side of 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 and 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 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. the whole flight to quality stephen painter, an architect to one of the world's biggest firms, focuses on adaptive reuse people, what we're doing, our lease is in the buildings of guidance and then he was built because they offered that kind of amenities kind of locations. people wanted,

all these empty 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. literally as long as we 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 to city can thrive. roughly a 3rd of offices are vacant in the city to 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. more than 5 times out 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. and 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 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 course a long 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 bills, but faster things are 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, reduce 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 at 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 names of them as soon as i told them the surprises that i was pop up with conversion projects and pushed costs. 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 as even developed an algorithm to measure whether offices or good candidates to be reincarnated as health clinics. so 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 then 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. to make that happen. 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 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 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 filled just with offices? no, it's residential to spit, and they would have been interesting to be there on a saturday afternoon, you'd be totally alone. all of the infrastructure was unnecessary. this is a trend was still running even though it was empty, frankford rezoning the area and 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. other than the other stuff and they leave now that the areas livelier, the officers have actually become more attractive. so it's easier to rent them out . people 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 fruit. 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 role in the downtown you cannot bring in 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. so he's 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 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. one can be nice, distorted things, the human face stage. the voice brings the voice and completes that like the story

in this kind of notion, let me see. yeah. that they, they put a good mix this, i'm inclined they enjoyed this fact 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 a post 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?

this both of the people who had stolen that land. the history says what tells us that the of the getting people sort of of the fest played by the, the sole just the european soldiers at 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. i'd 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 total, a 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 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 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 1st step of the features that i picked on across the country. 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, c, t's pecans. and under the sees it was only when nelson mandela became president, the deposit aid 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 and money. 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 and money, the sport 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 a boiler, the 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 and 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 told me the guy d i grew up in bombay, went to school in one the college in the us, or as a consultant to the last the work i did was unloading toxic emissions into air water land and my direct drawer was to analyze the data. when you look

at so much data it's, it's a big daunting also 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 come back to the phone because we've always had this phone since, since speaking young to it, 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 which from the city background, i didn't speak the language to didn't have the speech or for from i'm in a bit yeah, good 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 small shortest tonight using the photos to have that teacher to, to mimic that environment, to, to, to agree that this when both meet your needs and this human intervention. and that's something that the, the harvest 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 waiter for

a lot of waste food waste at the from me, nor destroy no from cuba. spring then cubes and gives it a lot. and very often, producers are not able to get that lot and consume why that lot just in the life we do to start preserving 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 in climate change and the, the experience b, s almost see quite directly how things are changing with nature. and also that is a great need a few for us to really define how we live our life. the

wanting to share knowledge with why the dodge data is up to model has made us to what we host now. it's quite funds for the 1st one, and the goal is to strict each then agriculture. so that 50 years from now and there's so much change in climate feed won't have to be with learning to skip the whole over the us. create a curriculum, bring it into schools, and it's definitely started with the right intention. the so the house on workforce is a we 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 over the years, activity instructor voice much more than the it'd be wednesday, doesn't mean i'd invite you to 4. and maybe wednesday doesn't mean i'd invite you to fall and we share space and talk about everything. and what i've seen that's done is communities the women who work on this land it's, you need them or somebody to fight in themselves. it's giving them a voice in a village. it's that they're financially secure. on the 2nd, ok, bank accounts equal savings. it's changed their own nature in the homestead. no longer just you know, the one making the buttons doing the cooking channel that they are responsible, even financially the,

the good wish separate from nature the, i had to say advice, someone i would save, try to find that because it's, it's the, it's, it's within all of us the the operation has already been underway for several days now. festival john bowman put the shine back into the folks 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, 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 adult to consults, the i know on every single procedure by a video cool, or by sending a photo in this case how quickly i was given his. okay, so i can proceed with what i'm doing to johnson. john used to work as an electro technician. when he retired 16 years ago, he transformed his living room into a workshop. what do you, my son was my 1st customer after i repaired his stuff toy, he circulated my phone number among his friends and more and more people got in touch. you didn't do it. 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. it was

a single insurance. 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. will you feel that you know, 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 that we found upon dung says 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, so they want their toys to look just like they did back that job. schuval.

gentleman 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 2 year old pound around for a complete from a coupon. take on the changes are moving there. it has have to be done during the day. so needs to come to a box at night. so that's what, yes i put started here. 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 kind of as x rays, you're off the off the hard, you by right?

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it shouldn't be this warmed here. it's like summer conditions in the middle of april. hard not to feel that something really is happening here. what is happening is degrees and size a team of climate researchers, a floor and on task for put in place the into the ice in 75 minutes on dw the

d as in the concentration. this is your veteran available combat, assuming you're gonna apply the undisputed champion tough political tool, you're trying to frighten people, so it's a fight. everybody understands their success. you enter the conflict zone and join sim sebastian as a whole. the powerful to accounts. this is a big failure, whichever way you like to spin conflict, the devil learn shannon with winning offer is available language learning. jasmine has never been sent to go on vacation as an applicant. do they have the web i,

when i told me that they don't have license do this, and we go say, tulsa tissue today, because when they go to that we set up to, you know, medical people are stuck with car bama tenants. although i so not because the frank food, a hot international gateway to the best connection, south road and radio located in the heart of europe, you are connected to the world experience outstanding shopping and dining offers. and drawing our services be our guest at frankfurt and bought cd, managed by front bought the

this is dw dues live it from berlin tonight, a new is really on small in the southern guns and strip. tells me and say is the worst attack of the city of han unison since the start of the war. petition say dozens of people had been killed. also coming up to nice the republican wrong. the sanchez has dropped out of the us presidential race. he says it's clear that his party wants donald trump to have another chance at the white house, and in advance in the battle against malaria. cameron route is the 1st country to use a new vaccine that should save the lives of thousands of children. the

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