urban apartments for convenience, sustainability and a better quality of life, smart developers are designing projects with open space in mind. Tétris SA senior designer Rachel Andrews says biophilic design is a hot
topic in the building and design industry. It is all about increasing occupant connectivity to a natural environment. Creating a living wall is one way to bring nature indoors. Or, for greenery and light, try a series of screening walls constructed as shelves with plants. Rooftop gardens are becoming more popular in offices and residential developments too. “A major challenge for developers is to create green urban spaces and less concrete jungle,” says Amdec Property Development MD
Nicholas Stopforth. To get this right, local property developers are taking inspiration from global best practice. “We’re constantly striving for solutions that create green spaces within our developments. We look to trends around urban gardening initiatives, vertical gardens and rooftop gardens, plus parks for dog walking or simply enjoying the outdoors.”
3. Re-urbanise or redevelop? Mixed use is here to stay. These developments make
it possible to do everything on a daily basis within a conveniently small radius – saving time and money and boosting one’s quality of life. Urbanisation and/or downscaling of residents’ homes, access to culture and dining, no-maintenance residences and less reliance on driving are all triggers. Some buy, some rent. They identify with the concept of buildings that engage residents, employees, visitors and shoppers alike. The arms race of employee attraction and retention is also forcing suburban office campuses
HOMEFRONT “It is all about experience – how buildings and the spaces between them are treated in relation to human-scale design” Joe Pobiner, urban designer, Gensler
SIX DESIGN CONSIDERATIONS OF GLOBAL OCCUPIERS 1. Is it consciously green? Energy-efficient, resourceefficient and environmentally responsible building design and construction are now the industry standard. 2. Is it designed to suit a variety of layouts? If one size does not fit all, architects need to plan for spaces that can be reconfigured easily. Workable column grids allow for the most flexibility, with movable walls, sliding doors and demountable partitions. 3. Does the building allow for access flooring? A common prerequisite in global build briefs, a raised access floor provides flexibility in a highperformance office fit-out. These underfloor service voids deliver power, voice and data exactly where they are needed via seamless cable management. Amdec’s The Yacht Club in Cape Town Typically, South African buildings are not planned for raised flooring. 4. Are there cross-functional, multipurpose spaces? There is demand for modelled his Thirty Keyes to redevelop common areas that can morph into a function space, boardrooms that can be design proportions on a in mixeddivided into smaller meeting spaces, or office walls that serve as galleries. typical Amsterdam city use fashion. 5. Are amenities nearby? Amenities can make or break the deal. block. Situated near an Redeveloping Proximity to an urban hub with all the features, from public transport art museum and galleries, functioning mixedand convenience stores to coffee shops, adds substantial value. the development “draws use neighbourhoods Source: Sarene Nel, head of project delivery and operations, Tétris SA
that are sustainable is key to their longevity. Instead of wasted time in traffic, urban mixed-use lifestyles offer everything on foot: work, restaurants and gyms. Creating healthier mixed-use buildings is also gaining traction and SA is one of the countries leading the way. Stopforth says the benefits are not limited to feel-good factors – there are advantages for business too. These include significant savings in operating costs, as well as the asset value increase of a new green building versus a traditional one. “There is a strong case to be made for building green from the outset, as the Amdec Group believes in doing, versus having to retrofit, which often proves costly,” he says.
4. Reinventing spaces around functionality
One of the courtyards at Thirty Keyes in Rosebank, Johannesburg
Convertible and functional: it’s happening in houses, apartments, offices and retail centres. Spaces are being redesigned to maximise use as needs change. Take Thirty Keyes, a new apartment development on the Keyes Art Mile in Johannesburg’s Rosebank. The architectural and interior design is based around a reinvented courtyard living concept that promotes safety, creativity and community. StudioMAS Architecture partner Pierre Swanepoel
on classical precedents of open-air arcades, atrias and colonnades, for residents to escape the urban bustle into a lush shared space primed to encourage community yet invite privacy and pause”. Phase one, 55 high-end units by developer Tomorrow Co, will be completed in 2020. Swanepoel says the courtyard design maintains universal relevance across time, cultures and climates. “Offering privacy, security, natural light, ventilation, thermal regulation and spatial circulation, the courtyard remains unchallenged in its ability to span interior and exterior settings seamlessly. It is sheltered from the elements and invites an intimate relationship with nature.”
5. Flexible, multipurpose venues The community around the corner is a constant consideration in modern urban and suburban builds. According to the Gensler Research Institute, singleuse spaces are becoming obsolete. Why not have a studio or showroom that links with a solo apartment? Future design aims at creating urban catalysts – flexible, multipurpose venues to house year-round activity, creating additional revenue opportunities and spurring on hospitality and retail development. Sports facilities and convention centres can anchor and revitalise
urban neighbourhoods. As developmental opportunities shift from rural facilities to urban centres, less parking will be needed around venues. For guests seeking communal experiences, small, no-frills hotel rooms will have expansive, dynamic lobbies and areas that appeal to social travellers. To retain tenants, spaces will need to offer a multitude of opportunities. Pobiner says experience has real dollar value. Franchise architecture and cookie-cutter designs are gone. “Now it is all about experience – how buildings and the spaces between them are treated in relation to human-scale design,” he says. “Malls will evolve to include residential units, hotels, offices, even high schools and college campuses. Experience brings customers back, not only for retail offerings but also for the sense of belonging and ownership.” Of course people expect security and in-house services as standard features, particularly in urban living situations. Thirty Keyes offers residents an optional smart-lock access control system to control an apartment’s front door from anywhere and arrange entry for housekeepers, deliveries or short-term stay guests. The alwayson plug-and-play era will scale up, providing instant access for personal pursuits or out-of-office productivity, and neighbourhood-wide security services will ensure peace of mind as you take a stroll to one of the precinct restaurants for dinner.
HOMEFRONT PROPERTY NEWS
Mediclinic opens latest Stellenbosch hospital
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ediclinic started operating from new, world-class medical facilities in Brandwacht, Stellenbosch, in June. The 16,000m2 facility was purpose-built for the private hospital group by property developer Atterbury and partners.
“Our buildings are always carefully developed with the people who will use them in mind, but even more so in this case,” says Atterbury Western Cape development manager Gerrit van den Berg. The ecofriendly building was designed to inspire wellness
with plentiful natural light, and features grey-water systems, water harvesting and drought-resistant gardens that require minimal irrigation. The hospital has more than 100 beds, a 24-hour emergency centre and five theatres.
First-time buyer boost as market mobilised
L New workspace for Cape Town’s East City precinct
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orkshop17 has opened a coworking space at The Harrington in Cape Town’s up-and-coming East City Precinct. The redeveloped multitenanted retail and commercial Art Deco building is set among streetside eateries and galleries in a thriving inner-city area peppered with entertainment venues. The Harrington features ground-floor retailers such as Bootlegger Coffee
Company and East City Cycles, as well as five floors of offices. It offers change rooms, showers and bicycle storage, and there is a MyCiTi bus stop nearby. The state-of-the-art collaborative workspace comprises 30 customisable private offices, hot-desking, dedicated workspaces, meeting areas and boardrooms, as well as a Bootlegger coffee corner, a kitchen, a lounge and breakaway spaces.
It is the first of seven countrywide locations to provide private offices for corporate clients. “Companies are looking for more flexible options: smaller spaces, shorter terms and greater flexibility,” says Darren Epstein, cofounder of Workshop17 at The Harrington. “The large floor plates of the building lent themselves to creating this flexible space with all amenities situated on a single floor.”
Midrand commercial property fetches R29.5m
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prime commercial property in Midrand recently fetched R29.5m on BidX1 SA’s online property auction. A local owner-occupier who runs a professional consultancy business purchased it. Located in a secure estate in Waterfall, a short drive from the Mall of Africa, the property includes a corporate office and a storage warehouse with a gross lettable area of 4,464m2 and development potential for a further 1,973m2. “The response to our most recent auction was exceptional. A total of 203 bids were placed, 44% of
the 50 properties in the catalogue were sold, and it was conducted entirely online in real time,” says BidX1 SA auctions and sales CEO MC du Toit.
“Although the buyers were based in SA, we notably had a great deal of enquiries from purchasers and investors from other African countries too.”
eadhome CEO Marcél du Toit says the South African property market has seen an upswing in home buyer activity after the elections in May, which, along with competitive lending conditions and lower inflation, presents a “massive advantage for new buyers looking to purchase property for the first time”. The Reserve Bank cut interest rates by 0.25 percentage points in July. This takes the repo rate to 6.5% and the prime lending rate to 10%. Bond originator BetterBond’s CEO Rudi Botha
says the cut will translate into a saving for existing homeowners of R16 a month per R100,000 borrowed. “On a R1m loan, for example, there would be a saving of R166 a month and nearly R40,000 over 20 years,” he says. “Equally importantly, it will lower monthly bond repayments and make homeownership more affordable at a time when household budgets are under severe pressure.” Du Toit says during Q2 2019 there has been a spike in offers to purchase from first-time buyers. Romy Zwiers, head of marketing at
Leadhome’s bond originator Bondspark, confirms that buyer demand manifested in a 10% increase in portal enquiries from mid- to endMay, compared with the beginning of May. “A lot of first-time buyers want to take advantage of favourable lending rates, as banks are more receptive to giving 100% home loans than in previous years,” she says. First-time buyers and young professionals are particularly active in lower residential property price brackets, where new developments offer better value.
Good value to be had at Western Seaboard estate
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ioneer Valley will provide first-time home buyers with an opportunity to purchase in a developing part of Cape Town’s Western Seaboard. Imvula Estates recently launched an affordable housing development within the Rivergate precinct adjacent to Parklands, Tableview, Sunningdale and Blouberg. A two-bedroomed home here starts from R559,900, including transfer costs. The developer aims to address the shortage of affordable residential property close to work, schools, transport
nodes and shopping centres. The development is situated next to Curro Academy Sandown, within walking distance from a MyCiTi bus stop and close to West Coast Village Mall. “A plus is that it backs onto the Table Bay Nature Reserve and offers splendid views of Table Mountain,” says Imvula Estates director Wynand Ferreira. “Pioneer Valley has been designed to help qualifying first-time buyers onto the property ladder with the assistance of the FLISP [Financed Linked Individual Subsidy Programme] home-
loan subsidy provided by government,” says Imvula Estates co-director Werner Jurgens. The FLISP subsidy is paid to a buyer’s bank or financial institution on approval of a home loan an can reduce monthly loan instalments. The first phase of 208 units will include four types of single- and doublestorey two-bedroomed homes. Boundary walls and security gates will be standard features, and centrally located communal landscaped parks and a local community facility will be built.
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167 MAIN ROAD, DIEP RIVER | www.eatonsquare.co.za Ryan Flowers +27 (0)79 487 1953 | ryan@flytproperty.co.za
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