so what, just a glimpse behind the facade of this energy time tell us, gosh, from russia's political weapon starts february, 3rd, on d, w. the sub and housing shortages could, former office blocks provide a solution. the phones of allegiance, the unifying spirits of schools. the end of global queen proves 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 with out 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 it's been in for about the last 10 years. a trend that we called flight to quality. stephen painter, an architect, one of the world's biggest firms, focuses on adaptive reuse. people, what we do in a lease is an older buildings are going to be was built because they offer that kind of amenities to kind of locations, people and all these and the offices 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 movies. and we use 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 into us are 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. more than 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 to bring in my head 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 advice the developers regional european head believes it's the way forward the data point. 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 . it's a, 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. yeah. it allows us to start generating rental income through the property pretty quickly. repurposing an old building to serve a new function is called adaptive reuse and can extend to structures life. think of turning old factories into artists, lots or warehouses into ubiquitous st food halls. but retrofitting an 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 floor. teach room needs ventilation, heating and power to and for all, you know, the old building is full of as best of them as soon as i've told them the surprises that always pop up with conversion projects and push the cost some of them. so i will say, because we were pretty lucky with this project, i do some quick things, kind of take a look. stephen painter, the adaptive reuse specialist as even developed an algorithm to measure whether offices or good candidates to be reincarnated as housing clinics. however, under 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'd have maybe the kitchen and the bathrooms 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 us market where the during longer slack is about a 100000000 square feet of office space. and if you come by just the vacancy are about 70 percent of that. you can create between 6 and 7000000 new homes. 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 work. there could change that. like in this district of frankfurt once build just with offices? no, it's residential to fit it and 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 resumed the area, turning parking lots in the green spaces and kendall gardens. more apartments and shops are under construction. and the end there will be $6000.00 departments here. there's other stuff and they leave now that the areas livelier offices that actually become more attractive so it's easier to rent them out here. so this has to have meetings, especially on the canadian city of calgary, which started working with painter to revitalize its downtown in 2021 is a case in point calgary had about 38 percent but you can see in their office market and i was at the time one of the worst and go off the very quickly actually for our

program together, which gives you $75.00 class a ticket, but the building, adams moved on with the red tape out of the way to make these projects move more quickly. the 1st 5 projects and now under construction, represents about $750.00 new homes. then they have 10 more, pretty much it, this housing will be affordable and built with families in mind. however, adaptive reuse often has even more red tape then new bills painter says that will have to change the turns around as an example. there's a rule in the downtown you cannot bring to your office space. it's protected as a point that was created in the seventy's and they just never got it because it, there was no need to change it. and now there's 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, implementing 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 weld 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 head of the match. then the team from hudson taught school in east london sent out onto the page rep b is south africa's national schools. depends on really enthusiastic rugs, is 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. historian, 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. one can be nice, distorted, think the human face stage, the voice bring the voice and completes that like the story is this kind of an

ocean. let me see. yeah. that they, they put a good mix on this. i'm inclined they enjoyed this fact and, and the tell tale in other places here apartheid the racial segregation policy of past white racist governments seems to have been overcome in 1984 during the apollo side era. rugby looked like this, white players and spit cases. black people was to be chewed out by the media. and yet the rugby has long been a black game to. for example, 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 fast. 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 club played. what was the 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 of the fest played by the, the sole, just the european soldiers and butler from the united kingdom. but they did not teach them, but they were just watching by the people who actually taught them with the mission others from scotland. but on this question, they play do huge role, actually not just teaching them, even coaching them as well. that was the beginning of black rugby clubs, dosage springing up thrice across the cape. but because of the races nature versus colonial rule, black players had to play amongst themselves the i'm a totally museum in gene williams. town and the eastern cape is one of south africa's most important archives in terms of rugby history. for the sports historian, it's a treasure truth with its 19th and 20th century newspapers. there are also

documents that she had lights on the non white rugby tradition. then they found a really interesting to body stuff in sports association that was not only focusing on rugby. you bought a lazy sion of rugby, but on sports with little success. rugby became increasingly police assigns to 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 you. that's been bulk. he played rugby in the 19 seventy's at the height of a pause. hide from a rugby place tells noon, go go about the building like a facilities. the defense, the feet that could pick or to go cross is that accepting to does easy to get in get charged deliberate,

high the but then i put aide coverage. okay. to insure the, to the main, the very, the white scores where like the stats is is it much more developed in terms of c, i c t's paid guns and under the orders here. it was only when nelson mandela became president the deposit night was abolished in rugby to he sold a game as a way of bringing the country together and presented the jersey to the mix. south african national team. when it, when 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 foot emani the sport could help him achieve a best 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 morning and about a boiler way. evan rose place on the flank is completely different to anyone else in india is looking like another. i don't want to play like the others and bothers . i want to play like evan rose. training conditions are also better at schools and clubs. when most players 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 in the way we are living with separate from nature. so at not having planned it findings, calling the guides i grew up in bombay. and the school in the college in the us was as a consultant in the us. the work i did was a analyzing toxic emissions into a water land and my direct drawer was to analyze the data. when you look

at so much data, if it's a bit daunting also because then you know, the question is, where do i as an individual plan? can i make that change? that's when i come back to the, to their phone because we've always had this phone since, since speaking young king with knowing too much. and i wanted to get people, everybody, what i knew, but will be one in the same by 2 because i am, i was, you know, i came from so do background. i didn't speak the language to didn't have this feature from i'm in a big chapter society 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 see the i think what our needs right now is being harmonious with nature, not speaking. then you need the modified practices, the student going to like using the photos to that teacher, to limit that environment to, to, to agree that this way able to meet your needs less human innovation. and that's something going on the phone the hottest once a week. the heaviest, fresh produce those to sundown so that it's as fresh as possible. package and leaves as best as possible. would it up into the launch of bank and then transport it early morning via 1st bus and then train those from the bible starting to become a wait

a lot of waste for the waste of the, from me, nor destroy know from kukes and then cubes. and gives it a lot and very often, producers are not able to. ready get that lot and consume why that lot just 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 the, the experience be as farm i see quite directly how things are changing with nature . and also that is a great need a few for us to redefine how we live our life. the wanting to share

knowledge with why the dodge made most of tomorrow has made us to what we host now . it's quite fond school. the 1st one and the goal is a strict each 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 house on what sources of a me off i'm in and something that's i find very unique to the city as

a to this farm is that the lumina heavy to see is the man they can fit to the table to invoice the thoughts and the use activity instructor voice much more than the everyone's date, as we may not invite you to fall and we share space and just talk about everything . and what i've seen that's done is communities. the women will work on this plan. it's you need the most solidified in themselves. it's giving them a voice in a village that they're financially secure. on the 2nd one can bank account and see what savings it's changed their own nature in the homestead. on the 2nd ok bank account and seek on savings to in the homestead funds during the cooking that day. even financially

with some nature would save try to find that it's there. it's been all of us for several days now. that's assigned back into the folks size. now i'm attention. i'm not just the old one. see it's christabel. yeah, mendoza. my disability attached ma'am. it's easy. replace of all that. one of the time the film was a lot of stuff, toy adults to consult video. cool. all by sunday, the path quickly. i think what i'm doing is

john mission, when he formed his living room into a workshop. what do you my, my 1st customer to hold it after you circulated my phone number and the full got in touch you know try how much is tiny patients, ment, tone one talk with him was the see the short as i know with my scissors the woman to be careful of pain for them. i'm not would you feel that you know, i was this has been that i said you probably drop to the doc

to enjoy frowned upon. johnny depp's and barbara to hills around is psychological. they are from stem from child most of the base on look, what's the most that story spirit on the pay. many were less than by their parents . less about you. that is the only family they have is back down by sure. for positive shanghai. come from all over china. yes, i'm not going to how is bringing has nothing there during the day on the 9th saturday.

so what i noticed and arms every night thing in my bed and i feel em. james. he left his head. he list table over the last of the 6th in some cases, built to be post rescuing the terminal slice into the boys. so over the last of the 16 years, including some cases built to be post rescuing personal. but at the end of the day, it's the owners love the breed. slice into that toys kind of hard you by the

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the business data of the news life of the land. donald trump scores story gwen and the new hampshire primary from supporters celebrate that makes me the 2nd and has been full us public and presidential nomination. but me to have me. he's only arrival. there's a race spot for him. all of them also ahead best funerals or help. the 24 is really soldiers killed in gaza on monday was the deadliest day for israel says to start on the defensive in the territory.