South African Property Review SOUTH AFRICAN February 2017 PROPERTY REVIEW

PROPERTY REVIEW - LogoTreatment.pdf 1 2016/08/25 11:31 AM CESA Christopher Campbell, one year on

ONE on ONE

Architects The man behind Menlyn Maine

SASOL PLACE Showing off Sandton’s latest iconic building

SAPOA Legal and February 2017 educational matters SAPOA events

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South African Property Review Architects SOUTH AFRICAN February 2017 ON THE COVER PROPERTY Standing tall, standing proud SASOL Place, REVIEW PROPERTY REVIEW - LogoTreatment.pdf 1 2016/08/25 11:31 AM SASOL’s new headquaters located on CESA Christopher Campbell,

February 2017 one year on 50 Katherine Street, makes its mark on Sandton’s skyline. ONE on ONE The man behind Menlyn Maine

SASOL PLACE Showing off Sandton’s latest iconic building

SAPOA Legal and educational matters

2 From the CEO 4 From the Editor’s desk 6 Industry news 12 Planning and development SAPOA engages on spatial transformation 14 Legal update Draft Gauteng: guideline for implementation of sustainable development 17 Education Working towards an improved built environment landscape: SAPOA welcomes its new Education & Training Manager 20 One on one CESA in the hands of a passionate and committed leader 24 One on one A man with a heart of green 28 Trend Commercial real estate trend forecast: developing Africa’s future cities 30 Retrospective From green fields to green buildings: the history and legacy of Sandton Central 32 On show 48 Profiles 52 What’s on Upcoming events 55 Frankly speaking Architect and urban designer Wessel van Dyk is going places – with a passion 56 Off the wall Getting in on the act

FOR EDITORIAL ENQUIRIES, email [email protected] Published by SAPOA, Paddock View, Hunt’s End Office Park, 36 Wierda Road West, Wierda Valley, Sandton PO Box 78544, Sandton 2146 t: +27 (0)11 883 0679 f: +27 (0)11 883 0684

Editor in Chief Neil Gopal Editorial Adviser Jane Padayachee Managing Editor Mark Pettipher Copy Editor Ania Rokita Production Manager Dalene van Niekerk Designers Wade Hunkin, Eugene Jonck Sales Robbie Pansegrauw e: [email protected] Finance Susan du Toit Contributors Lekgolo Mayatula, Maud Nale, Mumtaz Moola, Nadir Jeeve, Phil Ruimte Photographer Mark Pettipher DISCLAIMER: The publisher and editor of this magazine give no warranties, guarantees or assurances and make no representations regarding any goods or services advertised within this edition. Copyright South African Property Owners’ Association (SAPOA). All rights reserved. No portion of this publication may be reproduced in any form without prior written consent from SAPOA. The publishers are not responsible for any unsolicited material.

Printed by Designed, written and produced for SAPOA by MPDPS (PTY) Ltd e: [email protected] e: [email protected] from the CEO Welcome to 2017

SAPOA is excited to launch its latest training programmes and networking opportunities in 2017

reetings, and a very warm welcome to SAPOA is excited to launch several Gthe first edition of South African Property new education programmes, in partnership Review for 2017. I trust that you had a great with the University of the Witwatersrand, December break, and are rejuvenated and to supplement our current offering. Some ready to start the new year. of these programmes include Real Estate By most measures, last year was turbulent Market Analysis, Real Estate Investment in terms of our country’s economy and political Analysis, Commercial Real Estate Valuation, climate, but the commercial property sector Management & Leadership for the Built remained resilient. We are confident about the Environment, Strategic Corporate Real Estate year ahead. Management, Real Estate Finance, Advanced At SAPOA, we pride ourselves on providing Facilities Management, Occupational Health leading industry forums, and a platform that & Safety and Building Services, Property allows members to discover innovative ideas Management for Developers, and the Law for and to develop their business. Engagement Property Development and Management. and fostering strategic working relationships There are also several advanced-level with the public sector are very high on the leadership programmes, aimed at assisting agenda – that’s a mission we will continue managers in developing skills for the built in 2017. environment, including Strategic Corporate This year is a bumper one of networking Real Estate Management, Management opportunities throughout the regions, and we Development in Commercial Property, and hope that you will join us. Senior Managers Development in Commercial Expect the Annual Convention & Property Property respectively. Exhibition to bring new insight, inspiration We trust that you will find these new and understanding of the latest industry offerings beneficial to you and your business. trends, and to strengthen connections with Information on all of these programmes is close to 1 400 property professionals nationally. available on the SAPOA website. The theme this year – Disruption – will Sponsorship provides essential support underpin the need to change the way we think for SAPOA at a national and regional level, and the way we use technology to reshape the and contributes to the overall success of the property industry. It’s all about collaboration organisation. It provides an opportunity to and cooperation between individuals from showcase your brand in a dynamic way, and a wide range of professional backgrounds. highlight products, services and corporate We hope you will join us for a symphony of initiatives to a broad audience at events. outstanding real estate discussions. Event sponsors provide vital funds to assist in In addition to the annual conference, there the staging of the events themselves, providing At SAPOA, we pride are various breakfast sessions, golf days, members with the most up-to-date, topical ourselves on providing forums and networking evenings planned and relevant events in the industry. nationally throughout the year. At a regional level, we welcome support by leading industry One of SAPOA’s key endeavours in terms one or more sponsors. If you are interested of strengthening partnerships, dialogues and in getting involved at a regional level, please forums, and a platform collaboration between the commercial contact the relevant regional secretariats – that allows members property sector and government is through details are available on our website. the annual Meet the Mayor initiative. We We hope to make 2017 a year filled with to discover innovative have commenced discussions with the positive growth within the property space. We ideas and to develop various government stakeholders and hope are excited for the future! to host these engagement sessions in most of their business the key municipalities. Neil Gopal, CEO

2 SOUTH AFRICAN PROPERTY REVIEW SAPOA events

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SOUTH AFRICAN PROPERTY REVIEW 29 from the Editor’s desk Stepping into the year ahead

What an exciting year 2016 was. SAPOA reached its landmark 50th year, there were new property listings on the JSE, legislation continued in sectional title developments, the Community Schemes Ombudsman Services officially opened its doors and the Estate Agency Affairs Board introduced Privyseal

ebruary seems a little late to be wishing Several of South Africa’s leading firms Maine Precinct project. We will continue our Four SAPOA members a happy and are centralising their office space as well. light-hearted “Frankly Speaking” page with prosperous new year – but as we all know, Two (both in Sandton) that come to mind Wessel van Dyk, who is a member of our the property industry only really gets back are Sasol Place and Discovery. They join the Excellence Committee. to work in mid-January, and this is our first likes of Alexander Forbes and Ernst & Young Going forward into 2017 – starting with real communication of the year. in taking their head offices to a place of our March edition – we will be introducing Two of our members, Liberty Two Degrees easier access. “Associate News”, a section that will replace and Spear Properties, listed on the JSE in the generic industry news. On these upfront November and December last year pages we will be inviting SAPOA’s associates respectively. We take this opportunity to to give us news and happenings in their congratulate our former President Amelia particular part of the industry, ensuring that Beattie on both the Liberty Two Degrees we keep the short announcements relevant listing and becoming its CEO. We also to our members. If you have any submissions, congratulate Mike Flax, Quintin Rossi and please send them to [email protected]. Abu Varachhia of Spear Properties on Looking forward to the March edition, their listing in November. We look forward South African Property Review will hone to holding one-on-one interviews with in on technology and innovation, with them later in the year to find out how they an industry focus on IT, project managers, have fared. and security. We will also be running a One One advantage of getting to talk to people on One interview with the Green Building about the new year is that predictions have Council of South Africa’s new CEO Dorah already largely been laid. The year 2016 was Modise. Until recently, she served as the not a particularly good one for the property Strategic Executive Director of City market – but while there has been a general Sustainability at the City of Tshwane, prior slowdown in the market, prices are, for the to which she was Chief Policy Advisor for most part, still holding their own. The old Sustainable Development at the South adage of “Invest in property – it’s a safe bet” is In this edition, we are privileged to be able African Department of Environmental still holding strong. There will be a continued to take a closer look at Sasol Place, Sandton’s Affairs. There she spearheaded South drive for more green-compliant buildings latest iconic building. We talk to Fay Hoosain Africa’s engagements in global sustainable that are both more energy-efficient and and Adam Sargent, and discover the thinking development negotiations as well as the water-wise. The migration pattern of people behind the building and what it means environmental sector green economy looking for better opportunities and a safer to Sasol’s employees. We look forward to response, including the establishment and environment in which to live will continue bringing you the development of the management of the national green fund. to drive housing prices in the Western Cape, Discovery building in a later issue. I look forward to working more closely East London and Port Elizabeth. This year, we see the introduction of our with our members and will be getting out and People are still buying into property. One “One on One” interviews, where we aim to about more, leaving the comfort of my office of the biggest global trends is increased talk to our industry’s leading lights to get in the Western Cape to visit SAPOA’s regions urbanisation, and in the case of our South a more personal view of who is working and to meet personally with as many of you African cities we are seeing more gated to take the property industry forward. We as possible. June will see us getting together communities springing up as an answer to start with Christopher Campbell of Consulting in Cape Town for this year’s annual Convention, a safer living environment, ever-greater Engineers South Africa, which has recently so I look forward to seeing you in the Mother densification, and a leaning towards mixed- signed an MOU for greater collaboration City. Book now to take advantage of the early- use developments such as Menlyn Maine, with SAPOA. bird special! where whole communities can work, play and In keeping with our “architects” theme, our live within an easy commute to their work and second interview is with Henk Boogartman, All the best for 2017. recreation requirements. who is leading the charge with the Menlyn Mark Pettipher, Managing Editor

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SOUTH AFRICAN PROPERTY REVIEW 29 industry news

Emira launches ground-breaking new commercial property leasing app for brokers

mira Property Fund has clients with an information pack Elaunched an innovative new that gives a full picture about app – the first of its kind – that the property. This includes provides real-time information everything from a property about properties to make it fact sheet, its GPS location, easier for brokers to conclude background on Emira, and leasing deals successfully. The an “offer to lease” document. free Emira app shares up-to- Brokers have the option to the-minute information with download information directly brokers about the availability to their device or have it of its properties, giving them emailed to them in PDF format. immediate updates as the The deal tracker on the app Aninka Wessels, Chief of People Management, with David Leslie, CEO of Bidvest availability changes. It also lets a broker know how each Facilities Management offers more information about deal is progressing, sharing the a property than a standard step-by-step process through vacancy schedule does, as well credit checks and the issuing Bidvest Facilities as valuable additional resources, of the lease right up to the all in one easy-to-find location. payment of commission. Management “The broker community is The app’s incentive tracker important to Emira. We believe follows a broker’s progress to this app will help ensure that qualify for the Emira Incentive achieves Level 1 doing business with Emira is Getaway, based on the amount a rewarding experience for of gross lettable area they have B-BBEE status brokers,” says Geoff Jennett, signed up. It also includes the CEO of Emira. “We’ve worked details and rules for incentives. idvest Facilities impacts the lives of people,” hard to make this app helpful, In addition, the app provides BManagement, a she says. “Our intensive easy and intuitive for brokers broker resources in the form of member of the Bidvest learnership programmes to use with its simple, elegant downloads that can also be Group, recently achieved at our Technical Training design, providing brokers with emailed, including Emira’s full a Level 1 Contributor status Academy for both our accurate, up-to-date information vacancy schedule and important in an Empowerdex B-BBEE employees and for 24/7, 365.” documents such as “offer to report, with an AAA+ overall unemployed previously The Emira app is available lease” and “broker mandate”. score and a 51% Black disadvantaged people, have for Android and iOS, with tablet Jennett reports the app is Owned Designated been extremely successful and smartphone versions for currently in its first version Group Supplier rating. – and most of these learners both platforms. It is free to and Emira intends to add Aninka Wessels, Chief have been absorbed into download from Google Play even more functionality of People Management at our organisation.” and the App Store – simply over time and in response Bidvest Facilities Management, Wessels says that search “Emira”. to broker feedback. says that the company the Level 1 Contributor The app is designed Emira is a medium-cap is especially proud of status reflects Bidvest to help brokers in four main diversified JSE-listed REIT achieving an A (score Facilities Management’s categories, each representing that is invested in a quality of 18,14 out of 20) for commitment to a different way in which Emira balanced portfolio of office, Skills Development, transformation in and the broker community retail and industrial properties. and a B (score of 42,02 South Africa and a regularly interact. Its assets comprise 144 out of 50) for Enterprise passion for change. “We For space to let in the Emira properties valued at and Supplier Development. embrace transformation portfolio, the app lists premises R12,9-billion. Emira is also “These two scores reflect not because we have to, and their rental rates. These are internationally diversified both the hard work that our but because we realise the searchable and filterable by size, through its direct interest team has put into the process, enormous value it brings to region and property type. It also in ASX-listed GOZ, valued as well as real transformation our people, our organisation enables brokers to provide their at R940,4-million. across our organisation that and our country,” she says.

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SOUTH AFRICAN PROPERTY REVIEW 29 industry news International construction contract changes expected in 2017

ew FIDIC contract documents tunnelling and underground works. on employer claims will now apply. Nare under development by Called the Emerald Book, this should be However, adjudication boards now the International Federation of ready for publication in 2018, according have the ability to review some of Consulting Engineers to significantly to Ian Massey, Director at MDA Consulting, these time bars. reduce uncertainty for construction who has recently returned from the FIDIC “The changes were made to clarify contractors and employers. The FIDIC International Contract Users Conference the requirements of the contract and suite of construction contracts is commonly held in London. thus make it easier to use, but delegates used in South Africa, particularly the Red He says that one of the most at the London conference were concerned Book-adapted versions used by SANRAL significant changes in the rainbow the contracts would be more complicated and Eskom. suite of contracts is the adoption of and difficult to understand,” says Massey. Sixty years after the first contract standing adjudication boards to be “Our experience at MDA Consulting is document was published by FIDIC appointed at the outset of a contract. that long and complicated contract (the Red Book), the rainbow suite “The new contracts seek to anticipate clauses are unlikely to be understood. of standard construction contracts is and avoid disputes, which ad hoc In our view, it is doubtful whether the due to be published in 2017. A revised adjudication provisions in current changes to the FIDIC Rainbow suite version of the Contract for Dredging contracts (such as in the current will help to promote conflict-free and Reclamation and the White Book version of the FIDIC Yellow Book) contracts – but we look forward to (the Model Services Agreement) will have not been able to do,” he says. the release of the final versions, which also be published shortly. Time bars have also been revisited. we intend to unpack at the our annual A completely new contract document A further time bar on the submission Collective Wisdom Conference later has also been drafted specifically for of a contractor’s detailed claim and this year.” A strong showing of SA REITs among South Africa’s top listed companies

outh African real estate investment savings of South Africans,” says Rapp. Strusts (SA REITs) have yet again excelled “The prolific presence of REITs among among the country’s companies, earning SA’s top listed investments and the the most for their investors. sector’s positive performance track With nine SA REITs in the Top 100 record are among the solid reasons Companies based on value created for that any serious investor should consider shareholders over five years, the sector meaningful exposure to the listed property featured prominently overall. asset class as a must-have.” “SA REITs continue to perform well The sector’s top player was again for investors and deliver solid, sustainable Fortress Income Fund B, which earned results,” reports Laurence Rapp, Chairman second place overall with a compound Laurence Rapp, Chairman of the SA REIT Association of the SA REIT Association. annual growth rate of 58,51%. Other The SA REIT Association represents top performing SA REITs included in South Africa’s listed REIT sector, and its the Top 100 Companies are Resilient Asset Management, which shows members include all listed SA REITs. The REIT, Hyprop Investments, SA Corporate that SA REITs have again delivered sector comprises about 30 counters Real Estate, Dipula Income Fund B, Octodec healthy positive performance in 2016. with a market capitalisation of about Investments, Investec Property Fund, For the year 2016 to the end of R360-billion. The quality of these SA Redefine Properties and Oasis Crescent October, SA REITs delivered respectable REITs influences our economy and Property Fund. total returns of 12,3%, hot on the heels the quality of people’s lives This outstanding industry showing of SA equities at 15,8%, and significantly “REITs have a key role to play in among SA’s Top 100 companies is outstripping cash at 6,08% and SA bonds providing affordable access to property supported by SA REIT Association at 2,2%. (The research is available at ownership as well as contributing to the research, conducted by Grindrod www.sareit.com.)

8 SOUTH AFRICAN PROPERTY REVIEW industry news

Five trends in quantity surveying to watch out for in 2017

he construction industry has always been cyclic, enjoying cycle costs. “This means quantity surveyors can thrive, but they Ta boom for several consecutive years only to face a slump will need to work harder to build awareness of the value they add.” afterwards. Eventually, things pick up again. South Africa’s last While the forecast for 2017 isn’t ideal, there is a greater need for upward cycle ended around 2010 in step with the global economic quantity surveying than ever. By leveraging every opportunity and crisis. Since then, quantity surveyors have been feeling the pinch. proactively promoting their skills to accurately predict building costs, “Unfortunately, this trend looks set to continue into 2017,” says compile fit-for-purpose tender documentation and then successfully Larry Feinberg, Director at the Association for South African managing project budgets, quantity surveyors will thrive. Quantity Surveyors (ASAQS).

Possible skills gap The #FeesMustFall movement has called into question whether or not Mega logistics park 2017 will suffer a skills gap because of a lack of graduates. “We’ve yet to see how this will affect quantity surveying,” says Feinberg. “One must to be developed at remember that the construction industry is a cornerstone of the South African economy. The government is aware of the talent required to N2 Business Estate keep it strong and there’s a huge drive to develop skills in all fields. So the expectation is that there will be sufficient expertise next year.” he vision of establishing the Cornubia multi-use development Tas an important node between King Shaka International Airport Legislation changes and the city of Durban has been reinforced by the announcement Another notable trend for 2017 is the Construction Sector Charter that a 100 000m² logistics park is to be developed at the N2 Council’s revised construction sector codes. The new codes are Business Estate. designed to bring the industry in line with the black economic The business estate is conveniently located on the northern empowerment and transformation targets set by the Department edge of the Cornubia development, with easy access to the N2 of Trade and Industry. “While the codes are still open for comment, highway. Once completed, the total estate could create 2 400 quantity surveying firms should familiarise themselves to ensure permanent jobs and generate R45-million per annum rates they are prepared in the coming year,” says Feinberg. income for the city. The multimillion-rand logistics and retail park is being Sustainable building takes centre stage developed by M&F Giuricich Developments and Fortress In the past, green buildings were assumed to cost nearly 60% more Property Fund – one of the larger South African property- than traditional ones. But a recent study by ASAQS, the Green Building owning funds listed on the JSE – in a joint venture. M&F Council of South Africa and the University of Pretoria, using data from Giuricich Developments’ expertise will be combined with 54 Green Star-certified office buildings around the country, shows that Fortress Property Fund’s industrial development experience additional costs actually average about five percent and may drop as to develop this site. M&F Giuricich Developments has low as 1,1%. That’s a small price to pay for protecting our future. “In undertaken developments throughout South Africa 2017, quantity surveyors should take the initiative and recommend since 1993. By combining in this joint venture, the sustainable building practices and materials.” consortium will develop a modern logistics park that will attract large national logistics tenants. Technological development brings greater efficiency “A logistics park of this size and nature is a perfect fit Technologies available to the quantity surveyor appear set to for the vision that we had of establishing the Cornubia N2 continue developing in line with other industries. Various software Business Estate as a prime commercial location,” says Karen packages exist for quantity surveying, so they should make the most Petersen, Development Director of Tongaat Hulett Developments. of suitable technologies. Automation of repetitive tasks brings greater “It meets all the criteria needed to attract tenants with specific efficiency, resulting in faster service and higher profits. “However, needs, and will add considerably to establishing the business technology is only a tool and cannot replace sound business advice, estate as a prime commercial site.” solve problems or suggest alternatives,” Feinberg cautions. Florian Giuricich, co-founder of M&F Giuricich Developments, says the logistics warehousing facilities will be established on a Quantity surveyors to move into advisory roles site covering 200 000m², with the remainder of the usable space Quantity surveyors have always been value enablers in the dedicated to retail space. construction industry. “In 2017, they should strive to promote “We believe the opportunity exists for this facility to the results they produce, not just their technical capabilities,” says meet the needs of logistics companies or major brands Feinberg. In a down economy, investors hope to do more with less with significant warehousing needs,” he says. “There is very and the quantity surveyor is in a prime position to help them reach little infrastructure of this nature in existence along the N2 that goal. The price of their service is easily offset by the cost savings that exploits proximity to the airport and Dube Trade Port achieved from their advice on sensible construction choices, such as as well as access to Durban.” cost-effective substitutes or avenues for realising lower building life-

SOUTH AFRICAN PROPERTY REVIEW 9 industry news

Cohen Property Developments wins top PE award

ohen Property Accepting the award from flagship development in has even taken place. CDevelopments, Greyvensteins Directors Salisbury Park early in 2017. Alternatively you could which has built more Liesel Greyvenstein and Focusing on entry-level expect a healthy rental than 3 000 residential Cor van Deventer at the and middle-market affordability, return of about R7 200 units in and around Port end-of-year black-tie event, it has made up-market home a month,” he says. Elizabeth in the past 13 Cohen said it signified not ownership possible for thousands Furthermore, says Cohen, years, was awarded the only the attainment of a long- of families wanting quality design they are extremely flexible Greyvensteins Attorneys held dream but also an ongoing and finishes without the usual with architectural design Developer of the Year Award. commitment to Port Elizabeth. hefty price tags, says Van and finishes. “No matter The award, presented Cohen, whose grandfather Deventer, adding that in so how big or small, we believe for the first time last year, Daniel was also a developer, doing, it had also established a home is a family’s castle, recognises the contribution says developing is in their a strong and growing investor so we make it possible for of a development company blood and that they measure following, with business buyers clients to choose their own not only in terms of the their success beyond the from across South Africa architectural styles and sizes number and value of units financial aspect. “For us it’s snapping up their product. as well as flooring, fittings and built but also in terms of about building the future.” Priced from under R700 000 colour schemes. We impose as factors such as job creation, The company, which to about R1,5-million, the units few limitations as possible.” community input and its legal brought the duet concept offer the best value for money Van Deventer also lauds and financial integrity, says to Port Elizabeth during the anywhere in Port Elizabeth, the company for much-needed Cor van Deventer, Director property market slump in 2008, says Van Deventer. “And with job creation in the Bay. At any at Greyvensteins Attorneys. is working on a number of new the resale value averaging given time, he says, it directly Cohen Property developments in popular, about 12% year on year, and indirectly employs about Developments was launched family-orientated suburbs they’re providing an excellent 1 000 workers, from builders by brothers Aaron and Stanley throughout the Nelson Mandela return on investment for to service suppliers. Cohen in 2003. Now the largest Metropolitan area, including investors. If you were to “The feedback we’ve developer in Port Elizabeth, the Parson’s Ridge, Pinelands, buy a unit at the launch received from purchasers is company is currently working Mount Pleasant, Fairview price of R720 000, in all excellent, and we’re proud to on 75 units on a daily basis, and Kamma Heights. It will probability you’d sell it be associated with a company says co-Director Aaron Cohen. also be launching a new for R764 000 before transfer of this calibre,” he concludes.

FROM LEFT Delana van der Bergh, Ian Clements, Aaron Cohen, Stanley Cohen and Arno Thompson after the Greyvensteins Attorneys Developer of the Year Award was presented to Cohen Property Developments

10 SOUTH AFRICAN PROPERTY REVIEW industry news

Make use of the extended deadline Better urban planning for declaration of offshore interests can boost productivity by he 2016/17 Special Voluntary Disclosure Programme (SVDP) or reducing commuting times Tamnesty application period has officially opened, and deadline has been extended to 30 June 2017. The tax penalty inclusion rate outh Africans spend more time in traffic commuting than has also been reduced from 50% to 40%, giving South African resident Stheir counterparts in 22 similar countries – and when taking individuals and companies more time to be tax-compliant. into account that the country’s poorest citizens typically live on The South African Revenue Service (SARS) and the South the fringes because of the legacy of spatial fragmentation, the African Reserve Bank have established a joint application process impact of the transport challenges is most significantly felt by utilising SARS’s eFiling process, accessible on the eFiling website. those least able to afford them. While there is nothing untoward about having offshore assets, The Organisation for Economic Co-operation and Development disclosure with the relevant authorities is essential. South Africans “How’s Life” study in 2011 reflected that South Africans spend an are currently allowed to invest up to R10-million outside South average of 58 minutes daily on commuting – the longest time Africa on an annual basis, on the provision that a tax clearance among the countries analysed. Already urbanisation has been has been issued. Settlers, donors and beneficiaries of foreign recognised as the cornerstone on which the globe’s cities will discretionary trusts may elect to apply in their individual develop, with 2005 being the milestone year when, for the first capacity for the SVDP. time, more than half the world’s population lived in cities. “There has been clarity in respect of the exchange control The United Nations (UN) World Urbanisation Prospects Report aspects of the amnesty for some time now,” says Tony Barrett, 2013 indicated that 30% of the rise in city dwellers will be in Africa FNB Financial Advisory Wealth Manager. ”If applicants wish to and Asia, and that 70% of the world will occupy city residences by retain assets offshore, a penalty of 10% on the value of the assets, 2070. According to the Integrated Urban Development Framework as at 29 February 2016, will apply. The penalties must be paid out released by the South African Co-operative Governance and of the offshore funds. If applicants elect to remit the assets back Traditional Affairs Department, by 2030 more than 70% of to South Africa, a penalty of only five percent is payable.” South Africa’s population will be living in urban areas. If lack of liquidity makes this a problem, the levy can be payable This exponential growth poses significant challenges for from local funds but at a levy of 12%, and the assets will remain urban planning, with UN Under-Secretary General and UN-Habitat offshore. “Exchange control regulations are complex, and defining Executive Director Joan Clos that reflecting nearly 800-million whether or not one is in contravention of these regulations can people globally live in slums, including 62% of the sub-Saharan be difficult,” says Barrett. “All South African banks are responsible African urban population. It is in this environment that South for implementing exchange control regulations. If you are uncertain Africa in general – and eThekwini Municipality specifically – as to whether or not you are in contravention of these regulations, must approach urban planning with a critical eye. approach your financial adviser for guidance.” National Treasury Deputy Director-General Malijeng Ngqaleni The tax regulations relating to the SVDP are not yet promulgated said that correctly managing urbanisation was the potential hook as law, and all tax applications made will be put on hold by the tax for turning around South Africa’s growth trajectory. She noted that, SVDP unit. To apply for the SVDP tax, one must obtain details of the until now, the country had implemented unsuccessful planning market value of the assets that are in contravention of the Income methods that further entrenched the apartheid spatial legacy, Tax Act. These values need to be obtained for each year of assessment and that South African cities were consequently “unproductive, commencing on 1 March 2010, until 28 February 2015. The highest value unequal and unsustainable”. She called for a new approach of these assets as at the end of each of those years of assessments, where citizens were part of the process and the government translated into South African rand using the spot rate on the last provided consistent, coherent leadership, recognising there day of each relevant year of assessment must be determined, and are clear catalytic interventions to initiate action. 40% of that highest amount must be included in the taxpayer’s The topic was also discussed by Tongaat Hulett Developments, taxable income in respect of the 2015 year of assessment. GAPP Architects, Iyer and Urban Design Solutions, with the Barrett illustrates the taxation of the assets as follows: “Assuming assistance of Urban Solutions Architects. Tongaat Hulett that the highest value of the assets is R1-million, then R400 000 Developments planning director Rory Wilkinson says the (R1 000 000 X 40%) will be added to an individual’s taxable income eThekwini Integrated Rapid Public Transport Network, and taxed at 40% (being the applicable personal income tax rate in colloquially called Go!Durban, was a key facilitator for that particular year, assuming that the individual is on the highest improved urban planning in a rapidly urbanising society. tax bracket) in the 2015 year of assessment. This would result in tax “The aim is to change people’s mind-set from using private of R160 000 being paid, or an effective SVDP tax penalty of 16%. motor vehicles to accepting public transport and non-motorised “Let’s take our example one step further and assume that forms of transport,” he says. “However, that can only happen the assets in the above example were also in contravention of with education, commitment and an appropriate approach exchange control regulations, and that the offender wishes to that facilitates alternative forms of transportation.” retain the assets offshore, and that the asset value on 29 February Go!Durban aims for a flexible and cost-effective transport 2016 was also R1-million. An exchange control SVDP penalty of system across eThekwini Municipality by investing in sustainable 10% would then be paid in addition to the effective tax penalty infrastructure, and is an integral pillar to stimulating regional of 16%. This would result in total SVDP penalties of R260 000 (being economic growth and development as well as accessible, R100 000 for exchange control and R160 000 for tax contravention) inclusive urban centres. or 26% being paid.”

SOUTH AFRICAN PROPERTY REVIEW 11 planning and development SAPOA engages on spatial transformation

y the time you read this are important and can be ●● Regulations and public Barticle, some of you would used as drivers of social change. instruments can be used, have participated in the January In 2006, the report highlighted but market interventions engagement between SAPOA and that the apartheid city form by various actors are the South African Cities Network remained largely unchanged; also necessary. (SACN) regarding the State of the in 2011, the report stressed that (Source: State of South Cities Report 2016. The SACN cities are resilient but face key African Cities Report 2016 Lekgolo Mayatula is was established in 2002 as a pressures and vulnerabilities – The people’s guide) SAPOA’s Planning and learning network, knowledge that require intervention and Development Manager generator, and disseminator support. The latest report, In response to the pertinent on good governance and released in 2016, emphasised points mentioned, SAPOA has sound management of that cities have been effective committed itself to completely South African cities. The drivers of local and national participate in the spatial organisation’s objectives are to: development but that there transformation agenda. a. Promote good governance is a need for all actors to pull This is evident in its and management in South together. It is from this premise involvement in a number African cities; that SAPOA and the SACN had of significant projects, such b. Analyse strategic challenges an engagement on the 2016 as the regional participation facing South African cities; SoCR, with emphasis on in the short-to-medium-term c. Collect, collate, analyse, partnerships and the municipal business plan, assess, disseminate and involvement of the private commonly referred to as apply the experiences of sector in the development the Integrated Development large city governance in a of cities. Plan (IDP). SAPOA, through the South African context; and The property sector’s assistance of five development d. Encourage shared-learning key area of participation is planning consultants, will partnerships among the defined in Chapter 2 of the participate in the municipal various actors in order to report, which focuses on the IDP process of the following enhance good governance spatial transformation of South municipalities: the City of of South African cities. African cities. The key messages Polokwane, the City of (Source: State of South emerging from this chapter are Johannesburg, eThekwini The first SoCR African Cities Report 2016 summarised as follows: Municipality, Buffalo City report was – The people’s guide) ●● Spatial transformation and Nelson Mandela Bay is critical for the growth Metropolitan. The expected released in The networks’ thematic areas of and development of cities. outcome of SAPOA’s 2004, and the focus are based around the City It affects economic access involvement in this process is, Development Strategy, which and efficiency. firstly, to authenticate SAPOA’s main message takes into account aspects such ●● South Africa’s current urban commitment to building and emanating from as the productivity, inclusivity, development trajectory has nurturing a working partnership governance and sustainability negative characteristics that with the various municipalities the report was that of cities. SACN releases a report result in cities not achieving and, second, to ensure that both cities are important every five years; known as the their spatial vision. parties are able to understand “State of the Cities Report” ●● In order to transform and learn from each other to and can be used (SoCR), it provides an informed space, the power relations, facilitate the collective vision of as drivers of social assessment of how South African institutions and capabilities a spatially transformed society. cities are being managed, using in the system also need to Another project that SAPOA change. In 2006 the the thematic focus areas as be transformed. has embarked upon is research report highlighted the main evaluation and ●● Short-and-long term regarding inclusionary housing. assessment indicators. strategies are required The reason SAPOA’s is involved that the apartheid The first SoCR report for land, spatial planning, in this regard is because the city form remained was released in 2004, and housing and human form and nature of cities is the main message emanating settlements, transport rapidly changing in order to largely unchanged from the report was that cities and mobility. meet the needs of urbanites,

12 SOUTH AFRICAN PROPERTY REVIEW planning and development

and therefore being able for effective development spatial challenge. The difference reskilling the staff capacity to develop and offer viable and adequate management in South African cities’ character in order for government to housing solutions within an of limited resources. The impact requires that the term “spatial respond to the complexities array of development types of the disconnection affects transformation” be understood associated with delivery would be another means for the country at both a micro in an assortment of outcomes of sustainable solutions to the industry to contribute and and macro level. that allow for each city to meet a range of end-users needs. participate in the spatial and To illustrate the above- its individual needs – but these (Source: SoCR 2016: 78-80). social transformation agenda. mentioned dilemma, the have to be in alignment with Previous research produced SACN and the Department key focus themes such as, Added to this, the management by SAPOA in collaboration with of Cooperative Governance for example, those that were and development of cities is various partners such as the and Traditional Affairs, identified yb SACN (inclusivity, changing at a radical pace. City of Johannesburg, Gauteng as part of the SoCR 2016, productivity, good governance A recent publication by Province, the City of Cape Town, commissioned a short and sustainability). Adriana Allen, Andrea eThekwini Municipality, SACN case study to identify The SoCR 2016 concludes Lamps and Mark Swilling, and the National Treasury attests the challenges facing that the following four initiatives titled Untamed Urbanism, to the fact that the organisation the alignment of spatial would ultimately lead to a provides another dimension has been involved in the spatial policies, plans and initiatives spatially transformed country; to the changing urban transformation deliberations across government spheres. 1. The transformation development landscape, and, given the importance (The three municipalities of spaces, access and highlighting the fact that of the matter, there is no included in the study were mobility, which requires the fast-urbanising world doubt the organisation Ekurhuleni, Rustenburg and to decisively address the requires a change in mind-set will continue to immerse Lephalale.) The findings indicated need and accessibility of and implementation strategies itself in this subject matter. that although all government well-located land for poor to effectively deal with the The deliberations on spheres invested in broadly people within urban areas; complexity of urbanisation the 2016 SoCR provided defined “areas of priority the provision of affordable, (or the rapid growth of cities). great insight into the various focus for government”, the efficient and safe public So, in closing, South Africa challenges faced by cities “spatial alignment” seemed to transport services; and and all its citizens can no longer all over the world, and the take the form of many projects the creation of pedestrian- afford to work in isolation; real recommendations are aligned implemented in the same space friendly cities; change is needed in order to with international benchmarks by different spheres. Plans often 2. The transformation collaboratively find solutions and agreements. It is important referred to areas targeted for of politics and power, that address the needs of our to note that, from a global specific purposes, such as an which needs to address society as a whole. perspective, each city has “international port” in Ekurhuleni, the imbalances of power its own characteristics, and or the mining areas in crisis in relations between the black South African cities are no Rustenburg, or energy hubs in people and the white people The need for different given their need Lephalale – but there was little in the country, especially collaborative to fully evolve outside the evidence of government spheres with regards to economic apartheid development proactively coordinating their conditions that place added development approach. There have been projects so as to “harness the pressure on the already is prescribed numerous legislation and benefits of spatially targeted historically strained relations; as one of the policy documents that have investments” (SoCR 2016:51). 3. The transformation sought to change the South The need for collaborative of institutions and key elements to African city landscape, but development is prescribed as one intergovernmental addressing spatial the results have been slow of the key elements to addressing relations, which needs and insignificant headway spatial transformation. However, to address the necessity transformation. has been made in order for there is a critical need to address for government across the However, there’s the country to meet its spatial existing challenges, such as the board to radically shift from a critical need to vision of sustainable social parallel planning processes operating as “silos” and work and economic integration. and the plethora of planning in a more effective business- address existing Some of the impediments instruments and mechanisms, and technologically savvy challenges, to achieving this vision are as well as the task of aligning approach in order to self-inflicted; for instance, a myriad of projects on paper effectively respond to such as the the non-alignment and un- and in budgets (SoCR 2016:53). an array of challenges parallel planning coordinated development The challenge mentioned that require a collaborative processes and of spatial projects that span requires strong local, regional and coordinated response across different municipal and national leadership, and by the various sectors; and the plethora sector departments, different this is undoubtedly the ultimate 4. The transformation of of planning municipal and provincial task that needs to be effectively management and capacity, boundaries and so forth, implemented by government in which needs to address the instruments make it extremely challenging order to sustainably address the process of employing and and mechanisms

SOUTH AFRICAN PROPERTY REVIEW 13 legal update

Draft Gauteng: guideline for implementation of sustainable development

By Mumtaz Moola

1 Background and use of natural resources while also done through the inclusion of sustainable The revised Guideline is developed with the promoting justifiable economic and social development conditions that drive the aim of reminding and guiding developers development for the benefit of present and developer to think differently and integrate and investors on how buildings (residential, future generations. sustainability principles in the development. commercial and manufacturing) should Chapter 1 of NEMA, the Environmental One of the objectives of the guideline is be designed, developed and operated, Management Principles, Subsection 2, 3 and 4 to develop better-performing buildings that with a view to reducing environmental (a to r), refers to the principles of sustainable deliver environmental efficiencies but that risks, and enhancing social benefits and development, such as that environmental are also cost-effective. Whether designing financial sustainability. management must place people and their affordable homes or high-end apartments, The current state of most developments needs at the forefront of its concern, and serve hotels or resorts, office buildings or undertaken in the province is that they are their physical, psychological, developmental, commercial establishments, resource- demand-based, and they do not take into cultural and social interests equitably. conserving designs will deliver sustainable consideration the efficiency in terms of Also, the development must be socially, buildings or infrastructures. resources that will be utilised during the environmentally and economically sustainable. GDARD officials will use this guideline development and operation phases. The The intention of this guideline is aligned when engaging with stakeholders such as principles of greening the buildings are not to the NDP vision 2030, as contained in environmental assessment practitioners integrated early enough (when the building Chapter 5. This chapter is dedicated to and developers, who must incorporate the plans are drawn up) to make a meaningful environmental sustainability, which promotes recommendations into the planning and impact on the efficiency of the building the use of South Africa’s rich endowments design of any type of development. during operation. to fund the transition to a low-carbon It is envisaged that compliance with the It is a general concern that incorporating economy, build resilience to climate change, Gauteng Province Sustainable Development green building designs will lead to cost and create consumer awareness to drive Implementation Guideline should start at the escalation, which will deter clients from behavioural change. planning stage, where the approvals of the buying into development and expanding/ The objectives of this guideline are also development plans are undertaken before improving the current infrastructure. More in line with the provincial environmental and an application is lodged with GDARD. Spatial and more people are becoming aware of socioeconomic strategies and plans, such as planners are a key stakeholder and can the environmental and economic risks of the Gauteng Climate Change Mitigation have a significant influence on the type developing an infrastructure that is resource- Strategy, the Gauteng Economic Development of developments in the province by looking intensive in the long run. The future Plan, the Gauteng Energy Security Strategy at the construction and architectural plans generation of clients who will be acquiring and the Gauteng Green Economy Strategy. submitted for approval. homes and occupying offices is currently The integration of sustainability principles being alerted to the negative environmental Alignment to in the designs of proposed developments impacts of inefficient buildings. This sustainable development goals within the province cannot allow developers phenomenon is likely to attract or deter SDG 6: Ensure availability and sustainable and investors to take a non-responsive a certain calibre of future tenants based on development of water and sanitation for all; approach any longer at the expense of the the operational cost savings and positive SDG 7: Ensure access to affordable, reliable, environment. We need to adopt best practices contribution to the environment. sustainable and modern energy for all; with tangible environmental and social benefits, The African Union Vision 2063 and SDG 9: Build resilient infrastructure, promote and implement them. These best practices the SADC Treaty signed by all members inclusive and sustainable industrialisation, will be enabled by an obligation on the part of refers to sustainable utilisation of natural and foster innovation; the developer to comply with the conditions resources and effective protection of the SDG 11: Make cities and human settlements of the Environmental Authorisation, which environment as one of the objectives. The inclusive, safe, resilient and sustainable; will include the Sustainable Development African Union Vision also has an aspiration SDG 13: Take urgent action to combat climate guidelines suggested below: that, by 2063, the environment and change and its impacts. ecosystems will be healthy and preserved, The stipulations of this guideline must 2 Objectives of the guideline and will be backed by climate-resilient be enforced during the approval of proposed ●● To use the Local Council Site economies and communities. site development plans at local government Development Plan Approval, EIA, Section 24 of the South African level, and also in the process of issuing waste permitting and atmospheric Constitution makes a provision for the licences, authorisations and permits for emission licensing processes to transform protection of the environment from harm proposed developments. The intent is to the manner in which infrastructure and through legislative and other measures that cause alternative planning from investors buildings development is undertaken secure ecological sustainable development and developers in the province, and it will be in the province;

14 SOUTH AFRICAN PROPERTY REVIEW legal update

●● To influence the design of and investors will be prompted to think 3.1 For buildings infrastructures and buildings out of the box and develop infrastructure/ (commercial and residential) as well as their development to developments that are safe and resilient for During the process of reviewing an conserve resources, specifically the uncertain future. EIA application, officials can assess energy, water and material recovery; The GDARD needs to pay more attention the following from the application: ●● To create awareness among the people to the resource-intensive type of proposed 1. Is the proposed development of Gauteng on the various approaches development in applications, and really addressing efficiencies in relation that can be explored in furtherance activate the requirements for the resource- to water conservation and demand of sustainable development, such efficient development approach. management? (Commitment to install as greening of the buildings and the A clear and realistic plan of how the efficient shower heads, taps, collection environmental and economic benefits; developer intends to meet the resource- system of grey water from the sinks, ●● To engage the planners in Gauteng efficiency proposition should be presented washing areas, rain-water harvesting and to get their support for the to the department during the application systems for non-potable purposes such implementation of the sustainable process, and be included as approval as flushing toilets, irrigation, laundry.) development guideline; conditions or recommendations in the 2. Is the proposed development ●● To inspire the developers in the Environmental Authorisation. This will enable addressing efficiencies in relation to province to design resource-efficient the GDARD Compliance Monitoring and alternative energy sources? (Efficient structures that will benefit the occupants Enforcement team to assess the facility’s geysers (solar/heat pumps), lights (CFLs, in years to come; compliance with the commitments made to LEDs), use of renewable (solar) energy ●● To align the development approaches the department in line with this guideline. – installation of rooftops PV panels etc. in the province with the national and Have they considered both passive international frameworks, protocols As a department, (colour of the walls, orientation of and agreements, such as the Paris the building, size of glass vs the walls Agreement on Climate Change GDARD must be willing etc.) and active energy solutions?) Mitigation and Adaptation. 3. Buildings larger than 5 000m² should have to use our authority energy sub-metering in order to monitor 3 Influencing the through the permits and control energy use in the buildings. design of the buildings Data from the sub-metering systems The guideline seeks to dispel the notion that and licences we issue should be captured over time and used to incorporating green designs in a development generate energy profiles for specific areas. plan will escalate the cost of the development to change the land use 4. Are there plans to insulate (floor and and make it unaffordable. The financiers and patterns for the benefit roof) the buildings to maintain room developers need to acquire a transformative temperature (reduce the need for long-term sustainability mind-set to develop of the environment and heating and cooling)? resilient structures that are able to deliver 5. Is the proposed development operational efficiencies and return on future generations. addressing efficiencies in the investment in future. Directorates will have to design (roofing materials, window The Gauteng Provincial Government has vs wall size, ventilation, heat-reflective made it its core mandate to support the agree on what they want colours, large verandas) or location economic development in the province, of the development? and this guideline is supported by various to enforce through the 6. Is the proposed development addressing strategic plans that are being implemented. licences/authorisation efficiencies in relation to the type and The government is mindful of the fact that sourcing of construction materials? economic growth should not be achieved The below are considered the minimum 7. Is there a waste management plan that at the expense of the environment and resource-efficient requirements/criteria to be seeks to achieve high levels of separation the people of Gauteng. It is against this implemented by the developers. The check of waste at source to reduce quantities background that GDARD seeks to influence list is by no means exhaustive; more must still going to the landfill sites, especially for the thinking behind, the design and the be done over and above these requirements. buildings with a gross floor area of more operation of the infrastructure and This is intended to introduce the greening than 5 000m² or where the total cumulative developments in the province to support requirements for developments and achieve gross floor area is more than 5 000m²? sustainable development. gradual behavioural changes over time. 8. Are the landscape designs The developers and the investors are The design requirements for comfort and accommodating the establishment expected to invest in greener development resource-efficiency are influenced by climatic of water-efficient indigenous plants technologies and approaches when they plan considerations. Resource intervention gardens for greening the development? and design their developments. They must measures will vary from region to region. To 9. Are the road construction designs incorporate greening aspects that will be achieve the best results, building design and incorporating safe routes for cyclists measurable at a specific phase of the construction materials should be appropriate and pedestrians to encourage other development. In this manner, the developers to the local climate. forms of transport?

SOUTH AFRICAN PROPERTY REVIEW 15 legal update

10. Infrastructure designs should ensure safety of the occupants or 4 Envisaged long-term incorporate green infrastructure users from the impact of flash floods? benefits for sustainable development to create corridors for animal 10. Is there a plan to plant indigenous Sustainable development has many long- movement where possible. trees to act as carbon sink and to term benefits for the developers, the 11. Is the proposed development located contribute to climate mitigation occupants and the environment. As stated outside the 1:100-year flood line to strategies of the province? above, the future occupants of the buildings ensure safety of the occupants or developed today are being sensitised on users from the impact of flash floods? 3.3 Waste management licensing the environmental management issues, the 12. Is there a plan to plant indigenous During the process of issuing a impacts and the mitigation measures. In the trees to act as carbon sink and to Waste Licence, officials can assess near future, they will be asking questions contribute to climate mitigation the following from the application: and demanding buildings that are built to strategies of the province? 1. Is there a plan to separate waste be sustainable before they take occupation. at source and establish formal Below are examples of benefits: 3.2 For manufacturing processes partnerships with the local SMEs ●● Developers that develop sustainably During the process of reviewing to collect recyclable materials from (with foresight) will benefit from a an application for an Atmospheric residential areas for further processing market that has different mind-set Emission Licence, officials can assess downstream (reuse, recycle, recover)? compared to current clients; the following from the application: 2. For waste recovery facilities and ●● They will also benefit from the positive 1. Has the development considered landfill sites, are there long-term branding of their organisations as being establishing opportunities for plans to generate electricity from pro-environment and building resource- integrating industrial symbiosis renewable sources such as methane efficient buildings; as part of the operational processes? gas emissions, solar? Which areas ●● The occupants will enjoy reduced (Sourcing of used materials for use of energy usage will be powered operational and maintenance costs as input materials into the process by this electricity? of the building over an extended period and other services like logistics etc.) 3. Is there a commitment to collect and of occupation; 2. How is the design of the facility utilise grey water for dust suppression, ●● Investors will be getting value for money; demonstrating resource efficiencies flushing toilets and irrigation? ●● Occupants will enjoy quality and throughout the process? 4. Are there plans to vegetate the bare liveable buildings; 3. What form of technology will be used soil in the landfill site using indigenous ●● The environment will benefit from in the operational process in relation grass species for the closed cells and less waste produced and a reduced to GHG emissions reduction? trees to reduce dust emissions? carbon footprint; 4. What innovations will be used by 5. Is the proposed development located ●● Over-consumption of natural resources the manufacturer to source renewable outside the 1:100-year flood line to will be reduced because the developers electricity? Which areas will be powered ensure safety of the occupants or will be open to using alternative (used using this form of electricity? users from the impact of flash floods? or waste) materials in their processes 5. Is there a waste management plan 6. Is there a plan to plant indigenous to achieve the same results; that seeks to achieve high levels trees to act as carbon sink to ●● Communities will also benefit from of separation of waste at source (to contribute to climate mitigation cleaner environmental systems that support reuse and recycling of material) strategies of the province? are less negatively impacted by to reduce quantities landfilled? As a department, GDARD must be willing unsustainable development activities. 6. The design of the materials or products to use our authority, through the handling, transportation and storage permits and licences we issue, to change facilities, warehouses, etc. should be the land use patterns for the benefit This legal opinion is designed in an energy-efficient manner of the environment and future only a guide and should in terms of conveyor belts, pump generations. Directorates will have to agree not be copied with the motors etc. to save energy. on what they want to enforce through expectation that it will 7. The design of the buildings should the licences/authorisation. GDARD should serve specific individual be customised for local environment be committed to leading the change in and take into consideration the wall-to- the way developers go about executing circumstances. Most of window size to enable much daylight their developments. The extent to which these recommendations access into the building. (This will also GDARD wants to see the changes on the have not been tested in assist in winter seasonal climate for proposed developments in the province our courts. SAPOA cannot heating purposes.) should be seen in the authorisations’ guarantee any success in 8. Has the applicant provided the conditions that will drive the developers commissioning and decommissioning to support the priorities of the province. any court if any of these plans of the manufacturing processes The risks of not supporting the sustainable recommendations are 9. Is the proposed development located development guidelines are vast and cannot put to use. outside the 1:100-year flood line to be underestimated.

16 SOUTH AFRICAN PROPERTY REVIEW education

Working towards an improved built environment landscape: SAPOA welcomes its new Education & Training Manager

SAPOA has announced the appointment of Portia Mkhabela as the Education & Training Manager at SAPOA

his forward-thinker has an impressive the sector in lieu of improving the level of TCV, holding a diploma in information skills and relevancy to the automotive sector, technology, Occupational Directed Education which addresses the transformation agenda and Training qualification and a certificate in and compliance to the B-BBEE codes. project management, and has completed the Her journey to this point as Education Management Development Programme from & Training Manager has been a long and the University of Stellenbosch. She is also extremely rewarding one. currently in her third year of studies towards a In her role as Education & Training bachelor’s degree in training and development Manager, Mkhabela will be responsible for from the University of North West (Potchefstroom). developing and delivering SAPOA’s education, Coupled with all her formal qualifications, is training and development strategy that professionally registered with the South African supports the professionalisation of the Board of People Practices (SABPP) and is a commercial property sector in South Africa. Commissioner of Oaths. She will also oversee the delivery of quality Her extensive experience in training education and training for internal staff as and development spans more than 20 well as the commercial property industry. years within the automotive, government, Her skills set and years of experience Portia Mkhabela, telecommunications and community are an exceptional match for SAPOA, with Education & Training Manager at SAPOA development industries. From her early education, training and development days working in community development initiatives being the backbone of the to being appointed as an assistant to association, ensuring that we continue the Group Executive for Training and delivering value to our members. Development at Telkom and later as the About her appointment, Mkhabela is ready Head of Special Projects at the Transport for the challenge ahead, and hopes to influence Education and Training Authority, her the organisation in transforming the property passion has always been about the upliftment sector, by using public and private partnerships of the workforce. to add value to not only our members, but also Prior to joining SAPOA, Mkhabela was to the lives of ordinary South Africans. “I plan to Her extensive Head of Skills Development & Training at the make property a career of choice through my Automotive Industry Development Centre, influence in the skills development arena,” experience in training a subsidiary to the Gauteng Growth she says. “My wish is to create a centre of and development spans Development Agency, where she managed excellence that will open doors to the African to head up skills in the automotive sector continent, sharing best practice with our fellow more than 20 years within and created synergy between industry, African countries.” higher institutions of learning and further the automotive, institutions of learning. Bursary and artisan Contact: government, development programmes were also some Portia Mkhabela, of the projects that she was responsible for. Education & Training Manager at SAPOA telecommunications In addition, Mkhabela was instrumental to t: +27 (0)11 883 0679 and community the establishment of the Automotive Industry e: [email protected] Skills Forum, which created key projects for development industries

SOUTH AFRICAN PROPERTY REVIEW 17 DPS AD - HIRES BLUEPRINT-1.pdf 1 11/28/16 4:34 PM

SAPOA events

50 SOUTH AFRICAN PROPERTY REVIEW DPS AD - HIRES BLUEPRINT-2.pdf 1 11/28/16 4:35 PM

SAPOA events

SOUTH AFRICAN PROPERTY REVIEW 29 one on one CESA in the hands of a passionate and committed leader

Christopher Campbell, CEO of Consulting Engineers of South Africa, talks to South African Property Review about the challenges facing the organisation, joining forces with SAPOA, and the vital role of education for the future sustainability of the property industry and the country

By Mark Pettipher

he Consulting Engineers of South Africa T(CESA) – a representative body for consulting engineers that promotes members’ interests and provides quality assurance for clients – is committed to the principles of sustainability and the promotion of engineering excellence. Christopher Campbell, CEO of the organisation, reflects on his first year in office and shares the organisation’s plans to drive education. “I am now one year into the role and it’s been a mixed journey,” he says. “When I took over the reins at CESA, the most important thing for me was to find and understand the issues – those from the past the and present. I looked at the history of the organisation and noted the thinking of the former members and leaders within CESA, and then I focused on how it was currently positioned and what challenges it was up against.”

Relevance and perceptions: major challenges “The biggest challenge for organisations such as CESA and other volunteer associations is to remain relevant. Organisations such as ours rely heavily on securing a stable member base, and if that isn’t happening you have to ask and answer the value proposition: ‘What has this organisation done for me lately?’ During the past year, I was approached by a sister association of CESA, trying to find out what other organisations were doing to address the challenge of membership dropping. This is not a new challenge, nor is it a unique one; under tough economic circumstances membership subscriptions to volunteer and/or industry associations are the first to be dropped. “The unfortunate thing about old and established associations is that, very often, clients and the public perceive them as being non-transformed organisations representing only one sector of society. At CESA, we have to communicate with the relevant decision- makers and help them understand that it is an Christopher Campbell, CEO of CESA industry association for consulting engineers.

20 SOUTH AFRICAN PROPERTY REVIEW one on one

The consulting engineering landscape is very During negotiations, the issue of raising Working hand-in-hand with SAPOA mixed – there are small firms that may consist the percentage of black women or women CESA recently signed an MoU with SAPOA. of either a sole practitioner or a small team of ownership in property and/or construction This joint venture will help both organisations up to 10, or a large company with as many as business came under discussion. The reality reach their mutual objectives of advocacy 3 000 members. Another issue we grapple is that those businesses need to be viable with transformation and education. with is that smaller firms develop the and have actively practising practitioners, “We are working on several fronts around perception that CESA tends to do things in and they don’t have much of an appetite the issue of education. Our larger member the interest of larger firms – because they for shareholders who are not directly adding firms are mostly running their own bursary believe the larger firms are running the value. For example, if you are a female programmes for engineering practitioners committees, which is not true. Yes, the larger practising architect, it makes sense to have at academic universities or universities of firms have people who are active on the some degree of ownership and shareholding technology, and we are looking for ways to committees, but the decisions are made in – but to simply secure shares as a female broaden that and consolidate efforts,” says the interest of the entire industry. Often figurehead costs the company money and Campbell. “During the course of this year, we a smaller firm doesn’t have the capacity to makes business difficult. will be talking to the Institute of Chartered participate in the committees; if they did, they Accountants, which has a very well run would see and be convinced that actually the bursary programme that starts nurturing decisions are being made in respect of all the “The biggest challenge talent at high school level and through industry player.” the education system. So we are looking Other issues and challenges that are for organisations such as at an engineering programme along those demanding Campbell’s attention include lines, starting at a pre-tertiary level to benefit identifying the clients with whom CESA needs CESA and other volunteer some of our smaller member firms that may to network; and how CESA can give more not have the HR capacity to administer such life to its Memorandum of Understanding associations is remaining bursaries. From a business perspective, they (MoU) with National Treasury in the new must leverage that kind of spend to get good Standard for Infrastructure Procurement and relevant. These organisations scores on the skills development element of Delivery Management. their scorecard. Campbell explains: “With regard to the rely heavily on securing a “On another front, we provide training construction sector scorecard, a general on our premises – CESA has a school for perception was created that CESA was more stable member base, and if consulting engineers – and we also run representative of the established businesses in-house training on the premises of our rather than smaller, emerging consulting that isn’t happening you have various clients, either member firms or, businesses. That is not true – but we have an in one particular case, a provincial department unfortunate situation where people sit on to ask and answer the value that wants to train a group of project opposite sides with different views and ways. managers in infrastructure (so we are We have to get them all together, argue, break proposition: ‘What has putting together a programme designed bread and eventually find common ground. specifically for them). We will also be We are grateful to be part of the process to this organisation done combining and joining forces with a tertiary help those parties lose their lack of trust for institution (such as Wits) that already has each other and find a middle ground in the for me lately?’” a similar programme, to assist professionals scorecard, which is currently up for comment wishing to bolster their project-management and will, hopefully, be promulgated by at least skills in the infrastructure development space. the end of February 2017. “The point CESA made was that because “On the third front, and probably the “There is an urgent need to get more the industry doesn’t work that way and the most exciting one, we have recognised women involved in the property and built built environment profession doesn’t have that there are many qualified technical environment sector, and CESA actively sufficient women entering and practising practitioners in the industry who are good encourages and supports initiatives to ensure in the engineering field, we should not be at designing. They enter business with the that such transformation is always sustainable. looking at force-feeding the system at the tail goal of one day running a business, but “What CESA is happy about is that the end, but rather looking at how we can they might not have the necessary business scorecard doesn’t seek to appease any one influence transformation at an educational skills. To this end, we’ve developed an in- faction and is probably one of the better- level, so competent practitioners can become house programme – Business of Consulting negotiated agreements. Nobody walked away shareholders in those businesses. Engineering (BCE). This one-year knowledge- from it smiling, which is good negotiation. “It’s about taking a long-term view. The based modular system will give its CESA was instrumental in negotiating this purpose of the scorecard is not to benefit participants knowledge that can be scorecard. As one of the prominent built the individual businesses now, but rather developed into skills and competencies environment professions, we provided input to safeguard the industry within and the in law (such as contract law related to on making it a balanced transformation, not economy of South Africa for the future. consulting and business engineering); an overly ambitious transformation, as we We need to do more thinking about the human resources; financial management; are aiming to transform our industry and its country and the bigger picture, and then and negotiation skills. These soft skills will landscape but are cautious about making focus on how businesses will work within round off the individual’s skills and enable promises that are not achievable. that big picture.” him or her to run their business effectively.

SOUTH AFRICAN PROPERTY REVIEW 21 one on one

We are currently in the process of concluding conduct worldwide research on best practice “These are some of the issues where we an agreement with a university at which in procurement; and assist our members in hope to get closer to new decision-makers in the BCE will form a partial credit towards areas of quality and risk management. That’s procurement and get them to understand the a master’s degree. how we differentiate ourselves from being unintended consequences of commoditising “We are excited about this opportunity simply a lobby group. professional services. because it removes CESA from arguments “SAPOA is very strong in the lobbying “For example, if a service provider is asked around portability of skills and SAQA sphere. It represents the majority of the for a 10% discount, chances are they will up accreditations, and allows many of our wealth – 90% of all property owners are their price, and so the cost of business will practitioners the opportunity to pursue members – so it aims to get the best out of it go up. That is what many government and this as opposed to doing a generic MBA. Our for its members through advocacy and through public procurement officials have not yet programme seeks to narrow things down to legislation. This will aid CESA’s advocacy realised. Fortunately, the new Standard for our industry; enabling participants to become efforts. It’s an absolute win-win situation. Infrastructure Procurement and Delivery knowledgeable and earn a master’s degree Management, drawn up by the National that will make them better practitioners in our Treasury, requires procurement to be based industry, and future CEOs or chairmen within “We need to demystify on value for money and quality services. CESA the industry. I firmly believe that many members is also looking at how to assist public sector of SAPOA are eagerly anticipating these the notion that going practitioners to scope projects better and outcomes – and therein lies the opportunity closely define what exactly they want.” of better synergies and greater trust in the to university is more business relationship in future.” Information sharing in the According to Campbell, joining forces with important than artisan property development environment SAPOA came about after CESA took stock of “One of the other areas we hope to make which associations it needed to get closer to. training. Many young people a contribution to is greater information “CESA realised it tended to focus too largely sharing and exchange in the property on its public sector client body, while some seem to think development environment, whereby a mix members had a 50/50 split of work from the that going to university is the of built environment professions can come public and private sectors. It made sense to together to provide a service to a client. Let start with organisations like SAPOA, then look only means of securing a job, me sketch a scenario: the designated project at how we could foster the trust between the manager or principal officer simply controls members of SAPOA and CESA’s members so but university education the process and the purse strings; then there’s that CESA becomes the go-to organisation for the quantity surveyor, the architect and the property developers, as well as engendering is premised structural engineer. Without being biased, trust from the private sector. I believe the structural engineer carries the “This partnership will also strengthen on critical thought and highest risk, as he is responsible for ensuring the overall networking that is so important that a client’s building stands up forever. Yet for both organisations. And the crucial doesn’t always ensure the proportioning of the fees is completely component in this respect is that CESA skewed – and, usually, the principal officer represents the interests of our member employment. We need gets paid the most. It’s an unfortunate firms. We do it with integrity and all our situation that I think needs to be talked about, members subscribe to that, so we keep a large segment of the and a solution needs to be found without them honest and provide a client body with costing the client more. the opportunity to come to CESA if there population to be proud of and “Client bodies need to have a greater are service providers who are not delivering understanding of what risk each of the the service they claim to provide. We can respected for following the parties carries and what level of expertise bring those providers in line. I think self- each brings, and then make sure that there’s regulation is a whole lot better than having artisan route” a more fair proportioning of the fees. For to resolve issues in a court of law. sustainability purposes, we need to look at – “Experience has shown that many client and place more value on – the professions or bodies, especially those in the public sector, “Things have changed over time, as have segments of professions that carry extreme prefer to use consultants and engineering some of the perspectives of how to conduct risk. This will solve the possible future firms that are members of a professional body a healthy business. It is understandable problem of young people not pursuing such as CESA. However, we are not the only that parties have a strong commercial structural engineering as a career. The way body representing consulting engineering – pursuit – but it is concerning when that things stand, we could lose them to the but we are the only body that does what we commercial pursuit tends to have financial services sector, where they can earn do – which is everything. detrimental consequences in commoditising a higher income; this would result in the “Other bodies may have a stronger the professional services. Professional fees country and industry having to import such lobbying objective – although we too do need to be based on sound principles, services at very expensive rates. Client bodies some lobbying, but only industry-wide, not and healthy trust and respect among also need to be aware of the unintended for specific interests. We also do training; (and for) the various professions needs to consequences of not having professionals enable advocacy among various clients; be cultivated. playing fair.”

22 SOUTH AFRICAN PROPERTY REVIEW one on one

Returning professionals We need to become a society that encourages We’ve developed an “For many years, many professionals were opportunities for young people to become recruited to work overseas, resulting in a brain skilled and educated, and help themselves in-house programme, drain for South Africa. I think that the tide and their families out of the cycle of poverty. is slowly turning. There is very little activity For this to work, there must be collaboration Business of Consulting in Europe and the US, and Africa remains between government and the private sector. the hub of potential growth. This is where “In this area, we and other organisations Engineering (BCE). This one- the action and the work will be once the such as SAPOA are part of the construction year knowledge-based country is more stable and there is more SETA. Sadly, this is not working as well as we political certainty in most of our environments would like it to and is, in effect, limiting the modular system will give to develop an investor appetite. And with ability of more becoming trained. Take as a growing need for infrastructure an example our involvement with a sister participants knowledge that development and property development, organisation, where we jointly ran a candidacy people will return. programme for new graduates wanting to can be developed into skills “From my own experiences of travelling become registered as professional through countries such as Mauritius and practitioners. They are taken step by step and competencies Zambia, I notice a considerable amount of through a process of evaluation and in law (such as contract law involvement from South African property direction regarding the competencies they development companies as well as the need to develop in a work environment to related to consulting and presence of many South African retail eventually be registered with the franchises. So while people leave to gain Engineering Council of South Africa as a business engineering); human international exposure and experience, they professional engineer or a technologist, or generally tend to come back.” with the Council for Project and Construction resources; financial Managers as a professional construction Education vital for a stable economy manager. We had a huge intake – companies management; and negotiation and growth of the property industry sent employees to attend and subscribe to “The South African property industry certainly the process, and could then claim back a skills. These soft skills seems to be stabilising and developing, certain amount of this expenditure from the will round off with many manufacturing facilities and large- SETA. Payment from the construction SETA scale housing and mixed-use developments has been pedestrian, to the point where the the individual’s skills and in planning. All of these will need structural process is so dragged out that companies engineers and consulting engineers, among don’t see it as an incentive, and some of the enable him or her to run their other professionals. Education at grassroots young practitioners move on without level, education about the industry and completing the programme.” business effectively” education of future professionals in the industry is vital to reverse and address the Not your traditional engineer country’s challenges related to poverty and inequality. And the starting point has to Christopher Campbell is a qualified civil and would love to see involvement in be the education system – especially basic engineer who describes himself as “not this area beginning at high-school level. education. We have to fix what went wrong a traditional engineer”. Although he’s And by involvement, he means real there because, without that as a base, things been in consulting engineering for some involvement – going to an institution, and can only get worse. There are plenty of jobs time, he’s never been directly involved meeting and working with its people available, but at a skills level there is a misfit in construction – but he’s spent sufficient to gain a better understanding of their between what the bulk of the population time around it to know what it’s about. He’s environment. He believes this will foster has to offer and what is required at the top also been involved in the manufacturing of a culture of volunteerism that is sorely end. The only way to make it possible for products used in the construction industry lacking in South African society. Over the the two to come together is to ensure that through the value chain, and even managed years he has volunteered in many South basic education is right. labour-based construction programmes to African institutions, including acting as “We also need to demystify the notion maximise labour utilisation on projects and President of the African Students Society that going to university is more important offer employment to the local communities. at a university in the US and as Vice than artisan training. Many young people Campbell has also worked in precast President of the South African Institution seem to think that going to university is the concrete manufacturing and Transnet of Civil Engineering for several years, only means of securing a job, but university Freight Rails Infrastructure Maintenance before serving as President of the education is premised on critical thought division, all of which afforded him Engineering Council of South Africa. This, and doesn’t always ensure employment. experience in the fields of engineering and together with his knowledge and We need a large segment of the population business management experience of consulting engineering, to be proud of and respected for following The skills and experience he has gained client bodies and the manufacturing the artisan route – because learning to in his 30-year career are extremely broad. business, has positioned him to make a become a bricklayer or a plumber will give He has a keen interest in volunteer work meaningful contribution at CESA. them skills that are currently in short supply.

SOUTH AFRICAN PROPERTY REVIEW 23 one on one A man with a heart of green Henk Boogertman, an experienced architect and now Director of Architecture and Design of Menlyn Maine – South Africa’s first green mixed-use decentralised city centre – is the driving force behind this multibillion-rand mega-development that will see the greening of not only the city centre but also the surrounding business precinct

By Mark Pettipher

s founder and senior partner of established Aarchitectural practice Boogertman + Partners, and having years of experience as an architect and close relationships with many commercial property developers, Henk Boogertman was perfectly positioned to make a career change when approached by the Menlyn Maine team. “In October 2011, during discussions with our then-client Menlyn Maine about taking the project further, the team approached me for advice and assistance in finding somebody to be the driving force behind making it happen, not only from a design point of view but also from a project management and marketing point of view,” explains Boogertman. “At the time, the idea of a green city and surrounding precinct was still in concept stage, and the team was looking for someone to assist in developing it to its full potential and extent. Because our team was already working with several other successful commercial developers, the Menlyn Maine team was hoping I would introduce them to someone from my client base. After an interesting afternoon of long discussion, the team finally requested me to consider taking on the position myself. So I took up the challenge to move from being a professional architect to development, and joined Menlyn Maine as a shareholder and director responsible for architecture and urban design.”

Equipped with knowledge and experience “For my entire career, I have been on the conceptual design side of architecture, not so much on the production of documentation side. This was a big career change for me but the many changes I had to make over the years to remain relevant, as well as the many exciting projects I have been involved in, equipped me to take on my new role at Menlyn Maine,” says Boogertman. “When I left Boogertman + Partners, I was a senior partner and had worked on numerous commercial architecture projects. One of my passions has, however, remained to design special houses, which I had been involved in while being Henk Boogertman, stands amongst the model and plans for Menlyn Maine green precinct trained as an architect by Peter Hattingh,

24 SOUTH AFRICAN PROPERTY REVIEW one on one

an almost-exclusively home and church planned to start in April this year), and we still room five-star hotel as well as a 14 500m² architect. One of the highlights of my career need to build another five office buildings corporate head office building, all integrated was the privilege of designing a house in before we can say Menlyn Maine is complete. into a parkade with 2 000 parking bays. The Maputo for former president Nelson Mandela Meanwhile, we’re also developing a 75 000m² residential component of 525 apartments and his wife, Graça.” regional shopping mall in Ballito in consists of units from 35m² to 120m². We are “Although I’m primarily a commercial partnership with well-known shopping centre also planning to include a specialist hospital, architect, I enjoy creating attractive, quality, developers Flanagan and Gerard. Flanagan which may become the first Green Star 4-star sustainable architecture. I’ve always maintained and Gerard have also been our advisors and rated specialist hospital in the country. We that we have to build ‘Champagne-quality leasing agents for Menlyn Maine.” have taken great care to ensure that Menlyn buildings with beer money’, meaning that Maine offers a balanced mix of food, services although the brief is for commercial “We say that green and other speciality stores to cater to the architecture, the client wants and needs needs of the residential and office population something special and unique – but it also is good, green is (about 20 000 people) located in close has to be cost-effective. important and green proximity to the centre. “Over the years, our architectural practice “Menlyn Maine will be the first green city has executed many corporate head office is the future, and we precinct in the country. Not only has every buildings, and I was always present on the emphasise this to our tenants commercial building, residential development front end, either competing for building and partners, and entertainment and leisure establishment projects for our clients or working on retail, been designed and built to meet the stringent commercial and even some industrial all of whom have to requirements for a 4-star rating from the Green buildings. I was always heavily involved in buy into our vision” Building Council of South Africa, we are also the concept design, but also responsible creating history by ensuring that all public for tenant coordination, tenant management, spaces – parks, squares, pavements – are green marketing, local council interface, rezoning A unique development and promote sustainable, responsible living.” applications, servitude documentations and Menlyn Maine is unique in several ways, first legal contracts. I’ve attended many financial as a mixed-use decentralised city centre, and Green is good discussions with clients and their financiers. as a completely green precinct. “We say that green is good, green is important Over the years, my scope of work moved from According to Boogertman, Menlyn Maine is and green is the future, and we emphasise pure design into development coordination, the first mixed-use decentralised centre precinct this to our tenants and partners, all of whom all of which has equipped me to take on in the country that is Green Star-rated. “Our have to buy into our vision,” says Boogertman. the position as Director for Architecture and Central Square is not just a shopping centre, “There is also a big emphasis on public art, and Urban Design of Menlyn Maine.” but rather a ‘city centre’, with an unusual we have placed several big sculptures around approach,” he says. “We chose not to build the the precinct, in the parks and piazzas. Almost New role, new challenges mall in the style of ordinary malls with shiny 40% of the open areas are covered by trees, “The whole idea was that once I was on board floors and all shopfronts looking the same. We which makes for a pedestrian and people- at Menlyn Maine, I’d attend to the commercial wanted to create a city centre that was like a friendly place. All our walkways have been aspects pertaining to the design of the entire street scene of a city; basically open to the sky designed to accommodate people who are project, and do the very basic architectural and and resembling a high street with specialist blind or use walking aids. Walkability is an conceptual interpretation of what I thought shops. So we designed a boutique mall with a important aspect of the sustainable lifestyle was needed to brief our professionals correctly. glazed roof, with a large outdoor open piazza that Menlyn Maine is promoting. Residents My first task was to revisit the master plan to and two smaller indoor piazzas with sliding and office employees will be encouraged to ensure the project could develop piecemeal roofs that open to bring in as much natural light make use of the pavements and other public – it is a 315 000m² development based on a as possible. Every shopfront was designed spaces to walk from one location to another 10-year roll-out plan. I had to figure out how to differently by an interior designer, with input within the precinct. The development’s build this mammoth-sized city centre and the from myself and our project architect, to make convenient location close to three Gautrain surrounding precinct bit by bit. Fortunately, it as exclusive as possible. bus stops, the new BRT system, city bus we were able to learn from the experience of “We tried to use natural materials such as stations and taxi facilities means that people other developments in South Africa, such as floors of granite, like you would typically find can rely on public transport. In so doing, the Canal Walk, Umhlanga Ridge and Melrose in a small town street; then we added natural number of cars on the roads will be greatly Arch, and Boogertman + Partners had also wood and steel to the shopfronts to ensure reduced, resulting in lower carbon emissions. worked on similar projects in Dubai and the natural sustainability. Our tenants are different “We have taken great care to ensure that Middle East – although projects there seem to those usually found in shopping malls: all our buildings are occupied and activated to progress more rapidly than here in SA! we concentrated on smaller, boutique-style on ground/street level, and that there are no “Currently, we are building Menlyn Maine and speciality shops, with an emphasis on dead spaces between the buildings. I believe and are close to 60% of the way. By the end convenience for food and daily shopping. So the spaces between the buildings are of 2017, we’ll have finished the casino although the development has a retail aspect, sometimes even more important than the development, which is being developed by it is not a traditional shopping centre. buildings themselves. The spaces between Sun International. We just launched our “Menlyn Maine offers 35 000m² of retail the buildings should provide a great outdoor residential development consisting of 520 and business premises, a Virgin Classic gym, ambience of fresh air, sound, smell, greenery units (construction of the first phase is a Bounce trampoline experience, and a 240- and light.

SOUTH AFRICAN PROPERTY REVIEW 25 one on one

“Menlyn Maine represents a refreshing approach to new urbanism, based on how the cities of old used to function. It offers people the chance to live in a high-density city environment without the urban sprawl, and in a natural and green environment where the motor car is subservient to pedestrians.”

Ensuring longevity Boogertman is also committed to ensuring that good quality and sustainable buildings are designed and developed. “We don’t want any funky buildings here! We use good-quality materials and construct buildings to last. We’ve decided to complete the whole Menlyn Maine precinct ourselves without selling off too much land, and so we’re keen on joint ventures where we can stay in control of the design and rollout process to make sure the aesthetics and design quality are compatible with other buildings in the development. This will result in a vibrant city centre with an attractive variance in architecture that also blends in with the development’s overall appearance. Hopefully, Menlyn Maine’s aesthetics and design standards will stand the test of time.”

Future plans When asked about possible plans to retire, Boogertman claims it will difficult for him to just stop doing something that he has done his whole life – and that he really enjoys. “If possible, I definitely want to finish the entire Menlyn Maine centre project as I was contracted to do. I am also a shareholder and director in the development, so I have a vested interest in the project. I also assist my son, Henk Boogertman Jr, who qualified as an architect three years ago. He has a small one-man practice that mainly tackles smaller More about Henk Boogertman projects. From time to time I give talks and the odd lecture to architecture students. Boogertman originally wanted to become Also working at Peter Hattingh’s firm I sometimes also mentor young architects a veterinary surgeon, but after spending was a young architect, Andre Krige, with who seek advice on where to work, and who time in his architect father’s office and whom Boogertman struck up a friendship require recommendations as to the best firms seeing the young architects at work building that would later translate into their own in the business. So I remain involved in the models for a competition, he changed architectural practice, Boogertman and industry and will continue to do so, although his mind and decided to study architecture Krige. The practice, now called Boogertman not in the mainstream. at the University of Pretoria. To support + Partners, opened in 1982 and continues to “Like all professionals who sell time, I hope his studies financially, Boogertman spent operate today, with 20 partners and about to have more free time to travel, fish, play seven years working in a steakhouse while 200 staff working out of five offices in and golf ride my bike and read. I still love drawing studying, as well as building models for the outside of South Africa. – I still have three drawing boards: one at senior students. Boogertman recently retired as home, one at the office, and one at our After completing his studies, he did his a member of the Pretoria Institute of holiday cottage by the sea. While I’m not military service in the Engineers Corp. On his Architects, the South African Institute a very good artist in terms of doing oil return in 1981, he took his first job as an of Architects and the South African Council or watercolour paintings, I am artistically architect with a friend of his dad’s, Peter for Architectural Professionals, as well as orientated – so, with a bit more time on hand, Hattingh. It was there that he met his wife- a member of the South African Property I hope to do more drawings and improve to-be, Florrie, then secretary to the boss. Owners Association. my watercolour painting!”

26 SOUTH AFRICAN PROPERTY REVIEW A4 - HIRES EUSUBIUS AD.pdf 1 1/19/17 4:55 PM

SAPOA events

50 SOUTH AFRICAN PROPERTY REVIEW trend Commercial real estate trend forecast: developing Africa’s future cities

Cities are “smart” when infrastructure, urban assets, public services, human and social capital, mobility systems and other forces are improved and optimised under ICT

By Nadir Jeeva, CEO of Afri-Corp Properties International

he important benefit is higher However, the South African commercial Teconomic growth, a better quality of real estate sector is faced with a set life for citizens and a more responsible of challenges: on the one hand, there is form of stewardship over natural resources. sluggish economic growth; on the other However, the creation of such futuristic hand, we have the slow-burning and cosmopolitan utopias is often complex very real transmutation of physical spaces because of variables and variances in into virtual sites of economic productivity development levels, resource availability, as a result of technological innovation. technological infrastructure, innovation, Since the great recession of 2008/2009, cultural systems and issues such as the South Africa’s national vacancy rate has digital divide. While other non-African hovered between 9,8% and 10,6% – and it nations are successful in building future is likely to be frozen at the same level cities, their templates simply cannot be or increase further unless South Africa’s cast over the cities of this continent, economic growth prospects improve. each of which has its own unique set Workplace flexibility, virtual working of challenges, opportunities, urban and telecommuting – as a result of development maps, and local economic technological innovation and shifts in development plans. organisational policies – can put the national Commercial real estate developers, vacancy rate under further pressure in the investors, property owners and facility not-too-distant future. managers are a critical link in casting a vision In the age of economic uncertainty and blueprint for future African cities, and neoliberal economic volatility, new especially because they provide the spaces alternatives to traditional models of and sites for profitability, productivity, commercial real estate economics are sustainability, innovation, cultural cohesion a reality that needs to be embraced, and heritage preservation. understood and explored. There is a misunderstanding that In order to prepare for the future, mega-cities are the engines of global commercial property owners, investors growth. According to a McKinsey Global and developers should turn the focus to Institute report, the 23 mega-cities in the a growing, important but often neglected world – with populations exceeding the segment of the market: the country’s small 10-million mark – will only contribute and micro-enterprises, as well as emergent about 10% of global growth 10 years from entrepreneurs. It is estimated that by 2030, now. Growth will come from mid-sized no less than 90% of new jobs will be created cities with populations of between 150 000 by small and expanding firms. Thus a huge and 10-million. opportunity exists to offer solutions to To achieve this growth, role-players in real estate products and solutions to new the commercial real estate value chain have company start-ups for relatively young shaped developmental narratives with local and small businesses. This segment of the planning authorities. market comprises 2,8-million businesses

28 SOUTH AFRICAN PROPERTY REVIEW trend that are responsible for between 52% and can offer rich information layers for the It is estimated that by 2030, 57% of South Africa’s GDP. management of buildings to control or Landlords and tenants in South Africa reduce operational costs. It will find its way no less than 90% of new jobs are effectively placed between a knowledge- into facilities management at both an intensive economy that permits development operational and a strategic level. will be created by small and of the smart city, and the shadow or sharing Investment and exploration of new expanding firms. Thus a huge economy, which is a direct result of slower technologies is important not only for the economic growth and a response to neoliberal core business, but also as part of change opportunity exists to offer economic globalisation. management and innovation. Effectively, In particular, South Africa’s commercial such investments are important for change solutions to real estate real estate will be affected more by the but also as a possible value-added service sharing economy in the future than by for clients and tenants. products and solutions ultra-modern and ultra-seek urban design Tech and creative economies are to new company start-ups with smart technologies and the Internet spreading to emerging-market cities like of Things. wildfire. In fact, the technology and for relatively young and If we are committed to smaller and micro- innovation are the lifeblood of economic enterprises, there will be a greater demand growth for the future. For the economies small businesses for shared space, flexible office work spaces, of regional municipalities, it is critical and a mix of fixed and variable spaces from that commercial real-estate planning and tenants. Furthermore, a lease agreement will development are anchored in a social-centric become more layered, with arrangements paradigm. This means that office spaces for flexible space designed to meet either with facilities and amenities that support peak demands or the needs of short-term the wellness of their social capital can special projects. unleash productivity, and increase levels Importantly, this requires a new model of profitability and exceptional innovation. of design and lettable space. New or In a setup of global economic competition, existing office developments will need the competitiveness of regional economies to be forged with design principles of relies on the ability to attract and retain incubation centres, start-up innovation top talent and creative minds. Cities labs and flexible work spaces in mind. These that succeed in repositioning themselves spaces are productivity sites and are away from manufacturing towards creative purpose-built for the sharing economy; services will be economic engines generating they will create opportunities for people future growth. to interact and collaborate in creative We should also expect a drastic ways. Thus, the future of commercial real overhaul of urban retail spaces in the not- estate in terms of office space will definitely too-distant future. As we have seen in borrow from centres with shared and South Africa recently, major retailers are communal resources. downsizing and shutting the doors of their In such a configuration, landlords and presence in the real world, with some even tenants will need a new approach and will opting to move to purely online spaces. need to be more open to more flexible The result of this is that brick-and-mortar arrangements. Of course, a major challenge stores and physical shopping malls are for landlords and facility managers is the being re-imagined as experiential sites. Thus, challenge of vetting companies that are in malls of the future will focus more on mixed- start-up phase or relatively young, but yet use experiences. the lifeblood of the economy and commercial Clearly, a compelling vision, a clear real estate in the future. This will probably roadmap and creativity are required to build result in higher rentals as part of the risk Africa’s urban utopias of the future. management for property owners, and is And, while smart city planning and If we are committed likely to affect pricing dynamics in the future. development are often led by municipalities Real estate owners and facility managers and development in response to pressures to smaller and micro- will have to invest in evolving technologies such as increased urbanisation, city that can improve interactions with tenants management, challenges, rising population enterprises, there will be a and customers if they are committed and climate change, role-players such as to offer smart real estate solutions for the commercial real estate developers, investors greater demand for shared smart city. and facility managers – through smart space, flexible office work This will require putting technology commercial real estate planning, strategies in place for newly built and development, investment and upgrading – spaces and a mix of fixed and existing real estate assets. Investment in should also take part in laying the foundation technologies to obtain, manage and exploit of future cities. variable spaces from tenants

SOUTH AFRICAN PROPERTY REVIEW 29 retrospective From green fields to green buildings: the history and legacy of Sandton Central

“In economic circles, the attractiveness and economic health of an area are measured by a simple guideline – the number of cranes that can be seen on the skyline. Right now, the Sandton Central skyline shows an impressive cluster of cranes,” says Elaine Jack, City Improvement District Manager for Sandton Central Management District

andton was promulgated in July 1969 The first settlers moved to Sandton after properties being one morgen or larger. At Sand, at that time, there were about Britain annexed Natal in 1843. Every original this stage, they formed the “northern” “30 000 whites in the town and 15 000 Voortrekker male settler who came to the suburbs of Johannesburg and in some horses”, according to former town planner South African Republic (later Transvaal, now cases extended beyond the boundaries Barry Bristow. Gauteng), was entitled to a farm of his of the city. The rural “horsey” lifestyle of And, while scarcely populated in the own. Sandfontein was the farm area Sandton led to the area being dubbed the years before that, Sandton has a rich, albeit around Sandton. The Esterhuysens were “Mink and Manure Belt” – and it was largely uneventful, early history. a well-known Voortrekker family who lived considered a desirable address. Greater Sandton’s first residents were on the farm Sandfontein, close to where During the 1940s and 1950s, Sandton middle Stone Age hunters who arrived Sandown High School is today, on the corner became increasingly residential and wanted about 30 000 years ago, establishing of Grayston and Rivonia Drive. independence from the government’s communities on the granite outcrops of A wave of urbanisation in the 1930s Peri-Urban Areas Health Board, which had Witkoppen, Lonehill and Norscot Koppies. was driven by widespread poverty in South control over services such as water. The About 10 000 years ago, ancestors of Africa, as the world suffered one of its local population regarded themselves the San people settled there. Then, about worst economic depressions. Many people as an entity separate from Johannesburg. four centuries ago, Bantu-speaking abandoned the traditional rural lifestyle for The first moves by Sandton to achieve communities of the Iron Age inhabited opportunities in the industrial Witwatersrand. independence from Johannesburg go back the rocky ridges of the area, essentially The “southern suburbs” of Sandton were to the early 1960s. When the area was becoming Sandton’s first industrialists, with laid out quite early on in the century, and eventually promulgated as a municipality an economy based principally on agriculture by the 1930s they were well established as in 1969, its name was formed from and metalwork. “gentleman estate” areas, with most of the a combination of the names Sandfontein, Bryanston and Sandown. The first few years of Sandton’s existence were dominated by the question of whether Sandton should remain a quite semi-rural dormitory town or become a more balanced entity with significant business and higher density residential components. Bristow reports that this split the town council apart. In 1956, the Peri-Urban board had bought large tracts of land for municipal purposes, one of these being the 11-hectare site in Sandown where the Civic Centre now stands. Of this, 3,4ha was sold to the Transvaal Provincial Administration for the building of Sandown Primary School, and in 1965 the land directly south of the Civic Centre area was allocated extensive Sandton City office towers retail and flat rights. At that stage, the land

30 SOUTH AFRICAN PROPERTY REVIEW retrospective

belonged to Bob Edmunds, the chairman of Standard Bank, and was sold to property developers Rapp and Maister – now Liberty Properties – in 1968. The first step in transforming Sandton from a farming community to a bustling business district came with Sandton City, which was developed and constructed by Rapp and Maister on this site during the early 1970s, opening for trade in 1974. The rush of commercial space began in the mid- to late 1980s, when land in Sandton was cheaper than that in the Johannesburg CBD and could also offer a lifestyle with rolling lawns, fountains and low-density, affordable-to-own office space that could not be accommodated in Oxen photographed in William Nicol drive in Sandton the CBD. The council agreed to approximately 200 000m² of office space; today, the figure business district. It is also home to some This was the first church in the district, for central Sandton alone stands at more of the continent’s finest contemporary inspired by Anna Notten (nee Wierda), than 1,5-million square metres – and it is business buildings. who arrived with her parents and three still growing. Yet, even with its rapid development sisters from Holland in 1887. Her father Sandton is the second-largest office and new office and apartment towers on Sytze Wierda was a distinguished architect node in South Africa, hot on the heels of the the rise, there are still charming traces of who designed Amsterdam’s central railway Johannesburg CBD. It has an exceptionally Sandton’s relatively brief modern history to station and was then recruited to organise high proportion of prime quality office be found – like “the little church under the the public works department. The space. Sandton Central is also said to pines” in Stella Street in Sandown, right interdenominational church’s cornerstone be the epicentre of green building in behind Growthpoint Properties’ 138 West was laid on 11 July 1925. Today, it stands Africa, with what is possibly the highest Street and diagonally across the road from among Sandton Central’s bustling high- number of certified green buildings of any the Sandton Gautrain Station. rise buildings.

Thirty-two hectares of land in Sandhurst

SOUTH AFRICAN PROPERTY REVIEW 31 on show It’s big, iconic, bright and beautiful

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Sasol Place, Sasol’s new multibillion-rand hi-tech head office in Sandton’s booming commercial property zone, is turning heads – and warming the hearts of the employees of the chemical and energy company

By Mark Pettipher

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asol Place, situated in Katherine Street, is an Siconic, bright and prominent addition to the Sandton skyline. Designed by Paragon Architects and Paragon interface, this 67 000m2, 11-storey, 47m-high building accommodates more than 2 500 employees who were previously spread across 17 Sasol offices in the greater Johannesburg area, effectively reducing the company’s office rental expenditure. Built at a cost of about R2-billion, Sasol Place, owned by the Sasol Pension Fund and its partner, The Elixir Trust, is a 5-star Green Star-rated architectural masterpiece that’s set to produce a substantial return on investment in the next 15 years. A multinational team of architects, designers, construction companies and project managers was employed on the project, which was spearheaded by Fay Hoosain, Senior Vice President: Strategic Projects at Sasol. She is responsible for strategic initiatives in the group that have a material, financial, reputational or change impact for the organisation. Hoosain spoke to South African Property Review about the project. “One of my roles at Sasol was to lead the group’s Johannesburg commercial property portfolio consolidation, to drive efficiencies, and to effectively leverage economies of scale across the various service categories. We recognised the need to consolidate our business and functional support teams into a single office complex, and debated whether to focus on modernising and upgrading our former headquarters in Rosebank, or to build a modern building that would prove cost- effective while enhancing the Sasol brand. It was equally important that the chosen location would suit both our immediate requirements as well as those we would have over the next 10 to 20 years. Taking into account our employee value proposition, Sasol’s brand image and optimisation opportunities, we decided to construct a new global headquarters. “Part of the reasoning behind our decision was to bring the various aspects of our business together and to create a single corporate culture. After consultation with our senior leadership across the organisation, including those based in our international offices as well as our group executive committee, we eventually settled on Sandton because of its booming commercial property development, the infrastructure supporting the area and the environment, which we believed would benefit our Sasol colleagues. This exercise coincided with discussions around the Sasol corporate culture. “Next, we turned our focus to the design of the building – it needed to be quietly elegant, “not flashy or ostentatious”, iconic, comfortable,

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professional and timeless; something that centre, a pastry shop, an art gallery, work light, reduce glare and facilitate outdoor we could sustain and eventually introduce cafés, an acoustically enhanced auditorium, a activity. Some of the innovations include an to our global offices over time. Eight design wellness centre, a car wash, and much more. integration of water in the workplace and principles were agreed on with our professional All these facilities work harmoniously together specially designed façade glass that reduces team of advisers – project managers, interior to create organisational efficiency. glare into the property. architects, space planners and the like – “In addition, we are developing a holistic “Sasol already had a flexible working hours including that it had to be contained within employee wellbeing programme that is policy, which allows our personnel to optimise a single location, which would enable us supported by the wellness centre, which is their travel time while benefiting from our to leverage economies of scale and drive a staffed by doctors, nurses and a range of well-situated location, close to the Gautrain, unified corporate culture. It had to be easily specialists; the fitness centre with personal and taxi and bus services.” accessible from a transportation perspective trainers on hand to support; and the and, very importantly, it had to be a 5-star restaurant, focusing on healthy nutrition – all Innovation is an important element Green Star-rated building. The architectural conveniently located within the building. At the outset, Sasol emphasised the design inspiration was the linked particles of “In addition to Sasol’s concern for wellness, importance of an innovative design and the our logo and the letter ‘S’.” one can’t overlook the importance of providing use of innovative materials to differentiate employees with ergonomically designed the building from others in the area. Thus The importance of office furniture to prevent fatigue resulting there is a significant amount of glass in the looking after our employees from postural issues. We have invested building. “We wanted the building to be “Our employees are our most valuable asset,” in ergonomically designed chairs as well as reflective, and showcase its ‘S’ shape design,” says Hoosain, “therefore we wanted to ensure introduced some sit-to-stand desks to assist says Hoosain. “There were many discussions that the design and facilities would excite and in this regard. around the issue of glare, and how best to inspire our workforce. Our new head office “The building has been designed and reduce this while still allowing for plenty of offers a variety of dining facilities, a fitness landscaped to maximise the use of natural natural light.

36 SOUTH AFRICAN PROPERTY REVIEW i on show I on show I I I

I I “The glass needed to perform to a certain technical expertise – and it continues to standard. This required advanced engineering, monitor the performance of the blinds and I I and thanks to the input of the multiple make adjustments as needed.” I I stakeholders, we were able to achieve our vision. The glass panels were manufactured More about Betapoint I I and processed in Germany, Johannesburg Betapoint played an instrumental role in I I and Bloemfontein, and then transported and ensuring a spirit of partnership was fostered installed. The façades have many interesting between the co-owners, Sasol, and the other I I shapes and curves with interlinking bridges.” professional teams and sub-contractors. A I I This was a complex engineering feat that collaborative and disciplined approach was successfully pulled off. Many believe the was essential in ensuring a multinational I I project is on a par with anything that has team, based across Africa, Europe, the Middle I I been done anywhere in the world. East, North America and Asia, delivered on I I “We had to make sure that the right type Sasol’s vision. of blinds were used not only to complement Betapoint continues to develop a high- I I the façade aesthetically, but also to comply calibre and diverse team of professionals I I with Green Star rating requirements, as well with a growing international client base. as allow largely uninterrupted views,” says “As an independent professional-services firm I I Hoosain. “This required a lot of time and effort with a specialisation in real estate, facilities I I spent to find the optimal solution. In the end, management and project management, we we used three different types of blinds which are passionate about unlocking bottom line I I are integrating well. The blind manufacturer is business value for our clients,” says Adam I I a German company – we relied heavily on its Sargent, Betapoint’s Chief Executive Officer. I CAPEX I I P R O J E C T S I I I

I PROJECT I

I MANAGERS I I OF I I COMMERCIAL I

I & INDUSTRIAL I I BUILDINGS I I I I STUART WALLS I

I [email protected] I +2711 792 4260 I www.capex.co.za I I I I I

I I

I I I I I I

I I

I I I I

I I

I I I I I I

I I SOUTH AFRICAN PROPERTY REVIEW 37

I I on show

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What were some of the challenges How many construction personnel An independent consultant was appointed that Aveng Grinaker-LTA faced during were on site at the height of Sasol on the project to conduct monthly audits to the construction of the building? Place’s construction? verify that all requirements were being met. The coordination of approximately 150 At peak, there were 1 892 personnel under the subcontracting companies appointed for management of Aveng Grinaker-LTA on the How did Aveng Grinaker-LTA come to the various trades was quite challenging in project. This total excludes the developers’ be awarded the Sasol Place project? terms of planning the sequence and timing consultants and Sasol’s consultants, as well The project was awarded on a tender basis, of the works. The large open atriums implied as their direct sub-contractors. with Aveng Grinaker-LTA Building being the fragmented floor plates for the office successful tenderer. Follow-up meetings were areas, which required careful consideration How do you feel about the held prior to the project award to confirm of logistics during the construction process. building now that it is complete? construction methodology, resourcing, etc – The design of the superstructure also Given the fact that this is such an unusual and once all stakeholders were completely consisted of cantilevering floor plates for and striking building in a prime real estate satisfied, Aveng Grinaker-LTA was appointed each level above, implying that during the area, the building is definitely attention- as the principal contractor for the project. construction of the slabs on the various grabbing. Its size and complexity is clear levels, work was always being done with no even to the general public, and Aveng Sasol Place is a highly complex edge support structure directly below the Grinaker-LTA is extremely proud to be building. What was its biggest construction face. associated with this iconic development. structural challenge? This posed quite a challenge in terms of This building definitely “raises the bar” in The biggest structural challenge was the safety risks, but through the due diligence of terms of construction in South Africa, and construction of the main cantilevered section all role-players and living the Aveng Grinaker- showcases perfectly the capabilities of on the northwest corner of the building, LTA motto of “Home without harm, Everyone, Aveng Grinaker-LTA as one of the leading facing Katherine Street. This cantilever is Every day”, this was successfully managed construction companies in the country. about 13m long and 25m above the podium over the project duration. level. The cantilever also “carries” four levels The installation of the external façade Were there any buildings outside of office space above. Aside from the external was quite intricate in that during the project of South Africa that helped with the façade, this is the next most striking feature planning process, the façade installation understanding of the construction of the building. During construction, apart was programmed to commence while the of Sasol Place? from the complex support work required, concrete structure was still being constructed All of the planning and construction the design necessitated the installation of above. Again, proper planning allowed for this methodologies were developed internally a temporary concrete column to support to be successfully coordinated and executed. by Aveng Grinaker-LTA and their sub- the levels above until the completion of the Certain panels of glass were also imported contractors/suppliers, in consultation with roof slab. This column then needed to be from Germany, and careful planning was the principal agent and consulting team. demolished once the structure was required to ensure that these were available completed. With proper communication and when needed during the installation process. Working towards a 5-star Green planning between Aveng Grinaker-LTA and All of the curved sections of glass were Star rating, what innovation did the structural engineer during the process, also manufactured in their entirety prior to Aveng Grinaker-LTA come up with this element was successfully constructed. the commencement of installation in order to meet the criteria? to minimise the risk of delays during The most important innovation was the use construction. The construction of the of a specialised concrete mix design to meet overhanging roof slab over one of the the 5-star Green Star rating requirements. This internal link bridges meant providing proved challenging because the “behaviour” a formwork solution for a slab that was 11 of this particular concrete differed from the levels above the podium slab (approximately norm, and careful planning had to be done 45m high). Because of the height involved, to achieve the successful construction of any formwork solution established from the reinforced concrete structure. Further the podium level upwards proved to be too to this, an on-site concrete batching plant slender for the design loading, and a system was established to minimise the carbon Contact of “hanging” the slab formwork (from the footprint by largely reducing the need for Sorita van Tonder adjacent slabs on either end) was decided vertical transportation of concrete from an Communication & Marketing Manager upon, meaning that the slab was constructed off-site ready-mix supplier. Aveng Grinaker- in a similar way to how one would construct LTA also invested in a lightweight formwork Aveng Grinaker-LTA a bridge over a carriageway. system that minimised the use of timber, Corporate Management thus minimising the waste product Aveng Park, 1 Jurgens Road, Jet Park, How many man hours did it generated. A full-time environmental officer Boksburg take to construct the building? was appointed on the project to monitor t: +27 (0)11 779 2854 A total of 6 134 903 man hours were worked and manage the Green Star requirements, c: +27 (0)72 372 9854 on the project from mid-January 2014 to mid- including a dedicated waste separation e: [email protected] December 2016. area to ensure correct disposal of same. w: www.aveng.co.za

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“We achieve this by ensuring real estate and standards,” says Hoosain. “This factor influenced or challenges. At one point, the construction facilities management strategies are aligned to the debate around the selection of an team had almost 2 000 people on site, working corporate strategy, culture and brand objectives.” international service provider versus a local in shifts, in addition to the sub-contractors. Betapoint has offices in Johannesburg service provider, and we weighed these “We also had our own installation teams on Architecture and Interior Architecture and London. decisions up carefully. We are very proud to site during the height of construction. Overall, say that, in total, 90% of the expenditure was the time and effort that went into ensuring Teamwork a key performance area ploughed back into the South African economy. that decisions concerning the site, the design, One Sasol / One Paragon The Sasol Place project involved a multinational “From the outset, Sasol was adamant the furniture, as well as the major technology team of professionals who succeeded in that the building had to comply with all the choices, were an example of successful bringing the job in on budget, and who requirements of the Green Building Council of teamwork. Teams worked at a frenetic pace See our design and construction adhered to Sasol’s stringent safety regulations. South Africa to be awarded a 5-star Green Star around the clock, often putting in extremely According to Hoosain, in 2014, when rating. This requirement was included in the long hours to meet deadlines. In the end, experience at www.paragon.co.za macroeconomic changes had an impact on initial planning, and included sustainable we have succeeded in creating a dynamic Sasol, the project team was instructed to design elements such as water recycling and work space that can be adjusted, and adapted, reduce budgets and effect additional cost LED lighting. It was made very clear to all as Sasol’s operational needs determine.” savings. Senior executives of Sasol drove the contractors that they had to commit to working project, believing that Sasol as a company towards achieving this. We also wanted an Looking after Sasol’s interests needed their involvement at the highest level operational green lease, and will be working Sasol appointed Betapoint as its tenant to ensure cultural alignment and integration. closely with the landlords to achieve this. representative, ensuring the development Partnerships with external professionals “Aveng Grinaker-LTA, the construction of a strong relationship between landlord/ were a very important part of the process. company that undertook the building of Sasol co-owner, the developer and the tenants. As This included partnerships with professional Place, began construction on the complex Sasol’s tenant representative, Sargent explains advisers, architects, interior designers, and project in 2013. Working with teams based the company’s involvement and role. furniture and technology suppliers. around the country and even abroad, Aveng “As Sasol’s tenant representative, project “Of major importance to Sasol was the need Grinaker-LTA successfully managed to complete manager and real estate advisory partner, we to ensure that the companies with whom we the project and manage expectations. It has were involved in the conception of the idea to partnered could, in the future, leverage their definitely been a team effort characterised consolidate the 17 offices, and then assisted services wherever Sasol operates, and to know by good spirits as well as a willingness to in structuring and putting the deal together,” that they would deliver continually improved understand and work through any obstacles he says. “We also safeguarded Sasol interests throughout the delivery of the project. “When we started this project, we invested heavily in gaining an understanding of what Sasol was hoping to achieve so we could ensure that the landlords, developer, architects, interior designers and other contractors all understood exactly what was expected. Our overall objective was to ensure that everyone had what was needed, that they worked within their budgets and that they delivered quality on time. Betapoint blended disciplined project management with rigorous analytical methodologies and a client-centric approach. “Sasol Place was always based on a business strategy, not as a building for its own sake or for winning an architectural award. Sasol Place is an asset that needs to drive the client’s business agenda. “Productivity, communication, decision- making and people-performance is what it is designed to support, to allow employees to focus on their job and not be distracted by technology that does not work, temperatures that are not comfortable, a lack of parking, or any other inconveniences. We firmly believe that this work space will have a huge impact on employee engagement and productivity. “Betapoint advised the internal facilities management team on their operational setup and structure, so that Sasol is well equipped

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Architecture and Interior Architecture One Sasol / One Paragon

See our design and construction experience at www.paragon.co.za

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to manage new service providers and ensure Fast facts Betapoint runs a highly operational excellence is maintained.” about Sasol Place competitive market process Rationalising Sasol’s decision to vacate ●● Initial studies related to for Sasol from the outset its 17 offices and move its operations into the project started in 2010. “We went out broadly into the market and gave owned space, Sargent says: “We looked at it ●● Construction began in 2013. a large number of people the opportunity holistically, and financially there was a strong ●● Sasol employees completed to participate and bid,” says Sargent. “This case for consolidation. The office buildings occupation in December 2016. created plenty of competition and achieved Sasol was working out of were ageing, not ●● The building’s rentable space excellent commercial terms for Sasol. As a particularly comfortable or efficient, and is 67 000m². result, we succeeded in achieving a bespoke with limited branding potential. For a high- ●● The parking area is seven design and a building that actually works for performance company such as Sasol that floors deep, and cover an Sasol, and delivers on its requirements for its employs many talented people internationally, area 100 000m². employees and visitors. those properties were not aligned with the ●● The podium space occupies “Betapoint was also actively involved in the business of collaboration and teamwork, and close to 4 000m². change management and relocation process, fast decision-making. ●● An art gallery and a beautifully working closely with Sasol to assist employees “We looked at all these satellite pockets established sculpture garden to adjust to the change. We helped facilitate of space from different angles – the property house and showcase Sasol’s communication with employees so they could perspective, the people perspective, the impressive art collection. better understand the need for change, and financial perspective, and the benchmarks – ●● There are indigenous biomes managed expectations and transitions. When and discussed what was possible.” situated on the podium. preparing to move to a new office environment,

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we had to take into consideration how it executed thanks to meticulous planning. business hub, and taking their needs and affected individuals who had bought homes “We undertook a big exercise on paper wellbeing into account, provides a solid near their old office locations, their children’s and storage reduction, and thereafter moved foundation for Sasol. schooling and transport needs, and other thousands and thousands of boxes – but we “Providing an excellent environment in factors. Employees were understanding and ended up with significant savings,” he says. a well-designed building drives employee supportive, and fully grasped the benefits “It was a thorough clean-up exercise. The engagement, which in turn drives that the move would bring to both Sasol and move was seamless and hassle-free – not organisational performance,” he says. “In to them personally. one document or box went missing from terms of attracting and attaining talent, “I think most people have really embraced any of the buildings, and every crate was people are extremely impressed with the and settled into their new space. Many came accounted for. building. Sasol Place makes a clear statement from cellular offices into open-plan, and from “It was a great team effort and well about the company’s investment in its future. various locations, without complaining. It has organised. Employees left their offices on This sends a strong message to prospective pleasantly surprised us how smoothly the a Friday afternoon, and arrived at Sasol Place employees. I think people are inspired to final moves have gone.” on the following Monday morning to fully be here, and it says something about the equipped and functional work spaces. company’s ambition.” Big move, few problems According to Sargent, this multibillion- Moving 2 500 people plus office equipment Happy employees, rand project will deliver significant savings and and documentation gathered over the successful organisation benefits to Sasol by reducing commercial office years is no mean feat, but Sargent says the Sargent claims that uniting employees into costs and improving productivity, collaboration operation was smoothly and successfully one central workplace situated in a vibrant and communication among colleagues.

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“It is so much easier to communicate now, and people are finding it easier to collaborate and make decisions,” he says. “There is definitely an improvement in camaraderie in this building because of the flexible design as well as the facilities that offer employees opportunities to interact with their colleagues. “Another big benefit from the employee perspective is that the offices are conveniently located and close to transport, effectively reducing travel time. “Sasol Place offers a very convenient workplace. Many of the employees are making great use of the fitness, wellness and culinary facilities on the premises. Case studies have also proved that a building of this quality with natural light, great views, excellent air quality, a range of value-adding facilities, and a focus on comfort and ergonomics, will result in a reduction in absenteeism. This is something that will be monitored closely. “Sasol runs several employee engagement initiatives which we shall use to identify the impacts of the move, and to see where improvements or refinements are required. This will also identify ways in which to do things better, and provide a strong platform for the future.”

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How did Paragon come to be an incredibly efficient plate, and future- awarded the Sasol Place proofed the building against the effects Architectural project? of sustained churn. It was an invited competition based on site selection, and then driven by quality Keeping in mind working of design, and cemented by the financial towards a five-star green rating, terms. After a very tough competitive what innovation did Paragon come process spanning many months, our up with to meet those criteria? client Alchemy was successful. The We worked closely with PJ Carew Interior Architecture was also an invited Consulting to create a five-star green- competition and although we were the rated building. base build architects, once again we were subjected to a rigorous selection process. How many man-hours It was very satisfying to be awarded both did it take to design the building? projects. Ultimately, we used this design Paragon Architects spent 71,000 hours opportunity to re-explore the idea of (17 staff members) and Paragon Interface corporate space and how it can be used to spent 33,000 hours (11 staff members) unify organisational culture. This One delivering the job, and it is still ongoing. Anthony Orelowitz Paragon/One Sasol approach ultimately led to our success. What inspired you to The ideas embodied in Sasol were come up with the look developed from predecessors like What were some of the and feel of the building? Alexander Forbes, Norton Rose, The New The façade was modelled parametrically challenges that Paragon faced Bowman’s Building and the Marsh by adjusting the vision and spandrel in the design of the building? Building. Sasol will, in turn, be part of a sections of the façade to respond to the One of the most challenging issues with greater learning process carrying our buildings orientation. There is very little regards to the building’s design was practice into the future. resolving how to create a unifying frivolity in the building’s design. This environment for Sasol on such an design really does embody the notion of How do you feel about the extremely large floor plate. This was form versus function. building now that it is complete? imperative for an organisation with It’s fantastic to see how our design multiple cultures/business units housed Were there any buildings outside philosophy can have such a direct impact in 17 different locations. The resolution of South Africa that helped with the on corporate efficiency and enhance this issue pivoted around the idea of a inspiration of Sasol Place? organisational culture. single central megacore linked to the At Paragon we are continually developing plate by bridges. This design allowed for and evolving the art of corporate design. Sasol Place is a highly complex building. What was its biggest structural challenge? One of the largest challenges in term of design was the 10m cantilever on the north-west corner of the building. The rebar in this portion of the slab had to be inverted so that when the sacrificial column was removed, the slab would be in tension. When the column was removed, the five-storey structure deflected by only 13mm.

Paragon Group 33 Fricker Road, Illovo, Johannesburg, 2196 t: +27 (0)11 482 3781 e: [email protected] w: www.paragon.co.za

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Professional team ●● Developer Alchemy: Greg Sacks, Arthur Davies ●● Architects Paragon Architects: Anthony Orelowitz, Tershia Habbitts, Jose Ferreira ●● Construction Aveng Grinaker-LTA: Vincent Wiggins, Reon Govender, Richard Amm ●● Interiors Paragon Interface: Claire D’Adorante, Dale Friedman, Kirsty Schoombie ●● Structural engineers Sotiralis: Andries Denner, Stefan Bothé ●● Mechanical Adaptive Resources: Carel Schaap ●● Fire TWCE: Andre Steyn, Zach Masinga, Trevor Williams ●● Electrical Quad Africa: Roger de Souza ●● Plumbing Izazi: Trinesh Chaka ●● Quantity surveyors Pentad: Frans de Jager, Gillian Healey ●● TP Gavin Williams ●● Landscape Insite: Karen James, Ferdie Häefele ●● Green consultants PJC: Paul Carew, Alison Channing ●● Project managers Capex: Stuart Walls, Peter Laurence ●● Façade engineers Pure Consulting: Sean Couzyn, Warren Wessen ●● Safety officer Cairnmead: Chris Lourens ●● Acoustic consultant Ivan Lin ●● Kitchen consultant Dewar Hastings

Proud to be associated with the new SASOL development

Dudley & Sons Dudley Mouldings o: 011 452-7071/2/4 o: 011 444 1284 f: 011 452-7076 f: 011 444 1322 e: [email protected] e: [email protected] w: www.dudleymouldings.co.za w: www.dudleymouldings.co.za

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50 SOUTH AFRICAN PROPERTY REVIEW SOUTH AFRICAN PROPERTY REVIEW 29 ARCHITECTS people in profile people in profile

Buhle Mathole Adrian Maserow Company Director Director Kabu Design Architects AMA Architects

Buhle Mathole started Kabu Design Adrian Maserow is privileged to have been Architects after a few disappointing influenced in the art of architecture by the experiences in the industry. She started head of the Wits faculty, Pancho Guedes. He and registered the firm in 2007 and has did a bachelor of architecture degree, then grown it a brick at a time to where it is now. obtained a master’s degree in architecture at Mathole studied her BAS degree at the the height of Guedes’s leadership. The degree UCT and completed her master’s degree – was a unique exploration of the architectural MArch (Prof) – at the University of Pretoria. design process, generating a lifetime of respect She later wrote the PrArch board exam to for the power of visionary architecture. become a professional architect. The AMA group was established in 1993 The road was not smooth – but it and has since completed notable works has certainly been fun and worthwhile. of architecture of the highest standard of The challenges included not being taken design skill, employing efficient and viable seriously as a professional, but the firm has design solutions through an innovative proven naysayers wrong with its excellent spatial intelligence. The firm considers and creative work. the uniqueness of a place and the client’s The current challenge she is facing individual requirements in order to fully with developers is that they are not willing to evaluate each distinctive brief through give new firms a chance to prove themselves an engaging design process. and tend to gravitate towards familiar firms. AMA’s visionary thinking and innovative Reputation and being able to perform is key, approach to design involves high levels of and as Kabu celebrates its first decade, the collaboration with other built environment firm prides itself on being able to perform professionals. From its Sandton offices, with with excellence. Gerald Pereira, Marco Fanucchi, Bryna Hearmon Kabu is proud to have worked on all of and a powerful team of architects and the VBS Mutual Banks branch renovations designers, AMA espouses a contemporary and the new Madison Shoes branches in ethos and philosophy of design. South Africa, among other projects. It has AMA seeks like-minded clients, developers, also completed JVs with Activate Architects, project financiers, local authorities and built including Inners Chambers, and layouts with environment professionals committed to Paragon Architects on the new Sasol head promoting well-considered innovative office in Sandton. and sustainable buildings. New adventures are on the cards for Kabu: AMA’s creative, visionary team of talented the firm recently opened a branch in Cape architects supports the primary goals of the Town, and is ready with exciting new designs programme, the budget, and the surpassing in the commercial and residential sector. of all expectations of the architectural design.

+27 (0)11 475 8598 +27 (0)11 807 7505 [email protected] [email protected] www.kabuarch.co.za www.amagroup.co.za

48 SOUTH AFRICAN PROPERTY REVIEW people in profile

Bryna Hearmon Gerald Pereira Marco Fanucchi Associate Director Director AMA Architects AMA Architects AMA Architects

Bryna Hearmon says that studying art Gerald Pereira holds a bachelor’s degree in Marco Fanucchi obtained his bachelor’s at school, including modern architecture architecture from the University of Pretoria. degrees in architectural studies and in and the great masters, was the inspiration He began his professional career at the architecture from Wits. His professional behind her career choice. She obtained a Department of Public Works, before being career began at Meyer Pienaar Architects, bachelor’s degree in architectural studies seconded to BILD architects (formerly Burg working on the Mpumalanga Provincial and in architecture at the University of Dougherty Bryant). He also had a brief stint Legislature Complex. He joined AMA in 2005. the Witwatersrand, and is a registered at METROARC before joining AMA in 2004. He has been involved in a wide range professional architect in South Africa Architecture was always his career of of project typologies, including commercial and New South Wales, Australia. choice, with his inspiration coming from the residential, offices, mixed-use complexes, According to Hearmon, a career in works of Alvaro Siza, Claudio Silvestrin, Tadao industrial and major refurbishments. architecture has enabled her to indulge Ando and Shigeru Ban. He says architecture He has actively contributed towards her love of travel. She has worked in is a daily opportunity to create meaningful, growing the practice into a firm that is many different cities, including New useful spaces for people to enjoy. He relishes recognised as a leading contemporary York, Rotterdam and Sydney. Combined the challenge of balancing various factors commercial design firm in South Africa. with her local South African experience, relating to market demand, costs and a Fanucchi approaches each new project this has helped her to develop a well- feasible product, and maintains that the with a fresh perspective, always pushing to rounded understanding of architecture opportunity of a valuable spatial experience maintain the balance between innovation in the global context. should never be overlooked within that and the essential requirement of satisfying She lists successfully executing projects process. He says every completed building the client’s expectations. “Buildings are and striving to achieve poetry in architecture produces a sense of accomplishment and ultimately the stage set for everyday life, and despite the inherent challenges in the pleasure, not only for AMA but also for architects have a considerable responsibility construction industry as personal highlights. the developers and end-users. to deliver an architecture of generosity that “Striving for beauty and poetry in design and The design and construction of the elevates the day-to-day experience of their embedding this into completed architectural VWSA head office building in Sandton, and projects from pure cost-driven functionality projects, as well as perseverance in ideals, the new Block 7 building for Clientele in its into a more memorable narrative,” he says. are the keys to success,” she claims. existing office park, rank among his greatest Fanucchi is passionate about ensuring Hearmon enjoys the diversity of achievements. He is eagerly anticipating that AMA Architects is always up to date skills required in her work and realising the completion of various projects AMA with the latest sustainable construction architecture from sketch design to has undertaken that will become landmark methods and leading computer technology. construction completion, especially buildings. AMA has completed two 4- and Full REVIT implementation at the office when working collaboratively with 5-star green rated office buildings, which are ensures that his teams are able to offer multidisciplinary colleagues, consultants responsive to both the environment and the a competitive edge in exploring and and contractors to realise a successful cost-driven aspect of utilities and consumption. resolving design solutions, producing architectural project. AMA is a medium-sized practice that accurate documentation, meeting time She joined AMA Architects in 2012 and follows a balanced approach to proposals constraints, and ultimately ensuring became an associate of the company in 2016. and developments. the successful delivery of projects.

+27 (0)11 807 7505 +27 (0)11 807 7505 +27 (0)11 807 7505 [email protected] [email protected] [email protected] www.amagroup.co.za www.amagroup.co.za www.amagroup.co.za

SOUTH AFRICAN PROPERTY REVIEW 49 people in profile

Michael Magner Edward Brooks Reon van der Wiel Director and Principal Architect Director and Principal Architect Director and Principal Architect Activate Architects Activate Architects Activate Architects

Michael Magner grew up in Centurion and Edward Brooks studied architecture at Wits, Reon van der Wiel matriculated from went to high school in Pretoria. He relocated graduating in 1997 with a distinction in design. Potchefstroom Boys High School in 1994. He to Johannesburg to study architecture at Wits Before starting up Activate Architecture in also studied architecture at Wits, graduating in 1992, graduating in 1997. He’d decided he 1998, he worked at architectural practices in in 2002. He worked for Activate Architecture wanted to be an architect in primary school. Johannesburg and Lisbon, Portugal, as well as a student, and joined the firm in 2002 as His grandfather was a builder, and he’d as for the city planning department of The a qualified architect. He has proved to be always liked drawing and making things. Hague, Netherlands. He was a second-year an invaluable asset to the firm, becoming Magner says architecture makes a design external examiner at Wits from 2002 a partner in 2006. profound contribution to people’s lives to 2008. His family has a long history in the and lifestyle, both on the urban scale and Brooks is a GBCSA-accredited professional building industry. His grandfather was on the home scale. Green building is offering since 2009. He also participated in the GIBS a contracts manager, so Van der Wiel was wonderful opportunities to break old habits Nexus programme in 2005. exposed to the building environment early. and imagine better buildings and cities. It has In 1998, Activate was formed as a close He believes in designing and putting brought new vigour to a very old profession. corporation called “Johannesburg Studio for out into the world something that was Activate Architects is a firm that’s always Architecture”. During the first two years, the not there before. been interested in green design. Notable practice underwent a number of important Van der Wiel helped the CIDA University projects in this regard include Forum Homini changes, eventually consolidating in 2000 as set up its MACC course, and presented the Hotel and Lebone College. The interest in an established small practice of two partners architecture and construction component of green design gained momentum once the (Edward Brooks and Michael Magner), a couple it. He also lectured at Wits in the architectural Green Building Council of South Africa (GBCSA) of staff and the Activate brand. In 2009, representation elective from 2006 to 2007. was established. This momentum has Activate was converted to a Pty company to He believes in teamwork and accountability allowed much higher levels of acceptance accommodate the firm’s anticipated growth. in the workplace. The biggest challenge of of new technologies and energy-efficient With a passion for architecture, good being a professional architect is balancing design. SANRAL HQ and the Bay West design and attention to detail, the firm the time and cost of designing and project are both Green Star-rated. has grown steadily to take on a variety constructing a building. Budget and time The firm believes in teamwork, both of larger projects for a broad spectrum versus quality always need to be in balance. within the office and between the consultant of private, institutional and commercial Activate focuses on each client’s specific and the client. A good team is far more than clients. Brooks was the project architect needs, the physical and financial context, and the sum of its parts, and developing buildings for the SANRAL head office in Pretoria. using the latest building-information modelling is a team sport. For him, the biggest challenge of being software to design evidence-based, up-to- Activate Architects aims to design a professional architect is the pressure date and appropriate high-performance high-performance architecture, whether of delivering projects on time. architecture. It has developed as a forerunner it is a student res or an AAA-grade office. Brooks has a keen interest in travel in green building design in South Africa. When Magner isn’t at the office, his and property, and is an avid wine and Outside of the office, Van der Wiel loves recreational activities include mountain coffee connoisseur. To keep fit and blow sculpting and mountaineering; in his spare biking, golf and sailing. off steam, he enjoys running and squash. time – when needed – he is a DIY boffin.

+27 (0)11 788 8095 +27 (0)11 788 8095 +27 (0)11 788 8095 [email protected] [email protected] [email protected] www.activate.co.za www.activate.co.za www.activate.co.za

50 SOUTH AFRICAN PROPERTY REVIEW SAPOAAn opportunity events not to be missed The SAPOA Property Development Awards for DEVELOPMENTPROPERTY AWARDS FOR INNOVATIVE EXCELLENCE Innovative Excellence co ee table book 2017

CInnovatIveorporate award offiCeoffICe developments 2016

Paddock View, Hunt’s End Office Park, 36 Wierda Road West, Wierda Valley, Sandton PO Box 78544, Sandton 2146 t: +27 (0)11 883 0679 f: +27 (0)11 883 0684 www.sapoa.org.za 2016

16 Every year, buildings get smarter and more beautiful. SAPOA’s primary objective is to define excellence in property and recognise top-quality design and functionality as a benchmark for excellence.

SAPOA awards for excellence 2016 InnovatIverefurbIshments award InnovatIverefurbIshments award Lion Match Office Park Lion Match Office Park 892 Umgeni Road, Durban 892 Umgeni Road, Durban The SAPOASAPOA awards for excellence 2016 Property Development The now-26 000m² park is a wonderful combination of The now-26 000m²he park Lion is a Match wonderful Office combination Park is of a redevelopment office space, cafes, medical facilities and various other he Lion Match Office Park is a redevelopment office space, cafes,T project medical that facilities has rejuvenated and various an other old warehouse services. The redevelopment included a new parking IrnnovatIveefurbIshments award T project that has rejuvenated an old warehouse services. The redevelopmentspace into refurbished included a commercial new parking space. garageAwards and a new building, designed according to provincialfor Innovative Excellence

space into refurbished commercial space. garage and a new building,The property designed is aaccording heritage to site provincial and is unique in its heritage agency AMAFA’s requirements and in keeping heritage agency AMAFA’s requirements and in keeping The property is a heritage site and is unique in its historical architecture and iconic landmarks. As such, with the area. Nestled alongside the railway line with views with the area. Nestled alongside the railway line with views historical architecture and iconic landmarks. As such, history and sustainable design have formed the basis of the ocean and rugby fields, the new building has been of the ocean and rugby fields, the new building has been history and sustainable design have formed the basis of the project. a highlight of the project. of the project. a highlight of the project. are widely respected within the The original 21 000m² property contained a mixture The Lion Match Office Park is well positioned between The original 21 000m² property contained a mixture The Lion Match Office Park is well positioned between of commercial and industrial space. The year 2013 saw Durban’s stadiums, close to transport facilities and major of commercial and industrial space. The year 2013 saw Durban’s stadiums, close to transport facilities and major the start of the redevelopment of this space into an urban routes, and central to the city’s “Golden Mile”. the start of the redevelopment of this space into an urban routes, and central to the city’s “Golden Mile”. business environment. business environment. commercial property design

71 industry, illustrating71 various types of excellence, from the clarity of purpose in the brief to ingenuity of 70 product, clever design solutions and delivery on time and within budget. JT Ross, MLC Quantity Surveyors JT Ross Quantity surveyors Project managers Mechanical Dean Jay Architects Hatch Goba, May Houseman & Associates Developer JT Ross Architects Structural engineers Dynamic JT Ross, MLC Quantity Surveyors BFBA Consultants Fire consultants JT Ross Quantity surveyors Hatch Goba, May Houseman & Associates Electrical engineers Project managers Mechanical Civil engineers JT Ross Construction Dean Jay Architects SAPOA awards for excellence 2016 Principal contractor JT Ross Architects Hatch Goba, May Houseman & Associates Dynamic engineers BD&O, AECOM Developer Structural engineers Fire consultants Hatch Goba, May Houseman & Associates BFBA Consultants Electrical engineers Fire Solutions, AECOM Civil engineers JT Ross Construction SAPOA awards for excellence 2016 Principal contractor engineers BD&O, AECOM Fire Solutions, AECOM It is this recognition that owners, developers, architects

SAPOA awards for excellence 2016 and property practitioners strive for.

SAPOA awards for excellence 2016

A SAPOA award is forever, much like the raw bricks and mortar Cost: R15 000 excluding VAT that make up the timeless beauty of property. (Includes design, photography and production) Deadline: 08 April 2017 To be part of this amazing opportunity, partner with us Bookings: Jane Padayachee, Marketing Manager by pro ling your executives and/or team in our SAPOA e: [email protected] Property Development Awards for Innovative t: +27 (0)11 883 0679 Excellence Co ee-Table Book Volume 4

Volume 4 of this prestigious coff ee table book will be given to each delegate attending the SAPOA Convention & Property Exhibition ● 20 - 22 June 2017 ● Cape Town International Convention Centre

50 SOUTH AFRICAN PROPERTY REVIEW UPCOMING EVENTS & TRAINING PROGRAMMES 2017

FEBRUARY 06-10 Gauteng Real Estate Market Analysis (REMA) Course FEB 09 KZN KZN Cocktail Networking Event FEB 15 Cape Sectional Title Workshop FEB Town 23 Gauteng PMP Dinner FEB 24 Gauteng Post-Budget Power Hour Breakfast (TBC) FEB 30 Port Introduction to Brokering Seminar FEB Elizabeth

MARCH 01 KZN Introduction to Brokering Seminar MAR 03 Gauteng SANS 10400 workshop MAR 07 Gauteng Research Breakfast MAR 09 Gauteng Legal Broker Forum MAR MARCH 09 KZN KZN Breakfast Presentation MAR 10 Gauteng Introduction to Brokering Seminar MAR 13-17 Gauteng Facilities Management (FM) Course MAR PROPERTY REVIEW - LogoTreatment.pdf 1 2016/08/25 11:31 AM 14-15 Gauteng Negotiation Skills Masterclass Programme (NSMP) MAR 14-15 Cape Negotiation Skills Masterclass Programme (NSMP) MAR Town 24-25 Gauteng Introduction to Brokering Seminar MAR 27-31 Gauteng Real Estate Investment Analysis (REIA) Course MAR 28 Gauteng New Members Welcome Cocktails MAR 29 Port PE Networking Event MAR Elizabeth TBC Gauteng Gauteng Networking Event

APRIL 03-07 Gauteng Commercial Real Estate Valuation (CREV) Course APR 28 MP Mpumalanga Networking Event APR TBC Gauteng Gauteng Golf Day

Dates are subject to change. Please see Sapoa.org.za for regular updates. SAPOAGetting events your brand noticed by South Africa’s leading property

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South African Property Review SOUTH AFRICAN December 2015 / January 2016 South African Property Review Education, student accommodation, research accommodation, student Education, Review Property African South PROPERTY S O U T H A F R I C A N

REVIEWJune 2016 South African Property Review 50th Annual SAPOA International Convention and Property Exhibition Property and Convention International SAPOA Annual 50th Review Property African South

S O U T H A F R I C A N October 2016

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South African Property Review 2 SOUTH AFRICAN 1 PROPERTY R E V I E W

December 2015 / January 2016 South African Property Review Environment, green and sustainability and green Environment, Review Property African South PROPERTY REVIEW - LogoTreatment.pdf 1 2016/08/25 11:31 AM Specialised PROPERTY S O U T H A F R I C A N R E V I E W

Knowledge April 2015

October 2016 2016 October October

PROPERTY South African Property Review Professionals REVIEW Showingand Expertise off SOUTH AFRICAN Penreach TheBrokers and auctioneers Mall of Africa Taking education November 2016 Retailing in Africa: to the community 3 Trends and PROPERTY R E V I E W Developing projections

South Africa PROPERTY REVIEW - LogoTreatment.pdf 1 2016/08/25 11:31 AM Cornubia: PROPERTY September 2016 REVIEW Student 2 Engagement:Tying the accommodation Expanding cities: Broll Property GroupSouth African Property Review Focus on South African property development SAPOA At what cost? 4 urban knot SOUTH AFRICAN Proactive The broker’s Remaining passionate about property Meet the Mayor series The SAPOA 50 pandemonium? th Property developers Anniversary Convention Transforming Tshwane August 2016 Quantity Surveying April 2015 4 ies & Property Exhibition CSI: SA’s capital set to soar ● H O O Research 2 South African Property Review Innovation, Journalism & Excellence Awards and Post-Convention Report Back u r Enabling SOUTH AFRICAN 1 Medical facility for 200 Rivonia Road in Morningside, Johannesburg. Architects: Geyser Hahn Architects. Digging into data m Water restrictions Blowing in 2 The Union office development for Eris Properties in Accra, Ghana. Architects: Boogertman + Partners. o PROPERTY REVIEW

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Winners of the 2016 SAPOA Property Development Online and in hand, these monthly Awards for Innovative Excellence publications are the o cial voice of the PROPERTY South African Property Owners Association REVIEW With a South African property market value in excess of With a monthly average exposure R250-billion, SAPOA members control in the region of 90% of South Africa’s private sector commercial land and building stock, of more than 5000 readers, and manage the majority of property funds listed on the JSE. Each member is a leading player and decision-maker in the commercial property arena – and they use the South African the South African Property Review Property Review as an extension of the SAPOA website and information platforms. is a growing and recognised news These members – company chairmen, CEOs and MDs – often control massive companies and their associated budgets. As platform and go-to source of true decision-makers, some of the brightest and most talented people in the sector occupy senior roles in the SAPOA member organisations. important industry information, The South African Property Review is mailed directly to the association’s leading members, and is also available to the general interviews as well as in-depth public both internally and online via Issuu - the online version is an exact copy of its printed original and has on average over 3675 African and regional reports. impressions a month, with an average read of upwards of six minutes per issue, giving a monthly reader exposure of over 5000. The true value of the online versions is that they get revisited over and over again and generate a liquid international exposure for your company, making the South African Property Review a ‘must include’ in your marketing plans. For advertising opportunities and rates contact Robbie Pansegrauw t: +27 (0)21 856 0321 / e: [email protected] 50 SOUTH AFRICAN PROPERTY REVIEW frankly speaking Architect and urban designer Wessel van Dyk is going places – with a passion We posed some tongue-in-cheek questions to 44-year-old Wessel van Dyk, recently appointed partner at Nsika Architecture and Design, who believes an essential ingredient in the recipe for personal happiness is to really love the job you do By Mark Pettipher

Q If we came to your home and looked Q What keeps you motivated? inside your fridge, what would we find? In order to stay motivated, you simply It depends which fridge you open. In the needs to love your work. I cannot imagine food fridge, you’ll always find cheese (my getting up in the morning and saying, wife is Dutch), milk, cold meats, veggies, “I hate my job.” I love my job. Design and jams and all sorts of sauces. The drinks drawing are real therapy for me. I can forget fridge I hope will never be without all my problems when I’m drawing. Family, wooded Chardonnay. work, art and drawing – and of course good food and wine. Even better if you can draw Q Are you a good cook? with a glass of wine next to you – but the I love to cook but I’m a poor baker. wine is at the weekend only! I’m only good at pancakes and flapjacks, but I mostly leave the serious baking Q If you weren’t in property to my wife. what would you do for a living? Perhaps I’d be an orthopaedic surgeon Q What is your favourite eating place? – although I feel there is a chance that Dutchies restaurant at Grotto Beach in I might not have stuck it out all the way Hermanus. It has a relaxed atmosphere through medical school. Orthopaedic with a beautiful setting on the beach, surgeons are required to sculpt, and and their bitterballen are my favourite. that must demand a high personal level of creativity. Biography Q If we gave you a camel, Wessel van Dyk has always loved what would you do with it? Q Would a 21-year-old a challenge and views his recent Definitely sell it immediately! I’ve worked Wessel be proud of you? move to a partnership at Nsika in the Middle East, and while there I quickly At 21, you know nothing. At the moment Architecture and Design as an learnt from the locals how to negotiate fees. I’m in the middle of my career, and I believe opportunity to make an important We jokingly called it “camel trading”! So I’d I’ve achieved more than I thought I would mid-career change – and to start definitely trade it. Interestingly, one of the at 21. You need to grow constantly and not a new venture. places I enjoyed spending time in most was stagnate – which is the reason why I decided His speciality is design, with Damascus – but it will be quite some time to do a master’s in urban design through a focus on urban design and mixed- before anyone can visit there again… Wits. I’m busy with final corrections to my use developments. In addition to his thesis and should graduate by midyear. various projects in South Africa, he Q Does your family have has done work in Saudi Arabia, a pet? Do you talk to it? What is your favourite Dubai, Egypt and Sudan. He is Q We have an elderly, much-loved dachshund shirt colour and why? passionate about urban growth and called Bella. We took her with us to the coast I like white. It goes with everything, it’s the potential on the African continent, this year, knowing it might be her last holiday cool and it’s practical. Very occasionally and is currently busy with projects in with the family … and yes, she talks back. I’ll step out in something more colourful Mauritius, Kenya and Uganda. He’s … but then it’s always back to white. also studying towards a master’s Q You studied architecture. What is the degree in urban design at the funkiest building that you like and why? Would Nelson Mandela University of the Witwatersrand. Q The Rietveld Schroder house in Utrecht, have made a good architect? Formerly a Director at Boogertman designed by Gerrit Rietveld in 1916, would Yes. He would have made a great + Partners Architects, and a Principal be my choice. It is a remarkable building architect. What he achieved was Design Director at Bentel Associates for many reasons – not least because of very creative in terms of the need International, Van Dyk considers the time around which it was built, and to build and to create a new nation, the master planning for the Steyn its location. It was designed on a grand so he certainly had to think “out of City project and the Steyn City scale, right down to the last detail. There the box”. I do think this must have clubhouse to be the highlight was also an amazing client-architect given him an excellent foundation of his architectural career. relationship in its history. for becoming an architect.

SOUTH AFRICAN PROPERTY REVIEW 55 off the wall Getting in on the act

Built at a cost of more than US$468,7-million, the National Grand Theatre by French architect Paul Andreu is situated in the heart of Beijing on Chang’an Avenue, next to the Great Hall of the People and about 500m from Tiananmen Square and the Forbidden City

Compiled by Phil Ruimte

he National Centre for the Performing restful spaces and waiting lounges. The The decision to build the National Grand TArts is a curved building, with a total complex is purposefully designed as an open Theatre in a place of such historical and surface area of 149 500m², that emerges like forum, not a place for elitist shows. The symbolic importance is testimony to the an island at the centre of a lake. Its titanium different performance auditoriums open onto importance given to culture in its relationship shell is in the shape of a super-ellipsoid, with this common concourse. Their entrances are with history and the contemporary world. a maximum span of 213m, a minimum span positioned to ensure an even distribution of According to architect Paul Andreu, “In of 144m and a height of 46m. It is divided people and a smooth, easy flow everywhere, such a context, it was out of the question in two by a curved glass covering, 100m wide while giving each element of the project to make an obscure, less prominent building at the base. a distinctive character. of lesser importance. But neither could it During the day, light flows through the The opera house is at the centre. It is the pretend to be an isolated structure onto itself. glass roof into the building. At night, the single most important element in the project. For this reason, we strove to create a building movements within can be seen from outside. The concert hall and the theatre are situated that shows respect for the buildings around The building houses three performance on either side of the opera house. it, each of which marks in varying degrees auditoriums – a 2 416-seat opera house, The performance halls and public areas are the history of architecture in China, but that a 2 017-seat concert hall and a 1 040-seat built on a base that houses all operating and also demonstrates the vitality of modern theatre – as well as art and exhibition spaces support facilities in a complex designed to be architecture by being as bold as they were in open to the public and integrated into the city. as efficiently and economically organised as their day. A 60m-long transparent underpass an industrial production area. “We have sought to achieve this harmony connects the theatre to the shore. This The opera house is covered in a gilt metal through a combination of modesty and entrance leaves the exterior of the building mesh. It is opaque over the walls and when ambition as well as agreement and opposition, intact (without any openings) and mysterious- the areas behind it are unlit, but becomes and have made improvements at every stage looking, while providing the public with partially transparent when there is light. after the valuable comments and suggestions a passage from the daily world to a world The whole project can be defined as we received. But we never lost sight of what of opera and dreams. a play on successive envelopes, passages we considered essential from the start: that Those areas inside that are open to the and crossings, on transparency and light. the Beijing National Grand Theatre be part general public take the form of an urban A lounge on the highest level under the of the fabric of the city – a theatre in the city, district with a succession of different spaces: roof affords the general public and theatre- a new district of spectacles and dreams open streets, plazas, shopping areas, restaurants, goers a view of Beijing. to one and all.”

56 SOUTH AFRICAN PROPERTY REVIEW SAPOA events

GREEN STARS FOR AFRICA BROUGHT TO YOU BY WSP | PARSONS BRINCKERHOFF

With over 136 Green Stars achieved on more than 30 projects in Africa, WSP | Parsons Brinckerhoff are Africa’s leaders in green building and sustainability consulting. We are a founding member of the Green Building Council of South Africa, and have been part of driving the establishment of Green Building Councils in Namibia and Rwanda.

Our people are passionate about green building design, helping our clients choose environmentally friendly solutions for their building projects. We strive to change the way the world is constructed, ensuring a sustainable future for our continent.

34 500 500 40 EMPLOYEES OFFICES COUNTRIES

Learn more about this and other projects on www.wsp-pb.co.za

SOUTH AFRICAN PROPERTY REVIEW 29 SAPOA events

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Specialised Knowledge and Expertise

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1 Medical facility for 200 Rivonia Road in Morningside, Johannesburg. Architects: Geyser Hahn Architects. 2 The Union office development for Eris Properties in Accra, Ghana. Architects: Boogertman + Partners. 3 & 4 Head office for Business Connexion for BCX HQ Offices Co-ownership JV in Centurion, Pretoria. Architects: Stauch Vorster International. QS services in JV.

Whilst timeously and adequately providing traditional quantity surveying services DelQS identified and developed certain services vital to the bottom line of investors

• Elemental construction cost estimating • Financial viability analysis (in-house developed program : precise and logical in presentation) • Building contract expertise • Final settlement with contractors • Cost control and reporting (in-house developed program: proactive and audit trail) • Africa projects (expertise and track record) • Specialised developments (retail, hospitality, healthcare, student housing, etc)

QUANTITY SURVEYING DISPUTE RESOLUTION PROPERTY VALUATION

Nico Roos Liza Botha Gerhard de Leeuw Corné de Leeuw www.delqs.com | JHB +27 (11) 642 8751 | PTA +27 (12) 460 3304 Wilco Lourens Akopo Africa Christine Larson Associated offices: GHANA | KENYA | MAURITIUS | NAMIBIA | NIGERIA | TANZANIA | UGANDA

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