Extracts from Property Innovation: Madison Property Fund Managers

Neno Haasbroek

Attfund Property Investment Fund

Crime has become the scourge of our country and it is the one threat that seems able to damage our fragile new democracy. Shopping centres have of late come under the spotlight of crime syndicates and this article will focus on this new threat rather than dealing with petty crime such as car theft, bag snatching, shoplifting, credit card fraud and the myriad other ways criminals find to make a living.

The new threat to property owners is the arrival of heavily armed gangs at a restaurant full of diners or at a packed shopping centre on a Saturday morning. Our security arrangements are simply not equipped to deal with such an event and two things become evident. The first is that this is a matter that needs to be dealt with on a national level under control and guidance of the police. The second and equally important is the creation of deterrents or barriers to crime syndicates, making it as difficult as possible for them to target a property.

Property owners can and must stand together to put pressure on and demand a concerted effort by the police to take organized crime seriously and bring criminals to book. To this end it is heartening to see that discussions have been held between shopping centre owners and representatives of the Commissioner of Police.

Much more must however be done to ensure a workable and well defined solution which prevents shopping centres from becoming easy targets for crime syndicates. The irony is that great attention is given by the police to sporting venues with capacities of 60,000 or less while a large shopping centre can have as many people on peak trading days. 

The one area where owners can make a difference is in the design and operation of shopping centres. Adopting the approach of making it as difficult as possible for gangs to enter the shopping centre and also limit the number of ways they can escape has proved most effective. The rationale is not to be an easy target. Design elements include a security fence around the whole shopping centre with controlled access points for traffic. These access points must have booms and security gates as well as surveillance cameras. Entrances to the malls must have lockable doors or roller shutters and service passages must be locked and under camera surveillance. Management can close some of these entrances and access points after normal shopping hours but prior to the restaurants and cinemas closing. A guard at each access point can sound the alarm if something untoward is spotted. Other design issues include the placing of ATM’s as well as the position and desirability of banks inside malls. Communication and the sharing of information between malls and the police are equally important in identifying new threats and implementing new solutions to the ever changing face of criminality.

Whilst this strategy does not necessarily place a bigger burden on operations or require additional security personnel it does however rely on a good working relationship with the local police as they are required to respond to emergencies. Establishing a response strategy together with the local police unit is imperative and it is surprising how willing Station Commanders are to work with management in setting up such a strategy.

It is evident that there is no easy solution but it is equally clear that shopping centre owners must work together to ensure involvement from police at the highest level.  

Nicole Greenstone

Hyprop Investments

South Africa has been regarded as one of the most dangerous countries in the world, not at war. In this context, improving security at shopping centres is essential but it is equally important to assess the cost and effectiveness of each security measure before implementation. It is critical not to overreact to the threat of crime by hastily installing new security procedures or expensing large sums of money on additional security staff or high tech surveillance systems. The results are often less than benign, and the introduction of more stringent security measures could mean trade-offs in terms of direct costs, delays in accessing and exiting malls, inconveniences and even the loss of civil liberties, as customers may be searched or asked to provide identification or licences to verify their person or business.

Nevertheless, the customer is king and the customer demands personal safety of the highest standard, particularly when visiting regional or super regional centres. Perception is reality and if shoppers cannot visibly determine the level of security and are unable to easily identify or locate security personnel, their perception of the safety of a centre is compromised. Customers feel reassured by visible policing. It produces feelings of psychological comfort and protection and in a retail environment where shopping centre marketers are desperate to create the ultimate customer experience, the perception of personal safety becomes an important component in the overall shopping experience. However visible policing does not necessarily mean the appointment of more security personnel, it really means strategic use of intelligent and vigilant security officers who are skilled and well trained, plus the involvement of formal law enforcement agencies such as the SAPS and Metro Police.

Simple measures can have dramatic results. Eliminate that which criminals covet – cash. Reducing the circulation of large volumes of cash in centres by ensuring tenants make use of drop safes or arrange for cash-in-transit personnel to utilise the more secure back of house areas and do not traverse large sections of the centre, thereby reducing the risk to the public, are two such examples. Fighting crime really means thinking smart and not necessarily paying more.

Edmond Baloyi

Khulani Technologies

With a ten-fold increase in global trade, South Africa is one of the most promising markets in the world and Africa’s most developed economy. With the world coming to South Africa during the 2010 FIFA World Cup, growth in the sub-Saharan region is certain.

The property sector cannot underestimate the security of the clients. High risk areas attract neither tenants nor customers nor investment. Having proper security measures adds value to a property.

This means preventing unmonitored theft, burglary, robbery, violence and destruction. In this context the lack of authentic digital video footage, back-up and many other security related discrepancies will be detrimental to the shopping centre environment and creates a higher risk of shopping mall incidents.

South Africa needs to develop and reinforce its indigenous security technology which will contribute to deterring crime. Through incorporating best technology in networks, digital surveillance systems, CCTV and access control this will, in the long run, affect the properties positively.

Let’s face it, with the threats that consumers are faced with daily, the peace of mind that your visit to your favourite shopping centre is safe is imperative.