Boidus Focus - Vol 6, Issue 3 [Apr-May 2016] by Boidus Botswana

OIDUS FOCUS Registered at GPO as a Newspaper P15.00 (Including VAT)

SLAB

SECONDARY STRUCTURE

BOTSWANA’S BUILT ENVIRONMENT NEWSPAPER | Vol. 6, Issue 3 | APR/MAY 2016 LOCAL NEWS

China and SA trade gives growth to SA economy

www.boidus.co.bw

PRIMARY STRUCTURE

GUEST COLUMNIST

REAL ESTATE

Changing the “Made in China” Perceptions

The Essence of Property Management p4

URBAN HOUSING SOLUTIONS

SKIN PANELS

FOR OLD NALEDI: STUDENT WORKS DESIGNING FOR SOCIAL INCLUSION

Allison Denisky | ARCH 5110 | Spring 2016| Mokwete

Studies by students of USA’s Northeastern University HOUSING CONCEPT Allison Denisky | ARCH 5110 | Spring 2016| Mokwete

Designing for Social Inclusion, work by Allison Denisky

Sustainability Strategy

Massing Strategy

Massing Strategy Ventilation

A blueprint for addressing the Private Courtyard

Ventilation

Global Affordable Housing Challenge

Allison Denisky 5110 | Spring 2016| Mokwete Allison Denisky | ARCH 5110 | Spring 2016|| ARCH Mokwete Private Courtyard

Timber Thinning Roof water collecting system

Private Access off main road

Water Collection System

Private Access off main road 3

Water Collection System

Sustainability Strategy Massing Strategy

Sustainability Strategy

Massing Strategy

Rehabilitation Center

Extract from the McKinsey Global Institute Report, 2014 Health Clinic

Stone Facade Finish 2

Ventilation

Allison Denisky | ARCH 5110Private | Spring 2016| Mokwete Courtyard

House TypologiMassing es Strategy work

Health Clinic

Shaded Green Spaces

Water Collection System

Water Collection System Mud Bricks

Private Courtyard

Private Access off main road

Sustainability Strategy Wall Structure

Rehabilitation Center

rest

cooking

Woodshop [Adult Education]

eating

meeeting

Access to decent, affordable housing is Woodshop so fundamental to the health and [Adult Education] Shaded Green well-being of people andSpaces the smooth functioning of economies that it is embedded in the United Nations Universal Declaration of Human Rights. Yet in developing and advanced economies alike, cities struggle with the dual challenges of housing their poorest citizens and providing housing at a reasonable cost for low- and middle-income populations. In this report, we look at the dimensions of this problem - and how it will grow over the next decade - and offer a set of solutions that can narrow the affordable housing gap. Shared p3 Mud Brick Walls

Ventilation Rehabilitation Center

WHAT CAN YOU FIT IN 16 m²...

Private Courtyard Health Clinic

Health Clinic

A. Entrance to Health Clinic from Pedestrian Boulevard Shaded Green Spaces Water Collection System

Public Program

Rehabilitation Center

B. Private Courtyard

Private Access Woodshop off main road [Adult Education] Shaded Green Spaces

Shared Public Program

Woodshop [Adult Education] Mud Brick Walls

C. View of Green Space from Apartment Entrance

Botswana modular - do it yourself housing system, work by Nadine Kabbani C. View of Green Space from Apartment Entrance

Rehabilitation Center

1 living room

WHAT KIND OF FAMILY ...

MudSpaces Brick Walls Shaded Green

2 kitchen & dinning

Health Clinic

Woodshop [Adult Education]

Shared Public Program

Mud Brick Walls

A studio

bedroom

double bed 140 x 200 cm night tables 45 x 45 x 50 cm ( 2 )

bathroom

sink shower toilet closet 45 x 45 x 70 cm

sink bath toilet closet 45 x 45 x 70 cm

Shared Public Program

B 1 bedroom bedroom x2

double bed 140 x 200 cm night tables 45 x 45 x 50 cm ( 2 ) twin bed 100 x 200 cm ( 2 ) night tables 45 x 45 x 50 cm ( 2 )

bathroom x2 sink bath toilet closet 45 x 45 x 70 cm

living

couch coffee table

kitchenette

kitchen and dining

sink stove fridge dining table and 4 chairs

B 1 bedroom

Mud Brick Walls

Shared x 3Public

sink stove fridge dining table and 4 chairs

C 2 bedrooms

5 terrace

COMMUNITY

living

sink stove small fridge

Zaha Hadid [1950-2016]

the aggregation of the modules community growth different typologies of compound or building typologies that could growth in different direction, either vertically or horizontally )

3 housing project features

It’s important to have a center where the building of such systems can be taught from one generation to another. This is also valid when each component of the system is updated in time to respond to updated techonologies and affordable techiniques

By Boidus Admin

Program

GROWTH

structure

4 office

B 1 bedroom

bedroom

C. View of Green Space from Apartment Entrance living f Green Space from Apartment Entrance

A studio

3 bedroom

1 module

X GROWTH

Zaha Hadid was widely regarded as the greatest female architect of our time. Her pioneering vision and creativity redefined architecture for the 21st century and captured imaginations across the globe. In celebration of her work, Boidus Focus features three influential housing projects by Zaha Hadid Architects; A community-oriented housing project in Monterrey, the Citylife Milano residential complex, and the Spittelau Viaducts 5 Housing Project. p2 OLD NALEDI WORKSHOP center

Y GROWTH

Space from Apartment Entrance

p6,9,14

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LOCAL / INTERNATIONAL NEWS P2

Zaha Hadid [1950-2016] Housing Project Features Spittelau Viaducts Housing Project - Vienna, Austria A landmark project completed as part of a waterside revitalization project – our three-part structure, comprising apartments, offices and artists’ studios, woven through, around and over the arched bays of a disused railway viaduct. Our buildings interact playfully with the viaduct, creating new exterior spaces and vistas. (Source: zaha-hadid.com)

BOIDUS FOCUS APRIL/MAY 2016

China and SA trade gives growth to SA economy by Boidus Admin According to economic experts, the future economic ties between South Africa and China will be based on even more in-depth co-operation. China is currently South Africa’s largest trading partner. International Relations and Cooperation Minister Maite Nkoana-Mashabane stated that last year’s exports to China amounted to R 94 billion while imports from China amounted to R167 billion totalling R262 billion in business between South Africa and China.

This year’s China Homelife Fair and China Machinex Show will be taking place at the Sandton Convention Centre from 31 August to 2 September. China Homelife will be focusing on a variety of different product segments including textiles and garments which is their biggest exhibitor division. China Machinex will be focusing on several product segments including elevators and lifts; machinery; power and electricity; hardware and tools; building materials; solar power and plastic machinery.

Following the Chinese President Xi Jinping visit to South Africa at last year’s Forum for the China Africa Cooperation Summit to finalise a number of trade and industry agreements; the action plan on the strengthening of the joint working group between China and South Africa was one of many agreements signed which looks to accelerate the export of South African products to China. These agreements help facilitate economic growth through the bilateral trade agreement between China and South Africa allowing our economy to flourish in different industry sectors.

This 3 day event aims to bring together key industry buyers to source quality products from quality Chinese suppliers. There will be a matchmaking section that has Chinese translators to facilitate meetings between the right buyers looking for the appropriate Chinese suppliers. Don’t miss out on this business-to-business event, bringing together quality products from quality suppliers. Through platforms such as China Homelife Fair and China Machinex, trade between the two BRICS participants grows and strengthens.

Community-Oriented Housing Project In Monterrey, Mexico Consisting of 981 units from single-person lofts to four-bedroom apartments totaling 137,000 square meters, the design rejects the original brief from the client which called for 12 residential towers, instead opting for a series of long, low-rise blocks which surround a public park, bringing a community focus to the design. (Source: archdaily.com)

Citylife Milano residential complex - Milan, Italy Citylife brings to the urban context a new model for work and leisure, an area to be enjoyed on foot or by bicycle, with traffic circulating only underground. (Source: designboom.com)

BOIDUS FEATURE P3

BOIDUS FOCUS APRIL/MAY 2016

McKinsey Report, 2014: A Blueprint for Addressing the

GLOBAL AFFORDABLE HOUSING PROBLEM By Boidus Admin

Continued from the FRONT PAGE Among our key findings: • We estimate that 330 million urban households around the world live in substandard housing or are financially stretched by housing costs. Some 200 million households in the developing world live in slums; in the United States, the European Union, Japan, and Australia, more than 60 million households are financially stretched by housing costs. • Based on current trends in urban migration and income growth, we estimate that by 2025, about 440 million urban households around the world—at least 1.6 billion people— would occupy crowded, inadequate, and unsafe housing or will be financially stretched. • The housing affordability gap is equivalent to $650 billion per year, or 1 percent of global GDP. In some of the least affordable cities, the gap exceeds 10 percent of local GDP. • To replace today’s substandard housing and build additional units needed by 2025 would require an investment of $9 trillion to $11 trillion for construction; with land, the total cost could be $16 trillion. Of this, $1 trillion to $3 trillion may have to come from public funding. • We identify four ways to reduce the cost of delivering affordable housing by 20 to 50 percent: unlock land at the right location (the most important lever), reduce construction costs through value engineering and industrial approaches, increase operations and maintenance efficiency, and reduce financing costs for buyers and developers. • These largely market-based measures can benefit households in all income groups and, with some cross subsidies, can reduce costs sufficiently to make housing affordable (a 30 percent of income) for households earning 50 to 80 percent of area median income. • Affordable housing is an overlooked opportunity for developers, investors, and financial institutions. Building units for 106 million more poor urban households by 2025 could require more than $200 billion a year and account for 7 percent of mortgage originations. These findings indicate that new approaches are needed. Standard approaches to affordable housing will yield only standard—and inadequate—results. Cities need to think more broadly and creatively about a housing ladder that includes affordable housing but accommodates citizens of all income groups and their changing needs. For the poorest citizens, the ladder may start with very basic housing that places people in decent accommodations and connects them to employment and society. To turn these aspirations into reality, cities will need smooth functioning “delivery platforms.”

Affordable housing is defined by three parameters, which cities need to tailor to their local contexts Affordability threshold

Standard unit

Income threshold

30–40% of income on housing Floor space Amenities

60–70%

80%

area median income

Commute time <1 hour

of income on food, health care, and other expenses

The challenge today …

… and by 2025 106 million additional low-income households will face the affordability housing challenge

96 million

235 million

urban households are financially overstretched

urban households live in substandard housing

… affecting 1.6

billion people or one-third of urban population

Four levers can address the global affordable housing challenge %

100

Annualized cost of a standard housing unit

Land

Development

Unlocking land supply

Deploying an industrial approach

Operations and maintenance

Financing

Achieving scale efficiency

Reducing cost, expanding access Optimized cost

GUEST COLUMNIST P4

BOIDUS FOCUS APRIL/MAY 2016

The essence of property management By Neltah Mosimanegape Over the years, property management has become a key aspect of the real estate industry, especially towards the completion of a property development project. It is typically ideal to engage a property manager towards the end of the projects’ life cycle. This is the time when the project manager gradually hands over the building to the property manager, who will be responsible for its operations. This gives the property manager the opportunity to gain an understanding of the design structure of the building and challenges faced whilst construction was ongoing, which can sometimes result in operational issues in the future.

administration of the day to day operations of real estate’. It is fundamental that an accredited management company/individual is tasked with the responsibility of taking care of a piece of property. This not only protects the credibility and reputation of the real estate practice, but also protects the landlord from unscrupulous relationships with fly-by-nights looking to make a quick buck. In Botswana, it is required by law through the Real Estate Professionals Act 2003, that all real estate practitioners practising in the country need to be licensed by the Real Estate Advisory Council (REAC) and also registered with the Real Estate Institute of Botswana.

Property management can be described as ‘the

Property managers are an integral part of the

industry for some of the following reasons:

To act as the middle man between the landlord and tenant This is particularly necessary in the case of commercial properties occupied by a variety of tenants. The property manager acts as the ‘point of reference’ for both parties by communicating the tenants’ suggestions, comments and complaints on the running of the property to the landlord as well as addressing tenant queries. Even though a property manager essentially represents the landlord, it is important to highlight that the managing agent not only acts in the best interest of the landlord but also ensures that the rent a tenant pays to occupy the premise is indeed value for their money. Under the coordination of the property management, ‘tenant associations’ are a good way to foster relationships between the tenants and landlord. A committee of nominated tenants, usually including the anchor tenant, can be used to relay information from the rest of the tenants to the landlord, who is represented by

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the property manager. Another method that can be utilised to improve relations between the two parties is by conducting ‘tenant satisfaction’ surveys on a regular basis. These can also positively contribute to the improvement of how the property is managed.

To ensure the smooth co-ordination of a property’s maintenance works Preventative and emergency maintenance works should be routed through the management agency. This will ensure an organized, coordination of the jobs as well as provide minimal disruption to the tenants but on the same accord, not compromise the quality of the work being carried out. Tenants need to be given adequate notice of scheduled maintenance that is going to be carried out to make sure that they are not severely inconvenienced. The property manager is responsible for inspecting the works upon completion and making sure that they have been carried out to a satisfactory standard.

To provide recommendations to the landlord where applicable A property manager is viewed as ‘the face’ of the property they are responsible for. Therefore, a management agency needs to be aware that they are not only representing their organization, but also the landlord. Due care must be taken by the property manager in ensuring the landlord’s best interests from a financial and operational perspective. As a property manager is ‘on the ground’ and is usually an experts in their field, they are in a better position to make recommendations to the landlord on what improvements can be made to the real estate business. Recommendations such as the subcontractor/vendors to engage for maintenance contracts, improvements that can be made to the overall look and feel of the building and how to handle tenants who default on their rental payments are some of aspects of the management of the property that the managing agent can advise the landlord on.

Managing the financial aspect of the property company Owning property is a business venture, therefore rental collections are an imperative facet of the trade. The management of the property’s cash flow is part of the job responsibility of a property manager and is probably their biggest responsibility. With the use of property management software such as MDA, the financial administrative phase of the profession has become simpler and more manageable. Generating monthly invoices, statements and automatically increasing the rental escalation from year to year encompasses some of the duties a property manager has to perform on this part of their job. Property managers need to draw up yearly financial budgets for the property for the coming financial period. Drawing up a budget is just one aspect of the financials, sticking to it, is another. Provision should always be made for unforeseen expenses that may be incurred over the course of the financial year. This will help avoid scenarios which can result in the mismanagement of the company’s monies, where more funds than allocated are spent.

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BOIDUS FOCUS APRIL/MAY 2016

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BOIDUS MAIN FEATURE P6

BOIDUS FOCUS APRIL/MAY 2016

URBAN HOUSING SOLUTIONS Lobatse Development Studies by students of USA’s Northeastern University Continued from the FRONT PAGE According to the The UN-Habitat and the number of people living in slum conditions is now estimated at 863 million, in contrast to 760 million in 2000 and 650 million in 1990, UN HABITTAT 2013. In Africa alone, over half of the urban population (61.7%) currently live in slums and by 2050, Africa’s urban dwellers are projected to have increased from 400 million to 1.2 billion. Faced with this global housing crisis, the only solutions lie in an active solutions quest through research and testing and implementation of working solutions. Architects and designers need to take a central role in this effort rather than leave it all to government’s technocrats and policy makers. As Mies van der Rhoe once stated in 1927; ‘The problem of the modern dwelling is primarily architectural, in spite of its technical and economic aspects. It is a complex problem of planning and can therefore only be solved by URBANminds, INTERVENTION, CENTRAL SITE creative not by calculation and organization….’ During the Fall 2016 Semester, the 4th Year Students at the at the Northeastern University School of Architecture, Boston, USA (supervised by HK Mokwete) took on a project research in ‘Urban Housing and Informal Settlement’ based in Old Naledi, and below are some extract feature of some of their fresh thinking ideas of addressing the problem of housing in Informal settlement, Old Naledi; COMMUNITY CENTER

PEDESTRIAN VEHICULAR

MAIN CIRCULATION

PUBLIC BUILDINGS

OPEN FIELD

INFORMAL MARKETS

1. Sustainable Community by Jude Allinjawi; This project proposes a solution to housing in Old Naledi through finding a sustainable balance of both environment and socio economic sustainability. PLAYGROUND

SIZE OF

EXISTING SITE PLAN OLD NALEDI CENTER

OLD NALEDI

125ha

GREEN SPACES

COMMERCE

URBAN INTERVENTION, CENTRAL SITE

COMMUNITY CENTER

PEDESTRIAN VEHICULAR

AVERAGE PLOT SIZE

MAIN CIRCULATION

320m

SIZE OF

125

Let’s use the time machine - by end 1980 we were many bikers in Gaborone and some peaceful Sunday mornings we often met at the Lobatse (Mnywane) Dam for a Sunday bite of something. The dam was often very low, as I remember, but a new water scheme was planned and Lobatse wouldn’t have any future problems, we were told. Well, time changes – we all have water problems now! Future doesn’t always follow our plans as a clever professor once told us students years ago. In my own view, Lobatse isn’t well connected with the City (but it could be) and is now seeing the consequences. Things are moving to the City and soon Lobatse will be with just a Meat Commission in arrears and a brick factory that can’t compete with RSA factories. And Botswana can’t do much as the customs union doesn’t allow her. We bother about Selebi-Phikwe diversification but not

much for Lobatse. As usual, the bureaucracy is leaning back and not fighting the problems. And here we have the essence of prof. Grynberg’s article in Mmegi Friday March 15. Botswana is the Prey and refuses to become a Predator! The solution is quite obvious, as prof G. is indicating! Otherwise “we will suffer the same future as the scores of small states which behave like pray. We will be eaten by lions”. Sure! But I have to correct him on a few minor things – Tlokweng is not the best place for a trade free zone (TFZ). There’s too much land chaos and no land available! On the other hand – there is plenty of land in Lobatse and private land with many landowners willing to co-operate (and, naturally, share a bit of profit).

p13

GREEN SPACES

COMMERCE

By Jan Wareus, Architect / Town Planner

Map 1 – Regional Transport Corridors from the Lobatse 2000 Structure Plan Report December 1997;

PLAYGROUND

EXISTING SITE PLAN OLD NALEDI CENTER

OLD NALEDI

NITY ZONES

(Writings from 2013)

PUBLIC BUILDINGS OPEN FIELD

INFORMAL MARKETS

Stalemate?

BUILDING TYPOLOGIES

RIAL ZONES

OPEN COURTYARD

PACES

LTURE ZONES

AVERAGE PLOT SIZE

CONNECTIVITY

320m

RCIAL ZONES

ACCESS THROUGH COURTYARDS

INTERIOR CIRCULATION AND ENTRY

SEMI-PRIVATE SPACES

TIONAL ZONES

PUBLIC BUILDINGS WERE ADDED ALONG A VISUAL PATHWAY CONNECTS THE PEDESTRIAN THOROUGHFARE WITH THE OPEN FIELD AND MAIN ROAD. A NEW RECREACTIONAL CENTER AND INSTITUTIONAL FACILITY WERE ADDED, WHILE THE COMMUNITY CENTER WAS REDESIGNED.

AL MARKETS

Y NITY ZONES

INE RIAL ZONES

BUILDING TYPOLOGIES

HICULAR PATH LTURE ZONES

TIONAL ZONES

RCIAL ZONES

AL MARKETS

ACCESS THROUGH COURTYARDS

THESIS AGENDA, SUSTAINABILITY

CONNECTIVITY

PUBLIC BUILDINGS WERE ADDED ALONG A VISUAL PATHWAY CONNECTS THE PEDESTRIAN THOROUGHFARE WITH THE OPEN FIELD AND MAIN ROAD. A NEWSTACKING RECREACTIONAL theCENTER rentedAND unitsINSTIto be placed vertically TUTIONAL FACILITY WERE ADDED, WHILE THE COMMUNITY instead CENTER of WAS REDESIGNED. occupy the land allows for larger outdoor

SITE CHARACTER CLIMATE OWNED HOMES

INE

SOLAR ROOFS

SEMI-PRIVATE SPACE

HICULAR PATH

RENTED HOMES

COMMUNITY CENTER

SOLAR ROOFS

GREEN ROOFS RENTED HOMES

GREEN ROOFS

ELEMENTARY SCHOOL

All roofs oriented and ang provides an average of 590

The Transport Hub at Lobatse south as proposed in November 1997 with the then studied TKH alternatives – Industrial, Commercial and Residential development indicated and approved;

120m

PUBLIC SPACE

INCLUSION

S U STA I N A B L E THESIS AGENDA, SUSTAINABILITY C O M M UZONING NITY

ACCESS to buildings the interior of the STACKING thethe rented units are to from be placed vertically courtyard, so are the corridors. Access points are based on instead of occupy land allows for by larger outdoor ZONING of the the site is determined the main thoroptimal location for of views and accessibility within the spaces. The arrangement the buildings creates different oughfare, having the public amenities and program along courtyard. Vehicular accessspaces is through parking or drop off privacy levels for the outdoor thelocations axis thatfor leads to the domains. school. The public zones divide the public the private zones into two areas.

of the site is determined by the main thoroughfare, having the public amenities and program along of The the site isdivide determined the axis that leads to the school. public zones the private zones into two areas.

ZONING

by the main thoroughfare, having the public amenities and program along SOCIETY the axis that leads to the school. The public zones divide the private zones into two areas.

ECONOMY CLIMATE

SOLAR ENER

SEMI-PRIVATE SPACE

HEALTH CENTER

USIONINCLUSION

ORIENTATION of the buildings based on solar exposure. Roofs angled to optimize solar gain and rainwater harvesting, while lower roofs are green roofs. Building heights based on shadow studies as to now allow roofs to be fully shaded.

SOLAR ROOFS OWNED HOMES

SEMI-PRIVATE SPACE PUBLIC SPACE ENVIRONMENT PUBLIC SPACE

STRATEGY IMPLEMENTATION

GREEN ROOFS

SANITATION

OWNED HOMES

DESTRIAN PATH

ORIENTATION of the buildings based on solar exposure. Roofs angled to optimize solar gain and

ACCESS to are the buildings are frominterior the interior of the ACCESS to therainwater buildings the harvesting, while from lower roofs are green roofs.of the courtyard, so are the corridors. Access points are based on Building heights basedAccess on shadow studies as to nowbased allow courtyard, so are the corridors. are on optimal location for views points and accessibility within the roofs to be fully shaded. is through parking or drop off optimal location forcourtyard. viewsVehicular andaccess accessibility within the locations for the public domains. courtyard. Vehicular access is through parking or drop off locations for the public domains.

RAIN WATER

Sloped roofs catch and h provided for water storage

SANITATION

EDUCATION

ZED

ORIENTATION of the buildings based on solar STACKING the rented units to be placed vertically exposure. Roofs angled to optimize solar gain and instead of occupy the land allows for larger outdoor rainwater harvesting, while lower roofs are green roofs. spaces. The arrangement of the buildings creates different Building heights based on shadow studies as to now allow privacy the outdoor spaces roofslevels to befor fully shaded.

spaces. The arrangement of the buildings creates different privacy levels for the outdoor spaces

RENTED HOMES

TATION

120m

ELEMENTARY SCHOOL INTERIOR CIRCULATION AND ENTRY

SEMI-PRIVATE SPACES

LITY

STACKING the rented units to be placed vertically instead of occupy the land allows for larger outdoor COMMUNITY CENTER spaces. The arrangement of the buildings creates different privacy levels for the outdoor spaces HEALTH CENTER

OPEN COURTYARD

DESTRIAN PATH PACES

RESIDENTIAL

COMMUNITY

CORRIDORS OWNED HOMES

EDUCATION

RESOURCES INSTITUTIONAL ENVIRONMENT

RESOURCES

GREENERY

Public shared green spaces are placed between buildings that allow for circulation. Private balconies also provide intimate green spaces.

LONDON BILL DUNSTER 2002 220 PEOPLE 2 14,200 m

WATER

Sloped roofs allow for rain water harvesting. Water is stored in underground tanks for irrigation and sanitation.

EDUCATION

COMMERCIAL

The goal for BedZED was to create a RECREATIONAL carbon neutralVENTILATION footprint. It succeeded Wind cowls are used for and went beyond their goal in achieving forced air ﬂow. Circulationthat a highly sustainable community TRADEare corridors and skylights allowed the residents to feel socially used for natural ventilation included. Using PV panels, rainwater harvesting, and mixed programs, the project is a success in theRESEARCH, larger sense of PRECEDENT sustainability. RESIDENTIAL LOCATION: LONDON ARCHITECT: BILL DUNSTER DATE: 2002 INSTITUTIONAL OCCUPANTS: 220 PEOPLE 2 SIZE: 14,200 m COMMERCIAL

The goal for BedZED was to create a

RECREATIONAL carbon neutral footprint. It succeeded PERSPECTIVE VIEWS

Green roofs provided on l agriculture are used to gro

THOROUGHFARE

INCLUSION

COMMUNITY PRECEDENT RESEARCH, BED ZED ECONOMY SOCIETY Wind cowls are used for forced air ﬂow. Circulation corridors and skylights are used for natural ventilation

VEHICULAR

CORRIDORS

PUBLIC SPACE

TRADE

GREEN ROO

BUILDING ENTRY

COMMUNITY

S U STA I N A B L E COMMUNITY VENTILATION

LOCATION: THOROUGHFARE ARCHITECT: DATE: RESIDENTIAL OCCUPANTS: SIZE:INSTITUTIONAL

CORRIDORS

GREEN ROOFS

INSTITUTIONAL VEHICULAR SEMI-PRIVATE SPACE

THOROUGHFARE RESIDENTIAL

INSTITUTIONAL

SOLAR ROOFS

RESIDENTIAL BUILDING ENTRY RENTED HOMES

and went beyond their goal in achieving a highly sustainable community that allowed the residents to feel socially included. Using PV panels, rainwater

GREENERY

BUILDING ENTRY SOLAR ZONING of the site is determined by the main thorVEHICULAR Photo-voltaic panels are oughfare, having the public amenities and program along used to store energy. the axis that leadsGREENERY to the school. The public zones divide VENTILATION WATER Additionally, sun rooms are the private zones into two areas. are used for Public shared green spaces Sloped roofs allow for rain locatedWind on cowls the Southern air ﬂow. Circulation are placed between buildings water harvesting. Water is facade forced for passive heating. corridors and skylights are that allow for circulation. stored in underground tanks used for natural ventilation Private balconies also provide for irrigation and sanitation. intimate green spaces.

RESIDENTIAL

INSTITUTIONAL INSTITUTIONAL COMMERCIAL

COMMUNITY

Photo-voltaic panels are used to store energy. Additionally, sun rooms are located on the Southern facade for passive heating.

CORRIDORS

WATER

SOLAR

Public shared green spaces Sloped roofs allow for rain are placed between buildingsRECREATIONALTHOROUGHFARE water harvesting. Water is that allow for circulation. stored in underground tanks Private balconies also provide for irrigation and sanitation. intimate green spaces.

BED ZED

SOLAR

VENTILATION

Wind cowls are used for forced air ﬂow. Circulation corridors and skylights are used for natural ventilation

Photo-voltaic panels are used to store energy. Additionally, sun rooms are located on the Southern facade for passive heating. GREENERY

Public shared green spaces are placed between buildings that allow for circulation. Private balconies also provide intimate green spaces.

WATER

Sloped roofs allow for rain water harvesting. Water is stored in underground tanks for irrigation and sanitation.

BUILDING ENTRY

ACCESS to the buildings are from the interior of the courtyard, so are the corridors. Access points are based on optimal location for views and accessibility within the courtyard. Vehicular access is through parking or drop off locations for the public domains.

MIXED UNITS 46 TWO BEDROOMS

VEHICULAR

LEVELS OF P SOLAR

Photo-voltaic panels are used to store energy. Additionally, sun rooms are located on the Southern facade for passive heating.

Different levels of public s semi-public platforms for outdoor.

RESIDENTIAL INSTITUTIONAL COMMERCIAL

PUBLIC PROG

RECREATIONAL

Formalized parking provide the school and the recyclin

GUEST COLUMNISTS P7

BOIDUS FOCUS APRIL/MAY 2016

Changing the “Made In China” Perceptions Let’s face it: “Made in China” has had a bad connotation in South Africa. Seeing that tag on anything can instantly downgrade your opinion of the item. For many years, there was some truth to this; however, in the past few years, it is simply no longer a generalization which can be made. China has developed in leaps and bounds when it comes to technology upgrades over the past 20–30 years and has undergone what some consider a modern-day industrial revolution. It used to be focused on labour-intensive, low-technology goods, almost solely a result of a lower cost of labour compared to more modern and developed countries. While this strategy may have fuelled the revo-

lution, it didn’t stop there. Instead, China kept going by adding technology, building modern, specialized factories and training their workforce to rival that of other world powers. In fact, the reason that part of the bad connotation may still be around is that the revolution happened so quickly; in fact, China industrialized 10 times quicker than Britain. Many Southern African industries have taken notice, and have started importing quality products from China; enabling their organisations to be competitive in terms of both price and quality. Bilateral Trade between China and South Africa is currently growing at 20%, and both governments are doing what is required to increase this figure and

Thought Leadership Article: By Binu Pillai, COO of Meorient International Exhibitions

foster even closer trade relations between the two countries. All of this is great information, but what does it mean to the buyer looking at whether or not to outsource to China? China Homelife Fair South Africa will be the biggest sourcing platform of Chinese products in Southern Africa and has become the most effective platform for leading Chinese companies seeking to do business in Southern Africa. Buyers are guaranteed the best quality and a wide variety of suppliers to choose from at the show. China Homelife goes the extra mile to ensure that only verified suppliers are allowed at the show. This quality control process is based on export value, experience in international trade, manufacturing process and

BIC Media Report

CHANGING WEATHER PATTERNS - A RISING BUSINESS RISK Botswana experienced a dry spell throughout 2015 which led to desiccated rivers and dams, low water levels, livestock deaths and crop losses. Climate change is affecting weather patterns, and is becoming increasingly unpredictable. Growing evidence suggests that climate change is going to result in further droughts and other severe weather events, such as floods and wildfires - http://www.c2es.org. Following the long dry season, the country recently experienced heavy rains which lasted for about two weeks and caused damage to some buildings, inventory, office and household contents. The rains were expected to provide relief in improving water levels & availability, however with the heavy rains, unfortunate circumstances arose particularly in Ramotswa and some other parts of the country. The unexpected floods caught the communities unaware, some business entities unprepared, and there were limited, if none at all, measures in place to minimise the loss. In some cases overflowing rivers caused temporary road closures and there was little or no access to offices. Individuals and businesses likewise were affected. BIC has received a number of storm related claims from the recent floods, these include damage to buildings ( i.e. roofs, ceilings, fixtures and fittings, contents etc) and damageto stock by water. Damage to property and office equipment can result in thousands of Pula lost in revenue as production comes to a halt. BIC urges the public to take Risk Management

as a core component of their business and personal planning to alleviate or mitigate possible exposures and risks. A risk is the probability of loss, injury or damage occurring. Risk management focuses on identifying, analysing and taking action in managing the risk factors that may make business objectives vulnerable. Organisations need to understand that having insurance is just another way of minimising loss and is not a substitute for risk management. Proper risk management and disaster reduction interventions implies control of future natural disasters because it doesn’t only identify risk but helps in predicting the impact of risk and the type of control measures that need to be implemented. A continuous risk management process can help organisations identify, assess and control potential risks that may arise from catastrophes due to obscured weather changes. Businesses should undertake the following steps when compiling a risk management assessment, which will also benefit and contribute to their business contingency planning.

construction companies may not be able to complete projects on time due to unexpected floods, resulting in delays. One needs to plan for such delays which can affect output.

2. Assess the risk – Analysis can help in assessing the risk severity, the probability of it happening and determining the root cause of the risk. Businesses operating in hazardous places (e.g near earthquake hotspots, rivers, conflict zones) should determine the likelihood of a risk occurring and decide whether to accept the risk or not.

3. Develop risk control measures – Once risks have been identified and assessed, it is important that the correct control measures or remedies are applied. For example, after careful consideration, a lodge intending to operate within close proximity to a river, may decide not to, due to the high risk associated, or they can operate but have emergency escape plans, and other contingency tools in place as part of its control measures.

1. Identify risk - internal and external events

4. Implementation of control measures – Control measures have to be executed.

that can affect how the company operates should be identified at this stage. Possible natural disasters, potential employee injuries, pandemics, utility availability, technology mishaps, including legal & regulatory are a few mentioned potential risks in business. It is imperative to identify these before embarking on a business or project. For example, road

Decisions made on risk control measures should be communicated to employees to ensure everyone is aware of the possible risks and has been assigned a responsibility, should an unforeseen occurrence take place. All employees need to understand the objective of having insurance; understand what a risk management and business contingency plan

raw material usage. The 2nd edition of the China Homelife Show Africa will bring you over 250 superior Chinese suppliers from the home products category, presenting a lucrative opportunity for importers, traders and buyers to source high quality products directly from manufacturers at competitive prices. With the right help, sourcing from China can help you to accomplish your cost-saving goals without sacrificing the quality of your business. China Homelife Fair, taking placing alongside China Machinex will take place 31 August-2 September 2016 at the Sandton Convention Centre. For more information please visit the website: http://www.chinahomelife.co.za/

consists of and should in effect be included in the process of development. Suppression Equipment (i.e. sprinklers, fire extinguishers etc) should be regularly checked. In addition, electronic equipment should be elevated from the floor and stock raised on pallets or placed on shelves to prevent damage by water in case of a flood. Control measures can be cost effective and easy to apply. Companies are advised to have a collective brainstorming session with all team members during this phase of risk management.

5. Monitoring and Review – At this final stage, check if the implemented controls are in force and efficient. Audit procedures should indicate whether risk related control procedures are effective. Risk profile changes can happen due to new emerging risks, or what was considered a risk, can become irrelevant. It is therefore important to continually assess and update for the purpose of insurance covers. Risk Management is a continuous process and should be carried out throughout the life of the business. Insurance companies, Brokers and Agents assist and advise on the best insurance cover that will suit your business risk profile. It is important for the Insured to provide adequate information to their insurance Company , Broker or Agent to help mitigate risk and provide the right cover. Climate change is a continuous research process and BIC is aware of the need to understand the effect of climate change on business and how it can affect its clientele in the medium to long term. We recognise that climate change may alter the types of policies we offer, increase risk possibilities and affect our clients. What is important is that BIC provide, through its various distribution channels such as Agents and Brokers conveniently protected solutions for its clients.

HOME IMPROVEMENT P8

BOIDUS FOCUS APRIL/MAY 2016 BOIDUS FOCUS APRIL 2016

HOME IMPROVEMENT P10

by DIY Projects - How to Install Tile in a Bathroom Shower | PART 2 Sponsored Sponsored by Grout the Shower Walls

[Source: www.diynetwork.com]

When the tile has set, mix the grout for the shower walls. Use a mix of 75 percent sanded grout and 25 percent non-sanded grout. Sanded grout is difficult to get into small joints so adding non-sanded grout helps thin it out so it can be applied more easily and aids application on walls. Grout comes in many colors so use one that best matches your tiles. In our project, we used a cornsilk-colored grout, the same color used on the floor, in a thick oatmeal-like consistency. Use a rubber float to apply the grout (Below, top image). Start at the bottom and work your way up, keeping the float at an angle to the joints. Once all the joints in a section are filled, let it dry a little bit, then wipe the grout off the surface with a sponge and clean water (Bottom image). Once the tiles have been cleaned up, allow them to set and dry.

PART 1 of How to Install Tile in a Bathroom Shower featured last month, in Boidus Focus March 2016.

Cut the Tiles (Continued...)

Once you finish setting the panels, make cuts for the edges of the walls. Use a wet saw to prevent tile from breaking or splitting. Mark the tiles with a pencil where cuts are needed. Hold the piece firmly in place and gently slide it under the wet saw blade.

Complete the Shower Walls

Finish setting the tiles on all sides of the shower with thinset (Below, top image). If you find that you’ve applied too much thinset and it comes through the joints, take a screwdriver and scrape the excess thinset out (Bottom image). When the extra thinset dries, you will have a difficult time removing it and most likely it will not match the color of the grout.

Complete the Shower Floor

Setting the Cut Pieces

Cut pieces will have a straight edge that will clash with the tumbled marble look of the tiles when set against the exposed edge of the shower wall. Use a sanding stone to soften the edge, rendering a tumbled look. Set these cut pieces individually along the edge using thinset, making sure the pieces lie up straight with the outside edge.

Setting the Mosaic Border

In our project, we set a decorative 3-inch mosaic border at the top of the shower walls between the second and third panel from the top. Because the border tiles are thicker than the other tiles, apply a thinner layer of thinset.

Next finish setting the shower floor with thinset. The shower floors are tiled with 2” x 2” tiles (Top image). Setting the floor tiles is the same as the walls: apply thinset on the floor, slide tiles into place and pat them down with the rubber grout float. If the floor has been poured perfectly, you don’t have to worry about the pitch because all that work has been done already. Important: Set the floor tiles last to avoid stepping on it while you tile the walls. For the angled tiles around the drain, you will need to use a special tool to get the right shape. Mark the tile where you need to cut it. Use a tile nipper (Above, bottom image) and chip away at the mark. When you can’t trowel the thinset directly on the surface, back butter the tiles individually with the notched trowel.

BOIDUS MAIN FEATURE P9

BOIDUS FOCUS APRIL/MAY 2016

URBAN HOUSING SOLUTIONS

REVITALIZING OLD NALEDI srishti goyal | h. killion mokwete | ARCH 5110 housing and aggregation

.5 | 18SM | UNITS RENTERS UNIT

Continued from PAGE 6

2. Revitalization of Old NALEDI by Srishti, Goyal; This project proposes housing solutions focused on UNITS 1 | 36SM | STUDIO / 1 the BED basis UNIT revitalization of existing neighborhoods’ nodes and primacy for creating active and lively neighborhoods. These neighborhoods would offer affordability, opportunity and community. TE CHARACTER

STTRRUUCCTU TUR RE

RTEETEBLB RE CC NN LO O O CO CC :EC:

1.5 | 54SM | 2 BED UNIT

UNITS

REASONS TO REVITALIZE OUR INFORMAL SETTLEMENT

CURRENT INFORMAL SETTLEMENTS

PEOPLE WILL CONTINUE TO MIGRATE TO BOTSWANA

RESIDENTS MOVE TO INFORMAL SETTLEMENTS LIKE OLD NALEDI IN SEARCH OF A BETTER (CHEAPER) LIFE.

CAN THE SETTLEMENT BE UPGRADED?

YES PRESCHOOL & DAYCARE

relocation

HOUSING TYPOLOGIES

DIVERGENCE IN HOUSING DELIVERY AND DEMAND

COMMUNITIES WILL BE MORE INVOLVED IN THEIR LAND

SETTLEMENTS WILL BETTER REFLECT THEIR NEEDS

4 5

THEY ARE FLEXIBLE AND CAN BE BUILT INCREMENTALLY

4 6

THEY CAN TRIGGER GOVERNMENT INVESTMENT

4 7

COMMUNAL SPACES WILL ATTRACT RESIDENTS

UGATED ME TA RR O

MAIN ROAD TYPOLOGY (5) RENTER’S UNITS 1INDIVIDUAL BED UNITS SITE WORK 2 BED DUPLEX UNITS 3 BED DUPLEX UNITS

GROUP URBAN SITE WORK

COMMUNITY

THEY HAVE STRONG SOCIAL NETWORKS THAT ACT AS RESIDENT SUPPORT SYSTEMS

OPPORTUNITY

THEY OFFER MIGRANTS, WORKERS, AND FAMILIES ACCESS TO JOB OPPORTUNITIES

DENSITY AND STANDARDIZATION

ENTRANCES ON ALL SIDES OF THE BLOCK

SERVICES

THEY OFTEN LACK THE ADEQUATE ACCESS TO NECESSARY SERVICES

DEVELOPMENT METRICS SAFETY

lot coverage | .36 ﬂoor to area | .77 parking | .04 INSECURITY THEY CAN BE UNSAFE SPACES WITH HIGH RATES OF CRIME AND VIOLENCE

THEY DON’T PROVIDE SECURE LAND SO RESIDENTS ARE AT RISK OF EVICTION

THESIS | DESIGNING AFFORDABLE CAFE AND SUPERMARKET ORDER TO ACHIEVE THE REVITALIZATION OF INFORMAL SETTLEMENTS SUCH AS OLD NALEDI

MARKET THOROUGHFARE HOUSING IN

GATHERING HALL

AFFORDABLE HOUSING STRATEGIES

ble hous rda in fo

S CK KS

FACAD E: C

CHALLENGES | to address

THEY CAN OFTEN ADAPT QUICKLY TO MEET THE NEEDS OF THEIR RESIDENTS

SITE ITERATIONS (3)

COURTYARD FORMATIONS

REVITALIZING OLD NALEDI | SECTIONS & ELEVATIONS // SCALE 1:100 BLOCK: ROOF 1.5 | 54SM | SCALE UNITS 1:400 2 BED DUPLEX UNIT

BENEFITS | to enhance ADAPTABILITY

ty restora eni ti m

L EARTH BRIC CA K O

BLOCK: 2ND FLOOR SCALE 1:400

THE CURRENT CHALLENGE

GROWING NUMBER OF BOTSWANA’S RESIDENTS LIVE IN CITIES AND TOWNS CLOSE TO THEM, CAUSING A GROWTH-IN DEMAND FOR HOUSING THAT IS NOT BEING DELIVERED.

FACAD E: L

MARKET THOROUGHFARE TYPOLOGY (2) RENTER’S UNITS 1 BED UNITS 2 BED UNITS

RESIDENT TRANSPARANCY

COURTYARD TYPOLOGY (2) RENTER’S UNITS 1 BED UNITS 2 BED UNITS 3 BED DUPLEX UNITS

RESIDENTIAL UNIT METRICS

PAVING :C

RETE HERRIN G NC O

2 | 72SM | UNITS 3 BED DUPLEX UNIT

VATIONS // SCALE BLOCK: ROOF 1:100 SCALE 1:400

RESIDENTIAL COMMON SPACES: are large social connection spaces that are 33% to those that live there more restricted LIVING 19% SERVICE 48% CIRCULATION

RENTED RENTED OUTDOOR CIRCULATION: is a veryOR direct OWNED response to how much the people here

NE BO

like to live outside when possible

: LOCAL TRE EN ES RE LOCAL GRE N: EN EE

MASSING AND DISTRIBUTION REVITALIZING OLD NALEDI | RESEARCH AND DESIGN INTENT

RESIDENTIAL COMMON SPACES: are large social connection spaces that are more restricted to those that live there

COMMON SOCIAL SPACES/SERVICES: help attract potential residents to the site and keep neighbors connected

LAYERS OF REVITALIZATION OUTDOOR CIRCULATION: is a very direct response to how much the people here like to live outside when possible

COMMON SOCIAL SPACES/SERVICES: help attract potential residents to the site and keep neighbors connected

LAYERS OF REVITALIZATION

48% LIVING 47% SERVICE 5% CIRCULATION

56% LIVING 34% SERVICE 10% CIRCULATION

OWNED

45% LIVING 25% SERVICE 30% CIRCULATION

OWNED OR 1/2 RENTED 1/2 OWNED

50% LIVING 30% SERVICE 20% CIRCULATION

OWNED OR 1/2 RENTED 1/2 OWNED

ADVERTISING P10

BOIDUS FOCUS APRIL/MAY 2016

New Head Quarters Broadhurst Industrial

Gaborone Delta Plot 1283/4, 1st floor Along Old Lobatse Road Tel: (+267) 390 1531 Fax (+267) 3901535 Cell: (+267) 75965611

Professional House Plot 13142/3 Tel: (+267) 391 8420 Fax: (+267) 391 8421 Cell: (+267) 76177224

P.O Box 201095 Gaborone, Botswana enquiry@guc.co.bw www.guc.co.bw

MaIn Mall BranCh

FranCISTown BranCh

Lot 6398 Lejara Road Tel: (+267) 318 5596 Fax: (+267) 318 6018 Cell: (+267) 72469089

Sreeram Home Plot 169,Queens Road Tel: (+267) 318 5660 Fax: (+267) 318 5661 Cell: (+267) 76230414

BBS MALL BRANCH

Botswana Life Building Lots 13393/4/5 Tel: (+267) 241 7295 Fax: (+267) 241 7294 Cell: (+267) 74736605

new guc building in broadhurst industrial

G U C, a privately owned college growing in leaps and bounds from strengths to strengths particularly in providing professional learning and state of the art facilities that offer student piece of mind resulting in high pass levels. It is a duly registered vocational training institution specializing in law programs and offer a number of Business programmes. In 2014, GUC embarked on a P50 million project to build a campus on plot 6398 Brodhurst Industrial Area. The new GUC Campus is a four storey state of art building fitted with equipment and furniture to facilitate learning. The ground floor accommodates the administration offices, conference room, computer laboratory and staff room. The other three floors accommodate 48 lecturer rooms with a total seating capacity of 2500 students. A separate block has been dedicated for the physical and electronic library. A total of 800 computers have been networked within the campus to facilitate research and information sharing.

COURSES OFFERED (single subjects,certificates,diploma and degree) • Bachelor of Laws LLB • Bachelor of Education in Early Childhood Education (BED Hons. ECE) • Bachelor ofBusiness Administration in Occupational Health and Safety (BBA. OHS) • Bachelor of Business Administration in Security Management(BBA. Security) • Bachelor of Commerce(honours) Degree in Purchasing and Chain Management • Bachelor of Business Administration Enterprenueship • Bachelor of Commerce in Travel and Tourism • Bachelor of Arts Degree in Public Health

For God & Country

Bachelor of Technology in Construction Engineering Duration: 4 years Requirements:

CAREERS: • Construction Engineer • Steel & Timber Structure Designer • Construction Cost estimator • Contract administrator • Building Inspector Tuition Fee: P 144,000.00 P3, 000.00 (Per Month) Application Fee: P400.00 (non-refundable)

GUEST COLUMNIST P11

BOIDUS FOCUS APRIL/MAY 2016

Occupation & Possession By Obakeng Andreck and Akheel Jinabhai There is a common misconception between occupation and possession, this article intends to discuss briefly these concepts and how they most frequently intertwine in legal issues. Possession is a substantive right or interest that exists and has legal interest and advantages apart from the true owner’s title and where a person has, in his own right, and not merely as representative of another, such control over immovable property as to be able to exclude others from it and has the intention of exercising such power of exclusion. Such a person can be said to be in possession of it. Possession means the physical possibility of a person in dealing with a property he likes and not physical possession, occupation coupled with animus possidendi i.e. the mental act of holding the subject of possession to the exclusion of the others, constitutes legal possession. The word ‘possession’ means holding of such

possession, animus possidendi means, the intention to exclude other persons, the word ‘occupy’ has to be given a meaning so as to hold that the tenant is actually using the premises and not mere physical presence or possession. The word ‘occupy’ means actual possession of a property or use thereof for the purpose for which it is let out. If the building is let out for residential purpose and the tenant is shown to be continuously absent from the building for six months, the court may presume that he has ceased to occupy the building or abandoned it. If the building is let out for business or commercial purpose, complete cessation of the business/commercial activity may give rise to a presumption that the tenant has ceased to occupy the premises. In either case, legal possession of the building by the tenant will, by itself, be not sufficient for refusing an order of eviction unless the tenant proves that there was reasonable cause for his having

ceased to occupy the building. The Honorable Court, in Ram Dass v. Davinder, highlighted the distinction between the terms “possession” and “occupy” in the following words: “The term ‘possession’ and ‘occupy’ are in common parlance used inter-changeably. However, in law, possession over a property may amount to holding it as an owner but to occupy is to keep possession of by being present in it. The following example will illustrate the relevance of the concept “possession”. S sells a house to P on 1 January. The contract stipulates that occupation and possession will pass to the purchaser on 1 March and the transfer date is agreed to be 1 April. The house burns down on 10 March (through no fault of the purchaser), shortly after the purchaser moved in - this is after occupation and possession passed to the purchaser, but before transfer. Who will bear the risk of the loss? Because the purchaser is in possession, it is his loss.

If the parties specify a date for possession in the contract, that date prevails. If the contract says nothing about possession, then the law takes over and sets the date. The law says possession passes to the purchaser when the “sale becomes perfecta”. In practice this more or less means the moment that all suspensive conditions have been met. The safest and most logical way, given practical considerations, is to stipulate that possession will pass on transfer. Or, if possession is to be passed to the purchaser sooner, make him aware of the implications and advise him to insure against the risk. ‘Possession’ may be considered in four senses: firstly, physical or ‘actual possession’; secondly, possession as attributed to someone by law; thirdly, a right to possession, with the authorization of another; and fourthly, ‘constructive possession’, an inferred right or intention to hold possession. In its most common usage, possession implies de facto or ‘actual possession’. This normally means that there is some physical presence, and not merely some entitlement in law (Williams & Glyn’s Bank Ltd v Boland [1981] AC 487, 505, [1980] 2 All ER 408, 413 (HL)). ‘Actual’ possession is considered to be the most basic form of possession, being the physical detention of property; or in the case of land, actual entry and occupancy. In connection with a claim by adverse possession, “’Actual possession’ is a legal concept which consists of two things: an ability to control the area and physical possession coupled with an intention to exclude others from taking possession”.

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The end result would be very different if possession was treated differently in the contract. If the contract stipulated that possession only passed on transfer, then in the above example (the house was destroyed before possession passed to the purchaser) the seller would have to bear the loss. The parties will be released from their respective obligations under the contract, because performance became impossible (one exception, where the purchaser is in mora).

Possession as attributed to someone by law (sometimes called ‘possession at law’ or ‘legal possession’) is that right to retain control which is protected when there is title. The adage “possession is nine-tenths of the law” only “places in a stronger light the legal truth that every claimant must succeed by the strength of his own title and not by the weakness of his antagonist”, Wharton’s Law Lexicon (14th ed. London: 1938). Thus, one who is in possession of land has a right to use reasonable force to keep someone from entering the land; but if another has taken possession, he may not use force to reclaim his right to possession, but he should resort to the due process of law. Possession with the authorization of another is a right that arises, for example, from a license or a lease permitting the use of land; it creates a form of title, but one that endures only for a certain period of time. Constructive possession (sometimes called ‘legal possession’ or ‘possession in law’) is a right to possession of land as attributed by law, without the necessity of actual possession. Thus, a person who has a registered or recorded title to land is considered to have constructive possession, except for the right of a person claiming, or who proposes to claim, a right to adverse possession, e.g. someone who encloses land or uses land for a long period in order to set up a claim to title to land. ‘Possession’ upon purchasing real property does not mean necessarily personal or physical entry into possession but, if a property is tenanted, a right to receive the rents and profits.

p13

PROFESSIONAL PRACTICE P12

BOIDUS FOCUS APRIL/MAY 2016

Advance Payment Bonds relating to Professional Services -Lessons from FIDIC Client/Consultant Model Services Agreement By Boidus Admin

Typically on a construction project an advanced payment bond will be required by the client if the contractor requests advance payment to help them meet significant start up or procurement costs that may have to be incurred before construction begins. For example where the contractor has had to purchase high-value plant, equipment or materials specifically for the project. The bond will protect the client in the event that the contractor fails to fulfil its contractual obligations, for example if the contractor becomes insolvent. If the client agrees to make an advance payment (sometimes referred to as a down payment) to a supplier, a bond may be required to secure the payment against default by the contractor. This is referred

to as an advance payment bond (APB), advance payment guarantee or advance stage payment. FIDIC Contracts are one of the leading commonly used contract agreements between contractors and clients. Below are lessons on Advance Payment Bonds; Current Situation Contractors in many countries are faced with a situation where they are often asked to provide Bid Bond or Guarantees while bidding for tenders of consultancy work floated both by public sector and private sector. This creates a host of problems for the Contractors: i. It blocks cash/bank limits unnecessarily,

putting a strain on the Contractors’ cash flow and limits the ability to grow and improve performance. ii. Consultancy being a “knowledge industry, a consultant may often not have adequate assets to offer as security to a bank for issuing bid bonds/ guarantees. In the absence of adequate bank limits/cash, Consultants often lose out on jobs which they are otherwise well equipped to handle. iii. In countries where local banking sector is weak, clients often ask for bid bonds/ guarantees to be issued by international banks compounding the problems of the consultant. iv. With tightening of capital adequacy norms, banks are very selective in issuing bid bonds/guarantees, also the cost of issuing bid bonds/guarantees has increased

steeply. This is pushing up the costs of the consultant. v. It becomes extremely difficult for the consultants to retrieve the Bid Bonds/ Guarantee for projects where the consultant is not awarded the tender. The decision process gets unduly delayed thus blocking bonds for long periods. Sometimes, these bonds are even converted into security deposit, if the job is awarded. This issue also needs to be addressed as the Security Deposit gets blocked till the end of project or even after defects liability period. vi. Client Consultant relationship to a large extent depends on trust and mutual cooperation. Asking for Bid Bonds/ Guarantees belies this trust. vii. Call for Bid Bonds/ Guarantees is a procedure generally followed while inviting tenders for construction work or supply of plant and equipment/other materials etc and this condition is imposed to ensure that the tender is supported by an entity that has the resources to implement the job. This yardstick should not be applied to “Consultants” because primarily a consultant is not a “Contractor” as the former provides services based on knowledge and experience. Procurement of services is different from procurement of goods and works. Bid or Tender bonds In cases where Consultants are required to bid competitively, Clients sometimes require that a Tender Bond accompanies the bid. Ostensibly the purpose of this bond is twofold. Firstly, to ensure that a bidder does not change his mind and cancel his bid and, secondly, to exclude non-serious bidders. As financial compensation does not help the Client towards his objective of securing a trusted Consultant to work with him on the project. FIDIC is not in favour of Tender Bonds. It believes that other methods, such as pre-qualifications for a short list, followed by presentations and negotiations are more likely to succeed in securing for the Client a Consultant of integrity and trust. Advance payment guarantees Agreements may specify that an advance payment shall be made to the Consultant to cover heavy initial costs such as mobilisation, purchase of plant, computer equipment or travel and housing costs for staff. Advance payments are generally about 10 percent of the fee but they may be as much as 25% or 30% of the fee, and an Advance Payment Guarantee is usually required by Clients as a security to cover this payment. As this type of guarantee is linked to the advance payment, the amount of the guarantee should reduce in step with the repayment of the advance. This essay refers to: http://fidic.org/

GUEST COLUMNIST P13

BOIDUS FOCUS APRIL/MAY 2016

Lobatse Development Stalemate? By Jan Wareus, Architect / Town Planner

Continued from PAGE 6 In fact, I’ve been helping some private landowners in the Lobatse area between today’s township and the border. Apart from land being available, the area also has the advantage of having the Trans Kalahari Highway passing by as well as a part of a farm approved for an “International Transport Hub” – nowadays partly developed. Today the TKH is a fact and existing. Possible land along the road between the township and the Pioneer Gate to RSA and the TKH (a few kilometers long) is already planned with the long foreseen TFZ in the back of the clients mind and also approved by authorities. The problem is utilities, as usual for Botswana.

But no plan is better than an approved plan, as my old professor also remarked. Furthermore, the plans are not older than modern ideas of “mixed development” – meaning that they must have areas of residential development close by to ensure low private transportation costs as well as some kind of “loyalty” to the employer. So there we are, Prof Grynberg, and obviously you were not completely aware of this fact when you proposed Tlokweng. The TFZ is there and waiting for development. But why is it taking so long? Well, in my view, the tremendous cost for water

and power that the authorities are demanding makes it quite hopeless for my former clients to develop their areas according to approved plans. These authorities are waiting for instructions from above and these won’t come without pressure from above. But now we know that diamonds are not forever! As well as horse-free meat to EU and raw copper to Norway.

Readfontein 19-JO North East Development Plan from March 2001 and approved for Industrial, Commercial, Residential and Intensive Agricultural use;

And coal export is not going to last forever, either! If we don’t save some, our children will have a rough time, indeed. But why not for the time being try the Ireland concept and I agree with your proposal, Professor G. There are unknown advantages to Botswana in such a move! And your guess is probably better than my. We thank you for the fine advice although “in the nick of time”. Let the Game of Lobatse start with a cleaner slate this time!

Lobatse 2000 Development Plan (part of Woodlands 8-JO and Tsiani/Rosedale) 1997 and approved for Industrial, Commercial, and Residential use (as well as the bypass included in Roads Dept Plans and the Airfield);

r partmonths Do youFo cus for 12

Subscribe to Boidus . es to the Crane Fund and a percentage go ne o.bw to get it do email mail@boidus.c be acknowledged. Your contribution will P540 /year (exvat)

3 copies /issue. (monthly publication,

Jan Wareus 19/3 2013

Occupation & Possession By Obakeng Andreck and Akheel Jinabhai Continued from PAGE 11 Roma Dutch law does not contain an exhaustive definition of possession as it depends on the circumstances and the object, or right, that is said to be in someone’s possession. However, the following principles have been established: i. “in the absence of evidence to the contrary, the owner of land with paper title is deemed to be in possession of the land, as being the person with the prima facie right to possession …”; ii. “if the law is to attribute possession of land to a person who can ascribe no paper title to possession, he must be shown to have both factual possession and the requisite intention to possess (animus possidendi) …”; iii. “factual possession signifies an appropriate degree of physical control. It must be single and conclusive [exclusive] possession, though there can be single possession exercised by or on behalf of several persons jointly. Thus, an owner of land and a person intruding on that land without his consent cannot both be in possession at the same time. It is clearly settled that acts of possession done on parts of land to which a possessory title is sought may be evidence of possession of the whole. The above is meant only as a brief discussion around possession. The information given is general and is not intended as legal advice.

BOIDUS FEATURE P14

BOIDUS FOCUS APRIL/MAY 2016

URBAN HOUSING SOLUTIONS

3. Material Prefabrication and Tectonics as catalyst for housing problem in Old Naledi; This project proposes a prefabricated building component as a bases for assembly of housing components and that the technology would include community participation in building their own houses.

Continued from PAGES 6,9

Materiality and Techniques as a solution for affordable housing in Informal Settlements 1

house

life

3-6

7-12

13-25

26-50

>50

what makes a house?

components ROOF WALL

(exterior & interior)

DOOR OPENINGS

brick recycled plastic

characterization INDIVIDUALITY

Environment

Materials as a source that could be available and affordable

How heat, ventilation, rain I water collection can be looked at and the different techniques that an affordable house can result with.

ld Naled

WOOD

Affordability

METAL

protection

prefabricated

CONCRETE

durability

wood

Materials

sociaal housing

growth

Design Indaba 10x10

RECYCLED PLASTIC

expansion

systems

BRICK

concrete metal

modular standardized

The main considerations for a cost effective solution was to reduce the cost of building materials; reduce the building time and consider involvement of the community in the building process. Key considerations for the design, was that this would be a starter home, which could be developed as the family is able to afford it.

BUILD A COMMUNITY INDI VIDU AL

Skills

Quality vs Quantity -> allows people to to develop their own personalspace as they wish and when they wish Provides a well defined framework that will allow people to further develop their house.

Architof ect’ s Expertise Community growth based on the prefabriT aggregation + EC cated and on site fabricatedITelements creating a modular D I Y : C u r r e n t e n v olvement of people H housing system that can,RCusing a simple strategy and the i n b u i l d i n g t h eir ow n system A minimum elements, create a higher profitability of the prototypes land together with a socially and energetically responsible development.

House Typologies structure

work

rest

AA’cooking

EXHIBITION AND SELLING AREA meeeting

eating

sa w

WHAT CAN YOU FIT IN 16 m²...

STORAGE

COM. CENTER GROUND FLOOR : EXHIBITION AND WORKSHOP AREA 1:50

BB’

1 living room

2 kitchen & dinning 1 : 400

3 bedroom

4 office

COMMUNITY

WHAT KIND OF FAMILY ... A studio

B 1 bedroom

GROWTH structure

1 module

B 1 bedroom bedroom x2

bedroom

double bed 140 x 200 cm night tables 45 x 45 x 50 cm ( 2 )

bathroom

sink shower toilet closet 45 x 45 x 70 cm

sink bath toilet closet 45 x 45 x 70 cm

living

couch coffee table

kitchenette

kitchen and dining

twin bed 100 x 200 cm ( 2 ) night tables 45 x 45 x 50 cm ( 2 )

bathroom x2 sink bath toilet closet 45 x 45 x 70 cm

sink stove fridge dining table and 4 chairs

OIDUS FOCUS B 1 bedroom

Boidus Team April/May 2016 X GROWTH

double bed 140 x 200 cm night tables 45 x 45 x 50 cm ( 2 )

www.boidus.co.bw

sink stove small fridge

A studio

5 terrace

Y GROWTH

MANAGING EDITOR H. Killion Mokwete GENERAL MANAGER Phenyo Motlhagodi ACCOUNTS Ngwewabo Mokwete CONTENT COORDINATOR Tlotlo Tsamaase ART DIRECTOR Bridget MacKean

SALES Tebogo Sekwenyane Gaone Letsweletse Sandra Lentswe DISTRIBUTION & SUBSCRIPTION Mogapi Ketletseng GUEST COLUMNISTS Neltah Mosimanegape Jan Wareus Obakeng Andreck

sink stove fridge dining table and 4 chairs

C 2 bedrooms

the aggregation of the modules community growth different typologies of compound or building typologies that could growth in different direction, either vertically or horizontally ) AA’ 6 AA’ 1:200 It’s important to have a center where the building1;200 of such systems can be taught from one generation to another. This is also valid when each component of the system is updated in time to respond to updated techonologies and affordable techiniques

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BOIDUS FOCUS APRIL/MAY 2016

ADVERTISING P15

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BOIDUS FOCUS APRIL/MAY 2016