A framework of macroeconomic factors to be considered when evaluating commercial real estate development in sub-Saharan Africa
- Authors: Lawson, Stephen
- Date: 2019
- Subjects: Commercial real estate -- Development -- Sub-Saharan Africa , Real estate investment -- Sub-Saharan Africa Macroeconomics
- Language: English
- Type: Thesis , Masters , MBA
- Identifier: http://hdl.handle.net/10948/40072 , vital:35745
- Description: Sub-Saharan Africa as a region is one with great potential given the positive demographic trends experienced in recent history, trends expected to continue into the future. The factors contributing to this positive demographic trend include, improved healthcare, education and life expectancy, all of which have contributed to a younger and growing population. The younger and growing population, the majority of which are located within the working age group, have resulted in high rates of urbanisation as the populous move from traditional rural areas to more urbanised areas and cities in search of greater opportunities, employment, and ultimately, better quality of life. The positive population growth and urbanisation trends exhibited in the region provide an opportunity to the role players in industry and commerce, as they seek to take advantage of the growing consumer base. Accordingly, commercial real estate developers active within the region have an opportunity to satisfy the growing needs of the market given the low levels of commercial real estate stock available in the region. However, historically the region has served as a poor investment destination for commercial real estate given the dynamic and occasionally volatile political, economic and legal environments. The opportunity presented to commercial real estate developers as a result of the positive demographic trends is met with large scale risks in the form of a dynamic and ever-changing macroeconomic environment within the region. To ensure the success, profitability and longevity of their commercial real estate developments, active real estate developers and in pursuit of commercial real estate development in sub-Saharan Africa need to approach the opportunities in a cautious and informed manner. The purpose of the study is to develop a framework which will identify a common set of macroeconomic factors and associated variables in order to assist South African real estate developers in the identification, mitigation and management of macroeconomic risks when evaluating commercial real estate in sub- Saharan Africa. A frame of reference was developed on the PESTEL Analysis in order to identify factors within the macroeconomic environment, following which a literature-driven framework was developed after an extensive literature review process, which identified macroeconomic risk variables associated with each of the factors identified. The literature-driven framework was then tested through a series of semi-structured interviews, which comprised five suitably qualified and experienced respondents who are real estate developers currently active in pursuit of commercial real estate development in sub-Saharan Africa and are currently employed by or own a real estate development organisation. Following the data analysis of the respondent interviews, a proposed framework was developed which detailed the macroeconomic factors and associated variables to be considered when evaluating commercial real estate development in sub-Saharan Africa, by providing a ranked scale of relevance for the variables associated with the respective macroeconomic risk factors identified. The development of the proposed framework is intended to assist South African real estate developers in the identification, mitigation and management of macroeconomic risks when evaluating the development of commercial real estate in sub-Saharan Africa.
- Full Text:
- Date Issued: 2019
- Authors: Lawson, Stephen
- Date: 2019
- Subjects: Commercial real estate -- Development -- Sub-Saharan Africa , Real estate investment -- Sub-Saharan Africa Macroeconomics
- Language: English
- Type: Thesis , Masters , MBA
- Identifier: http://hdl.handle.net/10948/40072 , vital:35745
- Description: Sub-Saharan Africa as a region is one with great potential given the positive demographic trends experienced in recent history, trends expected to continue into the future. The factors contributing to this positive demographic trend include, improved healthcare, education and life expectancy, all of which have contributed to a younger and growing population. The younger and growing population, the majority of which are located within the working age group, have resulted in high rates of urbanisation as the populous move from traditional rural areas to more urbanised areas and cities in search of greater opportunities, employment, and ultimately, better quality of life. The positive population growth and urbanisation trends exhibited in the region provide an opportunity to the role players in industry and commerce, as they seek to take advantage of the growing consumer base. Accordingly, commercial real estate developers active within the region have an opportunity to satisfy the growing needs of the market given the low levels of commercial real estate stock available in the region. However, historically the region has served as a poor investment destination for commercial real estate given the dynamic and occasionally volatile political, economic and legal environments. The opportunity presented to commercial real estate developers as a result of the positive demographic trends is met with large scale risks in the form of a dynamic and ever-changing macroeconomic environment within the region. To ensure the success, profitability and longevity of their commercial real estate developments, active real estate developers and in pursuit of commercial real estate development in sub-Saharan Africa need to approach the opportunities in a cautious and informed manner. The purpose of the study is to develop a framework which will identify a common set of macroeconomic factors and associated variables in order to assist South African real estate developers in the identification, mitigation and management of macroeconomic risks when evaluating commercial real estate in sub- Saharan Africa. A frame of reference was developed on the PESTEL Analysis in order to identify factors within the macroeconomic environment, following which a literature-driven framework was developed after an extensive literature review process, which identified macroeconomic risk variables associated with each of the factors identified. The literature-driven framework was then tested through a series of semi-structured interviews, which comprised five suitably qualified and experienced respondents who are real estate developers currently active in pursuit of commercial real estate development in sub-Saharan Africa and are currently employed by or own a real estate development organisation. Following the data analysis of the respondent interviews, a proposed framework was developed which detailed the macroeconomic factors and associated variables to be considered when evaluating commercial real estate development in sub-Saharan Africa, by providing a ranked scale of relevance for the variables associated with the respective macroeconomic risk factors identified. The development of the proposed framework is intended to assist South African real estate developers in the identification, mitigation and management of macroeconomic risks when evaluating the development of commercial real estate in sub-Saharan Africa.
- Full Text:
- Date Issued: 2019
Environmental management in military activities of the South African National Defence Force
- Authors: Magagula, Hezekiel Bheki
- Date: 2016
- Subjects: South Africa -- South African Defence Force Military bases -- Environmental aspects Hazardous waste site remediation
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: http://hdl.handle.net/10353/5927 , vital:29430
- Description: This thesis presents research findings on current environmental management practices used by the South African National Defence Force (SANDF). Two case studies are presented; the first is the Grahamstown Military Installation (6 South African Infantry Battalion) and the second the South African Army Combat Training Centre (42 Brigade). A combination of three sampling techniques, namely, the stratified, purposive and link-tracing (snowball) samplings were employed and structured questionnaires and semi-structured interviews with key SANDF officials were used as primary data. In addition, secondary data sources in the form of inter alia the first and second editions of the Environmental Management Plan for Defence (2001 & 2008 respectively); the development and implementation of environmental education and training in the military: a joint United States-Republic of South Africa Environmental Working Group Project (2003); Overarching Strategic Statement for 2011; Integrated Environmental Management Information Series: Linking Environmental Impact Assessment and Environmental Management Systems (2004); The Department of Defence Strategic Plan (2010): Republic of South Africa and the South African Defence Review (2012) were studied. In addition, field observations were also carried out within the two military installations training areas between July, 2011 and November, 2013. Primary data on the conditions of training areas, waste removal after training exercises, pollution prevention measures, and rehabilitation efforts to restore degraded training ranges were collected. Furthermore, composite surface sediment samples and water samples were collected for analysis. A total of fifty-six surface sediments and thirty water samples were analysed for the concentrations of heavy metals using the ICP-MS. These attitudes and perceptions are predominantly positive. Statistical analysis (ANOVA) did not reveal any significant differences in responses, especially, between military ranks. However, sporadic significant differences were found in five of the statements in the questionnaire from respondents with different service periods. Furthermore, the emphasis placed on environmental protection within defence force activities worldwide has compelled the South African Department of Defence and Military Veterans (DoDMV) to regulate the management of the environment within its properties. Yet, these efforts have faced numerous challenges ranging from financial to human resource deficiencies. It was found that environmental management practices and programmes at different military installations vary significantly. Consequently, six environmental management programmes were identified at South African Army Combat Training Centre, while only one environmental management programme was identified at Grahamstown Military Installation. This programme is a collaborative effort between the SANDF/DoDMV and the Department of Water Affairs and Sanitation to eradicate invasive alien plant species. In the light of the analysis of official documents and interviews with respondents, it was established that the DoDMV does not have a budget for environmental management services and environmental management is yet to be incorporated into formal military training programmes. There is a severe shortage of environmentally qualified and knowledgeable personnel within the SANDF. Subsequently, all these drawbacks lead to the failure of the implementation of the Defence Force’s Environmental Management System (EMS) and inadequate management of the environment at military installations of the SANDF. Consequently, these challenges have severely compromised the commitment of the SANDF to honour its environmental management obligations. Such deficiencies tend to undermine the sustainable utilisation of the national assets entrusted to the Defence Force. Therefore, this thesis argues that environmental management programmes for the SANDF are based on a very weak foundation. This thesis proposes an ideal model for the successful implementation of the EMS and management of the environment at SANDF military installations. The analysis of water and soil samples led to the identification and quantification of heavy mental pollutants. The concentrations of heavy metals in water samples were varying between <0.01 to <0.05mg/l, but generally constant. Thus, no significant or meaningful statistical results were obtained. Pearson’s correlation coefficient was used to analyse the concentrations of heavy metals obtained in the sediment samples.
- Full Text:
- Date Issued: 2016
- Authors: Magagula, Hezekiel Bheki
- Date: 2016
- Subjects: South Africa -- South African Defence Force Military bases -- Environmental aspects Hazardous waste site remediation
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: http://hdl.handle.net/10353/5927 , vital:29430
- Description: This thesis presents research findings on current environmental management practices used by the South African National Defence Force (SANDF). Two case studies are presented; the first is the Grahamstown Military Installation (6 South African Infantry Battalion) and the second the South African Army Combat Training Centre (42 Brigade). A combination of three sampling techniques, namely, the stratified, purposive and link-tracing (snowball) samplings were employed and structured questionnaires and semi-structured interviews with key SANDF officials were used as primary data. In addition, secondary data sources in the form of inter alia the first and second editions of the Environmental Management Plan for Defence (2001 & 2008 respectively); the development and implementation of environmental education and training in the military: a joint United States-Republic of South Africa Environmental Working Group Project (2003); Overarching Strategic Statement for 2011; Integrated Environmental Management Information Series: Linking Environmental Impact Assessment and Environmental Management Systems (2004); The Department of Defence Strategic Plan (2010): Republic of South Africa and the South African Defence Review (2012) were studied. In addition, field observations were also carried out within the two military installations training areas between July, 2011 and November, 2013. Primary data on the conditions of training areas, waste removal after training exercises, pollution prevention measures, and rehabilitation efforts to restore degraded training ranges were collected. Furthermore, composite surface sediment samples and water samples were collected for analysis. A total of fifty-six surface sediments and thirty water samples were analysed for the concentrations of heavy metals using the ICP-MS. These attitudes and perceptions are predominantly positive. Statistical analysis (ANOVA) did not reveal any significant differences in responses, especially, between military ranks. However, sporadic significant differences were found in five of the statements in the questionnaire from respondents with different service periods. Furthermore, the emphasis placed on environmental protection within defence force activities worldwide has compelled the South African Department of Defence and Military Veterans (DoDMV) to regulate the management of the environment within its properties. Yet, these efforts have faced numerous challenges ranging from financial to human resource deficiencies. It was found that environmental management practices and programmes at different military installations vary significantly. Consequently, six environmental management programmes were identified at South African Army Combat Training Centre, while only one environmental management programme was identified at Grahamstown Military Installation. This programme is a collaborative effort between the SANDF/DoDMV and the Department of Water Affairs and Sanitation to eradicate invasive alien plant species. In the light of the analysis of official documents and interviews with respondents, it was established that the DoDMV does not have a budget for environmental management services and environmental management is yet to be incorporated into formal military training programmes. There is a severe shortage of environmentally qualified and knowledgeable personnel within the SANDF. Subsequently, all these drawbacks lead to the failure of the implementation of the Defence Force’s Environmental Management System (EMS) and inadequate management of the environment at military installations of the SANDF. Consequently, these challenges have severely compromised the commitment of the SANDF to honour its environmental management obligations. Such deficiencies tend to undermine the sustainable utilisation of the national assets entrusted to the Defence Force. Therefore, this thesis argues that environmental management programmes for the SANDF are based on a very weak foundation. This thesis proposes an ideal model for the successful implementation of the EMS and management of the environment at SANDF military installations. The analysis of water and soil samples led to the identification and quantification of heavy mental pollutants. The concentrations of heavy metals in water samples were varying between <0.01 to <0.05mg/l, but generally constant. Thus, no significant or meaningful statistical results were obtained. Pearson’s correlation coefficient was used to analyse the concentrations of heavy metals obtained in the sediment samples.
- Full Text:
- Date Issued: 2016
Genesis of environmental education policy in Botswana: construction and interpretation
- Ketlhoilwe, Mphemelang Joseph
- Authors: Ketlhoilwe, Mphemelang Joseph
- Date: 2007
- Subjects: Environmental education -- Botswana Education and state -- Botswana
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: vital:1549 , http://hdl.handle.net/10962/d1003431
- Description: This study is based on the 1994 Revised National Policy on Education (Botswana Government, 1994) that introduced environmental education into the Botswana’s education system. The main goals of this study were to understand the genealogy of and to critically analyze governmentality associated with environmental education policy in Botswana. Drawing on a post-structural genealogical approach to the subject matter (following Foucault) global historical events and their influence on policy in Botswana, views on environmental education and interpretation, and power relations in environmental education policy discourses were investigated. An investigation was conducted through document analysis, interviews, focus group discussions and observations. The analysis revealed that power relations have historically transcended environmental education policy discourses from global, regional to national levels. The exercise of power through international bodies, and bilateral and multilateral agreements has impacted on Botswana enabling her to enact policies to address socio-ecological crises or regulating them to sustainably utilize natural resources. However, evidence has shown that although Botswana accepted and introduced environmental education, structures were not ready for its implementation and hence some contextual problems are experienced by teachers in schools. The Revised National Policy on Education (RNPE) was constructed through a consultative process, but the final decision on what goes into the policy text was decided from the top (i.e. by the Ministry of Education senior officials). It emerged from this study that Botswana has inconsistently adopted sustainability and conservation-protection discourses in environmental education policy. The mix of the two discourses shows continuity of the protectionist-conservationist discourses and emergence of the current sustainable use discourse, creating a complex discourse environment. The study also revealed that in including these primarily western scientific discourses, other discourses were marginalized or excluded, which revealed continuity with colonial education discourses. The findings also revealed variance in the understanding of environmental education. The majority of the teachers understood and normalised new knowledge in environmental education as Environmental Science or Science, and equated environmental management activities with environmental education. Teachers deployed new governmentalities and normalizing strategies by following the traditional conservation and science epistemological and pedagogical discourses. They exercised various self-governing strategies to respond to the RNPE requirement regarding environmental education. The findings highlight the need for re-conceptualization of environmental education at macro(at Ministry of Education) and micro level. There is a need to harmonize the variation in policy interpretations and clarification of the conservation/environmental education and sustainability discourses running parallel in schools or to work more explicitly with multiple discourses. It has also emerged that teacher support mechanisms need review to enhance policy implementation. The study recommends that further and explicit analysis of environmental education discourses is critical for shaping the future of environmental education policy development and interpretation within Botswana’s education system.
- Full Text:
- Date Issued: 2007
- Authors: Ketlhoilwe, Mphemelang Joseph
- Date: 2007
- Subjects: Environmental education -- Botswana Education and state -- Botswana
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: vital:1549 , http://hdl.handle.net/10962/d1003431
- Description: This study is based on the 1994 Revised National Policy on Education (Botswana Government, 1994) that introduced environmental education into the Botswana’s education system. The main goals of this study were to understand the genealogy of and to critically analyze governmentality associated with environmental education policy in Botswana. Drawing on a post-structural genealogical approach to the subject matter (following Foucault) global historical events and their influence on policy in Botswana, views on environmental education and interpretation, and power relations in environmental education policy discourses were investigated. An investigation was conducted through document analysis, interviews, focus group discussions and observations. The analysis revealed that power relations have historically transcended environmental education policy discourses from global, regional to national levels. The exercise of power through international bodies, and bilateral and multilateral agreements has impacted on Botswana enabling her to enact policies to address socio-ecological crises or regulating them to sustainably utilize natural resources. However, evidence has shown that although Botswana accepted and introduced environmental education, structures were not ready for its implementation and hence some contextual problems are experienced by teachers in schools. The Revised National Policy on Education (RNPE) was constructed through a consultative process, but the final decision on what goes into the policy text was decided from the top (i.e. by the Ministry of Education senior officials). It emerged from this study that Botswana has inconsistently adopted sustainability and conservation-protection discourses in environmental education policy. The mix of the two discourses shows continuity of the protectionist-conservationist discourses and emergence of the current sustainable use discourse, creating a complex discourse environment. The study also revealed that in including these primarily western scientific discourses, other discourses were marginalized or excluded, which revealed continuity with colonial education discourses. The findings also revealed variance in the understanding of environmental education. The majority of the teachers understood and normalised new knowledge in environmental education as Environmental Science or Science, and equated environmental management activities with environmental education. Teachers deployed new governmentalities and normalizing strategies by following the traditional conservation and science epistemological and pedagogical discourses. They exercised various self-governing strategies to respond to the RNPE requirement regarding environmental education. The findings highlight the need for re-conceptualization of environmental education at macro(at Ministry of Education) and micro level. There is a need to harmonize the variation in policy interpretations and clarification of the conservation/environmental education and sustainability discourses running parallel in schools or to work more explicitly with multiple discourses. It has also emerged that teacher support mechanisms need review to enhance policy implementation. The study recommends that further and explicit analysis of environmental education discourses is critical for shaping the future of environmental education policy development and interpretation within Botswana’s education system.
- Full Text:
- Date Issued: 2007
Seeking health: the hierarchy of resort in utilisation patterns of traditional and western medicine in multi-cultural Katutura, Namibia
- Authors: LeBeau, Debie
- Date: 1999
- Subjects: Traditional medicine -- Namibia -- Katutura (Windhoek) Social medicine -- Namibia -- History Traditional medicine -- Social aspects -- Namibia -- History Medical anthropology -- Namibia
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: vital:2103 , http://hdl.handle.net/10962/d1002666
- Description: This thesis examines health care choices patients make when illness and misfortune occur. Research on health seeking behaviour was conducted in Katutura (the African township outside of Windhoek in Namibia) during 1996 and 1997. Due to the availability of a wide range of health care options from both the western and the traditional medical systems, utilisation of traditional medicine represents a conscious choice by patients and is not due to a lack of other alternatives. The use of traditional medicine can therefore be attributed to social, cultural, and personal factors rather than access, cost, and distance to modern health care facilities. A set of theoretical postulates is constructed to explain health seeking behaviour, including western and African concepts of ill health, which integrates both macro and micro-level analysis. Through macro-level analysis, this model postulates that western and traditional medical systems are able to exist within a single society due to the presence of co-existing ideologies (Medical Systems Theory). This model further postulates that social change is a significant attribute of post-colonial Namibian society (Post-colonial Theory). Rapid social change causes social disequilibrium leading to insecurities within the population which increase traditional health care utilisation, especially due to witchcraft accusation. Thus, macro-level theories are used to explain the existence and form of health care alternatives in Katutura; while micro-level analysis is used to examine how people make rational health care choices based on individualised variables within the enabling and constraining umbrella of Namibia's social structure. These variables include the individual's means, goals, desires, and environment of physical and social objects. Health seeking behaviour is influenced by the individual's previous experiences (history), personal constraints, and access to information. Based on data from the 1996 Tradition and Health Survey administered as part of the research for this dissertation, a model for health seeking behaviour is developed to guide the analysis of qualitative data. This model postulates that different patterns of utilisation depend on perceived causes, reasons and origins (aetiology) as well as manifestations of illness. Some illnesses are perceived of as clearly African and some are seen to be clearly western (both of these perceptions result in a single utilisation pattern). Some illnesses have a social/spiritual aetiology but universally recognised manifestations (resulting in a simultaneous utilisation pattern), and some illnesses are of indeterminate aetiology until treatment begins (resulting in a multi-faceted utilisation pattern). In addition to a utilisation pattern based on the aetiology and manifestation of illness, previous health seeking experiences influence, to a certain extent, subsequent health care choices; whereby the failure of one medical system to produce satisfactory results can cause health seekers to shift to another treatment regimen. In Katutura choices patients make are also influenced, to a certain extent, by the urban nature of the health seeking environment. Urban patients seek traditional medicine for a range of social/spiritual aetiologies, due to rapid social change and the experience of new and threatening situations. Urban patients also have more knowledge and experience with the western concept of contagious transmission as opposed to the traditional concept of social/spiritual contamination. In addition, health seeking patterns vary slightly between the different ethnic groups in Katutura. Traditional aetiological beliefs of the different ethnic groups in Katutura are reflected in current cultural beliefs about the cause of illness.
- Full Text:
- Date Issued: 1999
- Authors: LeBeau, Debie
- Date: 1999
- Subjects: Traditional medicine -- Namibia -- Katutura (Windhoek) Social medicine -- Namibia -- History Traditional medicine -- Social aspects -- Namibia -- History Medical anthropology -- Namibia
- Language: English
- Type: Thesis , Doctoral , PhD
- Identifier: vital:2103 , http://hdl.handle.net/10962/d1002666
- Description: This thesis examines health care choices patients make when illness and misfortune occur. Research on health seeking behaviour was conducted in Katutura (the African township outside of Windhoek in Namibia) during 1996 and 1997. Due to the availability of a wide range of health care options from both the western and the traditional medical systems, utilisation of traditional medicine represents a conscious choice by patients and is not due to a lack of other alternatives. The use of traditional medicine can therefore be attributed to social, cultural, and personal factors rather than access, cost, and distance to modern health care facilities. A set of theoretical postulates is constructed to explain health seeking behaviour, including western and African concepts of ill health, which integrates both macro and micro-level analysis. Through macro-level analysis, this model postulates that western and traditional medical systems are able to exist within a single society due to the presence of co-existing ideologies (Medical Systems Theory). This model further postulates that social change is a significant attribute of post-colonial Namibian society (Post-colonial Theory). Rapid social change causes social disequilibrium leading to insecurities within the population which increase traditional health care utilisation, especially due to witchcraft accusation. Thus, macro-level theories are used to explain the existence and form of health care alternatives in Katutura; while micro-level analysis is used to examine how people make rational health care choices based on individualised variables within the enabling and constraining umbrella of Namibia's social structure. These variables include the individual's means, goals, desires, and environment of physical and social objects. Health seeking behaviour is influenced by the individual's previous experiences (history), personal constraints, and access to information. Based on data from the 1996 Tradition and Health Survey administered as part of the research for this dissertation, a model for health seeking behaviour is developed to guide the analysis of qualitative data. This model postulates that different patterns of utilisation depend on perceived causes, reasons and origins (aetiology) as well as manifestations of illness. Some illnesses are perceived of as clearly African and some are seen to be clearly western (both of these perceptions result in a single utilisation pattern). Some illnesses have a social/spiritual aetiology but universally recognised manifestations (resulting in a simultaneous utilisation pattern), and some illnesses are of indeterminate aetiology until treatment begins (resulting in a multi-faceted utilisation pattern). In addition to a utilisation pattern based on the aetiology and manifestation of illness, previous health seeking experiences influence, to a certain extent, subsequent health care choices; whereby the failure of one medical system to produce satisfactory results can cause health seekers to shift to another treatment regimen. In Katutura choices patients make are also influenced, to a certain extent, by the urban nature of the health seeking environment. Urban patients seek traditional medicine for a range of social/spiritual aetiologies, due to rapid social change and the experience of new and threatening situations. Urban patients also have more knowledge and experience with the western concept of contagious transmission as opposed to the traditional concept of social/spiritual contamination. In addition, health seeking patterns vary slightly between the different ethnic groups in Katutura. Traditional aetiological beliefs of the different ethnic groups in Katutura are reflected in current cultural beliefs about the cause of illness.
- Full Text:
- Date Issued: 1999
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