the files give rise to down really have to go see dots january 27th on 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

housing shows seduce, affect 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 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 in finland for about the last 10 years of 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 our lease is an older buildings are going to be lots of will be 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 coming down the street and you don't see that as much anymore. literally drunk. 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 into 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. more than 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 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 by 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 in the 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, reduce 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 of 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 the minnesota 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 cutting things, kind of looks. 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 they 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 where the during longer slack 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 work. there could change that. like in this district of frankfurt once failed, just with offices. no, it's residential to fit it. and so they 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 when the frankfurt resumed 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. the other, the other stuff and they leave now that the areas livelier, the officers that actually become more attractive. so it's easier to rent them out here. so this has to have meetings, especially 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 go off the very quickly actually for our program

together, which gives you $75000.00 square foot to conduct 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 under construction, represents about $750.00 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 tape then new builds painter says that will have to change the turns around as an example. there's a role in the downtown you cannot bring in your office space. it's protected as appointment, but that was created in the seventy's and they just never got it because it, there was no need to change it on out as a desperate need to change as 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. how 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. the story thing, the human face stage, the voice brings the voice and completes that like the story in this kind of notion,

let me see. yeah. the things they picked a good mix this, i'm inclined they enjoyed this fact and, and the total case today 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 listen v tuned out by the media. and yet rugby has loomed being a black game to. for example, in grams 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?

the sports 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 that was from scotland. but on this question, they play do 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 shed lights on the non white rugby tradition. then they found a very 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 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. then book, 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 okay. holding lack of facilities the the fees that 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 a cover. 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, a, c, t's pecans. and under the sees it was only when nelson mandela became president, the deposit night was abolished in rugby to 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 foot emani the sport could help him achieve a 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 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 that is, 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 a broken bone be into school in the college in the us or as a consultant in the us the work i did was a analyzing toxic emissions into and with the lender. and my direct drawer was to

analyze the data. when you look at so much data it's, 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 phones since thinking young to it, 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 wasn't on the site. i came with strong citibank gung. 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 more fridays tonight using the photos to that teacher, to mimic that environment, to, to extra agree that this when both meet your needs less human intervention. and that's something that the harvest, once a week, the heaviest, fresh produce most unknowns, 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 5 was starting to

become a way to for a lot of waste for the waste of the, from me, nor destroy know from cuba spring then cubes and gives it a lot. and very often, producers are not able to get that lot. and consumer wine 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 be the experience be as pharmacy quite directly. how things are changing with nature. and also that is a good i need a few for us to redefine how we live our life. the wanting to share

knowledge with why the torch metal is of tomato has made us to what we host now. it's quite fond split the of course, one of the goal is the strict each then agriculture. so that 50 years from now and there's so much change in climate. if you 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 light intention. the, so the house on what sources of we mean 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 to be considered the people invoice, the thoughts, nobody spend thoughts then it should be 6 and what i need it is for women to work on this is she need the most solidified in themselves, in a village that if i should be secure on the 2nd, okay. bank account and see what seems to in the home story, the cooking in the tunnel that day, even financially with some, some nature they've tried to find that it's there. it's safe to try to find that the closest. 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 blooming put the shine back into the frog size. now it's tanya is getting some attention. he tries to use a replacement fabrics that much is the old one as closely as possible. yeah, yeah. my father, my job has a lot of responsibility attached to me. it's easy 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. you tend 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 and as 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. cuts open your abdomen and then it would hurt to

in china visiting the therapist is very found upon john's as that's where 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 or 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 that to you, ro ponder and for a complete, from a coupon. to going to change is moving the it has to be done during the day.

so needs to come to a box at night saturday, that's a positive. so what makes 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 level patients on this table over the last of the 16 years, including some cases built to be post rescuing. 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

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dates and i pushed, as i said, that died start, make sense to me anymore. i've already tried everything. but what about this new approach? personalized nutrition, one blood sugar experiment, offer some insight, duties, measurements of yourself and your responses to different fluids. this is even more important. and the result is a special diet for your body type. in 15 minutes on the w, the 77 percent coming for you from monrovia checking on the relationship between the 2nd and 8. our agents recently based we have some controversial views about the role of women in liberia. yeah, ruth, this tried to men both men and women, women potentially waving your own just taking care of this 77 percent of the

a 90 minute on dw, the the award winning offer is available language and have never been sent to go is the most important to assess, can be used across different geographies. the real challenge, it softens, needs to be incredibly scarce. waste us looming business is honest. leo media and lots. just green washing. what's now on

the vacation as an applicant? do they have good weather? i, when i told me that they don't have violence, do this, and we go sailing tulsa tissue today, because then they go to that who set up to a new meal. was work hard, won the tenants total. i so not because the the

this is the w news live from berlin. a new is really onslaught in the southern gaza strip. presidents of the city of con eunice, call it the worst attack there. since israel's invasion of the palestinian territory. health authorities say that thousands have been killed and attacked, began overnight. also coming up india's prime minister inaugurate. i can do temple on site with a history of bloodshed, the temple and i rode yes. is built on the ruins of an ancient mosque. its destruction is 1992 spark dividing in which thousands died and rhonda santas drops out of the us presidential race. the republican says it is clear to him.