OIDUS FOCUS Registered at GPO as a Newspaper | Volume 3, Issue #5
Botswana’s Architecture Design and Urban Landscape Newspaper | J U L Y 2 0 1 3
NEWS | page 02
EDITORIAL | page 06
EDUCATION | pages 15
PROF PRACTICE | page 16
Regional News Feature - SA Property 3rd on Earth
Sustainability Today David Lessolle on Climate Change
How to Start Your Own Architecture Firm: 12 Tips From The Experts
The Role of Architecture In Humanity’s Story
P8.00 (Including VAT) BOIDUS EXCLUSIVE FEATURE >
Meet Botswana’s Young and Rising Star Architects
BOIDUS EXCLUSIVE >
Vincent Moapare, founder of Architects Collaborative; Pedriel Mokwadi Nyame, founder of Architects International; Moemedi Gabana, founder of Gabana Architects; Gorata Bontle Kgafela, founder of GBR Architects
by Kibo Ngowi & HK Mokwete
Guide to developing your multi-residential investment Demand is good, rentals are good and finance available. So here is how to develop. Q&A- Financier: We finance up
H. Killion Mokwete
Investing in multi-residential development is becoming the next big thing in Botswana’s residential property market. Landowners and homeowners are realising that the bulk residential demand is in the middle-income bracket of earners, with income between P5, 000 - P15, 000 per month.
From top left, going clockwise: Moemedi Gabana [Gabana Architects], Gorata Bontle Kgafela [GBK Architects], Vincent Moapare [Architects Collaborative], Pedriel Mokwadi Nyame [Architects International]
to 80% of the open market value, this depends on the valuation report contents and the location of the property. The deposit requirement is 20%.
Q&A-Realtor: Demand is good
for rentals with range of P2500pm to P4500pm for 2-beds units. Two beds units in areas like Ext. 5 or 11, Block 8, G west Phase 1 can go for as much as P6500pm (not furnished). >>> CONTINUED PAGES 07, 18
Bold, New, Fresh Design Ideas
Reviewing the best UB Graduating student 2013: Ndaboka Mothobi
by Kibo Ngowi
Top Left: Vincent Moapare, Top Right: Moemedi Gabana, Bottom Right: Pedriel Mokwadi Nyame, Bottom Left: Gorata Bontle Kgafela
Botswana’s architecture profession has come of age since the first qualified Motswana architect returned home in the early 1980s. The second generation of qualified architects, who were all trained abroad in Canada, USA and
UK is slowly taking shape and making its presence felt in the local scene. These architects, confident and ready to raise the game, have started their own design firms and are slowly making landmarks across the Botswana
built environment landscape. Boidus Focus sat with some of these rising star architects to find out what drives their design philosophies and to showcase designs from their firms. >>> CONTINUED PAGES 04, 08, 13
Ndaboka Mothobi’s final year thesis project was not only graded the best, but it presents a breath of fresh air to the creativity that defines the best of what architects can do. JOHANN WOLFGANG VON GOETHE once described architecture as ‘frozen music’ and for those who share this icon’s view of architecture as an artform, Ndabo-
ka’s shattered rock layered building is a perfect example. Often the best time for unfettered creativity is when there are less and less barriers to imagination and school project design provides a haven for this. Boidus Focus sat down with the talented ‘Ndaks’ to discuss his exciting fresh thinking to architecture. >>> CONTINUED PAGE 14
Local / Regional News Page 2
BOIDUS FOCUS July 2013
iTowers- A Breath of Fresh REGIONAL NEWS FEATURES Air to the Cityscape SA property 3rd on Earth by Boidus Admin
The scaffolding is off and the nets and site hoarding moved to a hole in the ground from which the next tower is slowly emerging. The city skyline, visible from as far away as Oodi and Ra-
by Boidus Admin / Source: business.iafrica.com from 09 July 2013
motswa, has a focal reference with flying roof and honey comb/waffle-face façade of the iTowers. The cheese-grater form of the iTowers is quite unique, altering the Gabs city skyline forever.
Building Regulations Review Underway by Ministry of Infrastructure, Science and Technology (MIST) by Boidus Admin
Botswana’s building regulations are currently under review by MIST. Conducting the first stakeholder consultation, the Deputy Permanent Secretary at MIST, Mr Ulf Soderstrom, indicated that the exercise would be undertaken by a special in-house team composed of architects, engineers, project managers and others , who will establish contact with the private sector and the professional industry. He stressed the importance of input from and continued consultation with the private sector. Amongst those present, BOCCIM representative Mr Martin Mogomela welcomed the move and encouraged more experienced professionals, especially architects, engineers and quan-
tity surveyors, to become engaged in the process. The original building regulations were drafted in 1977 and a costly, failed review in 2007 by the Kenyan firm of Wanjohi Consulting Engineers was rejected by industry stakeholders. The review was abandoned due to serious deficiencies including: lack of private sector involvement in the monitoring and control of performance in respect of building permits, stage inspections and final inspections for granting occupancy permits. To contribute to the review process, contact Ms Fatima Piet at MIST: 3958536 or email: firstname.lastname@example.org
Construction Pitso 2013 Planned- ‘Constructing the Economy through strategic partnerships’ by Boidus Admin
The Construction Pitso 2013 will be held on the 6th of August at the Fairgrounds, hosted by four ministries. These ministries are, Ministry of Infrastructure Science and Technology, Ministry of Local Government, Ministry of Lands and Housing, Ministry of Transport and Communication and Ministry of Minerals, Energy and Wa-
ter Affairs. The theme of the Pitso is, ‘Constructing the Economy through strategic partnerships’. The Pitso will amongst other issues, deliberate on progress made in respect to the resolutions which were agreed at the 2011 Pitso. There has been no communication as yet who the speakers and/or presenters will be.
Those involved in the South African residential property sector have repeatedly stated that there are good reasons for confidence in this asset class – and this has recently been reinforced by an analysis in the The Economist. Their survey shows that South Africa now ranks number three (after Hong Kong and Brazil) in global house price growth. Hong Kong’s year-on-year growth since the fourth quarter of 2007 is listed as 24.5 percent, Brazil’s at 12.8 percent and South Africa’s at 11.1 percent. Commenting on this, Tony Clarke, Managing Director of the Rawson Property Group, said that even though most economists now accept that South Africa’s house price growth of 11.1 percent will drop below 10 percent in the year ahead, it is a satisfactory figure, being about five percent ahead of the current inflation rate – which, said Clarke, will now break the six percent upper bracket barrier in the next few months. South Africa, added Clarke, is also shown by the analysis to be performing well in relation to such basics as the rent-to-value ratio and the rent-to-income ratio. The survey indicates that, in relation to rents, South Africa’s residential property is undervalued by two percent, i.e. there is probably still room for further growth. In relation to incomes, however, they are now overvalued by 10 percent. This latter figure, however, he said, looks fairly healthy when compared to those of Australia (24 percent), Canada (32 percent) and France (34 percent), all of which are likely to see big downward adjust-
ments in the coming year. The Economist report, said Clarke, also shows that of the 18 countries reviewed in the table, prices in 12 countries have risen. Those countries that have seen falling prices, he said, have been France, Japan, Ireland, Italy, the Netherlands and Spain. (Spain’s year–on-year price drop was a staggering 7.7 percent.) Clarke commented that it is possibly significant that all of these once buoyant economies were brought down, at least in part, by excessive lending on unsustainable rising house prices, which in turn led to unrealistic valuations. To the surprise of some, said Clarke, Britain’s housing prices have at last moved into positive territory, with a 0.9 percent year-on-year increase. This, he said, is clearly due to the factors identified byThe Economist, notably that cheaper funding for mortgage bond lenders was made possible by the Bank of England, the Treasury - and the introduction of shared equity schemes for buyers unable to meet bond deposit requirements. In addition, said Clarke, considerable optimism has been created by the fact that the government will be introducing partial guarantees on £130-billion of low deposit (i.e. riskier) mortgage loans in 2014. “While not in any way wishing to encourage irresponsibility in these matters,” said Clarke, “it is quite clear that the focus by the state on housing finance has benefitted the British economy as a whole and perhaps South Africa has something that it can learn from this.
BOIDUS FOCUS July 2013
International News Page 3
World Architecture Festi- INTERNATIONAL NEWS FEATURE val Awards 2013 shortlist Diogene/Renzo Piano announced by Boidus Admin / Source: www.archdaily.com
by Boidus Admin / Source: archdaily.com
Over the years, furniture company Vitra has made a name for itself as one of the most architecturally-enlightened companies in the world, with their renowned campus featuring buildings by Nicholas Grimshaw, Frank Gehry, Alvaro Siza, Tadao Ando, Zaha Hadid, Herzog & de Meuron and SANAA. Now, Vitra has announced a collaboration with Renzo Piano that will bridge the gap between their soughtafter furniture and their bespoke campus. Diogene, a self contained minimal living space with a floor area of just 2.5 x 3.0 meters, is billed as “Vitra’s smallest building – but largest product”. With its own water collection and energy systems, the design is entirely self-contained and contains everything needed to live a simple lifestyle, all in a space small enough to be delivered on a truck. Constructed in timber, the pitched roof indicates the function of the tiny space, however the aluminium cladding and rounded edges hint at the technology which underpins the design’s self-sufficient nature.
The WAF is the world’s largest, live, inclusive and interactive global architecture event. Projects designed by global architects such as Zaha Hadid, Tadao Ando, and Robert A.M. Stern will compete with smaller, local practices across 29 individual award categories.
were understandably high for the WAF Awards 2013, and the entries did not disappoint. From the subtle to the spectacular, from a four room house to an 80 storey tower, the sheer quality and diversity reflected in the array of projects shortlisted today demonstrates the increasingly global nature of the event. All eyes are now on the festival’s venue, the Marina Bay Sands in Singapore, where the architects will battle to win their individual categories, with the victorious projects competing for the coveted World Building of the Year award.”
Paul Finch, WAF Programme Director, said: ‘Following such strong competition at last year’s awards, expectations
To see the complete shortlist and for more information visit: www.worldarchitecturefestival.com
More than 300 projects from almost 50 countries have been shortlisted for the World Architecture Festival 2013 – the world’s biggest architectural awards programme – taking place between October 2 – 4 at the Marina Bay Sands, Singapore.
Kontum Indochine Café / Vo Trong Nghia Architects / © Hiroyuki Oki
The Australian Garden / Taylor Cullity Lethlean + Paul Thompson / © John Gollings
Inside, Diogene consists of a partitioned space featuring a pull-out sofa and folding table in one end, and a shower, toilet and kitchen in the other. As a Vitra product, Diogenes is intended to be a versatile unit that could serve as a weekend retreat, office or even placed in groups to form an informal hotel.
Boidus Exclusive Feature Page 4
BOIDUS FOCUS July 2013
Meet Botswana’s Young and Rising Star Architects | PROFLES by Kibo Ngowi & HK Mokwete >>> FROM PAGE 01
Vincent Moapare Age – 39 Firm – Architects Collaborative; Established 2004 Feature Project – National Food Technology Research Centre (NFTRC) Staff Housing [see page 13] Philosophy ‘The thrust of any architect in practice should be to produce a building that is pleasing to the eye while still being cost effective and functional. We are trained first and foremost to be creative people and I think creativity should be the overriding factor when you design buildings, because that is what makes the building what it is. We juggle a lot of balls as architects, because as much as I emphasise creativity and design, there are other important aspects such as cost, ease of construction and durability. But in the final analysis, how you are able to interpret the client’s requirements and create a building appropriate to its environment is crucial. Your creativity must be expressed in the context of the client’s aspirations, because if you fail to listen to the client, you have failed as an architect; it all begins with the client.’ Educational Background • The University of Dundee, UK – Bachelor of Architecture (Hons) • The University of Dundee, UK – Bachelor of Science in Architecture Career Highlights • Member and elected (March 2012) President of the Architects Association of Botswana (AAB), which is recognized by the Architects Registration Act as the body representing the majority of Architects in Botswana. • Together with partner Tshoganetso Rantshilo, in 2004 established private practice Architects Collaborative, of which he is the Executive Director. • Managing Director and majority shareholder of Gaborone-based architectural firm, Anderson + Anderson International Botswana.
Pedriel Mokwadi Nyame Age – 39 Firm – Architects International; Architecture, Space Planning, Interior Design, and Project Management firm; Established 2009 Feature Project – Design competition submission for a corporate headquarters (Name of organisation withheld as the competition is currently in the judging phase) [see page 13] Philosophy ‘Our belief is that as architects we don’t give clients what they want, we give them what they don’t know they want until they get it. Meaning, a client will only tell you what they know and you cannot come to me and tell me you want a house with these exact specifications. That’s like going to a doctor and asking for a specific medication. You don’t go to a doctor with a prescription. You go to a doctor and describe your condition. And the doctor should be able to give you the prescription you need. And that’s how we work – You come to us, you tell us what you want to achieve and we give you what you need, not just what you want.’ Educational Background • University of Dundee, Scotland – Bachelor of Architecture (Hons) • University of Dundee, Scotland – Bachelor of Science in Architecture Career Highlights • Lead Consultant responsible for working at both pre- and post-contract level on First National Bank (FNB) Development at Plot 170 Gaborone, Botswana. • Lead Consultant responsible for working at both pre- and post-contract on Orange Headquarters at Central Business District (CBD) Gaborone, Botswana. • Employed at the Botswana office of Cons Com (2001 – 2009), an international architectural firm with offices in Kenya, Uganda and Tanzania, where he rose from a Graduate Architect to the Managing Director of the firm.
Age – 43 Firm – Gabana Architects: Architectural Design and Project Management firm; Established 2009 Feature Project – Design competition submission for Water Utilities Corporation (WUC) Headquarters [see page 08] Philosophy ‘I operate a flat structure in my company. I try to diffuse hierarchy in order to allow young professionals to find themselves, to give them a chance to discover their strengths and weaknesses, and I guide them through this. So it’s a lot more developmental. I wear two hats. I’m a lecturer at the University of Botswana and a designer, so I try to give young people who come through this office an opportunity to find themselves. I do this by allowing them to criticise my views and to engage me in debate. If I’m convinced their point of view is stronger, we follow their way of thinking. I do this in order to encourage creativity and free thinking and to avoid suppressing talent.’ Educational Background • London South Bank University – Professional Practice, RIBA Part III Chartership. Registered with Architects Registration Board (ARB) in the United Kingdom • Oxford Brookes University, UK – Master of Science in Urban Development Practices; Graduate Diploma in Architecture; Graduate Diploma in Development Practices; BA (Hons) in Architecture Career Highlights • As part of Gabana Architects, Moemedi Gabana is currently involved in the design and building of a residential development for ABM University College among other high spec houses. • Gabana was central to the design team that attained second position out of 18 companies in a design competition for the Botswana Innovation Hub Headquarters. • He established a private practice, Gabana Architects, in 2009. • While employed at the London-based architectural firm Woodsbagot Architects, he was involved in the design and construction of ‘Liverpool Central Village’ – a mixed-usedevelopment worth £60 million (P600 million). • He was employed at the London-based architectural firm of Nightingale Associates (2003 – 2006), one of the biggest architectural firms specialising in healthcare and education in Europe, and led the establishment of the firm’s Cape Town office. • While employed at London-based architectural firm Steffian Bradley Architects, he was involved in the design and planning of Walsall Hospital PFI, a project valued at £180 million (P1.8 billion).
Gorata Bontle Kgafela Age – 37 Firm – GBK Architects: Architecture, Interior Design, Urban Design and Project Management firm; Established 2008 Feature Project – Francistown International Airport Interior Design [see page 08] Philosophy ‘My design is drawn from a very deep place. I don’t just take a pen and start sketching. I have to think it through for a long time. I have to find the inspiration and the reason to do what I do. And the human aspect of it is always at the core.’ Educational Background • Registered Professional Architect – South African Council for the Architectural Profession (SACAP) • Washington University in St. Louis – Bachelor of Arts in Architecture (Magna Cum Laude) • University of Miami – Master of Architecture (Valedictorian) • University of Miami – Post Professional Master of Architecture in Computing Career Highlights • Refurbishment of Botswana Telecommunications Authority (BTA) Head Office in Gaborone, Botswana. • Principal Agent/Project Architect and Interior Designer on University of Botswana Conference Centre in Gaborone, Botswana; Project on-going. • Project Interior Designer on improvement to Francistown International Airport, Francistown, Botswana. • Project Interior Designer on New Hotel School for Madirelo Testing and Training Centre in Gaborone, Botswana. • Established private practice in 2008. >>> CONTINUED PAGE 18
BOIDUS FOCUS July 2013
Markets Page 5
GLOBAL ECONOMIC OUTLOOK The outlook for an upturn in world growth in 2013 is brighter than that of 2012 when the risk lay with renewed recession across a number of major economies. Economic conditions improved modestly in the third quarter of 2012 (Figure 1), with global growth increasing by approximately 3 percent. The main sources of acceleration were emerging market economies, where activity increased broadly as expected, and the United States, where growth exceeded expectations. Financial conditions stabilised, while bond spreads in the Euro area declined and prices for many risky assets, notably equities, rose globally. Capital flows to emerging markets remained strong.
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source: imf staff estimates CONTENTS
The annual Broll property report 2013 >> Sub-Saharan africa
sources: economist intelligence unit
The annual Broll property report 2013 >> global economic outlook
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and developing economies is in the region in 2013. on track to reach market 5.5 percent Growth in emerging and developing economies as the eurozone and is uSon track 2013. economies recover, there is to in reach 5.5nevertheless, percent in 2013. Nevertheless, growth is not projected clearly potential for companies’ to growth reboundistonot theprojected high ratesto recorded in 2010–11. earnings and share prices to rebound to the high rates rise further. this in turn could recorded in 2010–11. Supportive policies have underpinnedhave much of the recent a positive indirectacceleraeffect Supportive policies have on financing conditions of as lower banks tion in activity in many economies. Given the assumption underpinned much of the recent become more inclined to lend to commodity prices in 2013, weakness in advanced economies will unacceleration in activity in many households and companies. doubtedly weigh on external demand, as well as on the terms of trade economies. Given the assumption lower commodity prices in of of commodity exporters. Economic growth in sub-Saharan Africa is 2013, weakness advanced expected to remaininrobust, with a rebound from flood-related output economies will undoubtedly disruptions in Nigeria contributing to overall growth in the region weigh on external demand, as in well 2013. As the and US as on the Eurozone terms of trade of economies recover, there is clearly commodity exporters. economic potential for companies’ earnings and share prices to rise further. This
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by Boidus Admin / Source: www.broll.co.za Growth in emerging market
property report 2013
The annual Broll
in turn could have a positive indirect effect on financing www.broll.co.za conditions as banks become more inclined to lend to households and companies.
The Annual Broll Property Report 2013
Guest Column / Sustainability Page 6
ENERGY World’s biggest offshore wind farm officially opens in UK (175 turbines, 630MW)
BOIDUS FOCUS July 2013
David Lessolle on Climate Change by Phenyo Motlhagodi
In the past few articles that form part of this series on sustainability, the focus has been centered around; what has already been done locally in relation to adaptation to climate change, what has not been done, opinion on what should be done, as well as prospects/opportunities for development in relation to climate change as has been adopted by other countries.
Source: www.treehugger.com [© London Array]
That’s it. After years and years, it’s finally officially done. Phase I of the London Array, the world’s biggest offshore wind farm with its 175 Siemens 3.6MW turbines rated at a combined capacity of 630MW, enough to power half a million UK homes, is officially open. Even british prime minister David Cameron was at the ceremony. Since construction began in 2009, a lot of teamwork was involved: Over 75 organisations have helped to build London Array with over 6,700 individuals involved. London Array is located around 20km off the coasts of Kent and Essex on a 100 sq/km site. After some more studies are done on potential impacts to wildlife, a phase II could be built, adding 240 extra megawatts of capacity to the offshore wind farm. The UK targets 16GW of offshore wind power by 2020, a huge increase from the 3.3GW of installed capacity that they have now, so we should see a lot more projects like this one pop up.
That in mind; in all the questions that have been raised, solutions offered in as far as what has been done elsewhere and not implemented here at home, it is important to acknowledge that there is willingness by the Government to mitigate Climate Change in various ways. That has clearly been illustrated by the participation of government alongside other stakeholders in the yearly Climate Change Conferences, government conforming to the Kyoto Protocol and the recent Gaborone Sustainability Summit which featured African heads of states and their delegation at the invitation of his Excellency the President Lt General Seretse Khama Ian Khama. Therefore it is equally as important to understand from relevant experts; what has informed decisions in implementation or lack of implementation in some cases as I have highlighted in previous articles, realistic opportunities and challenges and a clear look at where we stand with efforts of adaptation and mitigation of Climate Change. In this issue I feature the thoughts of Mr. David Lessolle, respected academic within the University of Botswana’s Environment Department, a Former Director of Metrological Services and most importantly for this article, a Climate Change Expert. Mr. Lesolle has a rich understanding of Climate Change in relation to Botswana and has on various occasions been part of the negotiating delegation of Botswana at the United Nations Climate Change Conferences. Mr Lesolle asserts that Climate Change in Botswana presents three major challenges which in turn could offer opportunities or working solutions.
Source: www.treehugger.com [© London Array]
• The first being how do we cope with Climate Change, especially for example, with the fact that our rainfall character, timing (increased variability) is threatening our environment? The challenge in coping further extends to wider health related problems such as spread of pests and fumigation, which are associated diseases. “The impact will be on structures/buildings too, some years ago the thinking was that Climate Change was for the next generation but that was wrong. It has come at a cost,
when crops collapse out in the lands that have provided a livelihood, there will be an urban migration and that will cause problems for Urban settlements” says Mr Lesolle. • The second area of worry is mitigation of carbon emissions, fostering carbon reductions, fully exploring the Green Economy, and this was at the heart of the Gaborone Sustainability Summit. “When the yearly session of the Conference of Parties (COP20) comes in the next year, countries like Botswana will be faced with reducing emissions. The challenge is Botswana is a carbon based economy, so what will be the cost of having to reduce our carbon footprint? And especially that, alternative energy remains expensive for now to kick start.” Lesolle further shows the willingness of the country in dealing with Climate Change and exploration of alternative energy through the setting up of the Solar Power Plant in Phakalane by the Japanese government, but as he has already pointed out; the problem affects more sectors and as such makes it even trickier to deal with almost immediately. The transportation sector is one he points out as being too large and providing grave problems in having to deal with. “The hope now as we go for these talks will be international consideration. Capacity building for Botswana with the help of developed economies is a big need. Also Technology transfer, the hope is that there will be negotiation for share of technology. New technologies today are somewhat of a dream as we grapple with other national problems i.e. HIV/Aids, as such it will be a question of where do we prioritize.” In essence, as Lesolle says, we will need the technologies to be over populated in the developed countries and that would create an overflow to us. It does seem though that with Climate Challenge being an eminent threat today the country is making efforts to ready itself in a structured manner through the development of a strategy for Climate Change. “The strategy will have to
look at what can be done, by who and when? It’s all going to take a while. We will need to review what is happening on the ground and seek best solutions.” • Thirdly, the Climate Change expert explains that we need to create a KNOWLEDGE base on Climate Change, “how do we use all the information to benefit Botswana? We still do not know the impact on tourism, our cows, and fish for instance. This is one area we need to develop because as of now, how do we build our homes to be flood resilient, build our roads, turn the economy green and stimulate youth participation? ”There are certain things we already know could work and should be done as Lesolle agrees, like unplugging our street lights from the grid and solar powering them. He however believes we have not made mistakes, “yes we need to switch, but we must be well prepared because it will cost money to retrofit technologies, buildings, retraining technicians and developing a new culture of doing. Knowledge management is key and that too will encourage and inform the formation of regulatory bodies, because how ‘green’ is green today when we say a building is green in Botswana? There are simply no current standards. Regulatory framework is in need and this would say for instance; this is the cap on water usage for this building from construction to daily usage after completion. There are also no incentives to spend extra money to go green so you need a strategy in place.” In conclusion, Lesolle says “this is a fairly new science and there were challenges in acknowledging that there was a problem because of a lack of knowledge and how to deal with it.” The message here too is that we come together in dialogue with the most vulnerable, the poor, industries and media, moving from scientific jargon to palatable info. The info would then in turn educate how we then design, our transportation modes and development of other key sectors.
tel: 3922795 | fax: 3924923 | email: firstname.lastname@example.org
BOIDUS FOCUS July 2013
Boidus Feature Page 7
Guide to developing your multi-residential investment H. Killion Mokwete
MULTI-RESIDENTIAL PROJECTS FEATURE
Barbican Estate, London, UK
by Boidus Admin / Source: guardian.co.uk, en.wikipedia.org
One of the first GBCSA registered Multi-Unit Residential Pilot projects in South Africa by Fusion Properties [inhabitat.com]
>>> FROM PAGE 01 This group is made up of graduates and, more importantly, those aspiring to get a foot on the property ladder. The middle-income bracket group of customers present the most potential for growth as young graduates continue to enter the job market and others downgrade to lower salaries due to current economic challenges. This is further influenced by the sizable proportion of the working population who commute from neighbouring
villages around cities, especially in the Gaborone area, because of the high rentals that are demanded for family homes in the city itself. As the pool of potential homeowners continues to increase, if one is to take advantage of the demand for affordable middle income housing in the form of multi-residential developments, what should one be taking into consideration beyond just providing accommodation?
Local Authorities and Planning Considerations Multi-family developments need to satisfy key basic planning requirements that are prerequisites to development: • Minimum plot requirements - Multi residential developments need a minimum of 800 sqm to be considered for planning application. • Sectional titles - Townhouses, flats and residential high rise blocks can be developed to take advantage of the sectional title law that allows shared wall separation. Sectional title means that plots can be developed and sold to their maximum developable capacity. • Note that all other planning requirements such as parking requirements, height restrictions and others will apply. Check with your relevant Local Authority.
The Barbican Estate is a residential estate built during the 1960s and the 1970s in the City of London, in an area once devastated by World War II bombings and today densely populated by financial institutions. It contains, or is adjacent to, the Barbican Arts Centre, the Museum of London, the Guildhall School of Music and Drama, the Barbican public library, the City of London School for Girls and a YMCA (now closed ), forming the Barbican Complex. The complex is a prominent example of British brutalist architecture and is Grade II listed as a whole with the exception of the late Milton Court. Milton Court once contained a fire station, medical facilities and some flats and was demolished to allow the construction of a new apartment complex which also contains additional facilities for the Guildhall School of Music and Drama.
Kgale Manor, Gaborone, Botswana
by Boidus Admin / Source: time.co.bw
Design Considerations Multi -family developments offer an attractive investment due to their ability to maximise habitable densities, but this could also be their Achilles’ heel. In places where many people reside, the area could be associated with negative place traits such as lack of safety, high noise levels and lack of character, among other things. To create a successful multi-family development complex, it is essential to place maximum emphasis on the design ‘Place’. Key place-making features include: • COMMON AMENITIES AND OTHER COMMON ACTIVITIES – There should be total design integration when it comes to shared facilities such as open spaces, play areas, courtyards and side walkways. The trick is not only to provide these for council requirements, but also to imagine them as part of the unique selling point of your development. Provide more than just residential accommodation by introducing ancillary facilities such as a communal laundry, convenience store, postnet or internet outlet, coffee shop, hair salon, common room, community pool, gym and youth hall. • DESIGN CHARACTER AND PLACE MAKING - Residential developments need to appeal to tenants or buyers as a place which they can make HOME. Therefore, care and time need to be taken to explore design elements that will give the multi-residential development its character and a home feel rather than a camp feel. This could mean investigating and determining the forms, materials, arrangement and other design aspects that would reveal character and provide scale reference for homes. • PUBLIC ACCESSIBILITY AND SECURITY - Security is a critical need for any tenant or homebuyer. Security for residential developments needs to be integral to the structural layout of the complex. Streets, paths and cycle routes should provide for safe access by users of all ages and degrees of personal mobility. Once again, employ secure by design principles:
A secured upmarket residential development in Kgale View consisting of 58 freehold houses built with a touch of French Provence style. The eight house plans that were on offer range in size from 89.5m² to 306m2. Construction to the houses started in 2008 and the last house was handed over in 2011.
Carnegie Village, Leeds, UK
by Boidus Admin / Source: leedsmet.ac.uk, yha.org.uk
a. Avoid creating dark alleys and unlit access ways b. Avoid remote access points and unused areas in which people could loiter c. Stipulate user-friendly building scales and forms d. Legibility - It should be easy for both residents and visitors to find their way around the area. • QUALITY BUILDING AND ATTENTION TO DETAILS – It is said that quality withstands the test of time. This is true too of buildings. Well-designed and well-constructed buildings not only grow in stature, but also appreciate in value as they age and mature. Avoid cutting corners when it comes to putting in the right resources and personnel during construction of your project. Avoid the cheapest contractor. Usually the cheaper the builder, the more likely they are to compromise on quality to increase their margins. • COMFORT AND ENVIRONMENTAL FEATURES - Buildings in the 21st century need to provide not only shelter, but also comfortable shelter that uses less of our non-renewable energy resources. Utilising building elements such as insulation for your walls, roofs and floors can cut energy costs and set the development apart from others by its green credentials. Other green initiatives to explore include: solar water heating; high levels of acoustic performance; low- water-use aerated taps and showers and dual flush WCs.
Carnegie Village is a pioneering development of high-specification, purpose built flats offering en-suite accommodation and impressive views over the Leeds Metropolitan sports grounds. Situated on the picturesque Headingley campus and within 100 acres of beautiful parkland, Carnegie Village can also offer access to brand new gym facilities just a stone’s throw away. Find plenty of activities to do by taking a stroll into the local Headingley area or you may like to venture into the Yorkshire Dales for a long relaxing walk or maybe even a cycle.
Boidus Exclusive Feature Page 8
BOIDUS FOCUS July 2013
Meet Botswana’s Young and Rising Star Architects | FEATURED PROJECTS
by Kibo Ngowi & HK Mokwete >>> FROM PAGE 01
Moemedi Gabana, Gabana Architects
Featured Project: Design competition submission for Water Utilities Corporation (WUC) Headquarters
The design that Gabana feels best demonstrates the capabilities of both himself and his colleagues at Gabana Architects is a submission they made to the design competition for the WUC Headquarters in the Central Business District (CBD). ‘Beauty comes out of the tension between paradoxes,’ Gabana told me. ‘My approach to design is to explore the paradoxical nature of things.’ His submission for the WUC design competition is an example of this perspective realised. Gabana explains that he wanted to capture the contradiction between modern corporate identity and traditional Tswana culture. For this purpose, the main entrance of the building is pushed back so that visitors first have to pass through a
courtyard designed in the style of a lelwapa (homestead). By doing this, he incorporated a primary facet of Setswana culture, in that the courtyard is a public space while the inside of the building is private. Within the courtyard, the v-shaped pillars represent the role that women play in the conservation of water, by symbolising the act of a woman carrying a gourd of water on her head. These cultural elements were fused into the design of a building that on the surface looks totally modern. Although not chosen as the winning design, Gabana says he is proud to have designed something that was informed by the culture of the people of that community – in this case Batswana – while still being relevant to modern day realities and needs.
Rentals Other Services Service Cores Circulation
Ground Floor Plan
Gorata Bontle Kgafela, GBK Architects
Featured Project: Francistown International Airport Interior Design
The range of projects Kgafela has spearheaded with her firm includes commercial, retail, industrial, hospitality, institutional and residential developments, but the one she selected to be featured is the Francistown International Airport for which she was the Project Interior Designer. For this design, Kgafela and her team were informed by the fact that Francistown is the urban centre of the Kalanga people. They delved into all aspects of Kalanga culture in an effort to pinpoint one thing that would uniquely and definitively express the Kalanga culture; they decided on the Mophane worm. ‘The Mophane worm is nowhere else but with the Kalanga people,’ explains Kgafela. ‘So we chose it to be our inspiration in the interior design. It inspired both form and colour.’ The team actually took a Mophane worm, stretched it out and looked at
the sequence of colours that it has. Also of importance is the fact that the Mophane worm transforms into a moth. The team examined the colours of the moth and took inspiration from that. The tiling pattern they ultimately created for the airport is informed by the sequence of colours on the Mophane worm and from the colours of the moth, as were the colours of the wood-like tiles that were used on the floors of the restaurant. Not all elements of their design could be incorporated into the building due to financial constraints. Interesting features included partitioning the retail areas with wood cladding and an information counter inspired and informed by the fact that the music of the drum is a central part of many of the Kalanga people’s rituals. This was to have been a circular counter with a lowered area for serving handicapped people.
‘We had also designed a reception information counter which was meant to be placed in the middle of the airport,’ explained Kgafela. ‘Unfortunately, it’s one of the things that was ultimately not built. It is, however, important to mention because it illustrates what we do. We go to the extent of designing furniture. When I was in school studying for my liberal arts degree, we used to build furniture, so coming from that background and also the interior design we actually designed furniture to the last detail and we are able to give it to a fabricator to build it.” GBK also works closely with local artists on many of their projects; for the Francistown International Airport they commissioned one artist to produce realistic paintings of the Mophane worm and another artist to build a sculpture combining a Mophane worm, a moth and an aeroplane.
BOIDUS FOCUS Classifieds WELCOME
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Welcome | 2013/14 Calendar Events | Tenders/Awards| July 2013
2013/14 CALENDAR EVENTS
UIA 2014 WORLD CONGRESS IN SOUTH AFRICA Plot 8913 Maakgadigau Road Tel: (+267) 360 2000 or 390 6853 Gaborone West Industrial Site Fax: (+267) 390 6822 Private Bag 0058, Gaborone TOLL FREE: 0800 600 751
The Public Procurement and Asset Disposal Board (PPADB) was established by and Act of Parliament as an independent parastatal authority, under the Ministry of Finance & Development Planning responsible for the coordination and management of prudent procurement of works, supplies and services for Government, and the disposal of public assets.
UIA General Assembly
Durban International Convention Centre (ICC)
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On the twentieth anniversary of South Africa’s re-birth, the UIA Congress will celebrate the African profession as a meaningful contributor to world architecture and thought leadership in city development; as well as the continent’s contribution in the affairs and evolution of architecture globally. Architects, engineers, designers, technologists, planners, thinkers and writers from all over the world will gather, with the public, for a week of lively and challenging talks, workshops, events and happenings.
Being held on African soil for the first time ever, the WorldGBC Congress will run in parallel with the premier 6th annual Green Building Convention at the Cape Town International Convention Centre from 16th – 18th October 2013. This year we play host to the largest international network influencing the green building marketplace, comprising 92 global councils – making this the most distinctive sustainable building gathering to accelerate the green building movement - ever hosted on our continent. VISIT THE WEBSITE: WWW.GBCSA-CONVENTION.ORG.ZA/
PROPERTY INVESTMENT EXPO OCTOBER 2013 PROPERTY INVESTMENT, DÉCOR & LIFESTYLE EXPO 2013
Exhibition Dates: THURSDAY 10 TO SATURDAY 12 OCTOBER 2013
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In Accordance with Clause 86 and 87 of the PPADB Act, the Board shall advertise: (a) All applications by contractors for registration and thereafter the decisions on the grades and codes accorded to applicants; (b) All tenders being invited; bids received and award decisions and prices. The board is also required to publicize the decisions arising from complaints and challenges dealt with by the Board or the Independent Complaints Review Committee.
Board Adjudication Decisions for the 30th May 2013 Board Sitting
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FRANCISTOWN MAUN GANTSI GABORONE
6th September 13th September 20th September 27th September
Tender No: PR 9/5/3/12-8 Tender Title: Roads Department’s recommendation to award Mason Group (Pty) Ltd the tender for Re-Sealing & Road Marking of Molepolole - Mapharangwane Turn-Off Road (26Km) at a contract amount of BWP34, 973, 671.60. Adjudication Decision: Approved Submission Date: 24.05.2013 Tender No: PR 3/7/19/2001-2002 Tender Title: Department of Information Technology’s request to sign an Agreement on Oracle Licensing and Services Agreement with Oracle Corporation Limited and to purchase both the Technology and Application License at a total cost of USD 5 482 862 (inclusive of VAT payable by the Department to BURS). Adjudication Decision: Approved Submission Date: 27.05.2013
Board Adjudication Decisions for the 13th June 2013 Board Sitting Tender No: PR 9/5/3/8-40 Tender Title: Roads Department’s request to increase consultancy fees from BWP 16,838,861.97 to BWP20, 170, 049.92 in respect of Bergstan Africa (Pty) Ltd for the Pre- Contract, Construction Supervision and Post- Contract Consultancy Services for Upgrading of Gaborone - Tlokweng Border Post Road Project. Adjudication Decision: Approved Submission Date: 06.06.2013 Tender No: PR 9/8/1/10 - X Tender Title: Central Transport Organization’s recommendation to remove from their list of Accredited Private Garages, the following; • Mawenzi Engineering • Sifra Motor Sales (Pty) Ltd • Bakwena Motors • AGFAB (Pty) Ltd • Seapro (Pty) Ltd • Engine Reconditioning Centre • Diesel Pump & Injectors • Kabo & Gift (Pty) Ltd t/a Ignition Motors • Primatec Investments (Pty) Ltd • Jodins Investments (Pty) Ltd • Korean Auto Services • Horst Radiators • Auto Agency (Pty) Ltd • Kimberlite Engineering (Pty) Ltd Adjudication Decision: Approved Submission Date: 10.06.2013
MINISTRY OF INFRASTRUCTURE, SCIENCE & TECHNOLOGY Board Adjudication Decisions for the 06th June 2013 Board Sitting Tender No: PR9/3/92/2000-2001 Tender Title: Department of Building and Engineering Services’ request to re-tender, on Direct Appointment of Alucraft (Pty) Ltd the tender PR 9/3/92/2000-2001-B on Completion Contract Aluminium Doors and Windows for Botswana Public Service College (BPSC). Adjudication Decision: Approved Submission Date: 05.02.2013
Board Adjudication Decisions for the 13th June 2013 Board Sitting Tender No: PR 9/3/92/2000-2001 Tender Title: Department of Building and Engineering Services’ (DBES) recommendation to award tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Mechanical Works to Bonanza Equipment (Pty) Ltd at an amount of BWP2,334,291.90. Adjudication Decision: Approved Submission Date: 10.06.2013 Tender No: PR 9/3/92/2000-2001 Tender Title: Department of Building and Engineering Services’ (DBES) recommendation to award tender for Completion of Remaining Works at Botswana Public Service College (BPSC) - Electrical Works to Benmas (PTY) Ltd at an amount of BWP1,140, 296.02. Adjudication Decision: Approved Submission Date: 10.06.2013
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BOIDUS FOCUS Classifieds July 2013 | Home Improvement Ideas
OUTDOORS AND GARDENING - DIY Outdoor Deck
HOW TO BUILD A DECK opposite diagonals, then adjusting the ledger-to-batter-board strings until both measurements are equal. Take care to maintain the correct distance between the strings.
BUILDING THE SUBSTRUCTURE
PREPARATION AND LAYOUT
Preparation – First, prepare the ground under the deck by removing the sod. Slope the ground away from the house a minimum of 1” every 15’ to provide drainage. Once the deck is finished, the ground should be covered with 6 mil. black polyethylene to keep weeds from growing.
Measure and mark the position of the ledger along the wall. The height of the ledger should be 1” below the bottom of the door plus the thickness of the decking, plus the depth of the joists if you plan to set the joists on the ledger and beams rather than using joist hangers. It makes no difference which way you set the joists, as long as your layout is consistent.
Mount a 2x6 ledger to the wall with 1/2” lag screws. The ledger must be level, and the lag screws should be long enough to penetrate the studs at least 3”. Use two lag screws at each end, and one at each wall stud (typically 16” on center) in between. Install a “Z”-shaped flashing above the ledger to shed water, or space the ledger away from the wall with washers.
Layout – To establish the outside perimeter of the deck, measure out from each end of the ledger about 18” beyond the outside edge of the deck. Set up batter-boards as shown, then run taut strings from each end of the ledger to the batterboards to establish the sides of the deck. Run a third string between the batter-boards to establish the outside edge of the deck. Square the layout by measuring the
Footing and Piers – Use a plumb bob from the string to establish the location of the footings. The holes for the footings must be deeper than the maximum frost penetration in your area, and deep enough to rest on undisturbed soil. It’s a good idea to dig 6” deeper and fill the bottom of the hole with gravel, to allow drainage. Mix concrete and pour the footings. To find the number of 90# bags of ready-mixed concrete you’ll need for each 12x12 footing, measure the depth of the footing in inches and divide by 8. As you finish each pour, set a pre-cast pier on the footing so it extends about 6” above the ground level. Use a thin cement mix to bond the piers to the footings.
Posts – After the concrete has set, stand the posts on the piers. Use temporary braces and a level to plumb the posts. Once the posts are set, run a mason’s line from the top of the ledger to each post and use a line level to mark it for cutting. The height of the post should be equal to the height of the ledger minus the depth of the beam that will be set on it. Beams – Fasten post-to-beam connectors on top of the posts with nails and 1/2”x5-1/2” hex bolts, then set the beams into the connector. Plumb and square the assembly, then secure the beams as you did the posts. If local building codes require it, install 2x6 diagonal cross braces and secure them with 1/2”x4-1/2” lag screws.
Joists – Mark the joist locations on both the beams and ledger, either 16” or 24” o.c., as per your design. Set the joists in place with the crowns up. If the deck is wide enough that you need two sets of joists (and if you set the joists over the beams rather than hanging them from joist hangers), splice the connections by overlapping each pair of joists at least 1’ and nailing them together with 8d galvanized nails. Install blocking between the joists wherever required. Blocking requirements are determined by your local building codes. Finally, nail the rim joist across the ends of the joists.
DECKING AND RAILINGS
Decking – Deck boards should be laid with the bark side up, and with both ends centered over a joist. Stagger the joints of side-by-side deck boards so they don’t line up. Notch the boards around posts or other obstructions, leaving 1/8” space for drainage. 2”-thick deck boards should be spaced approximately 1/8”; most builders set a 16d nail between the boards as they fasten them. 5/4”’x6” pressure-treated decking may be placed with each board flush against the next; natural shrinkage will provide the proper spacing. Fasten the deck boards at each joist. Use two fasteners per support point for decking up to 6” wide, or three fasteners for wider boards. Deck screws or clips are generally better than nails, but all fasteners must be hot-dipped galvanized, aluminum, or stainless steel. If you use nails, blunt the points by tapping them with your hammer, to avoid splitting the decking. Let the decking run over the edge of the structure, then saw the ends off after all boards are laid. Railings – Secure the railing posts at each corner of the deck, and on each side of the stairs. Then secure the field posts, spaced equally between the corners but no farther apart than allowed by local building codes (typically 6’). Nail the sub-railings and cap rail in place, then add the balusters.
BOIDUS FOCUS Classifieds
Products | July 2013
BOIDUS FOCUS Classifieds July 2013 | Products
FRANCISTOWN BRANCH OPENING APRIL 2013
Why Insulate Your Home? Insulate your home and help keep it cool in summer and warmer in winter. This is because building insulation resists the flow of heat. Heat is a form of energy and will always seek a cooler area, flowing out of the home in the winter and into the home in the summer. Insulation creates a barrier and reduces heat flow, therefore a thermal insulated home or office requires less energy for heating and cooling and as a result you increase your energy efficiency. As well as energy saving, home insulation also acts as a sound suppressor. Ceiling, roof or wall cavity insulation can reduce the transmission of sound from one room to another or from noise generated outside. In modern noise-laden environments, increasingly more homeowners are soundproofing their homes. A well insulated home will increase the overall comfort of the home and add to its resale value. In todayâ€™s times of rapidly rising energy costs it pays now more then ever to insulate and make your home an energy saving home.
Francistown Contact No.:
74 71 83 11 P.O. Box 10039, Gaborone, Botswana Unit G1, Plot 22055, Gaborone West Industrial Tel: 3190837 / 71449624 e-mail: email@example.com www.eco-insulation.co.za
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BOIDUS FOCUS July 2013
Boidus Exclusive Feature Page 13
Meet Botswana’s Young and Rising Star Architects | FEATURED PROJECTS
by Kibo Ngowi & HK Mokwete >>> FROM PAGE 01
Pedriel Mokwadi Nyame, Architects International
Featured Project: Design competition submission for a corporate headquarters (Name of organisation withheld as the competition is currently in the judging phase)
Nyame cites his most recent project, a design he submitted in competition for the headquarters of a Botswana corporation, as his company’s most outstanding work. ‘I always believe my best project is the latest one, because that shows that we’re growing. We’re not stagnant.’ Architects International has a policy of producing developments with at least 80% efficiency (ratio between building space and rentable space). With this particular design, they managed to achieve 90%. The fundamental concept behind the design was to produce an
iconic building. ‘Our idea of iconic is a building that you can either love or hate, but you can’t ignore it,’ says Nyame. The team achieved this by creating a picturesque structure, combining concrete, glass and plant life. Nyame explains that it was important to create a building that looks stable and able to withstand anything, while also being transparent about its inner workings. The building houses the headquarters of a company that relies on the confidence of its customers and to this end, the team used concrete to represent solidity and glass to symbolise transparency. Even the glass walls of the boardrooms allow passers-by to see meetings in progress.
Finally, they incorporated plant life into the building, both for its aesthetic value and for the wellbeing of the staff. ‘Instead of just having the typical dead roof, we have green landscaping on the roof of this building,’ explains Nyame, ‘but at the same time, we’re cautious of the water situation, so we used artificial turf for the grass, which is maintenance free, and then brought in some potted plants. We envisioned this as a space where employees could come and sit to have their lunch. As part of our proposal, we also have a mini golf putting green for executives to practise their putting.’ In addition to these features, the building has a gym and a small restaurant.
Vincent Moapare, Architects Collaborative
Featured Project: National Food Technology Research Centre (NFTRC) Staff Housing
One of the earliest projects that Moapare and his partner undertook after establishing Architects Collaborative was the design and building of the NFTRC Staff Housing in Kanye, Botswana. They were awarded the project through a design competition. He decried the fact that our procurement system tends to focus more on architects’ technical and financial proposals with more emphasis on the number of years one has been in practice and the cheapest provider of services respectively. This tends to disadvantage young practitioners who may be just as creative, if not more, as their counterparts who were born much earlier than them. While experience is very important, design creativity is just as important. Hence NFTRC was one of those rare opportunities which enabled his young firm to compete with, and beat, more established practices. Moapare explains that he and his colleague saw the NFTRC building as an opportunity to demonstrate that it is possible to construct a modern building that is different and more visually appealing than the norm, while not exceeding the cost of a standard building.
‘If you were to be blindfolded and airlifted into an area of government housing anywhere in Botswana, you wouldn’t know where you are because they all look the same,’ says Moapare. ‘They use the same plans; they don’t change them even though peoples’ needs have changed. This doesn’t have to be the case.’ The team was also concerned with saving land. Government building tends to be quite wasteful in Moapare’s opinion, because of the tendency to build a small house that takes up only a fraction of the allocated plot. This project became an opportunity to demonstrate that one can develop a quality building without wasting land. Architects Collaborative advised the client to consolidate all the little plots that they had been allocated for building separate employee houses into a block of town houses. A final concern was the collection of rainwater. ‘With most designs, you find that rainwater collection is an afterthought,’ says Moapare. ‘It’s never incorporated into the design, in the sense that you’ll
find a tank attached at a corner of the house with a lot of pipes connected to it to collect water.’ In addressing this challenge, the team decided to build a structure with a roof that slopes in one direction in order to collect all the rainwater into a single tank on the side. This was in contrast to the typical pitched-roof houses in which water is not collected from one section of the roof unless two tanks are used or an elaborate piping system is put in place. ‘Unfortunately, some of the strategies we had put in place were not implemented due to budget constraints,’ laments Moapare. ‘The client said they would source funding to build the tanks and other things later, but that is yet to materialise. So it’s not just about what you as an architect can do for a project; it’s also about what the client can do. It’s up to the client to come to the table and see what can be made of the building.’
Boidus Feature Page 14
Bold, New, Fresh Design Ideas
Reviewing the best UB Graduating student 2013: Ndaboka Mothobi
by Kibo Ngowi >>> FROM PAGE 01
BF: Please describe the project for our readers. NM: The project is an environmental-awareness centre located on the site directly behind Riverwalk Shopping Centre. Basically I wanted to create a building that has a life cycle; a building that gives back to nature as it takes from nature. I envisioned a place that would demonstrate sustainability to the public and to the architecture profession. Professional architects would learn how to approach the creation of a sustainable building, while the public would appreciate how to interact with nature without causing harm. One important feature of the project is a big open space on which there would be a market reserved for locally produced arts and crafts. Over weekends there are already markets at Riverwalk, but non e of the items sold there are local. So by allowing local artists to sell their arts and crafts on this site, we can also raise awareness that one can actually make a living out of nature. At one point of the space, we also have a fish market which would give back to the fish farming cycles. So through all the activities in the building, there’s a suggestion that ‘this is what architecture should give back to the environment.’ The whole experience of going through the building while experiencing nature is meant to evoke a sense of sustainability because there’s an outdoor restaurant, nature trails and other natural activities. The walls of the building are also strong. There are two layers of skin on the building. The first layer absorbs the heat and traps it. Then the heatis released by the second layer later in the evening. The idea behind this is to reduce the usage of energy-consuming comfort machinery such as air conditioners, because energy use is also an important part of sustainability. The whole building is also built on decks in case of flooding, as it’s close to a stream. The decks also allow for air circulation around the heat coming from the earth itself.
BF: What does it take to excel as an architecture student? NM: Studying architecture just needs time, as in effort to put in time. That is if you just want to be an average student. But to some extent you have to have that artistic side because it’s a talent and more than just what you learned. You learn physics – how the dynamics come together – and how to draw, but you can only go so far without having an artistic mind. You have what you learn from books – the history, the science and the math of architecture – and then you have to have a creative mind that links all of that together and allows you to put it on paper. You have to be able to put on paper what you visualised and that’s really the hard part. Because I bet a lot of people can visualise fancy buildings, but the thing is putting it on paper and presenting it to the rest of the world. So the medium is key - meaning you have to know your software and master at least one to the point where you can create something that you can present to a group of people who aren’t steeped in architecture, so that they can understand what you want to build.
BF: What challenges do you expect to face as a young professional architect in Botswana?
NM: The challenge of being a young architect in Botswana is you can come up with a great idea for a project in school, but the platform here does not give this kind of work priority because even tenders are not judged architecturally. They’re judged on a financial basis. I’m currently doing an internship with a local architecture firm – Saftec Architects – and I’ll only officially be a graduate after October. My plan for now is to stay where I am and work for at least a year so that I can have that basis where I worked and I know the business. That’s when I’ll look ahead.
BOIDUS FOCUS July 2013
BOIDUS FOCUS July 2013
Education Page 15
How to Start Your Own Architecture Firm: 12 Tips From The Pros by Boidus Admin / Adapted from: ‘How to Start Your Own Architecture Firm: 15 Tips From the Pros’ [Source: archtizer.com] Art Gensler did it. Jeanne Gang did it. Quarterlife architect Courtney Brett did it. So why not you? Maybe you’re just starting to consider striking out on your own; maybe you’ve been at it for a year and you’re beginning to wonder if you’re cut out for this. Both your grad school mentor AND your therapist think you’re brilliant. Your parents are starting to worry. Your friends are encouraging, but you wonder how much they know. “Ninety-nine percent of the challenge isn’t how to handle invoices, how to negotiate contracts, how to hire your first person, how to do Revit versus CAD. Those are all issues, but the big issue is, how do you get hired?” says Mark Cavagnero, FAIA, principal of Mark Cavagnero Associates Architects, who started his firm 19 years ago. “How do you actually go off on your own and survive? It’s the part no one ever talks about.”
The panel at AIASF: Mark Cavagnero, Melissa Werner, Cass Calder Smith, Sylvia Kwan, and Samuel Fajner. 1. Who are you? Before you start churning out press releases and wooing clients, “the first thing you need to do to define your brand is actually to define what you want to be when you grow up,” says Sam Fajner. “You have to believe in what you do and find your passion, because if you don’t find your passion, you’re not going to be able to communicate that.” 2. Socialize with the clients you want Running your own firm means you’re on around the clock. “It’s not a separation anymore of work and after-work—it’s more that you’re living your social life around where you want to be,” says Melissa Werner. “Don’t think of work as a nineto-five job. Where are you going to be after work?” Cass Calder Smith says he’s found commissions designing houses in the Hamptons by hanging out there. “But you can’t be in marketing mode” he says. “You have to be in cool guy mode.” Fajner agrees: “It’s about being yourself. People will appreciate that. They’ll see right through the salesperson.” Sylvia Kwan offers one caveat, though: None of the above applies to public projects for institutional, government, or educational clients. “Nowadays with all these ethics laws and sunshine laws, and everything these public clients have to sign, they’re so scared sometimes of even having lunch with you,” she says. “So that whole socialization thing comes much, much later.” 3. Ask for advice “Pick up the phone, select five firms that you admire,” says Fajner. “Call the CEO and say, ‘This is my name, I’m 25 years old, and I want to start my firm. I know that you started your firm 20 years ago; I really would like to have a conversation with you and understand what you went through, what were your struggles, what are the lessons learned, what are the mistakes that you did that you can save me from making?’ You’d be surprised at how many people would be receptive to that call.” 4. Budget time for marketing and business development When you’re a tiny firm of one or two, “marketing” can sound like a luxurious thing for other people. But no matter your situation, getting the word out about who you are and what you do is essential. “As soon as you can, you need to get publishable work,” says Smith. “From a financial standpoint, budget for that: think about where you’re going to spend your money. Trying to get a residential remodel published is a lot harder than a ground-up house. Sometimes you don’t want to try to do things too hard.” Smith recommends looking at growth as just one more design mandate. “We’re all trained to be creative problem solvers,” he says. “At the same time, somehow we put bookends on it; I find a lot of us don’t use it for ourselves in marketing ways or creative ways. You should slow down every now and then and go, ‘I’m a trained creative person. This is what I do: I solve problems. So I’m going to apply that to my marketing situation.” 5. Consider pro bono or a low fee—for the right project If a project has built-in buzz, it can reap rewards for years to come. “I was very lucky because I got to design Restaurant LuLu a long time ago,” says Smith. “Restaurants are seen by a lot of people, so if you have a chance to even work for free practically or team up with somebody on a very low fee on a project that you think will get a lot of visibility, and you’re young and you can somehow scratch by, I would highly recommend doing that. It made a huge difference for me.” Werner concurs. “If you have the time to do something that’s more of a pro bono job or something that’s going to be really
cool that’s going to get a lot of press, a lot of times someone else is going to do the press for you. People have done set designs; we did slow food, the Eat Real Festival—there’s a slew of things people can do. We don’t have to market that. That has a whole team of people that’s going to market it for you, and your name’s going to get out there.” 6. Enter design competitions The bar of entry is lower than you think—and a little effort now could pay off later. “There are opportunities where all you need to submit is a couple of renderings,” says Fajner. “That will get you some publication, sometimes in Arch Record, sometimes online. You never know who’s going to read that. You have a piece that’s going to be written for you; you’re going have drawings and renderings that are online for people to see. That gives you a body of work. Even though it doesn’t get built, and you might not win the competition, you get an opportunity to be seen.” (Ed: Speaking of which! The final entry deadline for Architizer’s A+ Awards is this Friday, December 21.) 7. Invest in good photography To get published in print or on the web, you need stellar photos. “Much of the media is driven by having really high-quality photography,” says Cavagnero. “Whatever dollars you can muster up, I would put them towards great photography, even the most modest project.” Even if you can’t afford dozens of photos, you can still make the most of the shots you have. “You might get ten good pictures, but they’re so high res that you can crop into one really tight and end up with a number of good detail shots,” says Smith. “You can usually make an average project look a lot better.” Find a photographer who understands your vision. “Start developing a relationship with a photographer you really like, whose work really appeals to you and resonates with you,” says Cavagnero. “The really good photographers, when you talk to them about your ideas and your passions and what you’re trying to convey in the work, they don’t just walk out to the building and start shooting. You really want to cultivate what it is you’re trying to do.” 8. The Internet is your friend The great shrinking of print media means you’ll have a harder time getting published in magazines. But, says Werner, “they all have web editions, and what’s best about that is you can send those things out in every avenue you can think of.” Werner recommends developing relationships with editors. “Over time, they come to you and they ask you for projects,” she says. (Ed: Ahem. Send us your tips firstname.lastname@example.org!) The more you publish online, the more keywords are associated with your name, adds Werner. “A client found us one time just by looking up ‘modern barn,’ and our project came up, like, a thousand times. They were like, ‘We have to talk to this architect!’ And it’s just because it was on so many different websites.” 9. Parlay your small projects into bigger ones Use any experience you have with a typology to grab more of it—and never, ever downplay your expertise. “Every single project you work on, you own it,” says Kwan, who as a junior architect worked on airports and convention centers for Gensler. “I tell people this that I mentor: Even if you just did the toilet details at the airport—which I did!—so? You say, yes, I have airport experience, end of subject. Not, “Oh, but I only did the bathrooms!” Never apologize. You have to be really bold and confident when you start a firm. You’re starting with very little, but your body of work, whether it’s five years or ten years, you own it all.”
Clients, though, always want the expert. How to break in and get on their radar? Smith did a lot of restaurants early in his career, and he began doing restaurants for Hyatt. “A lot of this stuff is really relationship-based,” he says. “You do good work and they build up a lot of trust, and these companies start to find that it’s easier for them to call you than somebody they might not know. If you’re making their job easier, then they start saying, ‘You guys are doing pretty good restaurants. Why don’t you do this lobby, or why don’t you do these rooms?’ And now we’re doing all that, and as we finish those, we’re using that to market to Hyatt’s competitors.” 10. Partner with bigger firms to get on large projects As a boutique firm, you won’t have the capacity to handle those $50 million commissions—but you can get your name out there to the firms that do. “We let larger firms know that we’re interested in working with them,” says Werner. “We’ll talk to a much larger firm that may specialize in something totally different from us, but it would make sense to bring us in as a restaurant person. That way we can have a small piece of a larger project, which would hopefully lead to bigger projects later on.” Sometimes it’s possible to work on a project that’s a stretch for you if the design architect is out of town and needs your local expertise, adds Kwan. “If you know this project type, but it’s a little bigger than your normal scale, you can team up with a larger firm that has that experience,” she says. 11. Network in the whole industry, not just with architects If you meet a furniture vendor at a party, don’t overlook her just because she’s not a designer. Manufacturers and suppliers have valuable information that could help you land some workplace design clients, says Cavagnero. “They’re really good at business development and knowing which companies are looking in town—who’s expanding, who’s relocating, who’s out looking for 30,000-foot space.” Networking with commercial realtors is a good idea, too. “The relationships you make may very well not be with architects, but they’re with other people who are looking at the same kind of work you are, but from a completely different angle,” adds Cavagnero. 12. Get published where clients will take notice Remember that your favorite magazines aren’t necessarily the same ones that potential clients read. “Getting published in Arch Record is great,” says Fajner. “Your peers are going to see your work. What about your clients?” Look for the influential business and lifestyle publications in your area. Adds Fajner, “It’s great to get a pat on the back from your peers, but what you want is to be in the San Francisco Business Times, the Chronicle, where your clients are going to read about it.” In conclusion! Launching your own practice demands a lot of effort, energy, and an extremely porous personal life. Cavagnero wraps it up: “You can’t veil or separate your private life. When you think you’re ready to go to an event on a Thursday night just because there might be a client, or go to a playground because a friend of yours has a child and there’s a little birthday party for seven-year-olds, when you honestly think you’re ready to do that—and that doesn’t sound goofy or weird or terrible to you, but you say, ‘I can do that, that’s OK, if that gets me an OK job, that’s actually great’—when you’re ready to do that, you’re really ready to go out on your own. It means you’re believing in yourself, you want it, you’re willing to put a lot of your personal life into it to make it work. If you’re not ready for that, you’re probably not ready to go on your own, because people won’t just call you to hire you. You’re going to have to extend yourself.”
Professional Practice Page 16
BOIDUS FOCUS July 2013
The Role of Architecture in Humanity’s Story Vikas Shah, Thought Economics, July 2012
Q: How does architecture relate to wider culture? [Martha Thorne] Without a doubt, architecture is a part of culture- it has been called the mother of all arts! It is certainly part of how we see ourselves, and part of how we see the world. The unique aspect of architecture is that in its physical incarnation of buildings, it may last for hundreds and hundreds of years.
In this exclusive series of interviews, we speak to Martha Thorne (Executive Director of the Pritzker Prize), Richard Rogers (architect of the Pompidou Centre in Paris, the Lloyds building and Millennium Dome in London and founder of Rogers, Stirk, Harbour + Partners) and Mohsen Mostafavi (Dean of the Harvard Graduate School of Design and the Alexander and Victoria Wiley Professor of Design). We discuss the very nature of architecture itself, how it relates to culture and topics ranging from the nature of cities, how buildings influence our lives and the future of architecture itself Humanity leaves immortal echoes through its history using the media of language, art, knowledge and architecture. These echoes are not simply viewed in retrospect; they are primary to our time and define our civilisation at any given moment, justifying our very sense of being human. This justification is important. Humanity exists in a near-perpetual war for existence. We are mortal, but we wish to become eternal and culture is our success in this battle. Culture allows us to assert our existence to ourselves to the extent that we are not just ‘now’ but are- in essence- forever. Culture is experienced in the present time as the fluid gamut of structures that define our experience of living, but in truth (and paradoxically)… it exists in retrospect. We may use language to communicate and knowledge to exchange, but it is only when we look at the story of language,
the body and origins of knowledge, that we can contextualise them, and understand their role as elements of culture. Throughout time, architecture has persisted as one of the most profoundly important reflections of culture. Whether we consider monumental structures such as the Roman Coliseum, Notre Dame and Taj Mahal or modern icons such as the Empire State Building, Sydney Opera House or Guggenheim Museum, we see each building reflecting the story of the time, and how that iteration of culture wished to project itself to the future. Architecture also persists through our infrastructure from bridges to public spaces and even the very layout of our cities themselves. In this sense, one could consider architects as being the arbiters of our future history. So how did architecture become so central to our experience of being human?
Q: What is the fundamental purpose of architecture? [Martha Thorne] That's a very simple yet complicated question. Architecture exists to create the physical environment in which people live. Obviously that's a very simple answer, but if we deep digger we see the complexities. What is the built environment? what constitutes quality of life? how do architects determine whether something is positive, helpful or relevant for individuals and collectives?
[Richard Rogers] It serves society and improves quality of life. It's a physical manifestation of the society's wishes to be civilised! ...public domain being the obvious place which encapsulates this as buildings, alongside being art and science, are part of the public domain.
[Prof. Mohsen Mostafavi] Architecture should fulfil multiple criteria. One of its pur-
poses is to itself. A lot of people believe to some degree, in the autonomy of architecture as a discipline which means that part of the purpose of architecture is to construct new forms of knowledge that relate to the enhancement and advancement of the discipline itself. In a way, this is inseparable from the performance or performativity of architecture in terms of its responsibilities to engage with the society at large. There is, in a sense, a purposive dimension to architecture which really provides the symbolic ideas of habitation and- broadly- serving the humankind. It's both this version of architecture that removes purpose, and one that really engages it fully in a purposive dimension. I think the simultaneity of these two conditions that's key.
Q: What is the role of aesthetic and beauty in architecture? [Prof. Mohsen Mostafavi] Many of the tasks we undertake- even the simplest building project- as an architect, you are always hoping the outcome will be something beautiful. What constitutes beauty however, is more complex. To use the cliché, it’s in the eyes of the beholder! Trying to foreground beauty is a valuable task.
Aesthetic refers more broadly to the philosophical thinking procedures, including questions around visuality, reception and the whole apparatus of discussing the aesthetics of buildings themselves. This is something that is very relevant and important. In terms of architecture, we don’t discuss these issues very systematically- they have been left to be thought of in terms of purely subjective criteria. We do not spend enough time articulating the reason why we think something is beautiful, and that’s all part of a training process that is necessary. To use an analogy from wine... you could drink any wine and think you do like one or don’t like another.... but actually there is a lot of discipline involved in the appreciation of palette and the development of taste. It’s not a purely subjective quality, there’s an art in the way taste becomes sensitive to nuances. That’s something which is critical in architecture- and we must pay more attention to the manner in which we discuss beauty as a topic.
Architecture is created by people! the most successful architecture goes beyond just being a shed or a box for living... the most important architecture as we look back over history are buildings or environments that have done so much more in a variety of ways- be that innovation in building and construction, or buildings that have pushed the discipline to get us to think about our environment in different ways, or just incredibly beautiful buildings that have lifted the human spirit in addition to housing our activities and our lives.
[Prof. Mohsen Mostafavi] Many of the practices of architecture are about the disci-
pline’s entanglement in contemporary issues. The concept of contemporary is one that is fully implicated in contemporary tradition, practices and ideas. There is therefore a symbolic dimension to architecture which leads it to become a manifestation of those themes. Therefore, as a form of art practice... as a cultural production... it is obviously the manifestation of the spaces within which we see practices and lives taking place.... exemplars of contemporary life. If architecture wasn’t implicated in that project, one would simply have to conclude that it was not keeping up with the times. Does every piece of architecture accept these responsibilities? well... that remains to be debated. For me however, that responsibility is not in question. Whenever you collaborate on a project which involves multiple agencies and participants- like people playing jazz together- each player contributes to the tonality, sound and experience of the overall. In that sense, architecture as a cultural production has the responsibility to be of them time, but represent the time.... to be the vehicle through which transformations are made.... We have to be aware of the responsibilities we have for architecture as a framework for social action. In that way, there is a reciprocity... a connection.. between how you’re affected by a circumstance and how you affect the circumstance itself
Q: How does architecture respond to global challenges such as population and climate change? [Martha Thorne] Architecture, as with any field, has excellent examples of attempts to
move forward and be much more mindful of societal issues and problems. We must remember that architecture has to be kept in perspective. The vast majority of buildings in our world are not designed by architects. They may be undertaken by builders or begun spontaneously but we certainly cannot say that all buildings that populate our city were intentionally designed by architects. I just came back from Austria where I attended a conference called “Space Matters”. On one hand we realise that space is important, it affects our quality of life. But this also relates to the scientific sense whereby space is matter... it is made of matter, not something intangible. A lot of people were talking about architecture and activism. If we look at Favelas and other forms of spontaneous housing and communities, we see that there are alternative forms of architectural practice. Architecture in this sense is activism, not object creation. There are aspects of social integration and organisation in these communities that are enormously positive and we could learn a lot from them.
Q: Can architecture influence the identity and emotion of a place and it’s people? [Martha Thorne] Without a doubt, buildings are accepted by communities and imbued with
emotions and the appreciation or disdain of people! They are included in the identity of a people, city or place. I don’t think it’s something that an architect or developer can will onto peopleit’s something that happens naturally and relates to how people see a building, how they accept it and... of course... this does lead to discussions around branding and communications. In this sense, the Empire State Building has become part of the image and identity of New York and is a source of pride for the people of the city, and a connection they have to the city’s past. It’s fair to say that most people feel affection and appreciation for the Empire State Building! People speak of the ‘Bilbao Effect’. The Guggenheim Museum is a very important part of the city, but there is a misnomer. People often say that the Guggenheim Museum turned around the City of Bilbao and that Frank Gehry has turned the city around and created an icon. Well.. that’s not exactly true.... Bilbao was an industrial city that was coming into the 21st century. All of the city’s improvements were based around industries that were decaying and becoming obsolete. The regional government and city leadership developed a planned for around 13 different major public works. This included moving the port from Bilbao down river! These were huge investments which... on a postcard... are not as obvious as The Guggenheim Bilbao, but which were fundamental in changing the city. Cleaning the river was incredibly important and didn’t receive as much credit as the Guggenheim.... alongside this you had the installation of trolleys across the city... conference centres... music halls... subway system.... all of these things also contributed significantly to the rejuvenation and rebirth of Bilbao. Bilbao without the Guggenheim would not be Bilbao... but also, Bilbao without this collection of other public works would not be the city it is today.
[Prof. Mohsen Mostafavi] I certainly hope so! Don’t you find that often, when you walk into the room, you may talk about how you find the qualities of the room to be somehow calming? A space may instil certain emotional conditions and I certainly believe in the emotive power of architecture. Those emotive powers are very important as they speak about the sense of experience and the sense of experiencing architecture. It’s not just about an intellectual reading of architecture as a cognitive rational process, but also about the emotive dimension. The spaces and buildings we love the most instil certain feelings in us that are often not easy to describe.
BOIDUS FOCUS July 2013
Comments Page 17
State Owned Construction Company in Botswana by H. Killion Mokwete, RIBA Chartered Architect
An article published in the Sunday Standard of 7th July states that the government of Botswana is at an advanced stage of plans to establish a state-owned construction company. The report notes that there are those in Cabinet who see the gap left or to be left by the Chinese firms when they leave as an opportunity to form a super construction company that can deliver mega projects. Although full details of the idea are still fuzzy, the intention to form a state owned Construction Company however needs to be thoroughly debated, especially within the industry and private sector as a whole. The ramifications would affect all aspects of the built environment in Botswana. From procurement, professional landscape and more especially the economic state of the fragile industry. As it is today, Government of Botswana forms the largest employer in the building and infrastructure industry. This is through the various government agencies that undertake development projects. This dominance in the industry however is problematic when government cannot invest in any new buildings as has been the case for the past three years. Further to this, governments participation in the industry through its development companies is something that does not do the industry justice in stimulating growth and maturity. The prospect of another BDC, BHC, BIH type parastatal to compete in the space that private sector can easily fill is frightening to say the least. When China decided in the early 90’s to form state owned construction companies such as China State Construction & Engineering Corporation (CSCEC), now regarded as the worlds biggest builder, it was not something in contradiction to their governance and economic structure. Chinese socialist governance model can accommodate such state dominated initiatives. Also core to the Chinese State Owned Contractors was to comBoidus Team pete with the then Japanese firms in global EDITOR domination. H. Killion Mokwete Unless the envisaged Botswana State Owned Contractor is aimed at Conquering the world, then it has no place in Botswana’s construction industry. It will not do anything to empower local contractors to grow and mature into international players. Most frightening, it probably will be dogged by the same mismanagement, lack of expertise and down right incompetence that has dogged all government supervised construction projects to date.
COPY EDITOR Peta McAdam DESIGN Bridget T. MacKean JOURNALISM Kibo Ngowi SALES H. Killion Mokwete Thabo Sarona DISTRIBUTION Roy Selebalakhai GUEST COLUMNISTS Phenyo Motlhagodi
Comments & Letters
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Boidus Botswana was tagged in a discussion by Gorata Kgafela:
The Main Mall is challenged and seriously displaying the wounds caused by the Super Malls and the flight to Suburbia. Finding a decent cafe for my morning cafe latte has yielded no results! I’m stuck with filter coffee in a hotel! I hope that when the City Council gets around to appointing a CEO to run this city that I love so much, they find a VISIONARY of an individual. With a passion for making Gaborone the place to be! The Main Mall should return to mixed use as it originally was. Apartments, offices, Shopping, Cafes! Live Work Play. Just lamenting about the loss of soul of my city. I’ve tagged you because I trust you are part of the history of Gaborone. Jasmina Telic: As far as I know, most of the owners can’t do much do improve the current state of their buildings due to parking requirements Thebe Mogapi: Morning Gorata I have personally had to use the Presdient Hotel for services I would rather have used an intimate or outdoor cafe for, and this was only last week Friday, I actually walked into KFC and asked them if they sell coffee. Before we talk coffee though we need to think about parking, sitting areas and a plan needs to be made for the flea market taking over the walkways. I still have hope though the current Mayor seems to be a chap with a plan. Brigid T Smith: I agree 100% with you darling!! Hopefully I will get into council!!! We need change and rejuvenation!!!! Mmaneke Ntebo Maplanka: AMEN to this ntsalaka........... Gorata Kgafela: The solution is relaxation of parking requirements and the provision of a communal parking structure on one of the open spaces nearby. Development needs to be liberalised. The route of council commercializing the operations of land use make a lot of sense. Gorata Kgafela: MaBridgo I want you in higher office my love! The bickering that goes on at council leaves them with no time to make a meaningful contribution. Tshoganetso Rantshilo: Totally agree with you Gorata Kgafela. There also a brilliant oportunity of “fully pedestrianiziing” the mall corridor through parliament grounds and connecting to the CBD? Somebody needs to do something bout African Mall too!! Tebogo Lebotse: Tha main mall is a sorry sight! Keletso Matshediso: Visionary leaders in places of influence is wat we nid Darling.winds of change r sweeping over this place so let’s b hopeful guys. Gorata Kgafela: I am hopeful we are headed in the right direction. It just shouldn’t take a decade of decay to implement. Boidus Botswana: @ Gorata Kgafela, the main mall has been allowed to die deliberately i suspect. Its shameful that a City the size of Gabs cannot even perform the least of functions to make the place atleast habitable. From raw dirt to decaying pavements....it makes me weep inside. But did you know that there is currently a Redevelopment Exercise of Main Mall doing the rounds between
GCC and DTRP? You will never know. Its almost a secret. Vincent Moapare: Gorata Kgafela, you are spot on!While growth may necessitate building new centres elsewhere due care must be taken not to allow that to happen at the expense of existing centres, like the old CBD has suffered. We tend to give precedence to the car at the expense of pedestrians hence we end up with isolated islands separated by major highways which become barriers to free pedestrian movement. With a bit of creativity, African mall, main mall, new CBD, Bus rank and Railpark centre can be connected as one continuous experience. I know that new mall owners don’t mind killing existing malls as long as they get all the customers but planners should plan properly in order not to perpetuate the trend. Gorata Kgafela: It ought to start with an overall strategy led by a concept of what the city ought to be. Revival of these old malls is only part of resolving the bigger problem. There can be no success when parts of the city are looked at and planned for in isolation. It even goes as far as rethinking the public transport system around the city. Trams have been introduced in other countries. Leago Sebina: Very thoughtful observations....I guess as architects we observe this and see the opportunities, possibilities and potential but for those in charge you wonder if they have the imagination. The city needs to dream and set a vision for its future by allowing seasoned urban designers and architects to compete and put together proposals to revive the soul and character of the city Centre. At the moment zoning is the order of the day....developments are confined within their allocated lots....We need to think “IN BETWEEN SPACES” inhabited by human beings. That is the space that belongs to city council, which if revived can act as a catalyst for the rest of the developments in the main mall and indeed the rest of the other disjointed precincts....simply put “GABORONE NEEDS TO BE CONNECTED”.... Boitshwarelo Lebang: You are so right my friend, this great place is deteriorating at an alarming rate and hence becoming irrelevant to the upwardly mobile urbanites, there is a lot of potential in it though, what with its proximity to the govt enclave, new CBD etc We need visionary people to turn things around, I can just see it abuzz with life, “real urban” buzz with us having our lattes at one of its cafes discussing business! And talking about the public transport system, just the other day we were discussing potential routes for our trams..... lets dream on! And make it happen..
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Property / Financing Page 18
BOIDUS FOCUS July 2013
Your Guide to Multi-Residential Development: Question & Answer; Financiers and Realtors by Kibo Ngowi and HK Mokwete >>> FROM PAGE 01
Modiredi Maruping, Director, Maruping Real Estate 1. What should developers consider as key when developing or investing in multi residential? a. Firstly; Welfare, Health & Safety of potential tenants. Here you are going to have may people living in close proximity and your designs must take all three into consideration. Provide space for emergencies. Allow for proper removal of waste etc. Proper management can correct some deficiencies though! b. Secondly: Maximum & effective use of building space. Get Council approval!! Current regulations stifle this area of development with developers being forced to leave space for kids to play even when they are building one bed flats, space for cars dedicated to each unit even when the development is meant for low cost market (developers should be allowed to put regulations in place allowing for tenants who keep cars or not). Avoid stand alone units. c. Third: Internal space lay out must also be allocated effectively. Avoid passages, let them form part of usable space. Avoid some internal walls as they reduce spaciousness....eg open up the kitchen.
2. Tell us what are makes a good multi residential development complex? A complex that incorporates the three above is a good complex. Must also be easily accessible by public transport, close to shopping centres and clinics or hospitals. Nowadays developer must consider power back-up and water recycling potential. Location is very important.... the same complex in Mogoditshane or Tlokweng will be more profitable than one in Lehututu (small population, away from centres of business activity).
3. What is the current demand for rentals and or sales in the multi residential sector? Demand is good for rentals with range of P2500 pm to P4500 pm for 2-beds units. Two beds units in areas like Extension 5 or 11, Block 8, G west Phase 1 can go for as much as P6500 per month (not furnished). Sales market is also good. Good rentals are fuelling the sales market as potential owners want to secure a property that has good returns on investment. The CBD has seen some 2-bed developments going for around P1.6 million per unit even before they were completed.
Kim Bekker, Seeff Properties
Financing your Multi Residential Development - Q&A with FIRST NATIONAL BANK OF BOTSWANA What mortgage loan facilities does you bank have towards financing multi residential projects? Please give details if you have such a package. • Multi Residential Projects are financed under our commercial loan facility offering. • The loan facility solution is packaged in line with the development requirements of the client. • The main key features are: i. Loan Tenure: 120month ii. We finance upto 80% of the open market value, this depends on the valuation report contents and the location of the property. • Obtain an FNBB Commercial Property Loan Brochure from any branch for reference. What are the basic requirements for one to qualify for loan/mortgage to develop a multi residential project? • The key requirements would be: i. Company Financials and Cashflow projections, inclusive of this loan repayment ii. Proposed Tenancy Schedule iii. If the customer has secured potential tenants, letters of intent should be submitted. • Obtain a checklist from any FNBB branch for reference. What level of security and or client’s contribution does your bank require from client who wants to develop multi residential? • We finance up to 80% of the open market value, this depends on the valuation report contents and the location of the property. • The deposit requirement is 20% • The bank reviews the project holistically and engages with the client to formulate a proposal that we will suit and meet the client’s request and or objects. Thus even though the above is a minimum requirement, every application is reviewed with its own merits. Our aim is to present a feasible proposal to assist the client accordingly. We see ourselves a business partners and as such have a long term view of developing, nurturing and maintaining mutually beneficial relationships. Are there any minimum rental thresholds in Gaborone for example that you will require from the development for it to qualify? • The customer having done their market research, having engaged with valuators and estate agencies, will have a rough estimate on rental income expected for their proposed project. • On our end, we consider 80% of the rental income as part of our repayment ability calculations.
1. What should developers consider as key when developing or investing in multi residential? • The developer should immediately register sectional title as this will give the developer flexibility sell the units independently. In terms of disposal, the development will fetch more if each unit is sold independently as it will appeal to an array of buyers. • Without sectional title, the potential buyers are your investors who link the value of the property to its future cashflows. In an event that the rental market is depressed, the value of the property will be negatively affected, however, when potential homeowners acquire property there are not too concerned about the rent, but are mainly interested in creating a residence and is focus on the mortgage which they afford. • In conclusion, it should be noted that the value or capital appreciation of an investment property is directly correlated to its rental, whilst a single family dwelling unit’s value is driven by the market sentiments. 2. Tell us what are makes a good multi residential development complex? The most important factor is if the units are sold individually they should have a very good Body Corporate with good rules. It doesn’t help if the Buyer can raise the money to buy the unit and then cant afford the monthly levies. This is the biggest problem. Don’t overcapitalise for the area – ie. Build expensive units in Mogoditshane or cheap ones in Gaborone Village. Location is important. Proximity to Amenities (ie schools, shops etc important) Swimming Pool Good Security – that’s why people want to live in complexes Landscaping 3. What is the current demand for rentals and or sales in the multi residential sector? Should be priced correctly and well built with decent finishes. Nothing fancy just keep the theme throughout ie modern. If this combination is good then there is good demand.
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WHY BOIDUS? • the consumer of the built environment needs to be in a position to access information regarding what the architectural industry is up to • a platform for discussion and discourse needs to be created where open, earnest discussions on important issues take place
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Gaborone West Industrial Suppliers of: Gaborone, Botswana PO Box AD 214 ADD Architectural Aluminium Gaborone Tel: (+267) 3925384 / 95 Botswana & Glass, Curtain Wallings, Fax: (+267) 3925350 Tel: (+267) 3925395 Cell: (+267) 71321032 Shower and Patio Doors Fax: (+267)3925350
Email: email@example.com Company Profile Scotch Macdonald (Pty) Ltd. Trading as Delta Glass & Aluminium has developed a wealth of experience over the years in Botswana Architectural Glass and Aluminium supply market. Delta Glass & Aluminium is Botswana’s foremost supplier of an enormous variety of specialised glass products and Architectural aluminium applications such as Shop front systems, Curtain Wall, windows and doors, shower cubicles, skylight and Louvers and numerous other products that complement the Fenestration Industry. As an active member of the Botswana Bureau of Standards technical advisory committee we at Delta Glass & Aluminium combine the technical expertise of the most experienced glass and aluminium designers and engineers in Southern Africa to render expert opinion on all aspects of aluminium and glass fenestration, we help determine the best solutions, both technically and economically, with systems and products that have been carefully engineered and thoroughly tested to comply with the most stringent performance specifications. Operating from our 1600 square metre warehouse in Gaborone west industrial, Delta has a most comprehensive distribution network in place to service local and northern businesses with our fleet of purpose built vehicles. Most importantly, Delta boasts a team of highly experienced technical, production and management personnel focused on maintaining the high level of service and quality standards for which we are renowned.
Scotch Macdonald (Pty) Ltd. Trading as Delta Glass & Aluminium has developed a wealth of experience over the years in Botswana Architectural Glass and Aluminium supply market. Delta Glass & Aluminium is Botswana’s foremost supplier of an enormous variety of specialised glass products and Architectural aluminium applications such as Shop front systems, Curtain Wall, windows and doors, shower cubicles, skylight and Louvers and numerous other products that complement the Fenestration Industry. As an active member of the Botswana Bureau of Standards technical advisory committee we at Delta Glass & Aluminium combine the technical expertise of the most experienced glass and aluminium designers and engineers in Southern Africa to render expert opinion on all aspects of aluminium and glass fenestration, we help determine the best solutions, both technically and economically, with systems and products that have been carefully engineered and thoroughly tested to comply with the most stringent performance specifications.
Operating from our 1600 square metre warehouse in Gaborone west industrial, Delta has a most comprehensive distribution network in place to service local and northern businesses with our fleet of purpose built vehicles. Most importantly, Delta boasts a team of highly experienced technical, production and management personnel focused on maintaining the high level of service and quality standards for which we are renowned.
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BOIDUS FOCUS July 2013
Unit 10, Western Industrial Estate BDC Complex, Block 3 Industrial, Gaborone Tel: 391 3506 | Fax: 391 3864
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We’ll Light Up Your World Crystal Chandelier Lights Modern Kitchen Lights Driveway Lights Garden Lights LED Strip Lights Living Room Lights
We offer the following services: • Lighting Layouts & Designs • Technical Expertise • Lighting Consulting
Published on Sep 4, 2013