people you don't have to sit in anything just knowing if i can do it, leave me. you can do better than 90 minutes. some of the sub and housing shortages could full my office blocks provide a solution. the phones of allegiance, the unifying spirits of schools. the end of global queen proves that the banquet coach. you can be a real win for nature. the

housing shows that is affect to many cities around the world. 1000000000 people are without affordable, secure accommodation. and yet now that more people are working from home, many office buildings line vacant. could these be converted into places to live? while many of us are now back in the office working from home is here to stay. for instance, 35 percent of us workers who can work from home still do, but vacant workspaces aren't a new problem. long before the pandemic, aging offices were already becoming less desirable because in finland for about the last 10 years of trend. the cold flight to quality stephen painter, an architect at one of the world's biggest firms, focuses on adaptive reuse people. what we're doing, our lease is in the buildings are going to be lots of will be built and because

they also, they kind of amenities, kind of locations, people and all these empty officers aren't just a waste of space. they mean less of rent for owners, lower tax revenue, and the decline of entire neighborhoods. we have beautiful buildings. we have a wonderful plaza as we have sort of all of the physical assets. we just have vacant buildings. and so you don't see that vibrancy used to, you know, kind of look down these key car doors and you would see just streams of people, you know, coming down the street and you don't see that as much anymore. literally length louie is a planner in san francisco, another city addressing high vacancy levels, almost 95 percent of our tax revenue comes from a business tax from downtown about 80 percent of our g. d. p came from from downtown companies in 2021. it is our economic engine, and so it needs to drive so the city can thrive roughly a 3rd of offices are vacant in the city. it's 3rd most expensive housing market in

the us. at the same time, the construction of new housing is causing a whole different host of problems. construction accounts for 13 percent of global energy related carbon emissions within 5 times that of the ation industry in order to meet climate targets, but also other sustainability targets. we will need to actually stick with what's already built for name i had for research as urban sustainability at stock homes, royal institute of technology. even if this new production of housing and buildings is done with very energy efficient and an optimized technologies, this won't be enough. we will also need to reduce the total amount of new production. and this is what brings us to frankfurt. here in office tower built in the 19 ninety's will soon be reborn, is around 150 furnished apartments. can you mean as the developers regional

european head believes it's the way forward, the data for the environmental factors obvious since the building show is already standing and i'm a show alone usually accounts for about 50 percent of emissions during construction to, to a fairly significant portion of the time, but it doesn't only save on emissions. re vamping and office building can be up to 30 percent. cheaper and construction can be done in half the time. but it varies. this one wasn't much cheaper than a new bill, but faster. so fed up side, i think the time factor is really critical. it allows us to start generating rental income through the property pretty quickly. re purposing an old building to serve a new function is called adaptive reuse and can extend to structures life. think of turning old factories into artist slots or warehouses into ubiquitous st. food calls for retrofitting and existing structure is a lot more complicated than planning. every thing from scratch,

as developers have found out, apartments and offices part always a $1.00 to $1.00 fit depends on when and where they were built. modern open plan offices weren't built for living in 1st you have to divide up large areas while ensuring rooms get enough sunlight and you can't just have one big bathroom for a whole for each room needs ventilation, heating and power to and for all you know, the old building is full of as best us and, and so one other thing is like i told them the surprises that i was pop up with conversion projects and push costs. and so i will say because we were pretty lucky with this project. i do some quick cutting drawings, kind of stephen painter and the adaptive reuse specialist as even developed an algorithm to measure whether offices are good candidates to be reincarnated as health clinics. so however, a 100 different aspects and some of the key ones are things like the distance

between the elevators and the windows. the one your one bedroom apartments have a nice bedroom or a window or a nice living space with a window. and i have maybe the kitchen and the bathrooms, the back, that's great. a lot of office buildings actually have way too much space between the elevators and the glazing to make that happen. so this means to end up with shiny new apartments. many conversions essentially rebuild everything except existing foundations and facades. these constraints make many offices just too much work to convert according to painters research. roughly 30 percent of offices are ideal candidates. if you look at the u. s. market when we're doing a lot of this look is about a 100000000 square feet of office space. and if you come by just the vacancy of about 70 percent of that you can create between $6.00 and $7000000.00. but just turning offices into apartments isn't going to be enough neighborhoods that are

just office blocks can be a bit inhospitable, crawling with finance bros. by day morphing into a ghost towns outside of business hours, ensuring people live not just to work there could change that. like in this district of frankfurt once filled just with offices. no, it's residential. it's just that it would have been interesting to be there on a saturday afternoon, you'd be totally alone. all of the infrastructure was unnecessary. the train was still running, even though it was empty. frankford rezoned, the area of turning parking lots into green spaces and kindergarten, more apartments and shops are under construction. and the end there will be $6000.00 departments here. the other, the other stuff and they leave now that the areas lively or the offices that actually become more attractive. so it's easier to rent them out. he's the 1st to have meetings his best on the canadian city of calgary, which started working with painter to revitalize its downtown in 2021 is a case in point calorie had about 38 percent vacancy in their office market and i

was assigned one of the listing well and a very quickly actually for our program together, which gives you $75000.00 square foot to combine the building and move forward with the red tape out of the way to make these projects move more quickly. the 1st 5 projects and now the construction represents about 750 new homes. then they have 10 more. pretty much of this housing will be affordable and built with families in mind. however, adaptive reuse often has even more red tapes and new builds. painter says that will have to change the turns around as an example. as a rule in the downtown you cannot for to, you know, space, it's protected as appointment that was created in the seventy's and they just never got it because it was not going to change it on out as a desperate need to change. and it's kind of holding up these parties happening such arbitrary regulations are quite common and approval for conversions often

takes as long as it would for a new build, even though the structures already in place. according to recent studies, cities all over the map have lots of office space that they can potentially convert frank, forget it with careful city planning. and the more that's learned, complimenting such projects, the greater the savings. many property developers have already expressed an interest series like san francisco in calgary. already support is very promising approach. the rugby is a huge deal in south africa, the national team, the spring books, have a record full well comp titles to the names. when they defended that title during the last tournament, rugby mania swept across the country. but this now unifying force was once

a symbol of decision to fire up please ahead of the match. then the team from hudson public school in east london sent out onto the page rep b is south africa's national schools. depends on really enthusiastic drugs, basically the football what, what is do you guys we live in be that like the most of the stuff we talk about it school is about read and we're very passionate about it. spilled history and planning on go go, is researching the history of rugby in particular black rugby because up to now a white perspective has dominated the narrative, warranties, who may, 9th, the story thing, the human face stage,

the voice bring the voice and completes that like the story is this kind of the notion, let me see. yeah. that things they particularly mix this. i'm inclined they've enjoyed this fact and, and the tell tale and other places here apartheid the racial segregation policy of past white racist government seems to have been overcome in 1984 during the apollo side era. rugby looked like this, white players and spit cases, black people with some v to doubt by the media. and yet rugby has loomed being a black game to a certain song poll in graham's town. the black rugby club winter rose was set out here right by this church in 18. 87. it was one of the very 1st, yet very few people are aware of this historic sites. so planning on go go. it's an important part of black rugby history. the clubs played what was

a white sport here on this field. dispose of the people who had stolen the land. the history says what tells us that the applicant, people sort of like the fist played by the, the so just the european searches and but clearly from the united kingdom. but they did not teach them, but they were just watching for the given to actually taught them with the mission others from scotland. but on this question, they played a huge role, actually not just teaching them, even coaching them as well. that was the beginning of black rugby clubs, dosage springing up right across the cape because of the races nature versus colonial rule. black players had to play amongst themselves the i'm a total, a museum in king williams town and the eastern cape is one of south africa is most important. all kinds in terms of rugby history. for the sport historian, it's

a treasure truth, whether it's 19th and 20th century newspapers. there are also documents that shed lights on the non white rugby tradition. a lindsey some of the really interesting to body stuff in sports association. that was not only focusing on rugby, they bought a lazy sion of rugby, but on sports with little success, rugby became increasingly politicized under apartheid. that was a white leak and a black one and they never competed against one another. belonging on go go is meeting 10, the oldest. he was badly injured during a match and has been a paraplegic ever since then book. he played rugby in the 1970s at the height of a pause. hide from a rugby place tells noon. go go about the okay, holding lack of facilities the the fees start with the fees that are paid on the go cross. is that acceptable?

okay. so it was easy to get in get charged deliberate, high the but then a petite coverage. okay. to ensure that to the main where we have the white score as well as the stats is is it much more developed in terms of the facilities paid guns and under the sees it was only when nelson mandela became president, the deposit lied was abolished in rugby to he sold the game as a way of bringing the country together and presented the church seats of the mix, south african national team. when it won the rugby world cup in 1995 planning on go go, goes to visit emani. what do you want? a who lives in a small village for the 16 year old a pos, hide is

a far off era. he would like to make a career and rugby and to study little. so emani the split could help him achieve a better future. he has the potential, but it's still a dream because very few black players managed to make it into the premier division . most of the big rugby stalls, all white 1000000 a. by the way, evan rose place on the flank is completely different to anyone else in india. is missing, okay, that's another i don't want to play like the others and bothers others. i want to play like evan rose. training conditions are also better at schools and clubs when most players a want that to is the reality of black rugby put emani. what's the one a has been supported by a talent scouts and invited to

a tournament in johannesburg the the needs of paradigm shift and we've been living with separate from nature to not having planned. it findings told me the guy i grew up in bombay school in long the college in the us or as a consultant in the us. the work i did was a analyzing toxic emissions into

a waterland, and my direct drawer was to analyze the data. when you look at so much data, if it's a big daunting also because then you know, the question is, where do i as an individual is we can i make that change? that's when i go back to the, to the phone because we've always had this phones since speaking young king with knowing too much. and i wonder, good people, everybody, what i knew. but nobody went to the same by 2 because i am, i was, you know, i came from city background. i didn't speak the language to didn't have the speech of for from i'm in a bit. yeah. good society. but over my time,

my community saw that i'm not going any list. so they started to now pay attention to what i have to say. ready i think what our needs right now is being harmonious with nature, not speaking. then you need the modified practices. the student going to small short is like using the photos to have that teacher to mimic that environment to, to extra agree that this when both meet your needs ness, human intervention. and that's something that the harvest once a week, the heaviest, fresh produce those to sundown. so that it's as fresh as possible the package and leaves as best as possible. and load it up into the launch of bank. and then transport it early morning via 1st bus and then train the people from

the bible starting to become a waiter for not waste for the waste of the, from me, nor destroy know from cuba, spring then cubes and gives it locked. and very often, producers are not able to get that lot and consumer wine that largest in the life we need to start resolving food and extending the life of the food. but that for preservation also allowed for another source of income. the so much conversation about the, the wood and climate change and be the experience be as pharmacy. quite a bit actually hope things are changing with nature. and also that is a good. i need a few for us to read to find how we live our life,

the wanting to share knowledge with. try to touch metals of tomato, hesitate as to what the host now it's called the funds for the 1st one and the goal is to strategic then agriculture. so that 50 years from now and there's so much change in climate, they don't have to deal with learning to skip the whole over the us create a curriculum, bring it into schools. it's definitely started with the right intention. the. so the pa, phone workforce is a, we mean off,

i'm in and something that's i find very unique to the city as a to this farm is. that doesn't mean i have you will see them and they can fit to the table invoice. they thoughts and over the years, activity instructor voice much more than the it'd be wednesday this. we may not invite you to fall and we share space and talk about everything. and what i've seen that's done is communities. the women will work on this man. it's you need the most solidified and then sense. it's giving them a voice in a village that they're financially secure. on the 2nd. ok, bank account and sequence savings gets changed. their own nature in the homestead. no longer just you know, the one making the best times during the cooking during the total that they are responsible, even financially the

wish separate from nature the, i had to say advice, someone i would say if try to find that the closest it's that it's, it's within all of us, the the operation has already been underway for several days now. festival john blooming put the shine back into the folk size. now it's tanya is getting some attention. he tries to use a replacement fabric so much as the old one as closely as possible human bother. my

job has a lot of responsibility attached to me. it's easy to replace of all that. one of the time for those who will have to be very careful source of the stuff, toy adults to consults the i know on every single procedure by a video cool, or by sending a photo in this case, how quickly i guess given has. okay, so i can proceed with what i'm doing. just as john used to work as an electronic technician. when he retired 16 years ago, he transformed his living room into a workshop. what do you, my son was my 1st customer to hold it after i repaired his stuff toy he circulated my phone number among his friends and more and more people got in touch eugene to try he only came to realize just how much his tiny patients meant to that right, and as time went on, one woman in particular and had told me may have stuck with him,

was short because i was very carefully opening up the door with my scissors. the woman shouted to be careful. mimi is scared of pain for them not, not nothing. would you feel that you knew? i was astonished. arizona and i turned to her husband and i said, you probably jump to the doctor. it cuts open your abdomen and then it would hurt to in china visiting the therapist is the re found upon john says that's where he steps. and by repairing the toys, he tries to hills around his psychological wins. they often stem from childhood trauma. but those are the based on most of my customers have sad stories based on the pay. many were left to their own devices by their parents. they say their toy is the only family they have. so they want their toys to look just like they did back down by schuval,

john blooming lives in the house of shanghai. this customers come from all over china. he's no money for years now. this is the 2nd time that going to, how is bringing his that to you, ro ponder and for a complete, from a coupon. to kind of changes that has to be done during the day. it needs to come to a box at night. so that's why we have to put started here. so what if i go to sleep with the animal in my arms every night? if he's not there, i feel something is missing in my bed and i feel empty inside. john keeps all his funky lots as he's treated some 1200 liquid patients on this table over the last of the 16 years, including some cases built to be post rescuing parcel. but at the end of the day it's the owners love the breed. slice into that toys, got it right here on the

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menu deals can do, multiple warnings to fix that. but just a glimpse behind the facade of this energy time tell us, gosh, from russia's political weapon starts february, 3rd on d, w. so you don't feel the same way you expect and want different things from life than your parents. i just want to pursue what that's my thoughts i or or you think your kid is 2 different risk, irresponsible, unreasonable, all stuff. port is nonsense. i wonder what's under the doctor? is there an alternative plan? everything to prevent a divorce, but nothing works. so in the it's time

you're a sweet and we're paying for now. and then when generations class this week on dw is kind of fun. it feels like they're the this is dw news and these are our top stories. so the funerals have been taking place across the israel, following the death of 24 is really sold as in gaza. on monday, the military says most died when 2 buildings they were mining exploded as to how much the militants fired at a nearby tank. 3 of those died and fighting of the south of the territory, it mocked the deadliest day for israel's forces inside gaza. since the last terrorist attack on october 7th tech,

he's parliament has overwhelmingly ratified sweden's face to join nato.