the nation, and it also has a sense of the strong position to take on the popular ex presidents, but he's on let's, on the road trump supports and that's all for now. global assets next with a report on efforts to out of the house and shortages by convention on used office space. i am at the michael junior. thanks for your time. get ready for an exciting auburn toyota. little surprised. hi, irish. and i'm ready to dive into the hands of human to you. have you have a one to talk to me before the end the i'm expected sides of slides dw on fix all we in fact, every day, the world wide web feel free to leave a timeline because we can take the different w call,

the world unpack pulse of your info is in all the input w story now onto 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 that the banquet coach can be a real win for nature. the,

the, the housing shortages affect 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 long 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 for about the last 10 years, a trend to the cold flight to quality. stephen painter, an architect, one of the world's biggest firms, focuses on adaptive reuse. people when renewing a lease is in the buildings are going to the new was being built because they offer

the kind of amenities of 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 none. 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 strive so the city can thrive roughly a 3rd of the offices are vacant in the city. the 3rd most expensive housing market

in the us. or 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. ready in order to meet climate targets, but also other sustainability targets, we will need to actually stick with what's already built 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 as the developers regional

european had the leaves? it's the way forward the data for the environmental factors obvious since the building show is already standing. and i'm the show alone usually accounts for about 50 percent of emissions during construction to, to a fairly significant portion of the title. 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 and 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 street food calls for retrofitting and existing structure is a lot more complicated than planning every thing from scratch as developers and

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 of the minister of them as soon as i've told them the surprises that always 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 looks. stephen painter, the adaptive reuse specialist because 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. you want your one bedroom apartment to have a nice bedroom or a window or a nice living space with a window and have it 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. somebody that happens, 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 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 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 de 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 failed, 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 and a trim was still running, even though it was empty. frankfurt rezoned the area 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. other than 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. you know, this has to have meetings as 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 pregnancy in their office and i was

assigned one of the worst and well and a very quickly actually for our program together, which gives you $75.00 class a ticket, but the building adams 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. 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 paintings because it, there was no need 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, implementing such projects, the greater the savings. many property developers have already expressed an interest series like san francisco in calgary, already support this 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 titled, 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. how school in east london sent out onto the page rep. b is south africa's national sports. depends on really enthusiastic drugs. basically the football what, what is do you guys we live in? be that be 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, warranties, who may, 9th, the story, thing, the human face stage. the voice brings the voice and completes that like the story

is this kind of notion. let me see. yeah. that they, they put a good mix on this. i'm inclined they enjoyed this back and, and the tell tale and 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 with some v tuned out by the media. and yet 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 a white sport here on this field? the sports of the people who had stolen that land. the history says what tells us that the applicant, people sort of like the fist played by the, the so just the european soldiers and, but clearly from the united kingdom. but they did not teach them, but they were just watching the people to actually taught them with the mission that was from scotland. but on this question, they played a huge role, actually not just teaching them. i'd even coaching them as well. that was the beginning of black rugby clubs, dosage springing up right across the cape. but because of the races, nature versus colonial rule, black players had to play amongst themselves the i'm a total, a museum, and king william's 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, a lindsey some, the really interesting to body stuff in sports association that was not only focusing on drug be about 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 i put the cover. okay, to insure the, to the main where we have the white scores, where like 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 too, he sold the game as a way of bringing the country together and presented the trophy 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. so emani the split could help him achieve the best of the 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. calling the guides, i grew up in bombay school in long the college in the us or as a consent into the last 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 it's, it's a bit daunting on so because then you know, the question is, where do i as an individual as well and we can, i make that change? that's when i came back to the phone because we've always had this phones since speaking young king with knowing too much and i wanted to get people everybody, what i knew. but nobody went to the same by 2 because i am, i was in on king which strong city background. i didn't speak the language of the didn't have the speech show 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 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 small shortage tonight using the photos to have that teacher to mimic that environment, to, to extra agree that this when both meet your needs, this human intervention. and that's something that the, the hottest once a week, the heaviest, fresh produce those to sundown. so that it's as fresh as possible. we've package and leaves as best as possible. and load it up into the launch of back and then transport it early morning via 1st bus and then train people from

the bible starting to become a waiter for not waste for the waste of the from me, nor destroy no from cuba spring. then gibbs and gibbs unlocked 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 feel for us to redefine how we live our life. the

wanting to share knowledge with try to touch barrows of tomato, hesitate as to what the host now it's called the funds for the 1st one and the goal is the 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 pop follow up sources of we mean off i'm in and it's something that's i find very unique to

the city as a to this farm incentives. we me nash heavy to see system and they can fit to be able to invoice that thoughts over the years. activity instructor voice much more than the it'd be wednesday doesn't mean i'd invite you to call and we share space and talk about everything. and what i've seen that's done is communities for women to work on this man. it's you need the most solidified in themselves. it's given them a voice in a village that they're financially secure. on the 2nd ok, bank account and sequence savings. it's 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 have try to find that because it's, it's that it's, it's within all of us the the operation has already been on the way for several days now. festival john bowman 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. yeah, the, i'm about that my job has

a lot of responsibility attached to me. it's easy to replace of all that. one of the time you do too much, you 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 have given his 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. you can judge. yeah. and he 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 the single

shores. as i was very carefully opening up the door with my scissors, the woman shouted to be careful. mimi is scared of pain and then i must have would you feel that you knew? i was astonished. arizona and i turned to her husband and i said, you probably go to the doctor, cuts open your abdomen, and then it would hurt to in china visiting the therapist is very frowned upon. john says that's why he steps. and by retiring the toys, he tries to hills around his psychological wins. they are from 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 that job. but i shoot for

gentlemen 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 the t rowe ponder and for a complete from a coupon. took on as soon as you saw nothing there. what has happened to be done during the day needs to come to a box at night. so that's what, yes, i put the thought. 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, on the hard you by the,

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the, the big problem is not that killing us and the government is doing nothing to stop doing. that's what i can't imagine losing a child. and then when, when your child risk, your life for political change, it needs to be stronger for the issues doesn't change everything now, which i'm forced to suspend or do you stand off foot, those people in and you that us and them in 15 minutes on the double you,

sometimes it's hard to find what you're looking for. but we've got something for you. what is it really is possible to reverse page researchers and scientists all over the world for you know, race against time. they are peers and rivals, which is one daring goals to help smart nature. the more likes watching it on youtube dw documentary of fateful encounter in the late 19 seventy's, former concentration kind of inmates. you know, most meisner meant the man who had to maintain him known as the beast of sleep or shame on you,

tell the truth to use nature. wagner was dead. and investigation concluded that it was suicide. of the fire. give rise to down really how to go see dots january 27th. the this is from the. ready ready people will die. there will be tragedies if nothing changes the islands as may. yeah, it's in the engine ocean. ready and over says department and region of fronts, 8000 kilometers from paris. part of the u and the gateway to europe. many migrants come here,