SA Affordable Housing March - April 2015 | Issue: 51 by Trademax Publications

COMMUNITIES | INFRASTRUCTURE | DEVELOPMENT March - April 2015 // Issue: 51

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MAKING

FUNDING FOR THE DEVELOPMENT OF AFFORDABLE HOUSING HAPPEN

Nedbank Corporate Property Finance transforms development opportunities into quality communities. At Nedbank Corporate Property Finance we believe that home ownership and affordable housing are critical drivers of growth and transformation in society and the economy. Thatâ&#x20AC;&#x2122;s why we are committed to providing dynamic funding for key affordable housing developers. In this way we can enable the construction of affordable, quality housing for as many South Africans as possible. For more information call 011 295 6647.

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MARCH - APRIL 2015

ISSUE: 51

Trademax Publications SA Affordable Housing Communities | Infrastructure | Development

Tel: 0861 727 663 Fax: 0866 991 346 Email: info@trademax.co.za www.trademax.co.za Postnet Suite 241 Private Bag X103 N1 City 7463

CONTENTS 10

PUBLISHER: Billy Perrin billy@trademax.co.za 082 266 6976

EDITOR'S NOTE

CONTRIBUTOR

BRICKS & PAVING

RENTAL HOUSING

ADVERTISING SALES:

SANDBAG CONSTRUCTION

kylin@trademax.co.za

COVER STORY

LAYOUT & DESIGN:

FINANCE & INVESTMENT

Craig Patterson

CEMENT & CONCRETE

SUBSCRIPTIONS:

ROAD INFRASTRUCTURE

belinda@trademax.co.za

URBAN RENEWAL

CEMENT & CONCRETE

STUDENT ACCOMMODATION

EDITOR: Jennifer Rees editor@trademax.co.za

Kylin Perrin

craig@trademax.co.za

Belinda Thwesha

DISCLAIMER The views expressed herein are not necessarily those of Trademax Publications. Although we have done our best to ensure the accuracy of our content, neither Trademax Publications nor SA Affordable Housing magazine will be held liable for any views expressed or information disseminated, in editorial content or advertisements, in this issue.

34 Like us! MARCH - APRIL 2015

EDITOR’S NOTE

The alternative The editor’s seat here at the SA Affordable Housing magazine offers an interesting vantage point from which to learn about the role of traditional and alternative building materials and systems in the South African context.

n a daily basis I read with great interest a number of articles about a myriad of materials, I get to learn about their composition, their fantastic properties and how they can help towards a structure’s energy efficiency, and of course, how they can best help to alleviate our housing crisis. From my seat, I have learned to appreciate the timelessness and inherent value in traditional building materials and how profoundly they hold the general public’s love and acceptance – and for good reason. I also find it invigorating and inspiring to learn about South Africans, showing true Mzansi entrepreneurial spirit, inventing or developing innovative new materials and building systems that, if properly supported, could really make a difference in the construction industry and potentially change South Africans’ lives for the better. From my seat, traditional and alternative building materials, together, can contribute tremendously towards housing delivery. The very real alternative we live and breathe each day is homelessness, indignity, and all number of social ills that stem from having nowhere decent to call home.

The recent legislative directive that, by 2017, 60% of government’s social infrastructure development must be constructed using prefabricated alternative building technologies certainly makes for a change, and we look forward to reporting on how this will shape the construction market – and impact on the lives of ordinary South Africans – in years to come. From my seat, one thing in our industry is certain – we have a tremendous housing backlog in South Africa that is not going away. We have no alternative but to address this crisis with what materials and systems are available to us – and what better way than to be open to new ideas invented and developed by South Africans for South Africans. Go far, go together, they say. Sisonke singaya phambili. Welcome to our March/April issue of the SA Affordable Housing magazine. Enjoy the read! Jen

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CONTRIBUTOR

CONTRIBUTOR ANDY STRYDOM Andy's 25-year-long career in the air-conditioning manufacturing industry was brought to an abrupt end in 2006 when he was introduced to the thermal benefits of sandbag construction. He now focuses on building energy- and thermally-efficient residential structures using a variety of construction methods that have a low carbon footprint. He advises and consults on large-scale property developments in several European and Middle Eastern countries, which came about as a result of winning the Gaia Award in the overall construction category at the Dubai Big 5 construction show in November last year.

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BRICKS & PAVING

Will ABTs hold the public purse to ransom? Clay brick has always been the material of choice for sustainable, low maintenance and long-lasting infrastructure. Schools, clinics and houses built over the past 100 years all across South Africa offer a proven track record of lowest lifetime cost.

t is expected that new programs like the Accelerated Schools Infrastructure Delivery Initiative (ASIDI) program will stimulate crucial education projects. ASIDI targets over 3 000 schools across South Africa for reconstruction or service improvements â&#x20AC;&#x201C; great news for local communities. However, the Presidential Infrastructure Coordinating Commission Council (PICC) resolution (approved by the Cabinet) requires 60% of government's social

MARCH - APRIL 2015

infrastructure buildings to be constructed from prefabricated ABTs by 2017. This decision is based on the assertion by the CSIR Built Environment division that ABTs can offer significant savings in building time and costs. Government has shifted its focus from brick and cement to pre-assembled alternative building technologies because buildings constructed using these technologies are faster to erect. This will certainly help government with roll out, but local communities have serious concerns about the quality, longevity and sustainability of these technologies.

BUILD FOR TODAY INVEST IN THE FUTURE Created from nature, built to last

Photograph courtesy of Ocon Brick

No other building material equals clay brick for lifespan, energy efficiency, security, strength, investment value and aesthetics. In summer, indoor temperatures stay cooler for longer. In winter, heat stored in the walls during the day is released at night, helping to keep energy costs down. Clay bricks are safe for your family. They contain no allergens or pollutants and are resistant to ants, borer and termites. Clay brick walls achieve maximum fire ratings and brick homes, schools & clinics are naturally quieter. FIND YOUR NEAREST ACCREDITED CLAY BRICK SUPPLIER ON OUR WEBSITE

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BRICKS & PAVING

The Clay Brick Association of South Africa took a closer look at the performance of five schools built with these alternative building systems to establish the validity of the CSIR’s support of ABTs. These schools were built over the past three years: • Goodhope Senior Secondary School – Eastern Cape • Lotus Gardens Primary School – Tshwane • Gulandoda Junior Primary School – Eastern Cape • Olivenhoutbosch Primary School – Gauteng • Pakamani Senior Secondary School – Eastern Cape The photographs show typical cracking and disrepair on the exterior and interior walls of the five ABT schools occupied for less than three years. The wall cladding materials of the ABT buildings appeared unable to accommodate the stresses resulting from the differential movement of the light steel frames and boarding during normal 24 hour day/night cycles. The panel surfaces simply cannot withstand hand marks and general scuffing resulting from day-to-day school activities.

Olivenhoutbosch Primary School: Integrity of ABT external walling compromised.

Goodhope School had been extensively repaired due to cracking, and then repainted. Since handover, this school reported having to repair and paint interior and exterior cracks and scuffing twice in the last three years. Unlike the clay brick walls, the insulated lightweight walls were unable to self-regulate temperature; the experience of heat on the inside coincided with the hottest parts of the day outside. The insulation (lacking the thermal mass of clay brick walls) trapped the heat inside making for an uncomfortable and inefficient learning environment for most of the school day.

Pakamani Senior Secondary School: Extensive horizontal and vertical cracking.

In addition to structural integrity issues and poor thermal comfort, there was a noticeable transfer of noise from the outside to the inside and between classrooms. The sole objective of a school is to provide a safe, comfortable and secure learning environment over decades. Teachers and communities alike question if ABT systems can begin to meet these critical requirements. For more information, visit www.claybrick.org.za.

MARCH - APRIL 2015

Lotus Gardens Primary School: Uncontrolled random cracking between ABT panel sections.

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RENTAL HOUSING

Economy blocks homebuyers, but sends rentals market soaring for investors An insatiable craving for rental stock means attractive investment and funding possibilities for those who commit to the provision of affordable housing in South Africa.

outh Africa's vibrant young middle class is in a housing predicament. At the lower end of this growing segment the typical aspiring homeowner earns too much to qualify for a free or subsidised home, but too little to qualify for a bond. The only viable alternative is renting a home that is affordable, but which nevertheless offers the kind of lifestyle for which this aspiring market has developed an appetite. But there are simply not enough rental homes to go around. While the dearth of rental units has shut out many potential tenants, it has opened a window of opportunity for investors, investment funds and financiers.

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Initially slow to recognise the gap, more developers and investors are now joining the move to build rental stock in the affordable sector, spurred on by the prospects of sustainable returns, as – year after year – each new ‘intake’ of young income-earners enters the formal housing market. "This creates a fantastic cycle of home ownership, and fosters a new generation of homeowners who ‘buy-up’ through the ranks of rental accommodation, and who – by the time they are ready to purchase – have learned to understand the pros and cons, as well as the rights and responsibilities of ownership,” says Harold Spies of Similan Consult.

RENTAL HOUSING

"Prepped by the financial necessity of working their way up the ladder, these young residents have all the makings of good neighbours and responsible, non-defaulting bondholders. And on their way to home ownership, they’re the kind of tenant any landlord could wish for." Spies heads up Similan Consult, the award-winning property company that is recognised for having redefined the concept of low-cost housing developments as ‘lifestyle estates offering affordable luxury.’ He believes current market conditions favour those who are ready to enter the build-to-rent market. This is the space in which Similan has a particularly solid footing. He says investors and financiers should consider partnering with an established player that understands the affordable housing market. He adds, “Investors must recognise the fact that this market has aspirations that match their often newly acquired professional and social status, but may not have the means to buy a home to express that social standing. This is where rentals come to the fore. Four or five years ago we anticipated the swing towards build-torent, so we’re well positioned to make the most of it now. With a robust root system in the affordable residential development field, a company like Similan Consult is the ideal investment vehicle for financiers entering or expanding into this market.”

HIFSA’s ARIFSA, a fund managed by Old Mutual Investment Group, is a 50% shareholder in the Karino Housing Portfolio. The portfolio is developed and managed by Similan Consult and Similan Properties. ARIFSA finances the Karino Housing Portfolio to purchase rental stock in Similan’s own developments as well as in other developments that show exceptional potential. Similan Consult also manages developments on behalf of other developers. The demand for rental units is fuelled by a fundamental economic reality: fewer people can afford to buy. Mortgage lending has dropped. The first quarter of 2013 saw a reduction of 19,35% year-on-year in the approval of mortgages between R150k and R350k, and a drop of 9% in mortgages between R351k and R700k1. A Business Day article2 investigated whether mortgage lending is being replaced by unsecured lending. It found that the shift had "damaged the ability of the average South African to own a home.” It noted that, because of this shift in banking behaviour, “the boom in the size of the black middle class has not translated into a proportionally greater ability for black consumers to buy property.”

MARCH - APRIL 2015

RENTAL HOUSING

So the desire to own a home exists, the aspirations have been created, but the financial means are lacking. Renting is the affordable alternative for the new black middle class intent on entering the formal housing market in the style to which they feel they deserve to be accustomed. "Perhaps the most frequently noted observation made by interviewees, including private sector and social housing providers, property managers and financiers on the rental market is the exceptionally strong demand at all levels.” This is according to a report 3 by the Social Housing Foundation, which observed: "Property managers report vacancy levels at a historic low of between 1% and 2% and indicate that these are primarily maintenance related. They predict that demand is likely to continue growing strongly given reduced access to mortgages and higher interest rates." The report quoted one interviewee, saying “(It is a) bottomless pit. I don’t see an end in sight. Rentals are rocketing... you could build another 10 000 units in the centre of Johannesburg and that would not dent demand.” It continued, "Providers in the social housing sector report exceptionally high levels of demand. One social housing initiative in Johannesburg reported 2 000 applicants for a 220-unit project launched in March. In Durban, riot police were called when applications opened for units in a new project in Newlands for which 20 000 people applied." Private sector developments such as Similan’s Karino Lifestyle Estate and Summer Rain in Nelspruit and Selcourt in Springs are stepping in where government social housing programmes fall short in addressing the pressing need for rental accommodation.

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This is where the investment opportunities exist. Each of these developments has a thriving rental component. At Summer Rain, for instance, the rental apartments were the first to be launched, even before the homes for purchase were released. Unsurprisingly in this ready rentals market, tenants eager to enter the lifestyle of a secure estate on affordable terms have snapped up the apartments. By lowering the barrier to entry without compromising on quality of life, developments such as those that are conceived, planned, built and managed by Similan Consult are seen as sustainable initiatives that enable more people to get a foothold on the formal housing ladder earlier on in life. For more information, visit www.similan.co.za.

REFERENCES: “Affordable Housing in South Africa: How is the market doing?” Kecia Rust & Adelaide Steedley for the International Housing Solutions Industry Conference 2013, Johannesburg.

Stuart Theobald, Business Day, 16 September 2013: “Banks' focus on unsecured lending crimps growth of home ownership.” 2

“Supply and Demand of Rental Housing in South Africa.” The Social Housing Foundation July, 2008 3

Tel +27 11 875 7400 Fax +27 11 875 7401 • info@isca.co.za • www.isca.co.za

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SANDBAG CONSTRUCTION

To see a world in a grain of sand Despite being in possession of AgrĂŠment certification and being approved as an acceptable method of construction by the NHBRC, authorities have not yet openly embraced sandbag construction in the low cost housing sector. By Andy Strydom, CEO of Ambidex Projects

and has been the most widely used construction material for the last 10 000 years and even today at least a third of the worldâ&#x20AC;&#x2122;s population lives in houses built of sand. The idea of making walls by stacking bags of sand or earth has been around for at least a century. Sandbags have been used for flood control and military bunkers because they are easy to transport, quick to assemble, inexpensive and effective in warding off both water and bullets. Despite highlighting these facts to various municipalities and the Department of Human Settlements on numerous occasions, to date, authorities appear to be unconvinced by sandbag construction. This is alarming against a backdrop of statistics that point to the fact that some 35% of RDP houses that were built conventionally have to be rebuilt as a result of poor workmanship. The Municipality of Kimberly, for example, has an enormous amount of sand that has been extracted from the mines. At huge cost, this sand has to be transported and dumped elsewhere. Instead, this very sand could have been used to build low cost housing, helping towards relieving the pressure of service delivery.

MATERIAL FILL: Sandbag building fills a unique niche in the quest for sustainable architecture. The bags are filled with local natural materials, which lowers the embodied energy commonly associated with the manufacture and transportation of building materials. The fill material is generally of mineral composition and is not subject to decomposition (even when damp), nor is it attractive to vermin. The fill material is generally completely non-toxic and will not release any noxious fumes into the building structure in the event of a fire.

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SANDBAG CONSTRUCTION BENEFITS: A common misconception is that a green building system has to look radically different from other buildings. In the case of sandbag construction, the houses look and feel exactly the same as a plastered brick structure. Sandbag construction boasts a number of great benefits: • It is waterproof • It is fireproof • It offers superb acoustic benefits • It is thermally highly efficient • Free of mould, damp and spore A sandbag structure that has been put together in a unique combination of timber framework and bags offers incredible strength. It is able to support any type of roof structure and is also able to support heavy kitchen cupboards mounted on walls. Any room size, design, shape or floor-to-ceiling height can be achieved. This flexibility is just one of the many advantages that make this building system perfect for any project. It is estimated that some 800 diverse structures have been built using this building methodology throughout South Africa, ranging from double-storey houses to large commercial structures.

An international-award-winning low cost sandbag construction housing project which was built in Mitchells Plain in 2008 is an excellent example of how, if sandbag construction were readily accepted by authorities, it could help alleviate the housing backlog in South Africa. This double-storey house was built within the budget allowance set for RDP construction and highlighted the many benefits associated with a low carbon footprint building and the use of recycled materials, offering a structure that was warm in winter and cool in summer, but most notably, it was a building system that was able to offer employment to people in the community within which it was built.

THE SOUTH AFRICAN CONTEXT: Sandbag construction was developed in South Africa specifically for low cost housing, and while it has not yet found itself in the market for which it was originally intended, it is quite clearly being found of great use by markets that value a construction material that is eco friendly, affordable, thermally efficient, makes for structurally sound buildings, and has a unique ability to create employment. With rising energy costs and an ever-growing green consciousness, a new approach to design and construction has become essential. Sandbag construction is a technology that provides for a more comfortable, quieter and secure home while still being able to save energy and money, while providing a healthier home to live in. Developed and developing countries across the world are taking note of the impact that sandbag construction can make to further their respective housing agendas and are actively taking steps to implement this type of construction to provide quality homes for their citizens. One must begin to wonder, then, when South African citizens can expect their leaders to do the same. For more information, visit www.ecobuilders.co.za.

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COVER STORY

Use of precast slabs takes months off construction time at Madeira Isles Elematic SAâ&#x20AC;&#x2122;s precast hollow core concrete slabs have once again proven their worth when it comes to time saving and efficiency on a building project. 16

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COVER STORY

he Benoni-based manufacturer has supplied 30 500m2 of concrete slabs for Madeira Isles, a massive housing project in Danville, Pretoria, and has helped reduce the construction time by six months. Madeira Isles is a 500-unit development covering a total of 40 700m2 of floor area. It is made up of 14 apartment blocks comprising four floors each. The apartments are divided into 56 three-bedroom units, 388 two-bedroom units and 56 single-bedroom units. All units have been developed for the rental market. The project broke ground in November 2013 and is on track for completion at the end of April 2015. Boutel Projects is the main contractor on the project and has been responsible for the contract as a whole on behalf of the client, ESS.

Boutel has been in operation in its current form since 2013, but grew out of a large and well-established plastering and tiling firm. By introducing experienced directors, management and staff, Boutel’s founder, Americo Pimentel, positioned the firm to be able to take on medium-sized commercial construction projects with a view to building a reputable construction company. When Boutel was appointed to build Madeira Isles, the original plan was to use traditional concrete slabs for the flooring. “We were concerned about the speed at which the project had to be done,” explains Pimentel. “For us to complete the project in the specified time period, we realised that we had to go the precast route – that was when we contacted ESA to get involved in the project negotiations.”

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COVER STORY

He adds that the biggest challenge the contractors were going to face on site was that two other trades needed to complete their work first in order for the precast slabs to work as intended. “There was brickwork to be done and the steel structure had to be completed to support the precast concrete. The biggest challenge with both of these trades was to maintain accurate measurements on each floor and to keep the building square,” Pimentel continues. Because ESA’s slabs are manufactured at its factory off site and are produced to exact tolerances, there was little room for error on site. Despite these challenges, work progressed as planned and six months’ worth of construction time has been shaved off the original expected completion date. “Using ESA’s products gave us substantial time savings, and the quality of the product is excellent,” says Pimentel. This is the second project that Boutel Projects has completed with ESA, and the working relationship has proved mutually fruitful. Craig Webber, director at ESA, says that his company’s intention right from the outset has been to deliver a top quality product and service to clients and to develop longterm working relationships. “We are proud to be able to take on a project of this magnitude and deliver benefits for our clients. We look forward to working on more projects with Boutel,” he says.

FOR MORE INFORMATION, CONTACT: Craig Webber (t) 011 423 2700 (c) 083 614 9848 (e) craig@elematicsa.co.za (w) www.elematic.co.za

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FINANCE & INVESTMENT

Image source: www.seniorliving.org

GPF introduces its Student Accommodation Fund Developed for student housing entities that require additional funding for their projects, Gauteng Partnership Fund’s (GPF) Student Accommodation Fund is an equity-type loan that enhances the debt-toequity ratio for projects to enable lenders to finance on favourable terms.

n a project-by-project basis, the Gauteng Partnership Fund (GPF) will assist student housing entities to procure finance at the most favourable terms in order to promote affordable, quality accommodation that is well managed for the target market. Any company or project Special Purpose Vehicle (SPV) with a recognised legal form that provides affordable student accommodation and that is well managed qualifies. The entity must demonstrate to GPF that they have the technical resource capacity to successfully complete the project as well as efficiently manage the property thereafter. Types of funded projects include inner-city residential refurbishments, conversions of offices to residential units, and greenfield developments. Investment from the GPF can be up to 35% of the total project costs, depending on the discretionary assessment of the project needs. GPF’s investment term is 15-20 years and client contribution is a minimum of 10% of the cost of the project, both depending on project cash flow and company BEE levels.

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REQUIRED DOCUMENTATION INCLUDES: • Comprehensive Business Plan (recommended business plan framework is available on request) • Company registration documents • Tax clearance certificate • Essential project information • Copy of latest audited financial statements • Shareholders statement of assets and liabilities may be requested Established by the Gauteng Department of Housing to address funding challenges in the affordable housing sector, GPF assists the affordable housing sector by providing public funding as equity cushion to investors as well as risk-sharing and co-funding with prospective funders.

FOR MORE INFORMATION CONTACT: Student Accommodation Fund Shiraaz Lorgat (t) 011 685 6600 (e) shiraazl@gpf.org.za (w) www.gpf.org.za

CEMENT & CONCRETE

Readymix plant

Sarma sharpens its audit criteria Concrete manufacturers belonging to the Southern Africa Readymix Association (Sarma) will have to pass tougher audit criteria this year in order to maintain their good standing with the association and meet tighter controls in line with international standards.

uditors last year convened at the request of the association to review existing processes and standards, as well as propose amendments that will improve the overall standards of the industry, whilst simplifying the process of compliance for companies and making it easier to understand. â&#x20AC;&#x153;Each year we review our audit process and feedback improvements in all areas where our members are audited. This includes Safety, Health, Road Traffic, Environment and Quality (Shreq) where we maintain standards that are directly comparable to ISO standards,â&#x20AC;? says Johan van Wyk, General Manager of Sarma.

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SARMA STANDARDS: The association is a front runner in terms of introducing its own home-grown standards based on ISO requirements. For the past 9 years the association has reviewed and revised standards for the concrete readymix industry. Its accreditation process requires successful completion of an annual Safety, Health, Road and Environment Audit, as well as a full Quality audit. Accredited members are able to bid for work wherever Sarma accreditation is a prerequisite and, in addition, ordinary buyers also have the assurance of dealing with a competent readymix supplier.

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Delivery of quality concrete

“Accreditation is an acknowledgment that the readymix supplier concerned is a professional with the necessary skills and equipment to produce quality concrete in a sustainable and responsible manner,” says Johan. He explains that the association and independent auditors have reviewed and identified a number of key changes that will be made for the next round of audits. Simple yet practical initiatives will also be implemented to simplify the process for companies and auditors Johan van Wyk, General alike. Examples of improvements to the audit Manager of Sarma regime include starting audits of large corporate companies’ audits at head offices. This will allow all relevant documentation to be scrutinised and will minimise the documents required at individual plants.

CMY

CHANGES TO FOLLOW: “Documentation often proves to be the bane of companies seeking accreditation and without proper record keeping causes many problems with obtaining accreditation. Likewise, we will concentrate on signage on sites this year, as it is an aspect that requires urgent attention on many sites we visit, particularly where health and safety warnings are concerned.” “Amendments will also be made to parts of the audit documents that deal with training, recycling of water, inductions for workers and visitors, labelling electrics and COFs, equipment calibration requirements, etc. Other areas of improvement may include: • Maintenance schedules • Staff appointment procedures and documentation • Document correctness • Quality controls • Road safety “This year we want to ensure that members have access to all the information and tools to ensure a seamless path to certification. As long as they take cognisance of statutory requirements and the requirements according to Sarma standards (and abide by these) they will have no problem passing the audits,” concludes Johan.

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CEMENT & CONCRETE

The new Fiori DBX35 self-loading concrete mixer is designed specifically for emerging markets in Africa.

An affordable alternative in self-loading mixers A low-cost, yet high-performance self-loading concrete mixer is the ideal solution for the African construction sector, which is experiencing considerable growth, but is still generally restricted in terms of capital outlay.

he new Fiori DBX35 self-loading concrete mixer is designed specifically for emerging markets in Africa that require high-quality concrete on demand at a more affordable price. The DBX35 was officially launched locally in January 2015 by Pan Mixers South Africa (PMSA) – the largest supplier of concrete brick-, block- and pavingmaking machinery and technology in Africa.

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PMSA sales and marketing manager Quintin Booysen notes that the new Italian-designed and manufactured DBX35 self-loading mixer will be part of a range of equipment, with a smaller and then larger unit being available as entry-level machines in the Fiori range. “To make the DBX35 more affordable, all non-essential parts were removed from the mixer and certain design aspects were adjusted. Fiori’s quality standards have, however, remained uncompromised.”

CEMENT & CONCRETE

PMSA sales and marketing manager, Quintin Booysen. Two major design changes that have been made to the DBX35 are the introduction of front loading arms and a grab bucket, which replaces the standard bucket found on other Fiori machines. Booysen points out that this design change was implemented to serve as a cost-saving benefit for upand-coming contractors that are unable to afford a capitalintensive weighing system for measurement. “The Fiori DBX35 is the ideal self-loading mixer for customers that have not budgeted for a separate weighing system to measure all the aggregates, as the grab bucket allows the user to more accurately measure materials when loading the bucket, which can be filled up to 90 percent capacity. This is not possible with a standard bucket design,” he adds. According to Booysen, the Fiori DBX35 self-loading mixer offers additional benefits to the African market, including more accurate volumetric loading, as well as shortened loading times, thanks to the positioning and inclination of the drum. What’s more, its compact design results in considerable transport savings too. “Two Fiori DBX35 self-loading mixers can fit into one standard 140m3 shipping container, which halves the transport costs, when compared to other similar size competitor mixing machines. This is another major value-add in terms of ensuring affordability, without compromising on efficiency or reliability,” he continues. Booysen highlights that PMSA is proud to add the DBX35 self-loading mixer to the company’s product range. “This mixer fills a gap in the local market for an affordable and reliable self-loading mixer which offers the user accurate measurement without the need for additional equipment. It is the ideal self-loading mixer for the price conscious customer, and I am confident of obtaining measurable market share across Sub-Saharan Africa in the foreseeable future,” he concludes.

MARCH - APRIL 2015

ROAD INFRASTRUCTURE

KwaNyuswa Roads - local community labour used to install Multi-Cell

Steep slope upgrades made simple with Kaytech Geo-Cell Kaytech’s innovative Multi-Cell saved the day for engineers tasked with the challenge of rehabilitating the roads in KwaNyuswa, Kwa-Zulu Natal.

he main access road to KwaNyuswa, off the R103, is ‘black top’ but the rest are gravel roads. Due to a combination of a lack of maintenance, steep gradients with poor drainage and heavy rainfall, the gravel surface had completely eroded, exposing the in-situ, loose and slippery residual decomposed granite. Access was very difficult for private vehicles, buses, taxis and pedestrians, which make up the bulk of the traffic within the local community. The KwaZulu-Natal Department of Transport (DOT) determined that asphalting of these severely damaged sections of road would be impossible, due to the steep gradients and the prohibitive costs involved.

MARCH - APRIL 2015

It was therefore decided to carry out the design for an upgraded surface for the extremely steep section of District Road 1506 (D1506) as a pilot project for other similar roads and Kaytech’s Multi-Cell 100mm was specified. In certain sections along the resurfaced 1.6km road, guardrails had to be installed due to the steep gradients and sharp corners. The 100mm thick Multi-Cell was specified for this road as it is traversed mainly by small vehicles and pedestrians, although thicker cells are available for heavier traffic loading.

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ROAD INFRASTRUCTURE

Multi-Cell infilled with concrete This was not the first Multi-Cell project undertaken by the contractor and he already had at his disposal steel frames, similar to the patented Tension Frames which Kaytech make available to contractors to ensure that they are laid to the correct line and level. On occasions, the ready-mix concrete was manufactured a little too wet, resulting in slight ridges being formed at the lower end of each cell on the steeper sections. This was not a problem, however, since it significantly improved traction and skid resistance. On a few of the panels, livestock left behind their footprints, which merely added interest to the texture.

1.6km of steep road made serviceable

Cost-effective Multi-Cell is used as an in-situ shuttering to cast interlocking concrete paving and is particularly suitable for use on steep gradients. It is manufactured by Kaytech from coated woven slit film tape strips stitched together to form a honeycomb structure of threedimensional square cells. For this particular project, the cells were filled with ready-mix concrete, although for a vegetated embankment, the cells may be filled with topsoil. With the help of local labour trained on-site by a foreman, Phambili Construction installed 9 000m2 of Multi-Cell 100mm.

MARCH - APRIL 2015

All in all, this was a highly successful project with many benefits that included significant savings to the Department of Transport and creating much needed work opportunities for some of the unemployed local community. Multi-Cell roads are all-weather roads, easily maintained and serviceable for many years, which will help the local inhabitants to take pride in their area. As the breath-taking Valley of a Thousand Hills is profuse with other communities like KwaNyuswa, it is highly probable that Multi-Cell will come to the rescue of similar road projects. Kaytech congratulates the KwaZulu-Natal Department of Transport on winning the Community Based Projects section for this project at the South African Institution of Civil Engineering (SAICE) awards, held recently in Durban. For more information, visit www.kaytech.co.za.

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URBAN RENEWAL

City and partners' R180 million spend on urban renewal transforming Khayelitsha As part of its Mayoral Urban Regeneration Programme (MURP), the City of Cape Town is continuing its focus on previously under-invested centres in Cape Town to improve the lives of its more vulnerable residents. Khayelitsha is one of nine other geographic focus areas which the City has prioritised as strategic investment zones for development.

n the Harare area of Khayelitsha, 17 capital projects to the value of approximately R100 million have been implemented to date. Importantly, this infrastructure and facility investment, driven by the Violence Prevention through Urban Upgrade programme and our partners, which forms part of the MURP, is based on community engagement and involvement.

MARCH - APRIL 2015

Investments have been focused in the area of the main pedestrian routes between the Khayelitsha Station and Monwabisi Park informal settlement. Private sector partnerships, such as Grassroots Soccer, loveLife and Mosaic, have also been unlocked in this area. These partners are helping the City to extend its services to this community.

URBAN RENEWAL

In addition, the Kuyasa Precinct in Khayelitsha is seeing the investment in community facilities and public infrastructure in excess of R80 million already.

Furthermore, great attention is being given to the Bellville, Parow and Goodwood centres within the Voortrekker Road Corridor as well as the public transport interchanges in Harare and Kuyasa in Khayelitsha. Emphasis is also placed on the Mitchells Plain town centre, the town centres of Nyanga and Gugulethu, and those of Wesfleur (Atlantis), Ocean View and Macassar.

The Mayor of Cape Town, Patricia de Lille, implemented the MURP in 2012. “With the highest urbanisation rate in the country, the City requires a holistic and sustainable approach and wellplanned solutions to the pressures brought on by urbanisation. These challenges are, however, compounded by the apartheid spatial planning that we see across South Africa which has resulted in a socially and economically divided urban space. “The objective of the MURP is therefore to uplift formerly neglected, under-invested areas which are regressing rapidly, and to improve safety, quality of life and the socio-economic situation, through social partnerships – with a particular focus on the shared or public environment. “Decay does not only refer to the general grime and deterioration that comes with time, but to the erosion of the economic vitality of our economic centres across the country. That is why it is important for us to create an enabling environment which will also breed further private sector investment. “These interventions are negotiated with communities and incorporated into community action plans or area strategies,” said the City’s Mayoral Committee Member for Energy, Environmental and Spatial Planning, Councillor Johan van der Merwe. The City’s priority areas for urban regeneration include the Khayelitsha, Hanover Park, Gatesville, Manenberg and Athlone CBDs. The project also focuses on the CBDs of Bishop Lavis, Valhalla Park and Bonteheuwel.

Investments in Harare to date include the establishment of City environmental health offices, the installation of street lighting along walkways, the development of the community library, community hall and youth centre, the construction of residential and business units, the development of a business hub with line-shops, the development of facilities at Luleka School near Mew Way, and the development of a recreational park with FIFA’s Football for Hope Centre. Investment in the Kuyasa Precinct, which is situated around the new Kuyasa railway station and serves a large section of the Khayelitsha area, including Enkanini, includes the construction of a regional library, Subcouncil offices and the revamp of Solomon Mahlangu Hall to the value of nearly R75 million. The realignment of Walter Sisulu Drive is currently also under way. “There is still much work to be done in Khayelitsha and in the other priority areas across the city. While I am proud of the successes achieved, our intervention efforts are being stepped up. City departments, the Western Cape Government, the private sector and the various communities have embraced this programme. Partnerships such as these are vital. The transformation of our city and the empowerment of our residents cannot be achieved without partnerships,” said Councillor Van Der Merwe.

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CEMENT & CONCRETE

Poor curing should incur penalties, CI suggests The South African building and civil engineering industries have for years not employed correct or adequate methods of curing concrete - sacrificing strength, permeability and durability in the process, says Bryan Perrie, managing director of The Concrete Institute. 34

MARCH - APRIL 2015

CEMENT & CONCRETE

He says some of the major factors that contribute to the poor state of curing in South Africa include: • National specifications and codes of practice contain only vague stipulations regarding the curing methods required for the different applications of concrete in various environments. • Project specifications do not clearly state the specific curing action required for concrete on a given project. • The cost of curing is not billed separately in most tender documents. • Insufficient support at all personnel levels for training and education, such as offered by The Concrete Institute’s School of Concrete Technology, exacerbates the situation. “This training is vital for all employees involved in the design, construction, and management of concrete projects,” Perrie stresses. • The misconception that cube compressive strength sufficiently indicates the durability of concrete in a structure. • The increasing emphasis on ‘fast track’ construction methods in which concrete is enclosed in shutters for very short periods of time, followed by exposure to drying conditions.

Incorrect curing methods still prevail in the South African construction industry, says The Concrete Institute.

errie says the fact that curing is important is well known in the construction sector, yet current curing practice still remains generally inadequate. “Perhaps the time has come to consider introducing penalties for incorrect curing to change the apathy that prevails in the building and civil engineering sectors,” he suggests. “Correct curing means maintenance of adequate moisture and temperature conditions to encourage cement hydration. This is of fundamental importance in the development of the physical properties of concrete necessary to ensure its performance in service. Properties such as strength and durability, as well as permeability, depend on the extent and quality of curing of concrete during the first few days after casting. Curing, in fact, is the final – and vital – step in the production of good quality concrete,” Perrie states.

Perrie says the need to develop a more ‘responsible’ approach to concrete curing cannot be over-emphasised. “A proactive approach is essential to address the present lack of education and control of concrete curing, particularly in the South African environment with its excessive heat, dry climates, considerable wind speeds, all of which lead to a rapid loss of moisture from freshly cast concrete, often resulting in plastic cracking on the exposed concrete surfaces.” He also believes that curing should be listed as a separate cost in the Bill of Quantities or as a fixed, prime cost in the tender documents, with penalties imposed for inadequate curing. “It is also necessary for national Codes of Practice and specifications to provide more details and guidance on concrete curing,” Perrie adds.

MARCH - APRIL 2015

STUDENT ACCOMMODATION

Midrand Varsity Lodge, one of the PCI Rentals’ existing developments.

Astute investors cash in on SA’s student accommodation shortage According to the Department of Higher Education’s Ministerial Review of South Africa’s University accommodation, less than 10% of first-year university students can be accommodated. In addition, much of the available on-campus accommodation is dilapidated, unhygienic and unsafe.

en Reynolds, Regional Executive of Nedbank Corporate Property Finance in Gauteng says that according to the Department of Higher Education in 2009, it was confirmed that the shortage is extreme and that the lack of supply of student housing is one of the primary causes for poor performance and the high dropout rates at some universities. “According to statistics from the Department, out of a student population of 530 000, there is currently only enough student accommodation for 100 000 students –

MARCH - APRIL 2015

this barely meets 18 percent of the demand. As the demand for student accommodation far outweighs supply, there are excellent investment opportunities available in this market. As a result, we may see the establishment of a new REIT dedicated to providing student accommodation in the future. And, although the buy-to-let market is currently depressed, student accommodation is one section of this market that is proving to be an excellent buy-to-let option for private investors, usually for a relatively small capital outlay.”

STUDENT ACCOMMODATION

Nedbank Corporate Property Finance has partnered with a number of developers that are focusing specifically on addressing this critical student accommodation shortage. It announced in June last year that it provided finance to CampusKey to provide close to 500 additional beds at the University of the Free State and the University of Pretoria. Also financed by Nedbank were 1 590 additional beds for the University of Johannesburg and the University of Pretoria which were constructed by Respublica in time for occupation by students at the start of this academic year. Now Nedbank Corporate Property Finance is providing PCI Rentals (Pty) Ltd. through its subsidiary, JJP Varsity Lodges, with R221 million to provide 2 574 additional beds to tertiary institutions around the country, with at least another 2 000 to be developed in the near future. Accommodation provided by this funding includes: • Meadowlands in Newcastle, offering 289 two-bedroom units that are across the street from the newly developed Curro (Meridian) School and in close proximity to Majuba College.

• 530 beds in Brixton and Hursthill in Johannesburg that cater for University of Johannesburg and Helen Joseph Academic Hospital students. 270 of these are already occupied while the balance is currently under construction for completion by February 2015. • 450 beds in Midrand which provide accommodation for the students of the Midrand Graduate Institute (MGI). • 190 beds in Potchefstroom for students of North West University and MGI. Reynolds says that Nedbank is pleased to be in a position to partner with companies such as PCI Rentals to help alleviate the severe shortage of student accommodation in South Africa. “PCI Rentals, through its subsidiary JJP Varsity Lodges, has many years’ experience and is one of the market leaders in student accommodation. We are proud to have provided agile solutions for the company that makes available better infrastructure at some of the country’s leading tertiary institutions.”

• 1 115 beds in Riviera and Phillip Nel Park in Pretoria, which provide much needed accommodation to University of Pretoria, Tshwane Institute of Technology and SANDF students.

MARCH - APRIL 2015

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“Statistics reveal that infrastructures across Africa are growing steadily, and it is estimated that infrastructure spends will grow from $70-billion in 2013 to $180-billion in 2025. Improved roll out of government infrastructure projects in South Africa is set to benefit construction sector firms in 2015, if they reposition their businesses in the correct way. Reports have indicated that government infrastructure projects, which had stalled, will be rolled out faster from now on,” says John Sheath, CEO of the Concrete Society of Southern Africa, endorsing partner of the event. “What better backdrop under which to meet stakeholders in the built environment and infrastructure sectors than at Africa’s only ‘all things cement and concrete’ event,” continues Sheath. Supported by over 75 media and association partners, the African Construction and Totally Concrete Expos provide a crystal clear picture of where the industry is headed and what tools are needed to emerge as a leading construction industry stakeholder in the African built environment of tomorrow.

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