National University of Science and Technology

Faculty of the Built Environment

Department of Construction Economics and Management

An integrated approach on multi-stakeholder interventions to sustainable construction

practises in the Zimbabwean industry.

Course Code: BARXXX

By: XXXXXXXXX: Student #

A Research Proposal submitted in partial fulfilment of the requirements for

The degree of the MSc. Construction Project Management

Bulawayo, Zimbabwe

June, 2024
 I. DECLARATION

I hereby declare that this dissertation submitted in partial fulfilment of Masters in

Construction Project Management Degree to the Department of Quantity Surveying in the

Faculty of the Built Environment at the National University of Science and Technology,

Zimbabwe, is my own original work, and has not previously been submitted, in whole or part,

in respect of any other academic award and has not been published in any form by any person

except where due reference is given.

Signature, Student…………………………………

Signature, Lecturer…………………………………
II. DEDICATIONS

I dedicate this project to my family, friends and colleagues for their moral support. Special

dedication is to my children whom I hope may someday grow to learn from this. I would also

love to dedicate this work to the construction industry in Zimbabwe as a whole with the hope

that this study contributes to the body of knowledge for a better future for us all.
III. ACKNOWLEDGEMENTS

I would like to express my gratitude to the Lord Almighty, Lecturers, colleagues and other

international scholars acknowledged in the texts for aiding in the completion of this exercise.

I would also like to extend my acknowledgements to the department of Construction

economics for their patience and continued support in the termination of my studies.

Gratitude is to all my respondents (Local authorities, Architects, Engineers, Surveyors,

Quantity Surveyors, Project Managers and Developers) who volunteered information without

whom this study would not have been possible, I extend in particular to the University of

Zimbabwe Consortium for their input in allowing me to share information gathered during

the execution of their mandate for my case study.

IV. ABSTRACT

This study presents an evaluation of the roles, contribution, and responsibilities of key project
stakeholders and how they are to intervene on proposal of sustainable construction practices
in the whole project cycle. The focus is to develop a framework that can be used with various
procurement methods in Zimbabwe. The study was aimed at examining the role of key
stakeholders and their contribution in the use of sustainable construction processes, materials,
practices. Existing legislation and procurement methods had to be evaluated so as to establish
their role in the use of sustainable practices. The procedure adopted was: A literature review
on Sustainability practices, Procurement and Multi-stakeholder engagements was conducted
to evaluate the existing trends in the global, regional and local contexts. Detailed reviews and
analysis of current sustainability legislations in Zimbabwe was carried out to establish its
contribution towards a multi-stakeholder approach of Sustainability in the construction
industry. A questionnaire survey was conducted among construction developers,
professionals and contractors working on current projects or recently completed projects.
Stakeholders included; Project Managers, Architects, Engineers, Intern Designers, Quantity
Surveyors, and Contractors. From the contractors side the it randomly includes Directors,
Managers. Site agents, and Site Supervisory Staff. Data was analysed and findings were
outlined in the chapter four and thereafter conclusions and recommendations were drawn on
the survey based on findings.
Contents
I. DECLARATION............................................................................................................2
II. DEDICATIONS..............................................................................................................3
III. ACKNOWLEDGEMENTS............................................................................................4
IV. ABSTRACT....................................................................................................................5
1. Chapter 1.......................................................................................................................10
1.1. Introduction...................................................................................................................10
1.2. Background...................................................................................................................10
1.3. Problem Statement........................................................................................................13
1.4. Research questions........................................................................................................13
1.5. Aim................................................................................................................................13
1.6. Research Objectives......................................................................................................13
1.7. Hypothesis.....................................................................................................................14
1.8. Scope.............................................................................................................................14
1.9. Significance of the Study..............................................................................................14
1.10. Research Philosophy..............................................................................................14
1.11. Research Ethics......................................................................................................15
1.12. Delimitation of Study.............................................................................................15
1.13. Research Outline....................................................................................................15
1.13.1.1. Chapter 1............................................................................................................15
2. Chapter 2: Literature review.........................................................................................16
2.1. DEFINITION OF TERMS............................................................................................16
2.2. Overview of the Construction industry in Zimbabwe...................................................17
2.3. Global Overview of sustainable construction and Stakeholders...................................18
2.4. Role of Procurement.....................................................................................................19
2.5. Clients and financing.....................................................................................................21
2.6. Sectoral contributions to sustainable development.......................................................21
2.7. General stakeholder’s attitude on sustainability issues.................................................23
2.8. Concepts and Stakeholder’s theories............................................................................23
2.8.1. Stakeholder’s analysis............................................................................................24
2.8.2. Stakeholder’s synthesis..........................................................................................25
2.9. Government interventions.............................................................................................26
2.10. Developing nations approach to sustainability......................................................27
2.11. Developing nations approach to sustainability......................................................29
2.12. Zimbabwe’s approach to sustainability.................................................................30
2.13. Procurement methods used in Zimbabwean construction industry.......................34
2.15. Green Technology procurement in SADC.............................................................36
2.16. Sustainable procurement........................................................................................38
2.17. Conclusion.............................................................................................................39
3. CHAPTER III: RESEARCH METHODOLOGY........................................................40
3.1. Introduction...................................................................................................................40
3.2. Research Philosophy.....................................................................................................40
3.3. Research approach........................................................................................................40
3.4. Research design.............................................................................................................42
3.5. Population of the Study.................................................................................................43
3.6. Reliability and Validity.................................................................................................43
3.7. Limitations....................................................................................................................44
3.8. Data collection Methods...............................................................................................44
3.9. Questionnaires...............................................................................................................48
3.10. Administering the questionnaires..........................................................................49
3.11. Bias........................................................................................................................50
3.12. Sampling................................................................................................................51
3.13. Data analysis methods...........................................................................................51
3.14. Ethical considerations............................................................................................52
3.15. Summary................................................................................................................52
4. Chapter 4.......................................................................................................................53
4.1. Introduction...................................................................................................................53
4.2. Case study of Tugwi Mukosi Combination Masterplan in Zimbabwe.........................53
4.2.1. Sustainability issues of the Policies and frameworks............................................54
4.2.2. Clients role with regards to Sustainability.............................................................57
4.2.3. Key informant interviews......................................................................................59
4.2.4. Focus Group Discussions.......................................................................................60
4.2.5. Observations and Survey.......................................................................................61
4.2.6. Surveying and participatory mapping....................................................................62
4.2.7. Desktop review......................................................................................................63
4.3. Quantitative Data Analysis of the questionnaire...........................................................63
4.4. PART 2: PROJECT INFORMATION..........................................................................65
 4.5. To assess the impact of existing procurement methods on the delivery of projects in
Zimbabwe.............................................................................................................................67
4.6. To evaluate Sustainability issues of the Policies and frameworks................................68
4.7. To examine the roles of key stakeholders in the project lifecycle and how they can
ideally contribute in sustainability practices in construction..............................................69
5. Chapter 5 Conclusion and Recommendations..............................................................70
5.1. Introduction...................................................................................................................70
Bibliography.........................................................................................................................74
References............................................................................................................................75

Figure 1: Roles, Actions in Building Processes 21

Figure 2:Principles of Stakeholder management 25

Figure 3: Boundary of Tugwi-Mukosi planning area 48

Figure 4 Data collection Methodology 49

1. Chapter 1

1.1. Introduction

The first chapter in to set the parameters of which this study is to be undertaken, setting the
background, problem statement, aims, objectives, and research questions to be interrogated in
the study.

1.2. Background

Sustainable construction practices have been prescribed in abundant literature around

scholarly articles, from use of low cost materials, prefabrication, low carbon emitting
materials, recycling, waste management practices, renewable energy sources etc. However, it
is observed that little is done to integrate the sustainable intentions when the actual
construction is taking place. It has also been observed that stakeholders wish to be associated
with the green building movement and/or sustainable practices however very little is being
done to change the usual cultural practices on the ground.

Ahasan (2001) states that in many African nations, work practices are difficult to understand
in the context of correct way of doing things. It is commonly known that sustainable
construction brings about long term advantages in construction however this movement has
serious financial implications. Thus, the project participants face challenges and attitudes as
attempts to solve it adversely affect the overall cost, productivity and reputation of the
contractor.

In Zimbabwe regulations governing public procurement systems aim to guarantee fair and
transparent competition to obtain the best quality-price ratio with optimum use of public
funds. For procurement by tendering (the most common practice) the choice of the winning
bid is simple in principle: the most economically advantageous offer that is responsive is
awarded the contract. Award criteria other than price (e.g. quality, performance, time,
ingenuity and environmental effects and sustainability) needs to be expressed in monetary
terms to the extent practicable. This procurement practice becomes a seed of
A number of studies, McDonough (2003) have been conducted in the subject of
Sustainability and also some in multi-stakeholder intervention. Towards a sustaining
architecture for the 21st century: the promise of cradle-to-cradle design is an ecologically
intelligent approach to architecture and industry that involves materials, buildings and
patterns of settlement which are wholly healthful and restorative. Drivers for sustainable
construction UNEP (2003) States that the potential impacts of changing to sustainable
construction are related to construction industry demands, needs and drivers and to the
acceptance of sustainability concepts. These impacts will differ from one country to another.
In their article consideration was given (in terms of an increasingly broader perspective) to
activities in the main sectors where the construction industry is called upon to make a
difference: infrastructure, commercial property and housing. UNEP (2003) concludes that the
challenge for the industry is to identify – in both developed and developing countries –
aspects of sustainable construction that can realistically be addressed and areas where action
can make a significant contribution to achieving sustainability.

Rovers (2003) States that “Resource depletion is the most pressing overall concern related to
the built environment. Determined policy development is needed to address this concern.
Policies aimed at specific issues are not enough; a shift to “dematerialization” is required.
Developing countries face particular barriers regarding policies on the built environment. In
some countries of both the developed and developing worlds, promising steps are being
taken, but to deal with consequences such as the rebound effect will require strong
supranational efforts.” Strad and Fossdal (2003) state that various environmental policies’
approach to sustainable development can serve as a baseline for assessing how well
regulations and standards will promote sustainable building and construction. If followed up,
existing acts, regulations and standards generally lead the industry in the right direction.
Achieving sustainable buildings, however, will require additional action at the policy level.
They explored acts, regulations and standards concerned with sustainable buildings nationally
and internationally, including International Organization for Standardization standards
currently under development. International standards and regulations do not yet address the
problems of the developing world satisfactorily.

Sustainable building services in developing countries: the challenge to find “best-fit”

technologies. Bonn (2006). State that, “Intelligent energy efficiency technologies in
developing countries can be assessed on the basis of best-fit criteria (usable controls for
occupants, minimum conflicts in operation, inherently energy efficient, and easy to build,
maintain and operate)”. In his publication he argues that ostensibly energy efficient solutions
will not perform as intended unless they are appropriate for the climate, are well detailed,
installed and commissioned, and are of a level of complexity that can be understood by
managers and users of the building. Relevant low-energy technologies include greywater
recycling systems, passive and active thermal storage, and ground-source heat pumps.
Successful export of such technologies on a wide scale will depend on developed countries
setting an example at home. For low-energy building design to have a lasting momentum,
commercial clients and governments on both sides of the economic divide need buildings that
broadcast a commitment to proven – rather than theoretical – energy efficiency.”

Riley et al (2003) states that, Successful sustainable building design and construction
processes are characterized as collaborative and interdisciplinary. In many cases, however,
procurement of construction services is not perceived as one of the necessary steps in the
design and delivery of a sustainable building project. Contractors are often viewed merely as
brokers of construction services, who simply follow drawings and specifications and are able
to contribute to sustainable building projects only through job site recycling plans. Research
on the role of construction management organizations in the successful delivery of high-
performance sustainable buildings is being carried out at Penn State University and the
Partnership for Achieving Construction Excellence (PACE). The objectives are to identify the
value of construction services in the processes and decision-making that are critical to
sustainable building projects, and to develop proactive techniques for engaging construction
organizations in collaborative sustainable design and construction processes.

(Akadiri et al (2012) states that the problem is that drivers for energy and resource efficiency
(Sustainability) and costs savings, especially in Construction services, are not being
translated to the less-developed world, with the exception of a handful of high-profile
international companies reportedly anxious to present the right image to international
investors and pressure groups. Very few companies are responding to fundamentals such as
the impacts of climate change and resource limitations on the bottom line. These pioneers
aim to set an example for a more radical change in thinking. In the wake of the global
warming, and environmental sustenance, there is a need for Zimbabwean construction
industry to catch up
 1.3. Problem Statement

Sustainable construction practices have been prescribed in abundant literature around

scholarly articles, from use of low cost materials, prefabrication, low carbon emitting
materials, recycling, waste management practices, renewable energy sources etc. However,
very little is done to integrate the sustainable intentions and multi-stakeholder approach to
construction. It has also been established UNCTAD (2018) that the uptake of the good
sustainable practices often desired has very low uptake when the actual construction is taking
place. Construction projects usually designed with longevity in mind, however the effects of
global warming present shifting climatic patterns that negatively impact on our man made
environment. This means the design of, say, an office building or city road network will have
long-term repercussions on a structure’s performance and environmental impacts, thus
necessitating intervention along its life cycle. However, the existing procurement processes
usually focus just on the construction phases of the projects and very little is being done to
look at the performance, and/or impact as it is critical to incorporate sustainability principles
at a project’s earliest stage and through its lifecycle. UNEP (2003).

1.4. Research questions

1.1.1. To what extent do key stakeholders contribute to the implementation of

sustainable building practices in the project lifecycle?
1.1.2. How can the regulatory policy be used in influencing industry stakeholders to
adopt sustainable practices?
1.1.3. How effective are the procuring methods on sustainable delivery of
construction projects?

1.5. Aim

To examine an integrated approach on multi-stakeholder interventions to sustainable

construction practises in Zimbabwean.

1.6. Research Objectives

1.5.1. To examine the extent of key stakeholders in the project lifecycle and how
they can ideally contribute in sustainability practices in construction.
 1.5.2. To investigate the extent of the legislative power’s influence on the adoption
of multi-stakeholders’ approach in deliver of sustainable practices in Zimbabwe.
1.5.3. To assess the impact of existing procurement methods on the delivery of
projects in Zimbabwe.

1.7. Hypothesis

A multi-stakeholder engagement enhances the adoption of sustainable practises in

construction.

1.8. Scope

The study seeks to evaluate the factors that influence the adoption of sustainable practices in
construction and evaluate the roles that stakeholders may play in the collective approach of
sustainable construction. This study shall be conducted mainly within the confines of
construction industry of Zimbabwe mainly in Bulawayo and Harare. This study is limited to
the duration of the academic timeframes offered by the study. The study shall mainly be
focused on sustainable practices, evaluating how they impact on infrastructural construction
projects in Zimbabwe.

1.9. Significance of the Study

The study is to be beneficial to central and local government actors, international

organizations, NGOs as they are mainly the drivers of policies and often regulatory
authorities of the industry. It is also be significant the developers who are also the clients and
the consultants and contractors who are often key stakeholders in the construction industry.
Its shall be of great importance to other stakeholders such as manufactures, retailers, and
society at large, in knowing how best to position themselves in the dynamic context of
Zimbabwe. For the championing of new ideas its serves as a platform for academics and
scholars to open debate and engage the industry and modify the context to a sustainable
future.

1.10. Research Philosophy

The research philosophy to be used in this research is the Positivistic. The intention is to use
descriptive design and statistics, correlation and causal comparative studies from local
construction cultures, and create a framework model which shall be evaluated for validity and
reliability. Collis & Hussey, (2003) state that positivistic approaches are founded on a belief
that the study of human behaviour should be conducted in the same way as studies conducted
in the natural sciences

Positivism is the term used to describe an approach to the study of society that relies
specifically on scientific evidence, such as experiments and statistics, to reveal a true nature
of how society operates. Using these research philosophies, the research adopted a combined
methods technique which allowed the use of qualitative and quantitative methods for
investigation. Both descriptive and analytical survey methods were adopted, thus the use of
questionnaires and a case study as tools to gather information.

1.11. Research Ethics

This study was conducted for academic purposes and to be used for informing decisions, and
policies in future. That it was conducted following research ethics prescribed in abundant
academic research ethics following due processing from data collection, interpretation,
protecting the privacy and rights of respondents.

1.12. Delimitation of Study

The focus of this study was to examine the integration of stakeholders, policy influence and
sustainability issues in the realization of construction activities. The study was collected
from, multiple stakeholders within the construction industry.

1.13. Research Outline

1.13.1.1. Chapter 1

This chapter outlines the background of this research, delineating the problem statement. It
also gives a framework within which the research shall be conducted through research
questions, objectives and hypothesis. It culminates with the research philosophy, ethics a
delimitation of the study.