Browsing by Author "Michell, Kathleen"

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    A collective self-governance framework for urban facilities management settings: application at public transport interchanges in economically depressed areas in Cape Town
    (2024) Miller, Mxolisi; Michell, Kathleen
    Government investment in urban infrastructure and facilities, such as public transport interchanges, benefits local communities. However, the literature suggests that equivalent investments in governance and management of public transport interchanges must accompany the infrastructure investment to avoid physical and functional obsolescence. This study examined the willingness of the users of public transport interchanges, such as minibus taxi operators and informal traders, to participate in the collective self-governance of their public transport interchanges. Furthermore, this study closed the knowledge gap regarding the psychosocial-economic factors motivating minibus taxi operators and informal traders' willingness to participate in public transport interchange collective self-governance institutions. This research is approached from the perspective of integrating the three pillars of facilities management: people, place, and process, with special focus on the last pillar (in the context of collective self-governance). This study merged the Social Identity Model for Collective Action (SIMCA), Place Attachment Theory, and Elinor Ostrom's Design Principles for Self-Governance of Common-Pool Resources to form the theoretical framework. The merging of these three theories produced five critical constructs that were utilised to develop the conceptual framework: place attachment, group-based anger, group identification, group efficacy, and collective selfgovernance. Furthermore, the conceptual framework postulated eight hypothesised relationships for this study. These hypotheses were quantitatively tested using survey questionnaires and convenience sampling methods. The surveys were carried out at four public transport interchanges in economically depressed areas of Cape Town: Dunoon, Mitchell's Plain, Nyanga, and Khayelitsha. The survey targeted the minibus taxi operators and the informal traders at these public transport interchanges. A total of 316 questionnaires were found suitable and included in the study. The survey data was analysed using Partial Least SquaresStructural Equation Modelling (PLS-SEM), Smart PLS Version 3 software. The study findings revealed that all eight hypothesised relationships were statistically significant. As a result, it was determined that each of the theorised relationships were crucial for the functioning of the collective self-governance framework; consequently, they were all retained. In addition, the study found that users' emotional attachment to public transport interchanges leads to their willingness to participate in collective self-governance institutions. However, the framework developed in this study argues that while this relationship exists it is mediated by three psychological and cognitive factors, namely, 1) users identify themselves as part of a collective; 2) users' willingness to preserve, maintain and protect the public transport interchange; and 3) users' beliefs in their collective abilities to resolve public transport interchange challenges. The study findings further show that the collective self-governance framework has significant explanatory and predictive power (R2 and Q2 values, respectively). These findings provide empirical evidence that confirms that the minibus taxi operators and informal traders who responded to this study showed a strong willingness to participate in collective selfgovernance institutions at the public transport interchanges. In addition, the reliability and validity collective self-governance framework was confirmed by testing it at multi-public transport interchanges and with multi-groups of minibus taxi operators and informal traders using PLS-SEM and One-Way ANOVA. Finally, this study makes several original contributions to the urban facilities management literature. Firstly, merging The Social Identity Model for Collective Action (SIMCA), Place Attachment Theory, and Elinor Ostrom's Design Principles for Self-Governance of CommonPool Resources into one framework is a major theoretical contribution. Secondly, the psychosocial-economic factors motivating minibus taxi operators and informal traders' willingness to participate in public transport interchange collective self-governance institutions constitute an original contribution. Thirdly, the development and testing of the eight hypotheses in this study, also represent a unique empirical contribution. Fourthly, this study makes a significant methodological contribution to the urban facilities management literature using PLS-SEM and One-Way ANOVA using multi-site, multi-group study areas. Lastly, this study will likely encourage practitioners and policymakers to consider collective self-governance as one of the governance modes for public transport interchanges. This study suggests that minibus taxi operators and informal traders would consider collective self-governance of their public transport interchanges if policymakers and practitioners presented them with the opportunity to do so.
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    A study on commercial property pricing in Uganda
    (2022) Mirembe, Rachael Daisy; Viruly, Francois; Michell, Kathleen
    Property developers and investors seek to understand the drivers of prices for office and retail space. Through literature, we learn that size and age, locational attributes, physical features of the properties, and economic variables are significant determinants of commercial property prices. However, previous work has narrowly focused on aspects akin to formal structures and ignored the role of institutions, especially conventions and social norms incredibly, and what influences the behaviour of the property developers and investors while making the pricing decision. Therefore, the goal of this study was to understand how prices for commercial properties are determined in Uganda. The objectives of the study were to understand the role of conventions and social norms found in the property market environment on price determination and to explore the behaviour tendencies/heuristics exhibited by the players during the pricing decision-making process. The study was qualitative in nature. The researcher interviewed property owners, developers, institutional investors, and key informants to understand the conventions and social norms that exist in the property market and how they ultimately influence the pricing decision of commercial buildings. This study reveals that conventions exist in the Ugandan property markets. The conventions signal a price to the players in the property environment. However, due to information asymmetry and irrationality, each player interprets the price signals differently, using heuristics to develop the final price. This study helps researchers understand the role of individual behaviour/heuristics in advancing our understanding of institutions and the effects of the two on commercial property pricing, the economy at large and its consequences on economic policy.
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    An investigation of the effects of potential electrical load-shedding on facility manager's strategic and operational decisions in industrial buildings: A case study of Perseverance Industrial Township, Nelson Mandela Bay
    (2022) Bailey, Anelle; Michell, Kathleen
    Nelson Mandela Bay Municipality (NMBM) made the decision in 2008 to exempt industrial areas from load-shedding to avoid job losses. However, during 2019, when South Africa was experiencing prevalent periods of load-shedding, residents, and small business owners in other areas, protested this. On the 9th of December 2019, Eskom announced on Twitter, and implemented Stage 6 loadshedding for the first time (Eskom, 2019), and subsequently on the 11th of December 2019, NMBM posted new load-shedding schedules for Stages 5 to 8, which included the previously excluded industrial areas, including Perseverance, a suburb of Gqeberha (Port Elizabeth) in the district of Nelson Mandela Bay (NMB) with uninterrupted and preferential electricity supply since 2000. As Industries in Perseverance have not been subjected to load-shedding since load-shedding commenced, the enterprises in Perseverance have not been incentivized to make allowance and/or budget for, any interruption to their industrial activities. The nature of many of the industries that subsequently invested in Perseverance, were industries, that are dependent on uninterrupted electricity, to manufacture their products cost effectively, and without harm to their employees or the environment. This research aimed to investigate the effects of potential electrical load-shedding on facility manager's strategic and operational decisions in industrial buildings, with a case study focused on Perseverance. An overarching qualitative case study with an embedded convergent parallel mixed method design, consisting of 20 quantitative survey questionnaires from participants in Perseverance and 11 qualitative semi-structured interviews with facility managers, plant engineers and/or managing directors of enterprises in Perseverance. A further 14 quantitative survey questionnaires were received from enterprises in the remainder of NMB. The findings revealed the shock and concern from facility managers to the threat of potential electrical load-shedding and revealed the operational and strategic decisions that was considered, since December 2019 as well as their way forward to manage the threat of electrical load-shedding in Perseverance. It was also revealed that sustained transparent communication needs to be initiated between industrialists and NMBM.
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    An investigation of the energy and environmental sustainability impact of affordable net-zero energy house in South Africa
    (2025) Hübner, Dylan; Michell, Kathleen; Moghayedi, Alireza
    This dissertation is submitted in fulfilment of the requirements for the degree of Master of Philosophy (MPhil) in Construction Economics and Management at the University of Cape Town. This study aims to explore the energy and environmental sustainability implications linked to affordable net-zero energy housing in South Africa. Affordable housing is intended for individuals who cannot afford market related prices or do not meet the criteria for social housing. Accordingly, this dissertation defines affordability as households spending no more than 30% of their income on gross housing expenses. It seeks to provide insights into the challenges, opportunities, and implications of integrating net-zero energy housing into the affordable housing sector. Given South Africa's shortage of affordable housing, unstable electricity supply, and economic challenges, there is significant opportunity to explore alternative building strategies to address these issues. The research employed an exploratory mixed-method approach rooted in the philosophical foundations of realism. Qualitative data was procured through 4 in-depth semi-structured interviews conducted with 3 sustainability professionals and an affordable housing specialist. Quantitative modelling utilised One Click LCA and the Edge App to estimate the life cycle carbon emissions of an affordable net-zero energy house. The findings indicate that affordable net-zero energy housing can substantially reduce both operational and embodied carbon emissions. By integrating conventional building practices with innovative methods, the life cycle emissions of a house are significantly reduced, surpassing sustainable building regulation requirements. The quantitative analysis of three affordable net-zero energy housing scenarios, incorporating both conventional and innovative building techniques and practices across different levels to mimic South Africa's construction landscape, demonstrates a potential reduction in life cycle carbon emissions ranging from 12% to 94%. Furthermore, South Africa's landscape may not be conducive to net-zero embodied energy houses, suggesting that developers and households should prioritise reducing operational carbon emissions. These findings contribute to knowledge within the professional, affordable, and sustainable housing spaces, thereby facilitating informed decision-making towards a more sustainable and affordable South African residential sector.
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    Challenges of maintaining highly specialised infrastructure facilities at an institution of higher learning in South Africa
    (2025) Hlophe, Matholi; Michell, Kathleen
    Facilities management (FM) plays a crucial role in the success of higher education institutions. This study explores the challenges that facilities managers encounter in performing routine maintenance work and the impact of inadequate maintenance on highly specialised facilities at a South African higher education institution. The primary aim of this study was to understand the challenges associated with maintaining highly specialised infrastructure such as biosafety containment laboratories, pre-clinical laboratories, and research clean rooms. The objectives include investigating the reason senior academics are reluctant about routine maintenance, challenges experienced by the facility managers when conducting maintenance, assessing the impact of these challenges on academic activities, identifying key factors that contribute to maintenance difficulties, and to make recommendations towards improving infrastructure management. The study employed an interpretivist paradigm with an accompanying qualitative research approach. A single case study of a higher education institution in South Africa was utilised. Data was collected via semi-structured interviews with facilities managers, maintenance personnel, contractors as well as senior academics managing or using these highly specialised facilities at the selected higher education institution. A total of 22 interviews were undertaken and the data analysed using thematic analysis. The study found that the primary reasons for senior academics' resistance to routine maintenance include disruptions to ongoing academic activities, lack of communication and stakeholder engagement, and concerns about expertise and safety, and their limited knowledge on the facility maintenance requirements. Facilities managers face significant challenges due to administrative bottlenecks, insufficient support from higher management, and ineffective project governance, including lack of formalised contractual agreements and regulatory frameworks. Budget constraints, communication barriers, fragmented communication systems, a lack of a centralised communication mechanism further exacerbate these issues as these impede the efficient dissemination of maintenance information to the relevant stakeholder(s). Furthermore, old infrastructure and a reactive maintenance culture led to frequent breakdowns. In addition, rapid technological advancements result in frequent equipment obsolescence and high maintenance costs resulting to further disruptions. To address these challenges enhanced stakeholder engagement and involvement is needed together with improved communication channels and the establishment of robust governance frameworks to ensure timely and effective maintenance of highly specialised facilities. Recommendations emanating from this study include: adopting proactive maintenance strategies to prevent equipment failures before they occur; enhancing training for technical staff to ensure they are equipped to maintain specialised equipment; improving monitoring systems to better predict maintenance needs; securing sustainable funding models to support ongoing maintenance and equipment upgrades; and lastly, involving the facility managers in the design phase of the infrastructure and in the planning of the academic calendar. These strategies aim to promote timely implementation and completion of maintenance projects, reduce costs, and ensure sustainable maintenance practices in higher education institutions. This research provided valuable insights and a framework for other institutions facing similar challenges, contributing to the broader field of infrastructure management in higher education.
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    Evaluating the impact of innovative cyber technologies on the delivery process of South African sustainable affordable housing
    (2025) Mahachi, Jeffrey; Michell, Kathleen; Moghayedi, Alireza
    The present study aimed to evaluate the impact of innovative technologies on the delivery and affordability of low-income housing in South Africa. Given the rising demand for affordable housing due to a growing population and urbanisation, the study aimed to investigate the role of new technologies in enhancing housing delivery. The study explored the use of various innovative technologies such as Unmanned Aerial Vehicles (UAVs), Building Information Modelling (BIM), Geographic Information Systems (GIS), 3D Printing, Virtual Reality (VR), Augmented Reality (AR), Artificial Intelligence (AI), Smart Sensors, Modular and Prefabrication, Object-Oriented Programming (OOP), and Project Portfolio Management (PPM) as potential solutions. The research adopted a mixed-method approach, combining qualitative and quantitative methods. The target population included home developers, experts, policymakers, and academics involved in affordable housing development. Qualitative data were gathered through expert interviews until saturation was achieved, while quantitative data was obtained from 100 survey questions filled out by experts involved with affordable housing in South Africa. The data analysis method consisted of thematic analysis and descriptive and inferential statistics. The results of the study indicated that these innovative technologies have the potential to not only accelerate the delivery of affordable housing but also make it more cost-efficient. The analysis showed that 3D printing, modular and prefabrication were three technologies that could significantly increase housing delivery, while BIM, GIS, VR, OOP, and PPM could efficiently aid in the planning of affordable housing, reducing design conflicts, improving project schedules, and cutting development costs. Smart Sensors, AR, and UAVs could indirectly enhance housing delivery by monitoring construction, ensuring the site is built on schedule and correctly, and monitoring construction worker productivity. However, the study also identified high costs and limited social acceptance as major challenges. To address these issues, the study emphasised the need for the government to promote the adoption and implementation of these technologies through financial incentives and subsidies for companies that adopt them, as well as investment in research and development. The study also stressed the importance of promoting the use of these technologies in high-end housing developments in addition to affordable housing projects. In conclusion, the results of this study highlight the significance of considering innovative technologies in the delivery of affordable housing in South Africa. The findings suggest that the government has a critical role to play in promoting the adoption and implementation of these technologies through financial incentives and investment in research and development, helping to overcome current challenges and making affordable housing a reality for all.
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    Examining the Influence Facility Managers exert within the Urban Domain: A case study of the Cape Metropole area
    (2023) Buerger, Renee; Michell, Kathleen
    Examining the influence facility managers have in the urban domain is the focus of this research. Facility managers are custodians of the largest collective asset base within cities. Facility managers' daily operations, such as maintenance, cleaning, gardening, beautification, parking, and security, could ensure not only preservation of the urban precinct but improvement thereof and minimise wastage. The researcher applied rigorous analytics on data garnered from the small purposive sample by means of unstructured interviews. The study engaged a variety of respected, and qualified built environment stakeholders active in the Cape Metropolitan Area to examine their lived reality. Facility managers, as a collective, have an influence in the greater urban domain, and could, as a collective, add significantly to property values and land value capture. This, in turn, can secure a greater revenue stream for municipalities, providing funding for improved service delivery in a cyclical fashion. Not only for the Cape Metropole Area (CMA), but potentially for increasing city populations globally, to meet the predicted demand to accommodate 70% of the worlds' population by 2025. Urban facilities management - not clearly defined nor adequately resourced may benefit from facility managers' expertise. They could be best positioned to fill professional roles as urban facilities managers to maintain and improve public precincts and the relevant infrastructure. A minor shift in the collective mindset of a large group of facility managers could be the key to urban sustainability. To examine the subject and answer the research question, a grounded theory method, using unstructured interviews, and an inductive analysis of the data gleaned performed. In the main, findings drawn from the interviews with various built environment professionals, echoed the fact that facility managers do have an influence, and could improve the urban domain. Participants considered facility managers' actions as enablers of safe, improved, sustainable and salubrious precincts which could bring about land value capture. The research discusses the validation of the findings and the substantive theory, adding to the body of knowledge that underpins sustainable urban facilities management. It concludes with recommendations for further similar studies which could deliver a formal theory. Furthermore, the study suggests that the development of policy, legislation, and regulation, may enable organisations to deploy resources to benefit urban facilities management. Finally, recommending transferring the experience of facility managers' skills to inexperienced facility managers by way of mentoring or formal academic tutoring is recommended. This could improve precincts for all walks of life.
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    Identification of the key urban facilities management principles of a sustainable urban precinct: A case study of Ebene Cybercity, Mauritius
    (2016) Boodhun, Hanna; Michell, Kathleen
    Purpose - The aim of this thesis documentation was to identify the Urban FM principles and key criteria which contribute to the attainment of a sustainable urban precinct. The need for a better understanding of the relationship between buildings, people and the urban precinct to facilitate the development of an increased understanding of sustainable cities was highlighted during the literature review. Urban FM, as an emerging field, also created the need for the study of FM principles at a macro scale. Design/methodology/approach - Using the case study methodology, the research used the case of Ebene Cybercity and adopted a social constructionist, interpretivist framework. Qualitative data was collected using face-to-face interviews as the prime data collection technique and analysed through generation of themes. Findings - The main findings were that FM principles at a macro scale are mainly applied at a strategic level and as such, implementation of an FM plan needs a strategic awareness and support at the top level of the structure being managed; involving both the political leadership and the top management of the urban precinct. It was also found that implementation of such an FM strategy at the macro scale was allowed through the following key criteria: a clustering effect, flexibility, formal communication channels, design preconditions and macro strategic drivers. These findings were thus used as a basis for the generation of a model to establish the principles of a macro urban FM strategy and a list of key criteria which facilitate the implementation of such a strategy. Practical Implications - The thesis finally ends with the proposition for further research in the field of Urban FM at a macro level to strengthen the generalisation to theory and work towards a new infrastructure model firmly anchored in the sustainability principles. The scope for future research in the African context with its low level of urbanisation is particularly relevant where there is need for new, wide-ranging urban policies to create African cities and towns capable of generating sustainable growth and development.
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    Identifying factors contributing to the delay of project timelines in public- private partnerships for housing development projects in Namibia
    (2022) Mberema, Maria-Magdalena; Michell, Kathleen
    Public-Private Partnerships (PPPs) have recently gained widespread acceptance as a method of housing provision in several nations. The joint venture strategy is used in the majority of PPP housing development projects, which allows the local government to retain control over planning and development while utilizing the private partner's existing resources and experience. Timeliness delays in PPP projects are a typical occurrence in Namibia and around the world. The goal of this study was to identify the key factors that create delays in the timeframes of PPP housing development projects in Namibia. The study adopts the inductive approach since the aspects of housing and Namibian context is relatively new with limited existing literature. The case study research was applied to this research using a mixed-method of quantitative and qualitative research design. Using a purposive sampling method, two officials from the local authority (CoW), two officials from the built environment professionals, and two PPP experts were selected for the interviews and ten property developers who have been involved in PPP housing development were selected and forwarded the online questionnaire where only four responded in this study. The researcher used descriptive analysis to analyse the quantitative data. By adopting semi-structured interviews, the researcher had a list of different questions for the different sectors. The researcher used thematic analysis to analyse the qualitative data. The researcher identified 15 key factors that cause a delay in timelines of PPP housing development projects in Namibia which are namely: (1) Allocation; (2) Availability of land; (3) Funding; (4) Internal Factors from CoW/Delays from the Local Authorities; (5) Lack of Project Management; (6) No capacity; (7) Political Will/Bureaucracy; (8) Procurement; (9) Tenure ship; (10) Town Planning/Delays in Statutory Planning Approvals; (11) Understanding of PPP implementation/Lack of understanding in PPP processes; (12) Inadequate working relationships; (13) Corruption; (14) Lack of clear PPP Policies to be managed; and, (15) No streamlined processes. According to the findings, (2) Availability of land, (4), Internal Factors from CoW/Delays from the Local Authorities and (10) Town Planning/Delays in Statutory Planning Approvals stood out as factors experienced in Namibia only. The researcher offers the following recommendations to be explored; Central Government support, Establishment and Implementation of Project and Programme Management Office in the local authority (City of Windhoek), Project-Based Consultation and Training Workshops and finally a comprehensive investigation on PPP housing development projects delivered on time. Lastly, the study concluded six measures to mitigate delays in timelines of PPP housing development projects in Namibia. From the six mitigation measures the main ones that stood out is for the City of Windhoek to have strategies in place for forward planning of PPP projects and learn from pervious projects and for the Local Authority to reduce their involvement in projects which often lead to bureaucracy in statutory approvals.
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    Investigating The Implementation Of Facilities Management Strategies Within The Namibian Government
    (2023) Zimba, Fulata; Michell, Kathleen
    Research on Facilities Management (FM) indicates that it is able to positively influence the performance and success of organisations in various ways including strategy, culture, resource control, service provision, supply chain management and change management. Although FM has developed as a best practice and evolved into a positive approach to managing the physical environment of organisations, its success is predominantly seen and experienced in the business or private sectors and is reflected in FM research which has little or no focus to broader advances in social and organisational science. The role of FM professionals in Namibia, in both the private sector and within the government, has not been extensively researched. Currently there is no statutory body that regulates the FM profession. Thus, this research will look to add to the existing knowledge base specifically regarding how FM is currently being implemented within Namibian government facilities. Relevant information was obtained from the literature review and a case study methodology was adopted using a single case study because the research topic aims to highlight how FM is currently being executed within the Namibian government, to add to the existing knowledge base within the Namibian context. The case study research was applied to this research qualitative research design, using semistructured interviews, the researcher had a list of different questions covering six focus areas. The researcher used thematic analysis to analyse the qualitative data. Overall, the research indicates that there is systemic failure to maintain and effectively manage existing government infrastructure because FM in Namibia is inefficiently implemented. The analysis of the results identified the following barriers to effective FM namely, lack of funding and resources; lack of strategic plans, including preventative maintenance plans; competing priorities, in particular political agendas that do not align to best practices; poor or no performance management; and poor or no benchmarking. The findings show that there is room for growth and great need to better manage facilities, but it will require a substantial investment in both financial terms and in the upskilling of human capital. Although the outlook is quite negative, there are numerous suggestions made on how to improve.
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    Investigating The Implementation Of Facilities Management Strategies Within The Namibian Government
    (2023) Zimba, Fulata; Michell, Kathleen
    Research on Facilities Management (FM) indicates that it is able to positively influence the performance and success of organisations in various ways including strategy, culture, resource control, service provision, supply chain management and change management. Although FM has developed as a best practice and evolved into a positive approach to managing the physical environment of organisations, its success is predominantly seen and experienced in the business or private sectors and is reflected in FM research which has little or no focus to broader advances in social and organisational science. The role of FM professionals in Namibia, in both the private sector and within the government, has not been extensively researched. Currently there is no statutory body that regulates the FM profession. Thus, this research will look to add to the existing knowledge base specifically regarding how FM is currently being implemented within Namibian government facilities. Relevant information was obtained from the literature review and a case study methodology was adopted using a single case study because the research topic aims to highlight how FM is currently being executed within the Namibian government, to add to the existing knowledge base within the Namibian context. The case study research was applied to this research qualitative research design, using semistructured interviews, the researcher had a list of different questions covering six focus areas. The researcher used thematic analysis to analyse the qualitative data. Overall, the research indicates that there is systemic failure to maintain and effectively manage existing government infrastructure because FM in Namibia is inefficiently implemented. The analysis of the results identified the following barriers to effective FM namely, lack of funding and resources; lack of strategic plans, including preventative maintenance plans; competing priorities, in particular political agendas that do not align to best practices; poor or no performance management; and poor or no benchmarking. The findings show that there is room for growth and great need to better manage facilities, but it will require a substantial investment in both financial terms and in the upskilling of human capital. Although the outlook is quite negative, there are numerous suggestions made on how to improve.
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    Investigating the perceived effects of street art in Urban Regeneration, Gentrification and on the local community in Cape Town's Woodstock and Salt River
    (2021) Douglas, Kathlyn; Michell, Kathleen
    The phenomenon of gentrification is a controversial and heated issue globally, but there is nowhere more so than in South Africa. The country's legacy of Apartheid has meant that those most vulnerable to displacement are typically previously disadvantaged citizens and a lack of government intervention in the gentrification process is often compared by the media to the forced removals and neighbourhood segregation seen under Apartheid. Today, governments and municipalities are saddled with the task of trying to regenerate areas and inspire investment, whilst simultaneously protecting previously disadvantaged communities and responding to pressures for low-income housing options in city neighbourhoods. The aim of this thesis is to explore the role of street art in both gentrification and urban regeneration in Cape Town's Woodstock and Salt River areas in order to ascertain how it effects existing community members, business owners and in-movers with the hope that this would assist in more informed decisions around urban regeneration. A mixed-method research methodology was applied, consisting of 161 street surveys with passerbys at four different street art sites, 108 surveys with business owners and property professionals, and 11 semi-structured interviews with informed people such as artists, tour guides, city councillors and organisation leaders. The findings revealed an overall positive sentiment towards street art by various participating groups (including long-standing community members and business owners) and a perception that it plays a powerful positive role in regenerating areas. However, it also revealed that cultural and historical representation in street art holds importance to long-standing communities and that government intervention and strategies should be explored to curb any gentrifying effect it may have.
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    Investigating the potential use of existing buildings for vertical farming
    (2022) Buchner, Lafras; Michell, Kathleen
    There are numerous reasons for the implementation of Vertical Farming (VF). Some of these include the reducing quality of natural land, the less water consumed in the production process, the ability to control and monitor the growing environment and the plant's nutrients. This research aims to investigate whether or not existing buildings can be used to accommodate urban vertical farms. The objectives were focused on reviewing existing legislation, building design considerations, the possible usage of VF as a solution to urban decay, reviewing the global VF trends, and considering why real estate developers will not be interested in VF buildings. A qualitative approach was followed to create more referable knowledge in the VF field as, currently, there is not an abundance of academic sources available. Semi-structured interviews were held with five key stakeholders. The study was restricted to brick and mortar buildings, while little attention was paid to plant production. The study was limited to the Cape Town Metropole. This study only considered commercial-scale food production. The researcher was not interested in the performance of the individual buildings but is rather interested in the built environment as a whole. The findings suggest that, currently, it is only financially feasible to grow specialised products under controlled environments. Acknowledging that, possibly opens opportunities for new products to be explored and grown indoors. The practical implications of this research translate to legislation that needs to be updated and technological developments that are required to make the implementation of vertical farming affordable for everyday food production. In the meantime, more specialised crops are expected to be grown under vertical farming conditions. Future research can build on this study and should consider investigating the price correlation between the cost of land within cities where existing, vertical production areas can be found and the price of land in rural areas, where traditional farmland is located. The additional vertical production area gained in vertical farms should form part of the cost comparison between traditional farming land and VFs.
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    Investigation into how facilities management has evolved to support the hybrid and remote workplace trends
    (2024) Jones, Shane; Michell, Kathleen
    The purpose of this dissertation was to investigate how the facilities management profession in South Africa has been supporting the hybrid and remote work models. Furthermore, the study explored the management of hybrid and remote operationally and strategically, with an in-depth look into the equipment, logistics, skill sets and capabilities needed to successfully manage the hybrid and remote workplace models. The study considered the impact of the South African socio and economic landscape as one of the primary determinants towards the successful implementation and management of a hybrid and remote strategy, presently, and a future prediction based on the data presented. The primary motivation for the study was to adopt research within South Africa, as the data and information available reflected developed regions such as North America and Europe. The study revealed that the barriers and challenges faced in South Africa as a developing country and economy, would reflect the same barriers and challenges faced in developing and underdeveloped countries and economies around the world. There cannot be a copy and paste strategy for hybrid and remote, and the data, trends, and previous research available has very little representation for developing and underdeveloped countries and regions. The outcome of the study revealed that hybrid and remote models are limited due to the various challenges and barriers faced in South Africa, such as the lack of infrastructure, power supply instability, and poor internet supply as some of the primary challenges faced in the poorer communities, which creates an imbalance in the competitiveness of labour and talent. Additional skill sets and close collaboration with functional divisions such as IT and HR is critically important when implementing and managing hybrid and remote. The study also revealed that a well thought out and planned remote and hybrid strategy is necessary to address various organisational concerns such as maintaining the company culture, social connection, and collaboration, while promoting employee wellness. The study further revealed that REITs and property owners had repurposed buildings to attract back tenants that are in search of an enhanced workplace experience. Workplace experience, as a theme emerged as a central theme throughout the study. The research concluded that the hybrid and remote practices is in its infancy stage, and further research would be needed to better understand these practices within South Africa and the rest of the world.
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    Management of shopping centres located in socio-economically deprived areas
    (2025) Mphahlele, Charmaine; Michell, Kathleen
    This research firstly discusses the evolution of retail and retail centres in South Africa's socio economically deprived areas, and this is followed by a discussion on the effective management and maintenance of the retail centres in these areas. This study examines both the challenges and the opportunities that come with managing shopping centres in socio-economically deprived areas in South Africa. The areas referred to as socio-economically deprived areas in this research are those that were racially demarcated for the dwelling of non-white people in Apartheid South Africa. These socio-economically deprived areas form a fundamental populus in the South African economy, and although this is the case these areas were serviced by ‘spaza shops' and neighbourhood informal retailers. This indicated a market gap as there was a population group able to spend money on retail purchases, but it was an under-served population group due to the lack of retail centres close to it. Once South Africa gained its democracy, there was economic relief brought to the population of socio-economically deprived areas and some of the country's largest retail and property development organisations took the opportunity to close this gap. Retail centres began to emerge in socio-economically deprived areas as they became an ingrained part of South African culture and economy. A qualitative research methodology was adopted using semi-structured interviews to gather data from industry experts. Data saturation was achieved at the 8th interview. The interview transcripts were analysed using thematic analysis to identify emergent themes that address the research question. The findings of the study reveal that shopping centres in socio economically deprived areas face a range of challenges, including high crime rates, poor infrastructure, and limited access to resources. However, the study also identifies opportunities for improving the management of shopping centres in these areas, such as community engagement, strategic partnerships, and innovative marketing strategies. This research established that the current adopted Asset Management and Property Management theoretical frameworks fail to reflect what “practically” needs to occur to be able to improve the management of retail centres in socio-economically deprived areas. This will allow for the effective management of those retail centres whilst considering the unique dynamics of the socio-economically deprived areas known as townships and rural areas. iii Based on the findings, the study recommends an alternative model for the management of shopping centres in socio-economically deprived areas in South Africa. The model emphasises the importance of community engagement, stakeholder collaboration, and sustainable development practices. The study concludes that effective management of shopping centres in socio-economically deprived areas requires a holistic approach that considers the unique challenges and opportunities of these areas. Overall, this research contributes to the existing literature on the management of shopping centres in socio-economically deprived areas in South Africa. The study provides valuable insights into the challenges and opportunities of managing shopping centres in these areas and offers recommendations for improving the management of shopping centres in socio economically deprived areas.
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    Public sector facility management at military unit level: an exploratory study
    (2018) Van Nieuwenhuyzen, Bernard; Michell, Kathleen
    The purpose of this research is to explore the scope and understanding of facility management (FM) in the public sector, and specifically at military unit level, and compare it to a normative model. The principles of applied research are used in a single exploratory and instrumental case study with a mixed-method approach of data gathering. The literature review studied secondary data to create context, and open-ended and closed-ended questions in a questionnaire produced primary data on the actual scope and understanding of FM. A sequential mixed research approach was used to discuss the five research propositions. The research found that FM policies do not extend to military unit level. Furthermore, that FM practitioners have some understanding and competencies but there is no consistency in and between units, and therefore, support is needed in some. Support is required in the form of training/education, career development, budgets and structures as identified by FM practitioners. The Department of Defence (DOD) needs to define and communicate FM; structure FM down to unit level; staff structures; train, educate, and promote FM practitioners as FM professionals; and fund FM activities. FM practitioners need to be informed and skilled, they should build networks, and be cost conscious. This research is limited by studying FM at only a few military units on the West Coast of South Africa, which limits statistical inference and the establishment of FM within the whole of the DOD. Although FM research has been done within the South African public sector, and the DOD has made contributions, no previous research has focussed on FM at military unit level. The value of this research is a consolidated and focussed effort towards FM, which ultimately contributes to state security and the cost thereof. Future research should find the optimal structure, staffing and competencies for FM in military units.
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    The role of technology in the real estate industry
    (2016) Warburton, Dale; Michell, Kathleen
    The global real estate industry is said to be five years behind the technology curve. By some estimates, as much as a third of global real estate assets are managed by spreadsheets. Despite this, venture capital firms around the globe invested $1.5bn in real estate technology during 2015 and a further $1.8bn in the first half of 2016 (CB Insights, 2016). Within that context, this research seeks to examine whether or not real estate companies leverage technology to achieve best value, what the major benefits of technology are and finally, the key inhibiting and enabling factors impacting technology adoption. Initially, a theoretical foundation of modern facilities management is laid, including its relationship to real estate. An examination of the most prominent broad and specific technologies follows. A qualitative approach was favoured, specifically, a case study combined with semi-structured interviews of information technology leaders in the global real estate industry. It was established that real estate companies do leverage technology to achieve best value, but that the degree, nature and extent thereof varies depending on a range of systemic, idiosyncratic and external factors. It was established that the most significant benefits of technology were operational efficiencies and remote accessibility of real-time operational data. The key enabling factors were found to be robust, affordable infrastructure, the consumerisation of technology, scale and technology-focused leadership. The absence of these factors were regarded as having an inhibitory impact.
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    Sustainable construction in the real estate value chain through land conversion planning and development activities: a study in the greater Durban area
    (2020) Young, Dean; Michell, Kathleen
    Construction activities have a significantimpact on the community, the economy and the environment and thus a holistic and sustainable approach is required to address the negative impacts. Sustainability is assessed in terms of the triple bottom line, environmental, social, and economic elements. It is argued that the master developer and government agencies set the scene for sustainable construction in the real estate value chain. This research aims to establish the barriers to sustainable construction and the strategies necessary to overcome the barriers to sustainable construction in the real estate value chain from an agricultural land conversion to urban use perspective. A mixed method study was undertaken to examine the knowledge and understanding of agricultural land conversion real estate developers and professionals, as well as end-users, in adopting sustainable construction in real estate development within the context of Durban, South Africa real estate business environment and examines the gap and barriers between knowledge and implementation. A mixed methodology was applied in this study, comprising of 27 questionnaires and 9 interviews with experts in the field of land conversion activities. The sample size was limited, due to the limited number of firms involved in land conversion activities in Durban and was further limited by the number of senior decision makers that responded to the surveys and interviews. The findings highlighted that, due to the limited awareness and training, limited incentives and subsidies and the perceived higher cost of sustainable construction, strategies should be employed to improve the implementation of sustainable construction throughout the real estate value chain at a precinct level.
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    Sustainable Urban Development and Management: A case study of Nelson Mandela Bay Metropolitan Municipality (Gqeberha)
    (2023) Goliath, Lloyd; Michell, Kathleen
    As Bell & Morse (2018) argued, sustainable development has been notoriously difficult to pin down over time based on the themes, level and the agents that benefit from it. As a result, most indicators to measure sustainability have been binary targets that did not measure the full extent of the sustainability pillars in urbanisation. This study explores urban management and sustainability development in Nelson Mandela Bay Metro (NMBM) and attempts to determine its sustainability on the four dimensions of sustainability: society, economy, environment, and the institutional framework. The research methodology is a single case study of NMBM using a mixed methods approach consisting of structured questionnaires to residents, semi-structured interviews of ‘sustainability officials' and secondary data (literature review) from credible sources. The research findings are that NMBM, as with all South African metros has strong frameworks and guidelines for sustainability but the frameworks are poorly implemented. According to the survey and interviews to residents and ‘sustainability officials' respectively in the metro and secondary data (mainly from NMBM and South Africa Cities Network websites), NMBM appears to be regressing on its sustainability and green economy drive. An analysis of the results of the study point to a metro regressing on most dimensions of sustainability with limited sustainability initiatives pursued in a few areas (e.g., energy). The residents' survey found NMBM to be unsustainable (48.4% unsustainable, 28.3% indifferent and 23.3% sustainable) in all the four pillars of sustainability (40.6% economic, 52.2% socio-cultural, 61.7% environment and 38.9% institutional). The management of the water crisis and instability in the metro's leadership, are manifestations of the metro's continued unsustainable management of the city. Recommendations which are consistent with Maslow's hierarchy of needs principle, calls for the metro to manage basic service provision (establishing a stable leadership, managing the water and energy crisis, and improving compliance with its legal universe) before refocusing on the bigger sustainable urban development agenda.
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    The critical success factors for landscape management of operations on sustainable urban drainage system (SuDS) projects
    (2022) Spolander, Robyn Anne; Michell, Kathleen
    Population explosion and urbanization are the most significant reasons for increasing pressure on the earth's natural resources, particularly water. Historically, water services have been supplied and discharged through a network of piped infrastructure and hardened surfaces with the main objectives of efficiency and risk management. Separation in service provision of water resources has proven operationally unsustainable, with increasing negative impacts on the environment. New approaches have been sought to mitigate these impacts through a new paradigm in urban stormwater management, referred to as Sustainable Urban Drainage Systems (SuDS), which describes a strategic sustainable approach to the management of stormwater quality and quantity. Various typologies are used individually or in configurations to form a treatment train with engineered and landscape infrastructure components that are mutually supportive. Much research has been done on the design and implementation phases of this infrastructure, but the literature reveals a less detailed understanding of the intricate management and operational aspects of SuDS. This case study considers the Critical Success Factors in the management and maintenance of SuDS on landscape projects during the operational phase, that contribute to optimal functioning of these complex ecological systems for the benefits of ecosystem goods and services and quality of life for all. This research design has been couched in the pragmatic paradigm which considers the problem at the heart of the research, approaching research from a qualitative perspective. To fulfill the research objectives, a critical literature review was conducted, and a single case study research methodology used to investigate this phenomenon, located at Intaka Island, Century City, Cape Town that has been operationally successful for over two decades. Qualitative thematic analysis was carried out through empirical inquiry on the management and maintenance approaches followed. The research design included data collection of from a variety of sources. These were then expressed through rich descriptive text which was, analysed, and interpreted through a process of triangulation, leading to the establishment of emergent themes and the assertions of four prominent Critical Success Factors, namely: strategic vision, culture of learning, clearly defined management objectives and adaptive management. From this, conclusions are drawn, and recommendations made.