BIFM Leads Botswana’s Property Management
With its roots firmly planted in Africa, and its experience in providing innovative solutions for dynamic wealth management in emerging markets, BIFM is committed to sharing its expertise and experience with stakeholders in other African countries whose economies are undergoing similar transformation to that being experienced in Botswana. BIFM has embarked on many large projects, Phase two of the Fairgrounds Office Park, and SADC Headquarters near the New CBD in Gaborone being some of the most recently completed ones. This also further consolidates Bifm’s position as one of the pioneers of property development in Botswana
Historical Background
The site was purchased by BIFM many years ago. It was, in many ways, a green field site on the edge of the city of Gaborone. Beyond the road was a tangle of bushveld stretching to the mountains on the far horizon. To the north, some development had taken place that was however, hampered by the slow pace of the road system development. Although the outer ring road, Machel Drive, had been on the cards for many years, no real progress could be seen. Most developers hesitated to commit themselves to the area until they could see some work taking place. The buildings which had already been developed fell into two categories, B and C grade offices with cheap finishes and a number of exotic buildings, each crying out for attention to themselves in the hopes that it would draw tenants.
Botswana Insurance Management Fund Management (BIFM), the oldest and largest asset management firm in its economic growth over the past 32 years. Bifm has a solemn fiduciary duty to not only manage client funds within set benchmarks and mandates, but also to deploy its significant resources and experience to actively seek out, develop and manage viable investments.
The architects at Grosskopf Lombart Huyrebechts started concept designs on the buildings some 5 years ago and were faced with the same problems encountered by other developers, namely:
- the road system
- lack of tenants, partly due to the nearby landfill site, which on occasions suffused the area with an unpleasant odour
Design Philosophy
From the outset it was believed that timeless buildings were required. They would have to be buildings with dignity and clean lines all in the same handwriting but not necessarily the same design. To make a distinguished mark from the competitors, buildings with modern classic design were needed but they would also have to be acceptable now as well as in years to come.
Scope of Works
The bulk earthworks, which were necessary especially given the underground parking, commenced in January 2008. The actual construction began shortly afterwards in February 2008 and the buildings were completed promptly by the end of March 2009. Having completed the main structures all that was left was to tailor-make each office to meet the requirements of each client. This was completed by September 2009.
The site is very large and capable of taking 45 thousand square meters of built area. However, the more optimum approach which was adopted was to develop an office park of medium sized buildings varying between 3000-6000sqm arranged around a central park. By doing so one could take up the demand when it was available, in free standing buildings with their own parking. Starting at one end and developing towards the other so that existing tenants would, as far as possible, not find themselves working on a building site.
So far this has been acceptable
- Phase I: In this phase two office buildings were built, 6,500sqm and 3,200sqm respectively. Parking for 400 covered bays and 60 open bays.
- Phase II a further 2 buildings, each of 5,000sqm.
- Phase III is now being developed with a total of 5,400sqm of building.
- This still leaves approximately 30,000sqm of buildable development which will be taken up as and when the demand requires it.
Remarkable Features
The buildings have achieved the intended effect in that they are modern, yet with classical overtones. They stand out in their surroundings as dignified and handsome buildings and a good addition to the office developments in Botswana.
Project Team
Development manager: Khumo Property Asset Management
Eris Property Group (South Africa)
Project manager: AMA Projects Botswana (Pty) Ltd
Architect: Grosskopf Lombart Huyeberechts & Associates Architects
Quantity surveyor: MLC Quantity Surveyors
Civil & structural engineer: ADA Consulting Engineers
Electrical engineer: EDQS
Mechanical engineer: DHP Consulting Engineers
Main contractor: BJ Builders
