HOUSING Settlements cosmo city - has it all
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HOUSING
in Southern Africa
Settlements
Infrastructure
august 2014
cosmo
city
has it all
August 2014
the developers’ bank • city scapes • the beaumont
August 2014
HOUSING
in Southern Africa
CONTENTS
News
2 Ed’s Column
10
4 N2 Expressway
4 Land Claims Tracked Electronically
5 House Prices Grow in Settlements
6 City’s Problem Property Owners
6 SA’s Downgrade Impacts on Housing Sector
8 Biometrics for Housing Waiting List
8 340 Houses for Belhar
9 68 ha Green Tech Hub
10 Nedbank Funds Rawson
11 Eskom’s Recapitalisation
12
HOUSING
12 City Scapes – 424 Commissioner Street
16 Cosmo City Has It All – Creating Neighbourhoods
18 The Developers’ Bank
BRICKS & PAVING
21 Laying It On The Line
BATHROOMS, KITCHENS & PLUMBING
22 PE Project Chose Cobra
23 Plumbdrain Africa 2014 – Geberit On Tour
24 Shower Trends
16
PAINTS, COATINGS & SEALANTS
25 TAL X-Calibur New Decorative Screeding
26 Future In Colour
ROOFING, CEILINGS, INSULATION & CLADDING
27 Decorative Mouldings
28 Early Detection of Spalling
INFRASTRUCTURE & MIXED USE
29 Cape Town Encourages Entrepreneurs
29 Langa Cultural Precinct
INDUSTRY BUZZ, EVENTS & PRODUCTS
18
30 AfriSam Offers CPM Value Adds
30 Anti-theft Cable Protection
32 Builders’ African Footprint
August 2014
ED’S NOTES
Ministerial housing…. HOUSING
in Southern Africa
How would you spend R345 million from government’s coffers? THE TEAM
It costs government R110 000 for a fully subsidised RDP house. This
amount could provide 3 136 fully subsidised houses and house EDITOR
15 681 people on the human settlements housing waiting list. Carol Dalglish
housing@crown.co.za
I
nstead R345 million was spent by story on Cosmo City reflects how
PUBLISHER
government on ministerial hous- the City of Joburg’s pilot project has
ing. Admittedly, R250 million has successfully integrated mixed income Jenny Warwick
been attributed to President Jacob housing and developed a sense of
ADVERTISING
Zuma for Nkandla. But, according to community spirit in the urban project.
Kenneth Mubu, the Democratic Alli- More on that on page 16. Brenda Grossmann
ance Shadow Minister of Public Works, Gauteng Partnership Fund prop- brendag@crown.co.za
R15 million was spent on a house in erty entrepreneurs, Zora and Lazola
Cape Town for Rural Development Madikizela have developed quality in- DESIGN
Minister, Gugile Nkwinti. Almost ner city housing at 424 Commissioner Colin Mazibuko
R10,67 million was spent on upgrad- Street. The recipients of the Entrepre-
ing a house earmarked for the use neur Empowerment Property Fund CIRCULATION
of former deputy Transport Minister, programme shared their story on the Karen Smith
Lydia Chikunga. While a further highlights and challenges in develop-
R5 million was allocated for the refur- ing their first residential rental block. READER ENQUIRIES
bishment of the home for Minister of Read more on page 12. Radha Naidoo
Agriculture, Forestry and Fisheries, We interviewed Manie Annandale
Tina Joemat-Pettersson. While math from Nedbank on the state of af- SUBSCRIPTIONS
has never been my strong point, I fordable housing. Read the popular Wendy Charles
can, however use a calculator and developers’ banker’s comments on
it’s appalling as to how much has sector challenges, the FLISP subsidy,
been spent on housing a handful of the shift from bonded stock to rental
PUBLISHED MONTHLY BY:
ministers. units and sector growth. More on
Last year, R65 million was al- page 18. Crown Publications cc
located for ministerial housing. An The City of Cape Town’s Problem Crown House
application was made in terms of the Building Unit has prosecuted prop-
Promotion of Access to Information erty owners who failed to rehabilitate Corner Theunis and Sovereign
Act to access all related documen- their properties. Read page 6. Streets, Bedford Gardens 2007
tation says Mubu, but they are still The Gauteng Department of Hu- P.O. Box 140
waiting to hear the facts and figures. man Settlements will introduce
Bedfordview 2008
Sadly, Thulas Nxesi, Minister of Pub- biometric technology to eliminate
lic Works, has refused to provide a corruption and manipulation of the Tel: (011) 622 4770
breakdown of how this money was fully subsidised housing waiting list. Fax: (011) 615 6108
spent on 35 ministerial homes, as The price of houses in settle-
it would ‘compromise security’. The ments has risen dramatically in email:housing@crown.co.za
Democratic Alliance says that this Gugulethu, Soweto and Khayelit- www.crown.co.za
is nothing more than an excuse to sha. Read more about Lightstone’s
effectively limit proper oversight by report on page 5.
Members of Parliament. Mubu con- We welcome your feedback on our
cludes that it is time the Minister of stories and hope you enjoy this issue. PRINTED BY:
Public Works learned that he cannot
Tandym Print
prevent South Africans from knowing
the truth about wasteful expenditure All rights reserved. No part of this
in his department. material may be reproduced, stored
One wonders if any of Nxesi’s cabi- in a retrieval system or transmitted
net colleagues, or former Ministers in any form or by any means, without
of Finance, Pravin Gordhan or Trevor prior permission from the publisher.
Manuel, feel that these figures are Disclaimer: Crown Publications can-
distressing considering the state of not be held responsible for any errors
the nation. or omissions whatsoever.
Shifting my thinking away from
what I would have done with access
to the government’s loot and get-
ting back to reality, our August issue AVERAGE CIRCULATION
highlights great developments and (FIRST QUARTER 2014)
entrepreneurial stories. Our cover Carol Dalglish • Editor 3768
August 2014
August 2014
News
N2 Expressway
T
he City of Cape Town has invest- the MyCiTi service to Table View and that should be celebrated. It has
ed almost R200 million in the Milnerton. It is important to note that been made possible through the
N2 Express service for Mitchells the N2 Express service is a top-up ser- cooperation of our residents as well
Plain and Khayelitsha. vice, implemented to add capacity to as through collaboration between
A further R110 million has been the current public transport services the city and key role players from the
earmarked for the state-of-the art available to residential areas. transport industry such as Codeta in
low-floor buses in the 2014/15 fi- Delays in providing the city with Khayelitsha, Route 6 Taxi Association
nancial year. This forms part of the buses has meant that International in Mitchells Plain and the Golden
city’s broader strategy of investing bus manufacturer, Volvo and South Arrow Bus Service (Gabs). Following
in infrastructure that will help drive African partner, Busmark, will pro- months of complicated transitional
economic growth and development, vide the city with additional leased negotiations as stipulated by the
according to City Mayoral Committee vehicles to ensure the service has the National Land Transport Act, the
Member for Transport, Brett Herron. required capacity and ability to meet industry parties have formed a Joint
Buy-in from stakeholders and key scheduling times. Venture Vehicle Operating Company
players is crucial before construc- “The extension of the MyCiTi (VOC) and signed a three-year op-
tion commences. The city adopted a service to our residents in Mitchells erating contract for the N2 Express
similar approach with the roll-out of Plain and Khayelitsha is a milestone service,” said Herron. ■
Land claims tracked electronically
Land claimants who missed the original land claim deadline have been burden of land dispossession was
mostly felt,” he said.
granted an opportunity to lodge their claims, until 2019. According to the Minister, there are
8 471 claims that were lodged prior to
T
he Restitution of Land Rights and 1998. Although land claims were the 1998 cut-off period that have not
Amendment Act has given settled, a great number of people been settled or resolved. These have
claimants five years to lodge complained that they had not been been prioritised for settlement. It is
claims before June 30th 2019. aware of the process and had missed illegal to submit a fraudulent claim,
According to Rural Development the initial lodgement window. or fail to disclose other potential
and Land Reform Minister Gugile Nkwinti said that the Restitution of interested parties, said Chief Land
Nkwinti his department undertook Land Rights programme was neces- Claims Commissioner, Nomfundo
a lengthy consultative process to the sary to redress and reconcile nation Gobodo. There is no fee for lodging a
land claims initiative. building. This was in line with the land claim; it can be lodged electroni-
He said that communities and indi- National Development Plan’s goals cally or at government lodgement of-
viduals could now reclaim land from of eliminating poverty and reducing fices in the various provinces. Mobile
which they were forcibly removed, inequality by 2030. “Access to land units will service rural areas. Illegal
due to the 1913 Natives Land Act and is one of the fundamental elements activity can be reported on the gov-
other laws. Previously, the land act to the transformation of the rural ernment anti-fraud hotline number
lodged applications between 1994 economy of our country, where the 0800 701 701. ■
August 2014
News
House price growth in settlements
The ‘formalisation’ of the
property market in South
Africa’s major informal
settlements, particularly the
legal registration of home
ownership, is an on-going
process.
H
ouse prices have grown at
an unprecedented rate in
Cape Town suburbs such
as Khayelitsha and Gugulethu.
Reports from property analyst 11 years. This means that trade in
group, Lightstone, compare homes is not nearly as brisk and
figures from the Deeds Office, in The average house price has risen widespread as it is in the middle
Khayelitsha, the average house from R181 000 in 2008 to R310 000 class suburbs.
price has escalated from R36 000 in in 2014, representing an increase of Today, almost 45% of new buyers
2008 to R134 000 in 2014. In Gugu- 71,3% in six years. are between 18 and 35 years old,
lethu, house prices have climbed In Gugulethu, the average house- whereas previously this figure was
steadily from an average of R157 000 hold income ranges from R9 000 below 10%. Almost 60% of buyers in
in 2008 to R492 000 in 2014. to R15 000 a month; in Khayelit- middle class suburbs are between
In Johannesburg, Soweto has also sha it is from R1 500 to R3 000 a 30 to 45 years old.
seen spectacular price increases, with month; and in Soweto from R3 000 to More and more householders are
some upmarket homes selling for R6 000 a month. Almost 75% to 80% of realising that home ownership proves
between R2 million and R4 million. households retain their properties for to be an asset. ■
August 2014
News
City’s ‘problem’
property owners
have exhausted all other avenues, we
The City of Cape Town’s Problem Building Unit aims will seek relief from the courts and I
to prosecute three property owners for contravening hope that this watershed moment
is a wake-up call to other property
health, safety, land planning and fire regulations.
owners to toe the line,” says the city’s
Mayoral Committee Member for
T
he property owners, in Langa, Safety and Security, JP Smith.
Belhar and Parow have ignored Currently, the unit has 1 330 active
compliance notices and efforts cases under investigation.
by the city to assist with rehabilitat- One of the biggest challenges has
ing the properties. The Problem been tracking down property owners
Building Unit was established to iden- who have absconded as the by-laws
tify, control and manage dilapidated allow owners to make representa-
problem buildings. tions before the City can declare a
Problem buildings are properties building to be a problem.
that contravene national building “We have numerous cases where
regulations; are overcrowded or property owners have stepped up and
in a deplorable state; are the sub- worked with us to get their buildings
ject of numerous complaints from or land into an acceptable state. But
the public; are invaded by illegal there are others who simply refuse
squatters; or pose a serious health to act in spite of the misery they are
or safety risk in terms of national causing to others,” says Smith.
building regulations. Property owners found guilty in
“Ideally, we would always opt terms of the Problem Building By-law
for compliance versus legal action could face a fine of up to R300 000
if given a choice, because while the or a three year prison sentence. In
litigation continues, the neighbours the case of continuous offences, an
are still subjected to the problem. additional fine or imprisonment can
However, we cannot continue to sit be imposed for each day the offence
idly by either. is not rectified.
We have a responsibility to those Owners are also liable for all the
affected by the actions of errant costs incurred in remedying any dam-
property owners and so where we age resulting from their offences. ■
SA’s downgrade impacts on housing sector
A
further drop in the gross do- “It is clear that an immediate
mestic product growth rate response from the state, in particular
or failure to reduce the high the implementation of the National
current loan deficit could lead to a Development Plan, is now absolutely
further downgrading of South Africa’s essential,” said Rawson. “If I read the
economic prospects by the interna- situation correctly right now there
tional rating agencies. is relatively little chance of South
Both Fitch and Standard & Poor Africa’s bond trade being affected.
have downgraded South Africa’s But, as regards the rest of the econ-
economic rating, according to Bill omy, remedial action is essential. A
Rawson, Chairman of the Rawson return to South Africa’s previous
Property Group. rating is possible within six months
The latest downgrade by Standard now that the mine strike situation is
and Poor has seen them calculate at last being brought to conclusion.
South Africa’s GDP growth this year However, the current Numsa strike
at 1,7% (0,2% below previous calcu- will have an impact on the ratings.” increasing desire for home owner-
lations) and 3% for next year. They “The house price growth this year ship in the emerging middle class fell
have re-rated South Africa from BBB has been acceptable. At ± 8% the away due to negative international
(stable negative) to BBB- (stable market has regained a great deal perception.”
negative watch). This rating is below of its confidence. It would be a pity “This will happen if the next rating
that of both Moody and Fitch. if the current momentum and the is not more positive.” ■
August 2014
August 2014
News
Housing demand increases
Irrespective of the current
strikes and challenges, the
property market continues
to grow, says Bruce Swain,
Managing Director of
Leapfrog Property Group.
“
Everyone needs a place to live - data, almost 54,9% of the population of living has improved and that the
regardless of how the economy own their own home, apartment or property market has grown,” says
is performing,” says Swain. townhouse, this has increased from Swain. The FNB Estate Agent Survey
Data from Statistics SA’s General 52,9% in 2012. “In essence, the data for the 2nd quarter of 2014 reports
Household Survey 2013 shows a reveals that more South Africans now that, despite the interest rate hike in
more positive picture at least in live in properly built homes than ever January, residential demand contin-
terms of housing. According to the before, indicating that the standard ues to be driven by first time buyers. ■
Biometrics
The advanced technology will
modernise the delivery of houses
in the province and is already in use
by other government departments
for housing such as Home Affairs, according to
Human Settlements MEC, Jacob
Mamabolo, adding that it will put
waiting list an end to illegal rentals. Mamabolo
said that the new administration
would work with the Deeds Office
G
a u t e n g D e pa r t m e n t o f to change the turnaround time and
Human Settlements will fast-track the issuing of title deeds
shortly introduce biometric to beneficiaries. He has plans to
technology, which will eliminate transform hostels into residen-
corruption and manipulation of tial family units and the redevel-
the allocation of government fully opment plan will roll out across
340 houses
subsidised houses. the province. ■
for Belhar According to Mayoral Committee cooperation will we be able to
Cape Town’s R34 million Belhar- member for Human Settlements, Si- make progress possible. We must
Pentech housing project will yabulela Mamkeli, a Project Steering never forget that we are building
Committee has been appointed to an integrated development that
commence shortly. oversee the beneficiary list in consul- will provide quality housing and
T
hese comprise of 324 semi- tation with representatives from the work opportunities,’ said Mamkeli.
detached units on 120m² stands community. So far, 177 beneficiaries The project has been designed
and 16 units on 200m² stands. have been approved and more will be to provide a pedestrian-friendly
The two bedroom units have been screened for approval according to the landscaped environment that
designed to enable residents to extend city’s allocation policy. incorporates parks, public open
the houses in future. “Only through this kind of space, play areas and pathways. ■
August 2014News
68 ha green tech hub
The City of Cape Town’s quick access-to-land
programme for green industries and the Atlantis
Investment Incentive Scheme are already
unlocking opportunities in this impoverished
area.
A
wind tower factory in Atlantis is has been es-
being built for GRI Wind Steel tablished to fast-
South Africa, a wholly owned track investments
subsidiary of Spanish-based energy and to assist poten-
group Gestamp Renewable Industries tial investors. With
(GRI), which currently produces 1 200 almost 50% of the
wind towers each year at its facilities Atlantis population investors in the
worldwide. unemployed, we green technol-
The new wind tower factory spans have to step-up ogy hub is
14 683m² and is due for completion in our efforts to growing.
October 2014, according to the city’s enable job cre- In line with its
Executive Deputy Mayor, Ian Neilson. ation through aim of creating an
“We are calling on our partners in increased direct enabling environment for
the green technology sector to con- investment,” says investment to drive job
sider investing in Atlantis so that we Neilson. creation, the city is hoping
can work together. The city aims to GRI’s plant will generate more than investors will increasingly choose
transform the 68 ha site into a green 200 jobs and most employees are Cape Town and the Western Cape as
technology manufacturing cluster. from the surrounding area. the top investment destination in
A development facilitation team Interest from local and foreign South Africa, says Neilson. ■
August 2014News
Nedbank Nedbank Corporate Property Finance has funded a string of
developments for the Rawson Property Group.
funds Carl Nortje from Rawson Develop-
ments and the demand, according to
al scheme properties in Rondebosch
in 2004 were R435 000, increasing to
Rawson
Nortje, has not abated. “We estimate a value of R928 000 in 2010.
that apartments in The Beaumont Rental demand now outstrips
have already appreciated by 15%. He supply in the area and yields of 7%
suggests that by the end of 2015, they are easily achieved from the day the
T
he most recent, The Beau- could increase a further 5%. first tenant takes occupation. These
mont, is a 179 unit residential The Rondebosch Oaks uptake ex- factors, together with the favourable
development, located on the ceeded all expectations when it was pricing that the Rawson’s develop-
southern edge of the Claremont launched in February 2007. Phase ments offer, have contributed to their
central business district. The R250 One of the 150 sectional title unit de- significant success over the years.
million project is due for completion velopment sold out in 72 hours, Phase On completion of The Beaumont,
in February 2015. Two, 106 one-bedroom units, proved the group has two other develop-
“The Beaumont development is a equally successful with 71 units sell- ments in the pipeline - a 79 unit apart-
continuation of the successful work- ing within six days of the launch. ment block on Main Road, and the
ing relationship between Nedbank The fourth development funded by other Rondebosch Oval, a residential
and the Rawson Group, and demon- Nedbank, River Song, was completed estate with 41 houses rolling out in
strates our passion for enabling the in May 2013, five months ahead of late 2015 or early 2016.
vision of our long-term clients,” says schedule. The development, located “Given the substantial returns that
Richard Thomas, Regional Execu- within 5 km of Cape Town city centre, these developments have yielded,
tive at Nedbank Corporate Property is home to a number of educational coupled with the continued demand
Finance, Cape. institutions and has the irresistible vi- for such properties in Cape Town’s
The Beaumont’s sister develop- brancy of a student village. The influx southern suburbs, Nedbank is proud
ments: The Rondebosch; Rondebosch of new students annually has ensured to have enabled opportunities for
Oaks Phases One and Two; and River housing demand and rental yields Rawson. The developers are invested
Song, also located in Rondebosch, despite shaky economic conditions. in the region and have consistently
have all been funded by Nedbank. According to a report by indepen- delivered quality residential de-
Founded in 1982, Rawson De- dent real estate analytical agency, velopments at competitive prices,”
velopers, a division of the Rawson Lightstone, average values of section- concludes Thomas. ■
Property Group‚ has built and suc-
cessfully launched more than 3 000
homes over 20 years across more
than 90 different developments and
has collaborated with Nedbank Cor-
porate Property Finance on a number
of them.
“When The Beaumont was
launched in December 2012, more
than 50% of the apartments were sold
out within two and a half weeks,” says
August 2014News
Eskom’s recapitalisation
According to Natasha Michael, guarantee or cash injection will headquarters upgrade, while seeking
amount to more wasteful expendi- R50 billion from government to ease
DA Shadow Minister of Public ture.” According to Michael, these its cash flow.
Enterprises, the proposed include: the state utility has a culture The DA believes that real gains in
of poor financial management and South Africa’s energy crisis could be
Eskom recapitalisation has been disregard for South Africans accord- addressed by partial privatisation
flaunted as a move towards ing to Michael. of the state owned monopoly; the
These include: The construction creation of Transmission Service
addressing energy problems. of the Medupi power project has Operators that are entrusted with en-
been mismanaged and delayed for ergy modelling, and procurement of
M
ichael said that government three years, with costs increasing energy from Eskom and independent
diagnosed the problem but from the initial R90 million to R150 power producers will foster a com-
failed to identify the right million. In 2012, Eskom executives petitive environment that promotes
solution. were awarded ‘performance bonuses’ energy efficiency and cost reduction.
“Reform has to be directed at of R31 million - despite the utility’s “The DA will continue to resist
transforming the electricity sec- failure to deliver cheap and stable any attempts byEskom to increase
tor. With Eskom having squan- power to South Africans. electricity tariffs through the National
dered a government guarantee of Earlier this year, the national en- E n e rgy Reg u l a to r,” co n c l u d e d
R350 billion, a further government ergy supplier proposed a R500 million Michael. ■
August 2014Housing
Joburg’s ever-
changing city
landscape
has pockets
of well run,
vibey, cultural
city
precincts such
as Newtown,
End Street and
Maboneng,
which offer
residential, retail
and commercial
opportunities.
W
ithin walking dis- an exciting, smart location with the the University of Johannesburg. “I
tance of the city’s unmistakable Commissioner Street have a passion for property and to
eastern precinct at fire station tower only a block away. grow the company’s portfolio and
Maboneng is a 2 000 m² It offers 31 two bedroom 62 m² units, property is a decent investment.” He
property at 424 Commis- four bachelor apartments, three heard about the Gauteng Partnership
sioner Street. The newly street-level retail stores 80 m² each: Fund’s entrepreneur programme
refurbished residential and a graphic design studio, clothing through the media, but it was his wife,
retail block, funded by boutique, a college counselling centre Zora, who initiated and drove the
the Gauteng Partnership and the Madikizela’s offices. project. She identified the residential
Fund (GPF) Entrepre- Lazola has a rich, broad back- block almost 18 months ago. The
neur Empowerment ground. He started out as a lawyer project’s success is due to the team
Property Fund Pro- working at Anglo American in labour of architects, structural and electrical
gramme (EEPF), show- relations; then moved to Murray and engineers and the quantity surveyor,
cases Lazola and Zora Roberts in human resources, training who says Lazola, was almost glued to
Madikizela’s R12,1 and operations; before joining Mc- his leg as the key is to control costs.
million project. Carthy’s management team to handle “That is,” he says, “how you make
The brightly corporate marketing and empower- sound decisions around a project.”
painted, ice green ment issues, and then moved on to The building was formerly a ware-
and white five sto- Bidvest as a board member. house and converting the property
rey building stands He says that he dabbled in prop- into residential units meant demol-
out from 500 m as erty and student accommodation at ishing the dry walling and redesigning
August 2014Housing
y scapes
the interior. Lazola opted for brick rental stock in the city. A managing nuisance you can get things
and mortar walls, bathrooms in the agent has already been appointed done far quicker.
two-bedroom units, open plan lounge to facilitate rentals and occupancy. His advice to budding
and kitchen facilities, and showers in Lazola had a team of GPF mentors property entrepreneurs is
the smaller bachelor units. Although that he could call on to assist with simple if you don’t have a
brick and mortar proved more ex- advice and expertise throughout the passion for property then
pensive than dry walling, the lower project. But, he says, “We worked don’t get into that
maintenance costs made them the with the engineering mentors in the space. It is not sexy,
better option. The refurbishment initial phase and they suggested the it is not like selling
included prepaid meters, traditional professional teams we partnered with BMWs – you have
geysers, tiled floors, glazing, built-in on the project.” to get your hands
cupboards and baths equipped with The clever and confident entrepre- dirty and be a
shower attachments and sturdy wood neur says that the lessons he learned part of the pro-
panelled doors. The collaborative ef- relate to the building plans. In future, cess as a recipi-
fort between the quantity surveyor, he would do this more timeously as ent of the GPF
contactor and the Madikizelas’ has they hold up the process. As the de- programme.
paid off. veloper, it is important to cultivate He explains,
Rentals start at R3 900 for the relationships with the municipality, “It’s key to take
larger apartments and R2 500 for get to know the people, and be aware charge of the
bachelor units. This is in line with of the municipal compliance process. project since Lazola Madikizela
GPF’s mandate to fund affordable Sometimes, he believes, if you are a at the end of
Continued on page 14 ▶
August 2014Housing
‘Property sellers often
take advantage of new
entrants and this is
something that GPF is
trying to address.’
the day, the architect or engineer
work for you and that relationship
must never be confused. I have found
that it’s necessary to take control and
ownership from day one.”
Would he partner with GPF again?
“Absolutely! It has been a fantastic ex-
perience. There is no truer empower-
ment fund in my opinion. It is fulfilling
to have funders that trust and assist
you to get the project off the ground.
It is our responsibility to service our
debt to the GPF, it must be our first
commitment and this will pave the
way for others to access funding.” of funding - the value of the property before progress payments are made
With construction completed a was more than the loan. Developers and post construction monitoring
month ago, Lazola already has ten- are required to hold the property for is undertaken to ensure the project
ants and retail occupants. He expects five years and then sell but if they do, is up and running. “The developers
to be fully tenanted by September the NHFC and GPF debt will be settled are required to submit financials on
and plans to grow his residential port- first. GPF offers a 15 to 20 year loan a quarterly basis for post investment
folio, identify another property and, term. Rentals escalate in line with in- monitoring purposes,” says Vinolia.
of course, seek funding from GPF. flation and the Consumer Price Index. Currently the GPF is planning to
How was the deal structured? The fund’s pioneering work in- bring new senior debt funders on
The total cludes offering new board.
project cost was entrepreneurs a According to GPF Marketing and
R12,1 million, business plan frame- Communications Executive, Ismail
Madikizela con- work on its website, Carr, the recent entrepreneur prop-
tributed 2%, the help desk support erty seminar for new entrants into
GPF provided an and induction pro- the residential sector held at the
interest free loan cess and training Johannesburg Country Club was
of R969 000 and programmes with oversubscribed. The GPF is currently
an interest bear- GPF Mentors. conducting a number of face to face
ing loan of R3,4 The GPF aims to initiatives with potential property en-
million, or 28% fund sustainable trepreneurs who are keen to provide
and the National enterprises and, rental and student accommodation in
Housing Finance although it offers a the affordable housing space.
Corporation great deal of assis- The GPF aims to grow affordable
(NHFC) provided tance, Vinolia says housing units for the GAP housing
62% senior debt Ismail Carr that developers market and provide rental options
funding of R7,3 must demonstrate for those households earning less
m i l l i o n . G P F ’s through the busi- than R15 000 a month. Carr says that
Acting Chief Investment Officer, ness plan proposal that they can do it is a myth that affordable housing
Vinolia Mashiane explained that since it on their own. “It’s only once we is not profitable compared to other
the entrepreneur programme started have selected the applicant that we rental markets, there is much growth
three years ago 71 companies have can capacitate them. They need to opportunity. In his view owing to
been identified of which 32 compa- do their own research and market the current economic climate, some
nies have secured projects and their analysis. A common mistake that new people are more comfortable renting
projects are in different stages of entrepreneurs make is relying on the accommodation rather than buying.
development. professionals to run the project. This “GPF has been set up to empower
One of the biggest advantages of is a big mistake, we needs a hands- previously disadvantaged individuals
the programme is that entrepreneurs on approach. Property sellers often (PDI) and those interested in starting
have access to interest free loans of take advantage of new entrants and in the property sector can come and
up to R2 million. The GPF looks at this is something that GPF is trying talk to us,” says Carr.
cash flow and feasibility and projects to address. Before the deal is signed The next property seminar event
must cater for householders earning it has to be feasible and affordable.” will be held on September 17 in Preto-
below R15 000. The residential units The fund’s in-house quantity sur- ria. Diarise the date and find out more
must be located close to amenities, veyor and monitoring team oversee about the GPF and how to access
schools etc, the Madikizela project the project from start to completion. funds to acquire and manage social
Loan To Value was 71%, at the time Development updates are required and rental residential property. ■
August 2014August 2014
Housing
Cosmo c
The R16 billion Cosmo City
development was envisaged
as a blueprint for human
settlements nationally. The
pilot project, on Joburg’s
north western border on
Malibongwe Drive, has
successfully rolled out over
12 000 houses with fully
subsidised, Gap market and
upmarket residences in the
same development.
T
he project, undertaken by the
city, province and stakeholders
and managed by Basil Read
Developments (BDR), has become a
benchmark for human settlements.
Driving around Cosmo City, it
is clear that those residents who
invested and built homes there
have made huge financial gains and
increased the value of their proper-
ties exponentially; irrespective of
whether the homes are located in
the fully subsidised area, FLISP or
bonded units.
Building on Basil Read’s flagship
project, Savanna City, a R28,4 billion
greenfield development 35 km south
of Joburg’s CBD, is currently under-
way and will roll out 18 000 houses.
The well established brand has re-
branded and repositioned itself, and
Housing in Southern Africa spoke to
Basil Read Developments (BRD) CEO
Yusuf Patel on what this means for
the company.
Yusuf says that Basil Read Devel-
opments was set up by Basil Read Pty
Limited to oversee Cosmo City. Since
then, the division has gained a huge
amount of expertise and knowledge
in delivering integrated settlements
and towns, and getting it right. The
division was initially headed up by
Des Hughes, ably assisted by Brian
Mulherron, and consultants. Earlier
this year, Des moved on to become in-
terim group CEO, and Yusuf took over
Basil Read Developments and aims
to build on the brand’s rich heritage.
Developing multi-functional housing
and creating neighbourhoods that
August 2014Housing
city has it all
creating neighbourhoods
nurture communities is the goal. 16 sites in the business park have
“We have experience with large scale already been sold. A number of in-
integrated developments and we ternational companies are keen to
will continue the trend at Savanna move from Midrand and Boksburg to
City. We also want to start looking at less congested areas.
smaller scale projects, more densi- Based on the success of Cosmo
fied developments and sites located City, BDR has established a market
closer to the city.” north of the border and has designed
With the roll out of Savanna City, a 15 ha mixed use development. The
one wonders if BRD has the capacity Munis Square development in Lon-
to take on other projects but Yusuf gacres, is approximately 4km from
explains, “We have the vision and the the city centre of Lusaka.
capability to drive towards certain The company has also recently
solutions. Internally, we have struc- completed a design and feasibility
tured ourselves and have teams on study for Akuminigo Housing Estate
each project. It took a long time to for Shelter Afrique, a 60 ha site 7 km
get Savannah City off the ground and from Kigail’s CBD. In Lusaka, BDR
currently the project team is located completed a feasibility and design
at the site office and will manage the study for a mixed affordable income
development. Today, it is all about neighbourhood at Marian Shrine,
partnerships and this is what we try to owned by the Archdiocese of Lusaka.
do. The main thing we aim to achieve Although BRD’s main focus re-
is to continue working with well es- mains Gauteng, Yusuf will consider
tablished stakeholders and partners, opportunities across the country on
and develop new partnerships and a project by project basis.
relationships with investors.” With the aim of being the ‘Devel-
With the backing of the Basil Read opment Manager of Choice’, Yusuf
construction group, Yusuf says that says, “that part of the rebranding is
BRD aims to attract pension funds, packaging our services better and
Yusuf Patel
equity or institutional investors as looking more carefully at the value we
there are huge opportunities for them add for clients and investors through
in the affordable housing space. our services and offerings. Urban stop solution.” He concludes, “There
“BRD could scale up small projects management services include: con- is a special type of expertise involved
for institutional investors, who would ceptualising, investigating, detailed in making mixed integrated projects
have the certainty that we will man- urban plans on how to run a town, work. We create neighbourhoods
age the development and deliver a nature and scale, expenses, services, and can assist with integrating cities.
good product that has the ability to emergency measures, managing by- Smaller projects will benefit from our
generate a viable return and create a laws, operations maintenance, rates experience in the large scale market.
rental portfolio for the investor.” and tax collection plan. We undertake Housing cannot be built in isolation.
A number of other types of projects all the institutional arrangements and It is about creating neighbourhoods -
are about to roll out, such as the are capable of handling the full range places that are safe, secure and close
Rolling Hills Estate near Dullstroom of services effectively, offering a one to services you come home too.” ■
- which will offer over 1 200 lifestyle
homes including freehold stands,
sectional title units and a retirement
village in the 800 ha estate - as well as
Malibongwe Ridge and other devel-
opments around Cosmo City.
BRD’s project at Klipriver Business
Park, south of Johannesburg may
seem a departure from the company’s
traditional business, however accord-
ing to Yusuf, the land was more suited
for a business park than residential.
The well located land is close to the
N1 and N3 national highways and
August 2014Housing
The developers’ ban
Nedbank’s Affordable Housing Development Finance unit led
by Manie Annandale has a reputation as the preferred funder
for affordable housing developers, tailor making each deal to
suit the feasibility of each new development.
A s market leader in this niche
sector, their hands-on-ap-
proach has seen the business
unit expand to build on the momen-
tum in new business growth, which
Q
: W h a t m a ke s N e d ba n k
different from the other big
commercial banks?
A: Our Affordable Housing Develop-
coincides with the renewed focus of ment funding unit has a specialised
Government and Private sector to ac- approach focusing only on this sector.
celerate the delivery of suitable new This allows us to shape strategy and
Affordable Housing. resources around a specific niche
The affable banker makes things industry without the distraction of
happen and he is proud of Nedbank’s various other products.
position as market leader in this sec- We are proud of the fact that we
tor and Property Finance in general. specialise in affordable housing de-
He has plans to further grow velopment finance and this approach
this business unit to make it more is strengthened by support and net-
sustainable and the unit is well work of the broader Property Finance
on track to achieve this by the Division within Nedbank Corporate
end of 2014. Property Finance. We have a great re-
Housing in Southern Africa had lationship with our credit authorities
a recent face-to-face chat with who have a distinct understanding of
Manie Annandale. affordable housing and what type of
variables to consider when consider-
August 2014Housing
nk
ing new loans. All of this counts in our angles, it is important that projects developer clients who see the same
favour in order to achieve the busi- effectively add to the balance sheet opportunity of growth.
ness growth that we are after. and also ensure that the project
pipeline continues to ‘have legs’ and Q: Where will Nedbank’s growth
Q: What projects are you currently future growth. We need to ensure that in the affordable housing sector
involved in? we meet our internal targets and grow come from?
our book in line with the increased
A: There is currently a strong ten- activity of our key developer clients. A: As mentioned earlier, we believe
dency towards rental developments. Taking this into regard, growth fig- that affordable rental demand will
There is a growing market of consum- ures exceeding 20% is quite possible continue to be the strongest source of
ers who either cannot afford suitable in 2014/15. We are still a relatively new business by 2015, which means
home loans or qualify for them. An small business, but have recently that our own book will start to reflect
example of this is the recent funding expanded with more hands on deck, this rental (longer term loan) compo-
to global equity investor, Interna- which will ensure that we maintain nent as well.
tional Housing Solutions, to acquire the good reputation we have and
residential developments in thriving continue to grow. It is important for Q: How important will Innovative
urban economic nodes across South us to remain the preferred funder Building Technologies become in
Africa worth over R500 million. of our key clients, but this will only funding developments?
Our strategy is to stick with devel- remain so if our service levels can
opers who also specialise and have a be maintained despite the increased A: The SANS 10400 building code is
track record in this industry. We see business activity. already making a big impact on devel-
a growing trend with our developer opers who have to comply with new
clients for structuring their business Q: In terms of geographic regions, developments. We want to make sure
to also take advantage of the rental where have you invested and can that together with our developers we
growth in addition to their traditional you expand on this? introduce energy efficient systems.
sell out models. This gives them the We are currently looking at some
option to hold stock and again ap- A: Gauteng is the powerhouse and if pilot projects in the Western Cape to
proach the market for selling when you are not doing well in Gauteng, formulate our future approach.
market conditions are more favorable then you have to ask yourself some Nedbank plans to bring together
for this approach. serious questions. In Midrand from our developers with specialised green
the N1 north from Allandale, Waterfall funders such as the IDC, where we
Q: What is the size of the affordable Estate through to Centurion, there are can capitalise on their expertise and
housing book and how many proj- pockets of land for affordable rental appetite to provide focused funding
ects will be rolled out in 2014/15? and selling stock. Some projects have for the cost that green interventions
already achieved strong sales such as might add to new projects. This will
A: Our economy is on a precipice and in Clayville, Steyn City and Northern include sharing ideas spanning the
any business that can improve on last Farms. whole prism, from the way the de-
year’s results, in my opinion, is doing Our unit already has a good foot- velopment site has been orientated
very well. We have grown significantly print in the Western Cape. We are towards the sun, solar geysers, sourc-
since last year so on that basis we also adding new developments in the ing of bricks etc. We want to play an
are doing very well and expect to Eastern Cape - Port Elizabeth and East active role and bring green funding to
again this year disburse more than London as well as looking at ways the developers.
R1 billion in funding for new develop- to fund social housing institutions
ments. that are keen to add private rental Q: What is the biggest challenge in
Our Affordable Housing develop- stock to their portfolios. These track funding housing projects?
ment book size varies according to record social housing developers al-
the constant movement of sales ready have strong in-house capacity A: Funding big projects that roll out
repaying sell out loans, but we still to manage rentals and can therefore over a period of three years or lon-
expect our book size to exceed R2 optimise their existing infrastructure. ger. The constraints of the current
billion by year end. Growth in KwaZulu-Natal is a bit more economic outlook makes it difficult
restricted, as large landholdings are to forecast what the market will look
Q: What are your plans for 2014/15? tightly held with only a few owners of like by the time new projects are
suitable tracts of land close to urban out of the ground and if there will
A: The pipeline for new disburse- development. Our focus will remain be demand supported by consumer
ments (pay out on new loans) will on urban areas where there is the affordability. This means that the
in all likelihood exceed R1 billion by greatest need for affordable housing. project will have to be robust enough
end 2014. With consumers feeling We believe we can make an impact in terms of price, location and quality
financial pressure from all sorts of on satisfying this demand with our to withstand such variables.
Continued on page 20 ▶
August 2014Housing
The developers’ bank - affordable housing
Q: Do you need a political champion new developments that will yield Q: What advice would you offer to
if you are a developer? more than 4 000 opportunities in 2014 a new developer?
and hope to exceed that in 2015.
A: In my opinion, I would say that you A: Join forces with a developer who
need local and provincial authorities Q: Has the FLISP subsidy made an has a track record and capital. De-
to have a focused champion to fast impact in the affordable sector? velopers must have their own capital
track land release programmes. This to make a development work. In that
focus will consolidate land holding A: Yes, I think to some extent, but it way the new developer can build up
structures within government where has been limited. The subsidy only a track record. Building less than
the link between local and provincial applies to homes of R250 000 or 20 houses or units in an upmarket
government can unlock or speed up less and very few developments can suburb does not mean that you can
such programmes. It follows that roll out houses selling at less than roll out volume affordable housing in
the term ‘political champion’ can be R400 000 if the land component areas such as Soshanguve, Mitchells
better described along the lines of a comes in at market related prices. Plain, Soweto or Tembisa.
‘Strategic Property Asset Manager’. The FLISP in principle is a good
This consolidated approach can be idea, but can only start to make a Q: What do you think the interest
an advantage in assisting developers difference if cheaper land becomes rates will be at the end of 2014?
with local municipalities or facilitat- available, otherwise the subsidy
ing a town planning process that is becomes irrelevant. It now becomes A: Nedbank’s view is that interest
seamless. even more important that govern- rates will remain flat for the remain-
ment owned land be released for af- der of the year with high potential
Q: In terms of the banking sector fordable and GAP housing rather than of upward incremental increases.
codes – what will Nedbank be ex- being so focused on fully subsidised We have just seen an adjustment
pected to roll out in the next few housing. of 25 base points and there could
years? So my sense is that the subsidy be be another upward increase before
adjusted to a more realistic amount year end.
A: For our planning purposes, Af- and with land release programmes
fordable Housing Development Fi- can unlock new housing stock in the Q: Conclusion?
nance aims at disbursing more than lower price ranges.
R1 billion towards new projects this A: We remain positive about the
year and to exceed a book size of Q: What is the key in putting a great momentum in the affordable hous-
R3 billion within the next two years. deal together? ing sector. It is very encouraging to
I think we will achieve this growth see that key industry stakeholders
quicker if the current pipeline is any A: You need to know your business, and developers like Valumax, Cos-
indication, but we have to take into you need relationship managers that mopolitan, IHS, Power Construction,
regard the lag in town planning for understand what you are doing and Asla and others are also rolling out
greenfield developments. can talk the same language as your sizeable developments where hous-
The Financial Sector Code has developer. A good deal is one that ing opportunities are exceeding 200
various components to the overall works from the start in pure practi- to 300 units per development/phase.
contribution of the banking sector, cal terms. It is easy to be positive if you link
but we are optimistic that we can You need to understand the as- your strategy to the pipeline and
meet our development funding por- sumptions that are made by the growth of top developers.
tion of such measurement. developer when a new deal comes We are making it less daunting for
The number of units will depend across your desk. For instance, a lot is ourselves as lenders by supporting
on the unit selling or rental amount, always said about demand in an area, top developers who have survived
as this could vary between R400 000 but if that demand is not matched previous cycles of economic down-
to R600 000 or R1 500 to R5 500 per with consumer affordability, it can turns.
month rentals. Based on current be a wrong assumption in assessing They have been through it and
pipeline, we will be able to finance the viability of a new development. know how to deal with it. ■
August 2014Bricks & Paving
Lay it on
the line
B
rick Easy, a unique patented
bricklaying device developed
for the South Africa construc-
tion sector, increases productivity
and enhances the performance of
semi skilled and skilled brick laying
on site.
The professional brick laying steel
frame and mortar box system pro-
duces perfectly precisely laid bricks.
The sliding steel frame system can the mortar box profile is then continu- a professional finish. This product can
be lengthened and heightened and ally refilled with mortar. This offers be utilised by semi or skilled workers
erected to suit project requirements. a quick, easy and efficient surface to fast track production and ensure
The patented steel frame acts as preparation system. As each level of performance. A demonstration of the
an anchor and leveler for the bricks brick has been completed, the steel product shows the delivery of bricks
being placed against it, guaranteeing frame is then raised easily and effi- to a team of four semi skilled workers
the wall is straight. ciently by rotating the level on either and the erection of a 3m high x 450
The patented mortar box profile side of the frame for the next level of mm x 450 mm wall completed in one
fits and slides parallel to the steel bricks to be laid. hour using the product.
frame. The mortar box profile effi- The innovative system was devel- To view a video demonstration of
ciently distributes the mortar evenly oped by Giuseppe Dalla Torre of Brick the product visit www.crown.co.za
on the surface as the box slides along Easy. He says that a team of three and click on Housing in Southern
the profile. This prepares the mortar unskilled workers can lay an aver- Africa to see the Brick Easy video.
base for the brick layer to place the age of 500 bricks per hour using this For further information contact
bricks on top. When each section of system. It can be used on sites any- Brick Easy on 083 305 5191 or email:
bricks has been placed in position, where in the country and will ensure info@brickeasy.co.za ■
August
July 2014
2014Bathrooms, Kitchens & Plumbing
PE projects chose Cobra
Cobra’s medical range of
elbow action taps and mixers
once again proved to be just
what the doctor ordered as
Life Healthcare discovered
when it overhauled units at
Life St George’s Hospital and
Life Mercantile Hospital in the
Eastern Cape.
T
he upgrades to St George’s
Hospital included the addition
of a R25 million neo-natal and
paediatric intensive care facility. Co-
bra’s mixers proved an ideal choice
for the sterile environment because
of the antimicrobial copper fittings.
According to the US Environmen-
tal Protection Agency, antimicrobial
copper fittings are ‘the world’s most
effective antimicrobial touch surface
material’, as tested in global clinical
trials in a variety of ward types, in-
cluding intensive care.
In addition to the new ICU unit,
staff ablutions and kitchen facilities
at the hospital were also renovated.
Cobra’s Taryn skin mixers, Metsi bib
tap, Carina stop tap and Strata raised
basin mixers were used. The taps are
all from Cobra’s Classic collection,
while the Strata pillar mixers come
from the chic Style range. The mixers
are robust and feature temperature
and flow control cartridges that re-
strict water flow to 6l/min.
The Life Mercantile Hospital re-
cently opened its renovated surgical boast strong angular lines, clean styl-
ward, which can now accommodate ing and a contemporary minimalistic
more patients undergoing surgical look inspired by global design trends.
procedures. Cobra supplied R60 841 worth of
Cobra supplied products worth products. With construction of Phase
R74 782 to Life St George’s Hospital Two underway Cobra products have
and a further R42 6673 of products been specified.
to Life Mercantile Hospital. Johannesburg-based investment
The leading bathroom brand also bank, Investec specified electronic deliver water only when activated.
provided fixtures and fittings at Port taps and architect Michael Jack of This reduces water wastage, ensures
Elizabeth’s new Waterfront Business Richter Architects chose Cobra’s Co- hygienic operations and offers clients
Park at Humerail. The upmarket office bratron range of no-touch electronic increased flexibility, as the sensors
complex has already attracted a num- mixers. “These taps offer both energy can be preset to intuitively deliver just
ber of premium grade office tenants. and water saving benefits, and pro- enough water for a required function.
Several Cobra products were installed vide a hygienic solution for corporate In addition to Cobratron pillar basin
in the complex during phase one of restroom facilities,” explains Jack. He mixers, Dura bath/shower mixers, Arco
building, including Eclipse basins; consistently specifies Cobra for its basins, Modena close couple toilets, Le
close couple toilets; shower arms, reliability and quality. mans urinals and Marseille wall-hung
shower heads and traps; and Cobra Cobra’s electronic taps and mixers toilets were installed in the Investec
Dura bath/shower mixers, which rely on highly accurate sensors to restrooms, worth R177 000. ■
August 2014Bathrooms, Kitchens & Plumbing
Plumbdrain
Africa 2014
M e et i n n ova t i o n s a n i ta r y
and piping system company,
Geberit Southern Africa, and
explore the revamped ‘Geberit
On Tour’ vehicle.
T
he globally renowned sanitary
and HVAC industries brand will
be hosting delegates at Plumbd- solutions. The exhibition offers speci-
rain Africa 2014 exhibition at the Expo fiers, plumbers and installers the
Centre, at Nasrec on August 20 to 23 in opportunity to improve their knowl-
Johannesburg. edge and expertise by engaging and
Visitors can experience the latest sharing know-how with technical
innovations, cutting-edge products consultants.
and solutions from Geberit. The in- Plumbdrain Africa encompasses
novative Geberit DuoFresh cistern all aspects of water conveyance and
purifies the air, the recently launched water conservation, with exhibits
Omega concealed cistern offers the showcasing commercial, industrial harvesting. The exhibition showcases
latest piping technology and the sleek and domestic plumbing, drainage, new products and services in addition
shower element will be on display. sewerage and pipe works, includ- to a strong focus on the technol-
Visitors can view Geberit’s com- ing water supply, grey and black ogy, engineering and educational
prehensive range of products and water management and rainwater aspects of plumbing and drainage. ■
August 2014Bathrooms, Kitchen & Plumbing
Shower trends
Showers are finally in the
spotlight and an important
aspect in any modern bathroom
design. Jasmin Kranevelt from
Bathroom Bizarre offers an
overview on some of the current
hottest shower design trends.
C
urrent shower design trends
are functional and beautiful.
Individuality is key, with more
and more consumers taking great
care to customise details from the
shower rose and shower faucets to
drain, mosaics, tiles, splash-backs
and shower doors, to create their own
unique sense of style.
As homeowners’ looks for ways to
escape into a personal space, con-
sumers opt for double showers, wider
openings and seamless glass shower ensure the water from the shower advancements in showerhead tech-
partitions. Glass allows 100% of all ends up in the drain and not flooding nology. Shower floors and walls are
natural light to flood the space mak- the entire bathroom space. “Drainage a combination of ceramic or porce-
ing bathrooms look and feel larger. systems have been revolutionised. lain wall tiles while mosaics on the
Free-standing shower columns are Expand-A-Drain, for example, is an shower floor remain a popular and
also gaining traction. Sophisticated excellent, effective drainage solution. practical choice. The most common
frameless or semi-frameless shower It comprises an expanded solid grid- and economical material for bath-
enclosures or doors are very popular, type cover that runs along one side room showers and floors remain tiles.
says Jasmin. of the shower to ensure maximum Current favourites include natural
“They are perfect if you want to drainage without blocking or clog- or manufactured stone, glass block,
make the space more elegant and if ging. The drain is available in a variety glass tile, porcelain and acrylic.
you want longevity, versatility and of designs and sizes.” Changing the scale of the tiles will
class. Heads up: showerhead design contin- add interest to the walls and floors,
Many shower rooms are equipped ues to play a large part in influencing notes Jasmin. “Oversized porcelain
with a built-in bench running along the overall shower look and feel. tiles with minimum grouting are
one of the shower walls, which makes There is a wide variety of show- popular. Lustrolite subway tiles that
the space more functional and easier erheads from soft sprays to power- are used on the walls and floors offer
to use. Being able to sit down in the ful massage jets available. Body a high gloss acrylic sheet for indoor
shower is a functional luxury and sprays, eco-friendly low flow, hand- residential decorative paneling.
worth investing in, according to Jas- held, multiple showerheads, hydro- “Lustrolite is available in a variety of
min.Rimless showers have no lip di- therapy and therapeutic lights are contemporary colours that are hardy,
viding the shower space with the floor trending. Digitally controlled rain chip, scratch and crack proof and
running to the rest of the bathroom. showerheads spray configurations fade-proof.”
Instead, the shower floor slopes and chromatherapy are a few of the For further information go to
downwards toward the drain to latest and most coveted mechanical www.bathroom.co.za ■
August 2014You can also read
