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General BREEAM presentation

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General BREEAM presentation

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    2. Introduction What is BREEAM? Drivers and users of the scheme Key benefits to the users Questions

    3. What is BREEAM? BRE Environmental Assessment Method Benchmarks and checklists of performance Positive credits - motivational and practical Developed in partnership with commerce and industry Progressively evolving and improving indicators of good environmental performance. These are converted into criteria against which credits are awarded where the specified level of performance is achieved. The credits are positive you dont lose credits for doing bad things you just gain credits for the features which benefit the environment The credits are developed in consultation with the industry clients (buildings procurers and occupiers) architects, engineers, specialists (ecological assessors, etc), etc Feedback is constantly collected in order to help the scheme develop to recognise current, innovative solutions.indicators of good environmental performance. These are converted into criteria against which credits are awarded where the specified level of performance is achieved. The credits are positive you dont lose credits for doing bad things you just gain credits for the features which benefit the environment The credits are developed in consultation with the industry clients (buildings procurers and occupiers) architects, engineers, specialists (ecological assessors, etc), etc Feedback is constantly collected in order to help the scheme develop to recognise current, innovative solutions.

    4. Reduce the environmental impact of construction and building operation. Recognise best practice. Highlight the economic benefits to stakeholders and clients. Provide comprehensive method of measuring and monitoring environmental performance. Consider all areas of Sustainability i.e. Economic, Environmental and Social. Economic benefits to stakeholders Lower energy use, future proofing against changes in legislation, introducing new building and construction technology and to a degree impact of climate change. Also demonstrates a commitment to building with reduced environmental impact. Measuring: Considers 8 categories of environmental impact, each in turn looks at a particular building related impact/improvement. Where possible it trys to quantify the impact so that environmental performance improvement can be recognised. Areas of sustainability: Mainly covers environmental areas but also address social and economical areas in as much as they impact on the environmental aspect of building design e.g. energy savings and occupant health and wellbeing.Economic benefits to stakeholders Lower energy use, future proofing against changes in legislation, introducing new building and construction technology and to a degree impact of climate change. Also demonstrates a commitment to building with reduced environmental impact. Measuring: Considers 8 categories of environmental impact, each in turn looks at a particular building related impact/improvement. Where possible it trys to quantify the impact so that environmental performance improvement can be recognised. Areas of sustainability: Mainly covers environmental areas but also address social and economical areas in as much as they impact on the environmental aspect of building design e.g. energy savings and occupant health and wellbeing.

    5. Keeping Ahead of Legislation BREEAM aims: Raising standards of the all buildings by targeting the high quality sector.BREEAM aims: Raising standards of the all buildings by targeting the high quality sector.

    6. All BREEAM versions: Applicable to new buildings at design stage. BREEAM Offices & Retail version: Applicable to unoccupied existing buildings. Applicable to occupied existing buildings. Currently developing a BREEAM version for existing homes.Currently developing a BREEAM version for existing homes.

    7. BREEAM criteria BREEAM provides a set of predefined criteria Many of the criteria set specific performance targets Others are more subjective and harder to quantify Does not cover every possible design solution Specific performance levels: Compliance is met only where the building exceeds pre-determined levels of performance. Levels are usually staggered to reflect relative levels of improvement and encourage better performance through attainable goals. Subjective: For example, building users guide (enables user to operate and maintain building effectively). What is an appropriate amount of info? How much technical detail should be included? BREEAM sets guidelines and basic requirements but some degree of interpretation is required by the assessor to determine compliance. Every solution: Why doesnt BREEAM look at this or that? Criteria aim to cover the main building impacts and common solutions. Occasionally a solution which is of env. Benefit may not be recognised in BREEAM i.e. new method of construction or technology or new way of using old technology. This can be addressed through an assessment precedent or and eventually in an updated BREEAM version. Specific performance levels: Compliance is met only where the building exceeds pre-determined levels of performance. Levels are usually staggered to reflect relative levels of improvement and encourage better performance through attainable goals. Subjective: For example, building users guide (enables user to operate and maintain building effectively). What is an appropriate amount of info? How much technical detail should be included? BREEAM sets guidelines and basic requirements but some degree of interpretation is required by the assessor to determine compliance. Every solution: Why doesnt BREEAM look at this or that? Criteria aim to cover the main building impacts and common solutions. Occasionally a solution which is of env. Benefit may not be recognised in BREEAM i.e. new method of construction or technology or new way of using old technology. This can be addressed through an assessment precedent or and eventually in an updated BREEAM version.

    8. Environmental Issues These are the main environmental issues that need to be considered. Some impacts are considered more important than others either by opinion, experience or even scientific fact. If BREEAM is to maximise the effectiveness of environmental improvement then some form of weighting system needs to be used, so that improvements are in proportion to reduction in impact. These are the main environmental issues that need to be considered. Some impacts are considered more important than others either by opinion, experience or even scientific fact. If BREEAM is to maximise the effectiveness of environmental improvement then some form of weighting system needs to be used, so that improvements are in proportion to reduction in impact.

    9. History First version developed in 1990 1/90 New Offices 2/91 New Superstores and Supermarkets 3/91 New Homes 4/93 Existing Offices 5/93 New Industrial Units Environmental Standard First version developed in 1990 It was realised early on that we would have to develop a different scheme to assess the environmental performance for each sector. 1/90 New Offices Offices was identified as the sector that was most likely to use such a scheme. A partnership was set up between BRE (at the time BRE was a government funded organisation) and a commercial consultancy firm ECD partnership) 2/91 New Superstores and Supermarkets Funding received from commercial clients such as Sainsburys, Asda Stores Ltd, Budgen Stores to develop a self assessment method which retailers would use to assess their own designs. 3/91 New Homes Method developed in collaboration with contractors, architects, engineers and consultants 4/93 Existing Offices Developed with funding from commercial sponsors such as Barclays, BBC, Cable and Wireless, etc Environmental Standard a 3/91 update for the assessment of new homes. This represented a change in the method and was as a result of the extensive industry consultation. This led to an over simplification of the method which was over prescriptive and as a result could not recognise innovation. Lesson learnt was that it is more important to consult the end users of the buildings than representatives of industry. First version developed in 1990 It was realised early on that we would have to develop a different scheme to assess the environmental performance for each sector. 1/90 New Offices Offices was identified as the sector that was most likely to use such a scheme. A partnership was set up between BRE (at the time BRE was a government funded organisation) and a commercial consultancy firm ECD partnership) 2/91 New Superstores and Supermarkets Funding received from commercial clients such as Sainsburys, Asda Stores Ltd, Budgen Stores to develop a self assessment method which retailers would use to assess their own designs. 3/91 New Homes Method developed in collaboration with contractors, architects, engineers and consultants 4/93 Existing Offices Developed with funding from commercial sponsors such as Barclays, BBC, Cable and Wireless, etc Environmental Standard a 3/91 update for the assessment of new homes. This represented a change in the method and was as a result of the extensive industry consultation. This led to an over simplification of the method which was over prescriptive and as a result could not recognise innovation. Lesson learnt was that it is more important to consult the end users of the buildings than representatives of industry.

    10. 1998 BREEAM Offices New method to assess both existing and new offices different method of assessment developed which will be described briefly later. This was funded by BRE Ltd (which by this time had been privatised). 2000 Ecohomes Ecohomes was developed to replace the environmental standard and this was developed in same way as BREEAM offices. 2002 BREEAM Offices BREEAM Offices was updated one reason for this was a significant change to Building Regulations Versions are now updated on an annual basis as this prevents the need for extensive consultation with the industry as the changes will only be relatively small each year. This allows us to keep ahead of legislation and building regulations and to stay in line with best practice. Mostly schemes use external, independent assessor organisations but NEAT was developed for the NHS to allow them to assess their own buildings. 1998 BREEAM Offices New method to assess both existing and new offices different method of assessment developed which will be described briefly later. This was funded by BRE Ltd (which by this time had been privatised). 2000 Ecohomes Ecohomes was developed to replace the environmental standard and this was developed in same way as BREEAM offices. 2002 BREEAM Offices BREEAM Offices was updated one reason for this was a significant change to Building Regulations Versions are now updated on an annual basis as this prevents the need for extensive consultation with the industry as the changes will only be relatively small each year. This allows us to keep ahead of legislation and building regulations and to stay in line with best practice. Mostly schemes use external, independent assessor organisations but NEAT was developed for the NHS to allow them to assess their own buildings.

    12. Under development Currently working with department for education and skills to produce a standard method for the assessment of schools; available early 2005. Builds on BREs involvement with DfES on the exemplar schools project. Working with the Home Office to produce a version for the prison service. Completed in May 2004 Currently working with department for education and skills to produce a standard method for the assessment of schools; available early 2005. Builds on BREs involvement with DfES on the exemplar schools project. Working with the Home Office to produce a version for the prison service. Completed in May 2004

    13. Future Development Longer term: Leisure & higher education plus other sectors to meet demand. Updating industrial units Ensuring all schemes are consistent with the proposed EU energy directive. The EU Energy Performance of Buildings Directive requires member states to reduceenergy consumption in buildings for heating, air-conditioning, hot water and lighting purposes. The requirements are applicable for new buildings and for larger, existing buildings when undergoing major renovations. The Energy Performance of BuildingsDirective comes into force - January 2006. It is up to each individual member state to set the actual performance requirements in the nationalbuilding regulations Longer term: Leisure & higher education plus other sectors to meet demand. Updating industrial units Ensuring all schemes are consistent with the proposed EU energy directive. The EU Energy Performance of Buildings Directive requires member states to reduceenergy consumption in buildings for heating, air-conditioning, hot water and lighting purposes. The requirements are applicable for new buildings and for larger, existing buildings when undergoing major renovations. The Energy Performance of BuildingsDirective comes into force - January 2006. It is up to each individual member state to set the actual performance requirements in the nationalbuilding regulations

    14. Key Drivers for using BREEAM Demonstrate the sustainability credentials to planning authorities, investors and customers. Reduced energy and other running costs. Improved staff productivity. Making buildings more lettable and potentially higher rental incomes. Making buildings more attractive to potential customers or tenants. Pre-empt legislation. Setting targets for improvement. Improved image & ethical investment policies

    15. BREEAM Users Government Property Construction Panel. Prisons, job and pension centres, MOD, NHS, Local Authorities. Non-Departmental Public Body Housing Corporation English Partnerships Commercial developers Land Securities Grosvenor Architects, M&E engineers, Directors of Estates. Property Construction Panel Formerly Government Client Construction Panel. Sustainability action plan (June 2000) set targets for the implementation of sustainable construction for government procured building and development. One of which was to achieve a BREEAM rating or equivalent on all new builds and refurbishments. This fed down into other departments, agencies and NDPS who set their own plans accordingly, using govts lead. Since 1 April 2003, all new ADP (Approved Development Program) funded schemes have to receive an EcoHomes accreditation or will not be funded. To promote this target the Housing Corporation made the achievement of a Good rating a recommendation in the Scheme Development Standards English Partnerships: Very Good on all office, housing, retail and industrial schemes for all buildings constructed on its land. Private stakeholders/clients often demand at least very good.Property Construction Panel Formerly Government Client Construction Panel. Sustainability action plan (June 2000) set targets for the implementation of sustainable construction for government procured building and development. One of which was to achieve a BREEAM rating or equivalent on all new builds and refurbishments. This fed down into other departments, agencies and NDPS who set their own plans accordingly, using govts lead. Since 1 April 2003, all new ADP (Approved Development Program) funded schemes have to receive an EcoHomes accreditation or will not be funded. To promote this target the Housing Corporation made the achievement of a Good rating a recommendation in the Scheme Development Standards English Partnerships: Very Good on all office, housing, retail and industrial schemes for all buildings constructed on its land. Private stakeholders/clients often demand at least very good.

    16. How BREEAM is used by clients

    17. Benefits to users: Building Occupiers Improved environment; increase in building users productivity. Reduced operating costs; climate change levy, energy, water and maintenance costs. Increased flexibility. Occupiers have a key role to play in developing more sustainable construction solutions. As the ultimate users of a building, they stand to gain the most from many of the potential solutions. Occupiers have a key role to play in developing more sustainable construction solutions. As the ultimate users of a building, they stand to gain the most from many of the potential solutions.

    18. Indoor air quality Control of thermal environment Natural daylight levels and glare control Control of artificial lighting Degree of occupant control over ventilation, temperature and lighting General ambience and aesthetic environment Availability of transport for commuting, business and leisure use Acoustic environment Scale of working spaces, which can effect degree of ownership Social meeting areas, rooms and other amenities Improved environment Sustainable buildings: benefits for occupiers (2003) suggested that occupiers should consider the following when procuring buildings. Increased productivity; Study by building economists (Franklin & Andrews) stated that major refurbishment works could increase staff productivity by 70%. Improved environment can also have an effect on staff retention and attraction. (same for students) Over the life of a building, staff costs are estimated at over 40 times operating costs and 200 times capital costs (Amory Lovens 1998). Sustainable buildings: benefits for occupiers (2003) suggested that occupiers should consider the following when procuring buildings. Increased productivity; Study by building economists (Franklin & Andrews) stated that major refurbishment works could increase staff productivity by 70%. Improved environment can also have an effect on staff retention and attraction. (same for students) Over the life of a building, staff costs are estimated at over 40 times operating costs and 200 times capital costs (Amory Lovens 1998).

    19. Wessex Water - Operations Centre Used BREEAM to demonstrate and confirm sustainability credentials and recognise best practice. Aim of achieving the highest possible BREEAM score and get an rating of excellent. Designed by Bennett's Associates Located near Bath Site - 28,500m2 500 Staff 10,000m2 office space Cost 24.2m Estimated saving of 50,000 by reducing waste Natural ventilation/night cooling Excellent rating. By refining the design and by implementing waste sorting schemes the project team were able to save an estimated 50,000. Solar panels are used to heat the water Grey water is recycled for flushing toilets The energy efficient lighting that is used is triggered by photocells and timer switches. It can also be overridden by manual controls Reduced energy consumption ? Energy-efficient lighting ? Natural ventilation ? Night-time cooling ? Good daylighting ?Waste minimisation ?Waste recycling ? Rainwater collection for WC flushing and irrigation ? Post-occupancy monitoring underway ? Solar hot water heating Used BREEAM to demonstrate and confirm sustainability credentials and recognise best practice. Aim of achieving the highest possible BREEAM score and get an rating of excellent. Designed by Bennett's Associates Located near Bath Site - 28,500m2 500 Staff 10,000m2 office space Cost 24.2m Estimated saving of 50,000 by reducing waste Natural ventilation/night cooling Excellent rating. By refining the design and by implementing waste sorting schemes the project team were able to save an estimated 50,000. Solar panels are used to heat the water Grey water is recycled for flushing toilets The energy efficient lighting that is used is triggered by photocells and timer switches. It can also be overridden by manual controls Reduced energy consumption ? Energy-efficient lighting ? Natural ventilation ? Night-time cooling ? Good daylighting ?Waste minimisation ?Waste recycling ? Rainwater collection for WC flushing and irrigation ? Post-occupancy monitoring underway ? Solar hot water heating

    20. Wessex Water - Internal Street Wessex water is a deep plan building, therefore to get more day light into the building and to give the occupants a view outside the immediate working area and internal street was created. This is a very large atrium which contains all the communal facilities such as shops and cafes.Wessex water is a deep plan building, therefore to get more day light into the building and to give the occupants a view outside the immediate working area and internal street was created. This is a very large atrium which contains all the communal facilities such as shops and cafes.

    21. Solar Shading External solar shading increases daylighting at the back of south facing rooms. It also helps reduce solar gain and so cooling loads are reduced.External solar shading increases daylighting at the back of south facing rooms. It also helps reduce solar gain and so cooling loads are reduced.

    22. Building is isolated, in a rural setting Poor public transport links therefore the company provides a shuttle bus service to Bath Hybrid design (prefabricated panels clad with Bath (sand) stone) with external walls in Bath stone to meet Baths Strict planning requirements The building is only 2 storeys, stepping in with natural contours Building is isolated, in a rural setting Poor public transport links therefore the company provides a shuttle bus service to Bath Hybrid design (prefabricated panels clad with Bath (sand) stone) with external walls in Bath stone to meet Baths Strict planning requirements The building is only 2 storeys, stepping in with natural contours

    23. Reduced Operating Costs Design of the building form and fabric to minimise system loads through use of daylighting, avoidance of unwanted solar gain. Control of heat and ventilation losses Avoidance of air-conditioning. Provision of occupier control over temperature and ventilation Interlocking between potentially conflicting systems such as heating and cooling. Specification of efficient lighting, heating and cooling systems. Zoning of heating, cooling, ventilation and lighting systems to take account of building orientation, daylighting potential, space. Ease of monitoring of energy and water costs through the provision of sub-meters to key plant and systems. BREEAM can Directly and indirectly help to reduce operating costs. It covers all the above issues: Business pays out 1 billion per annum in Climate Change Levies. Half of this is put back into business through National Insurance rebates to encourage energy efficiency initiatives (DTI). In many cases, the levy can increase energy bills by about 10%. A change from air-conditioning to naturally ventilated space results in significant operating savings to the value of about 100 150/m2 of gross floor area (Action Energy). Compliance with future legislation; EU energy directive BREEAM can Directly and indirectly help to reduce operating costs. It covers all the above issues: Business pays out 1 billion per annum in Climate Change Levies. Half of this is put back into business through National Insurance rebates to encourage energy efficiency initiatives (DTI). In many cases, the levy can increase energy bills by about 10%. A change from air-conditioning to naturally ventilated space results in significant operating savings to the value of about 100 150/m2 of gross floor area (Action Energy). Compliance with future legislation; EU energy directive

    24. Increased flexibility Careful zoning and adaptability of the basic services within a building to allow for changes in use patterns, and therefore loads. Variable scales of floor plates to accommodate differing occupier demands. Avoiding the need for inflexible internal load-bearing walls Open-plan spaces, allowing lots of air and natural light whilst maintaining privacy and quiet working space. Careful design of the acoustic environment to control background noise levels. at a later date to allow for subletting or expansion into other areas. Poor layouts have been estimated to lead to a decrease in productivity of 10 20% (Franklin & Andrews). Organisational changes necessitate changes to building layout and servicing requirements. Accessible and simple systems can significantly reduce the costs and time involved in this, which in turn reduces disruption. Poor layouts have been estimated to lead to a decrease in productivity of 10 20% (Franklin & Andrews). Organisational changes necessitate changes to building layout and servicing requirements. Accessible and simple systems can significantly reduce the costs and time involved in this, which in turn reduces disruption.

    25. Benefits to users; developers 1) Lower costs 2) Improved image 3) Fewer construction defects Cross over with benefits for occupiers but in-particular; Cross over with benefits for occupiers but in-particular;

    26. Energy Efficient Buildings are expensive True or False? Financial costs vs. Environmental benefit Run through a case study to demonstrate how environmental improvements can lead to lower costs. Publicity about high profile innovative buildings persuade us to think that this statement is probably true. Government funded study (1999) resulted in best practice publication titled a quantity surveyors guide to cost effectiveness of energy efficient offices. Carried out to dispel the myths that energy efficient buildings are more expensive to build.Run through a case study to demonstrate how environmental improvements can lead to lower costs. Publicity about high profile innovative buildings persuade us to think that this statement is probably true. Government funded study (1999) resulted in best practice publication titled a quantity surveyors guide to cost effectiveness of energy efficient offices. Carried out to dispel the myths that energy efficient buildings are more expensive to build.

    27. Most believe that energy efficient buildings are more expensive to build. Environmental issues second only to location. Save capital, running costs and improve corporate image Value of hidden assets Study findings Study findings: Clients judged environmental issues second only to location of their building. Clients know that energy eff. Can save on capital etc. Hidden assets such as more desirable, comfortable working space lead to increase in productivity.Study findings: Clients judged environmental issues second only to location of their building. Clients know that energy eff. Can save on capital etc. Hidden assets such as more desirable, comfortable working space lead to increase in productivity.

    28. Specification Details - Reference Case 8 storey office, rectangular deep plan Central atrium 4 pipe coil full fresh air air conditioning designed to 1995 building regulations 60% glazing throughout

    29. This graph shows how the capital costs and energy cost vary through the pursuit of a number of options for building design through the project life cycle. the green line getting smaller represents the cost savings or increase as different things are removed or added to the specification for example humidification control in winter, lower lighting levels etc. The orange line shows the effect on predicted annual energy use. Shows that significant overall cost and energy savings can be made by making the right decisions at the inception stage. Detailed design stage moves towards decisions that spend to save.This graph shows how the capital costs and energy cost vary through the pursuit of a number of options for building design through the project life cycle. the green line getting smaller represents the cost savings or increase as different things are removed or added to the specification for example humidification control in winter, lower lighting levels etc. The orange line shows the effect on predicted annual energy use. Shows that significant overall cost and energy savings can be made by making the right decisions at the inception stage. Detailed design stage moves towards decisions that spend to save.

    30. Conclusion Cumulative capital cost savings of all measures = 55/m2 GFA Fabric costs increased by 2% Services costs decreased by 11% Running cost savings of = 3/m2 GFA (this represents a saving of almost 50% !) This would be matched by a similar saving in CO2 In summaryIn summary

    31. This graph shows the savings to be made if a naturally ventilated passively cooled strategy is selected.This graph shows the savings to be made if a naturally ventilated passively cooled strategy is selected.

    32. Air Conditioned to Naturally Ventilated - Savings Cumulative capital cost savings of all measures = 200/m2 GFA - this represents a massive 20% of the total capital cost. Operational Energy savings of 4.0/m2 GFA (50% of the total energy cost). 48% Savings in CO2 emissions The capital cost savings are much larger. GPG 274 Surmise: A brief example to demonstrate that environmentally friendly buildings dont cost and can pay through lower running cost, better working conditions and improved image.The capital cost savings are much larger. GPG 274 Surmise: A brief example to demonstrate that environmentally friendly buildings dont cost and can pay through lower running cost, better working conditions and improved image.

    33. Conclusion Energy Efficient Buildings are expensive. Not necessarily true.

    34. 2) Improved image Environmental sensitivity in design Sensitive construction to minimise disturbance to ecosystems, neighbours and avoid pollution Measurement of impacts Careful and accurate reporting of impacts Publicising achievements Only 73% of construction clients rate their satisfaction with the final building at or above 8 out of 10. M4I demonstration projects increased this to 85% (DTI) The public and industry have become more aware of environmental and social impacts of development. Developers who are keen to enhance and uphold their image and secure future development opportunities are adopting a more sustainable approach to construction. Only 73% of construction clients rate their satisfaction with the final building at or above 8 out of 10. M4I demonstration projects increased this to 85% (DTI) The public and industry have become more aware of environmental and social impacts of development. Developers who are keen to enhance and uphold their image and secure future development opportunities are adopting a more sustainable approach to construction.

    35. Key Drivers = demonstrating sustainability and promoting image. The aim was to have high quality finish, and energy use exceeding best practice targets by 30%. Houses the University's Multidisciplinary Environmental and E-science Research Centre, so university wanted to practice what it preached. Achieved Excellent rating using a bespoke methodology. Highest bespoke rating for a university lab and first under a bespoke method. Key Drivers = demonstrating sustainability and promoting image. The aim was to have high quality finish, and energy use exceeding best practice targets by 30%. Houses the University's Multidisciplinary Environmental and E-science Research Centre, so university wanted to practice what it preached. Achieved Excellent rating using a bespoke methodology. Highest bespoke rating for a university lab and first under a bespoke method.

    36. High profile presentation of certificates. Attended by Energy minister (Stephen Timms) & reps from BP solar; local and national press. Chance for University and design team to show off building to a wide audienceHigh profile presentation of certificates. Attended by Energy minister (Stephen Timms) & reps from BP solar; local and national press. Chance for University and design team to show off building to a wide audience

    37. 3) Fewer Construction defects Clear responsibilities for commissioning of fabric and mechanical, heating, cooling, lighting, plumbing, electrical and ventilation systems Sufficient time allocation for commissioning as above Consideration of off-site construction techniques Every year defects in the UK construction industry cost at least 20 billion to repair or rebuild. Every year defects in the UK construction industry cost at least 20 billion to repair or rebuild.

    38. To surmise, BREEAM: Define the issues Set the standard Overcome barriers to opportunities to influence environmental improvement Can be used to: Define issues; as demonstrated. Set the standard; set the levels of performance, monitor the performance, ensure compliance and thus maximise the benefits i.e. lower costs fewer defects.Can be used to: Define issues; as demonstrated. Set the standard; set the levels of performance, monitor the performance, ensure compliance and thus maximise the benefits i.e. lower costs fewer defects.

    39. Questions?

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