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Going underground (and belly up)

From the Economist

NOT many global cities of nearly 9m people lack an underground line, but until the end of last year the eastern city of Hangzhou was one of them. Now city slickers and rural migrants squeeze together inside shiny new carriages, checking their smartphones and reading free newspapers like commuters the world over. There is standing-room only in the rush hour and, with tickets at less than a dollar, the metro is revolutionising the way people travel across town.

Two other Chinese cities—Suzhou and Kunming—have also opened their first underground lines in the past year, and the north-eastern city of Harbin is preparing to open one too. Four more cities have just added a new line to their existing systems. At least seven others have begun building their first lines.

If all the metros approved by central officials are built, 38 cities will have at least one line by the end of the decade, with more than 6,200km (3,850 miles) of track (London has nearly 400km.) As with many infrastructure projects in China, including the high-speed rail network above ground, questions abound about the wisdom and potential wastefulness of such ambitions. Many of the underground systems are needed, but some are being built in cities that are too small to justify the exorbitant expense. By some estimates the total bill could approach $1 trillion, not including the cost of operation.

Zhao Jian of Beijing Jiaotong University reckons that metros in fewer than 20 of the 38 designated cities make sense. He says that perhaps ten of those could be replaced with cheaper light rail, which runs above ground. The minimum core urban population that can qualify a city for an underground system is 3m people, but even a place that big may find the operating costs crippling. Mr Zhao says the systems in Harbin and Kunming are unnecessary.

Shi Nan of the Academy of Urban Planning and Design in Beijing says it is obvious that “we cannot count on private cars” to get around the big cities. But the metro projects mostly rely on government subsidies, and operating them will be a “bottomless pit”, says Mr Zhao. He says city officials tend to pursue grand projects that may not even make money because they will not be around to bear the burden. The performance of local officials is evaluated on how much they increase local GDP, not on whether projects they build are needed. Today’s leaders get credit for spending money. Tomorrow’s must foot the bill.

Even megacities long overdue for more underground tracks—like Beijing, Shanghai and Guangzhou—are building and operating them at a cost that worries planners. Operating the metro lines of Beijing, now up to 442km of track, has cost about $1.6 billion over the past two years, but passengers pay just 30 cents a ride. The metro has helped to alleviate traffic and pollution, yet Beijing remains one of the world’s most jammed and polluted cities; it needs more investment in public transport of all sorts.

I have read a bunch of stuff lately on the debt that China is incurring at all levels of government.  Some have said it could be the next economy to go bad.  After reading more and more about infrastructure projects like this, I am starting to agree.

Location-Based App Landlord Turns The City Into A Monopoly Game

As if Foursquare isn’t addictive enough

Landlord is a real-world property game that enables you to buy Foursquare venues you visit and then earn rent as people check in at those properties on Foursquare. Like Monopoly, every player starts with a budget ($50,000). Unlike Monopoly, you’re only allowed to buy venues that are nearby, so no dices here but GPS. Every time a Foursquare user checks in at a venue you own, you earn rent.

Players can boost their rental income by upgrading their properties with things like Wi-Fi, karaoke evenings and VIP areas. If you collect groups of similar properties you’ll go up a level and get rent bonuses. Nevertheless, you have to pick your venues wisely because you have to pay a daily property charge to the bank.

Wider Highways? Bay Area’s Smart Growth Plan Has Some Glaring Mistakes

The challenges of smart growth

Population growth in the Bay Area doesn’t have to mean more traffic and more suburban sprawl, if it’s planned for in a sustainable way. To that end, regional planners at the Metropolitan Transportation Commission recently released a draft of Plan Bay Area, a state-mandated blueprint for focusing housing growth over the next 25 years near transit hubs, where new residents are less likely to need a car to get around.

Sustainable planning advocates say the plan is mostly headed in the right direction, but it still falls short in some areas. One glaring mistake is that the plan calls for spending billions to widen highways to create high-occupancy toll lanes — carpool lanes that single-occupancy drivers can pay to use. Those lanes should instead be created by converting existing highway lanes, says TransForm, an Oakland-based group that advocates for better walking, biking, and transit policies on a regional and state level.

“MTC’s plan follows a 1970s-era Caltrans practice that limits Express Lanes to new construction only, without even studying the option of optimizing existing lanes,” wrote TransForm Deputy Director Jeff Hobson in a blog post. “This kind of outdated thinking is hardly the best approach to solving 21st century transportation problems – and would completely exclude some of the most congested stretches of highway from the plan.”

Because most of the revenue from HOT lanes will be soaked up to pay for the highway widenings, instead of just charging single-occupancy drivers to alleviate congestion in existing lanes, SPUR has pointed out that they will generate little money for transit improvements. Meanwhile, the new lanes will induce more demand for driving and do nothing to reduce existing congestion.

$500 Million Wrigley Stadium Renovation Plan

I know all of us are thinking of other things today but myself hitting refresh doesn’t help anything and depresses me.  In case you are the same way, here are the details of the $500 million Wrigley Field renovation plan.

The Chicago Cubs and the city have agreed on details of a $500 million facelift for Wrigley Field, including an electronic video screen that is nearly three times as large as the one currently atop the centerfield bleachers of the 99-year-old ballpark.

Under terms of the agreement, the Cubs would also be able to increase the number of night games at Wrigley Field from 30 to 40 – or nearly half the games played there each season. They would give Cubs chairman Tom Ricketts the ability to renovate the second-oldest park in the major leagues, boost business and perhaps make baseball’s most infamous losers competitive again.

Mayor Rahm Emanuel hailed what the two sides called a ”framework” agreement in a joint statement issued Sunday night, noting that it includes no taxpayer funding. That had been one of the original requests of the Ricketts family in a long-running renovation dispute that at times involved everything from cranky ballpark neighbors to ward politics and even the re-election campaign of President Barack Obama.

”This framework allows the Cubs to restore the Friendly Confines (of Wrigley) and pursue their economic goals, while respecting the rights and quality of life of its neighbors,” Emanuel said.

Still uncertain was how the agreement will sit with owners of nearby buildings who provide rooftop views of the ball games under an agreement with the Cubs that goes back years. They have threatened to sue if the renovations obstruct their view, which they claim would drive them out of business.

On Monday, a spokesman for the rooftop owners said the group would have a statement later, but in the meantime referred the AP to the group’s statement released earlier this month that says: ”Any construction that interrupts the rooftop views will effectually drive them out of business and be challenged in a court of law.”

The Cubs said the video screen they are proposing to build is 6,000 square feet, and would be built with ”minimal impact on rooftops with whom (the) Cubs have an agreement.” The current centerfield scoreboard is slightly more than 2,000 square feet; the Cubs also have plans to add a left-field sign of 1,000 square feet.

The Chicago Tribune has more details on how $500 million will be spent.

The Ricketts family, plans to spend $300 million in the stadium and another $200 million developing a hotel and office building on adjacent property. Mayor Rahm Emanuel, in a news release Sunday, hailed that the Cubs will restore Wrigley without taxpayer dollars.

The city will vacate sidewalk and one street lane on Waveland Avenue and sidewalk on Sheffield Avenue, which according to the Ricketts’ proposal would be at no cost to the Cubs. The Cubs sought to expand the footprint of Wrigley as much as 10 feet outward to mitigate the effect of a giant video scoreboard in left field and see-through-sign in right on rooftop clubs overlooking the stadium.

The team also plans to construct a pedestrian bridge over Clark Street without having to purchase air rights from the city. The bridge would have a “Welcome to Wrigleyville” sign.

The city also agreed to support the Cubs’ application to change its property tax status to reflect the private funding of the restoration of a designated landmark.

In return, the team is offering to make investments in the Wrigleyville neighborhood. Among them, it plans to:

– Contribute $3.75 million between 2014 and 2023 to Wrigleyville infrastructure projects and investments.

– Contribute $1 million to build a play lot on School Street.

– Pay for 10 of the 30 additional public safety personnel that will be stationed outside Wrigley after games.

The Cubs released additional details about signage in their proposal to the city:

– It plans an LED “ribbon board” along the upper deck grandstand, a new fan deck in left field and a new signs on the wall in right field and behind home plate.

– Also planned are signs on the new two-story Captain Morgan Club on Addison Street

– And 35,000 square feet of advertising outside the ballpark between the hotel, outdoor plaza and Captain Morgan Club.

Of course at the end of the day and after everything has been built, Chicago baseball fans will have a great stadium that is still home to a cursed baseball team, the Cubs.

Column: Heavy Prices Paid for Low Taxes

My column in today’s The StarPhoenix

If you happened to have watched the discussions during last week’s city council meeting about snow removal and business taxes in Saskatoon, you would have left with a clear impression: The city is having a hard time paying for basic services.

Lost in the rhetoric over how hard city crews work and how bad was the winter is a simple fact. Council voted against residential snow removal last fall, which created this mess in the first place. Even last week there were news stories about impassable streets.

The reason that councillors voted against residential snow removal was to keep property taxes as low as possible. As the city has proudly proclaimed for years, Saskatoon has the lowest property taxes in Canada among cities of a similar size.

That’s great if you hate taxes. But it’s bad news if you have to pay for things. With taxes this low, you will always have problems with paying for essential services.

If we are going to be the city of the lowest taxes, we will be the city of no snow removal, constant potholes and inferior public transit, because all of those services cost money. We have to cut costs somewhere, and we have cut them on snow removal and on road repair.

We underfund our road maintenance by more than $12 million a year, and that is just to keep our streets at their current levels. To actually repair and upgrade them would cost much more. Instead of paving roads, we patch them, which allows for moisture penetration. With the freeze-thaw cycle that faces Saskatoon regularly, our streets will continue to fail.

To its credit, council has increased spending on road repair, so by 2020 we will have almost reached the levels needed to keep our streets at 2012 levels. By that time the city will need even more money for road repairs, even if the streets are gravel.

Of course we can raise taxes. However, the problem is that once you go on and on about how low your taxes are, it’s really difficult to back away from that. We can talk all we want about wanting to be a world-class city, but you never judge a government by what it says so much as where it spends its money. In Saskatoon’s case, it’s not enough even to maintain our essential services.

There are two ways to deal with this.

One is to cut back more services and get out of a lot of what the city does, such as affordable housing, building parks and funding art galleries. The focus will be solely on roads, snow removal, emergency services and utilities such as garbage pickup.

This approach provides a great value for those that don’t need social services or amenities. They get lower taxes with no noticeable impact on their life in the city. It’s a blueprint that a lot of American cities have adopted. The problem is that no one wants to live or work in those cities once the boom is over.

The other option is to do what Edmonton’s city council just did. It adopted a report titled, The Way We Prosper, which made it clear that the old way using low taxes to attract business isn’t working.

Competitive taxes are important, but they are only a piece of the puzzle. Issues such as building a livable city and integrating Edmonton’s economic development agencies in a better way were listed as higher priorities.

Cities grow because of external market forces. More important than low taxes are the commodity prices that are driving our economy. If these prices bottom out, there is little that low tax rates will do to keep or attract businesses.

On the flip side, companies and people aren’t coming to Saskatoon because of low taxes on properties and businesses. They are coming because Saskatoon is a gateway to a whole lot of prosperity.

For all of Saskatoon’s aspirations of becoming a world-class city, we aren’t even raising enough money to maintain the city we have. Pat Hyde, manager of the city’s public works branch, announced last week that this will be the worst year ever for potholes.

When you don’t bring in enough money to maintain and clear streets, it’s going to be this bad for a lot of years.

There is a reason why our taxes are so low compared to other cities. Those cities know they can’t maintain their assets and provide services at the tax rates the city is charging.

This paper has called for an alternative to property taxes to fund civic services. Until that happens, we need to start charging more unless we want to see a further deterioration in the state of Saskatoon’s infrastructure. It’s a bill that needs to be paid sometime. As much as we hate it, it will require the payment of higher taxes.

© Copyright (c) The StarPhoenix

Does growth pay for growth?

Excellent article by Charles Hamilton in The StarPhoenix

It’s a question cities throughout Western Canada have been grappling with for decades: does new development pay for itself ? Does the city spend more money servicing new neighbourhoods than it collects from the developers who buy the lots and build houses?

A new report released by Saskatoon civic administrators that says not all costs of new suburban development are paid for by the service rates charged to developers is stirring up the debate.

“Most of the direct services – most of the capital costs to build a neighbourhood – are included in the overall developers’ fees, but there are a number things that are not covered like leisure centres and fire halls and other things,” said Randy Grauer, Saskatoon’s acting city manager.

Some cities, such as Calgary, have decided to dramatically increase development levies. Calgary Mayor Naheed Nenshi says it’s an attempt to recoup the real cost of growth.

Some planners in Saskatoon say the same model should be considered here as the city’s population continues to grow at a rapid pace.

“The city has been encouraging developers to go develop on the outskirts, and now we are paying for it because we cannot afford to maintain the infrastructure,” said Avi Akkerman, a professor of regional and urban planning at the University of Saskatchewan.

“Everything that is associated with it is unsustainable.”

Of course developers disagree

“The new areas are paying a large portion of the tax burden,” said local developer Ron Olson, a former president the Canadian Home Builders Association. “The new areas are subsidizing the older neighbourhoods.”

Olson said city planners have to be careful not to “drink the Kool-Aid on this densification.” Restricting development on the outer edges of the city will only force young families to move outside the city – to places like Warman and Martensville – where they can find more housing choices.

“Calgary is a prime example of what we are talking about. The mayor has decided that new growth and suburban growth is a bad thing, and that kind of policy is regressive. You will have a bunch of satellites around Calgary, and those satellites are because young people want to live in single family homes,” Olson said.

Actually I would challenge Ron Olson’s assertions about Calgary.  I would suggest that the Calgary satellite communities have everything to do with house price than a desire to live in single family homes.  The farther you are away from Calgary (or Saskatoon), the less access you have to amenities and then less you have to pay for housing.

Of course the other point is that it isn’t about housing, it is about the cities ability to pay for sprawling infrastructure.  It’s weird but some still see libertarian values as something that needs to be met, even in the city.

Why it is a problem that Kenyan’s bring their cows with them when they move to the city

This is for Pat Lorje (among others) who are against chickens in the city.

Dagoretti, a district of Nairobi, is a maze of tin huts and wood shacks. Since the 1970s, it’s grown from about 40,000 residents to roughly 240,000, springing up haphazardly as Nairobi spilled over into the surrounding land. There aren’t clearly delineated plots so much as a mass of semiformal homes belonging to former country folk who’ve arrived in search of economic opportunity.

Today, about 40 percent of the African population lives in urban areas, a rapid migration that’s expected to triple in size over the next four decades.

But the people who are moving to cities aren’t entirely leaving their rural lives behind. Instead, they are bringing their livestock with them, often keeping them right in their backyards, even in densely populated areas.

As a result, low-income countries have started to see a dramatic spike in a class of disease known as zoonoses, which pass from animals to humans. These can cause everything from tapeworms to fatal diarrhea, and they’re concentrated near major cities in Africa and India.

A recent study by the International Livestock Research Institute found that zoonoses make up 26 percent of the infectious disease burden in low-income countries, but just 0.7 percent in high-income countries.

Now, researchers are beginning to trace these ailments to the livestock that sleep just over the windowsill from the residents of the developing world’s newest cities.

In Dagoretti, one in 80 people keep cattle, and 60 percent of households have poultry. A typical house there might have a shed full of rabbits or chickens under the bed. A cow kept in the yard may graze by the roadside or munch potato peels from a local eatery.

But animals and cities don’t always mix well. Throughout history, as cities modernized and developed, any lingering livestock were soon banished to the countryside.

So no to chickens, cattle, and water buffaloes in Saskatoon.  If I run for city council in 2016, that is going to be a major plank on my electoral platform.

Paris in Winter

Paris strikes me as both a city that is built on a pedestrian scale and one that cars that can still navigate around in due to the Napoleonesqe wide streets and boulevards (needed to mark an army down).  That being said, those skyscrapers just randomly placed throughout the city is not a good look for any city.

Bridge lights done right

When Saskatoon put up lights on the Traffic Bridge, it was mocked because the lines of the Traffic Bridge aren’t that pleasing (and the lights highlighted that) but also because they rarely worked right.  When they did work, the motion looked like something you would see on the Vegas strip. Year after year, something was always working poorly and in the end, the entire thing was an embarrassment to the city.  Despite our inability to do it well,  San Francisco has.  They have done an amazing job showing us how a project like this is done right.  

Hopefully if we ever decide to light a bridge up again, we do it correctly.

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An urban school district that works

To listen to some school reformers, you’d think there are no urban traditional public schools that are successful. Here’s a different story.

Nowhere at George Washington Elementary School are the virtues of collegiality and collaboration more visible than in the third grade. The Dream Team—that’s how other teachers at the school refer to Alina Bossbaly, Marilyn Corral, Jen Schuck, Mary Ann Hart and Irene Stamatopolous. Although their personalities differ greatly, they mesh as smoothly as a 400-yard relay team, and this bond helps to explain why, year after year, their students have been the school’s top performers on the New Jersey ASK, the state’s high-stakes exam. On the May 2010 exam, 79% passed the reading and writing test and an off-the-charts 93% were rated proficient in math—the best results in the entire district.

Not one of these teachers would have been accepted by Teach for America. They all grew up within a half hour’s drive from Union City and never moved away. (Two of them thought about teaching in a ghetto school in New York City, but their friends talked them out of it, and only one has ever taught elsewhere.) Only a higher education expert or someone who hails from northern New Jersey would have heard of the commuter schools—William Paterson, Jersey City, Stockton State, and the like—that they attended. Their GPAs weren’t necessarily stellar, and while some are more naturally gifted teachers than others, they all had a hard time at the start of their teaching careers.

The best explanation for their effectiveness is what they have learned—and keep learning—from their colleagues. These teachers improve, the passable ones becoming solid practitioners and the good ones maturing into candidates for a demonstration video, in good measure because of the informal tutelage that the old hands give the newbies, the day-to-day collaboration, the modeling of good practice, and the swapping of ideas about what’s worth trying in their classrooms. “The most productive thinking,” as the research confirms, “is continuous and simultaneous with action—that is, with teaching—as practitioners collaboratively implement, assess, and adjust instruction as it happens.”

The culture of abrazos, of love and caring, that permeates Washington School is rooted in close relationships of long standing between Principal Les Hanna and the teachers, among the teachers, and between the school and the families. Their ties to the kids come naturally because they have an intimate understanding of their students’ lives. Many of them grew up and still live close by, so when they talk about the students as “our kids,” as they often do, they mean it almost literally.

“Our kids’ lives are truly, truly horrible,” Les tells me. “We have to be there now.” That’s no exaggeration. What’s astonishing is how many of these children thrive despite the jagged edges of their lives. For some of them, just making it to school represents a real accomplishment.

A way to improve housing stock in older neighborhoods

Here is a cheaper way to rehabilitate homes in older neighbourhoods

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Buying a house for $500 would be an indisputable bargain in most places, but not necessarily in Cleveland.

So when the owner of the vacant house in the St. Clair-Superior neighborhood made the offer to developer and landlord Charles Scaravelli, he paused.

A traditional rehab would cost at least $30,000, more than he could recoup by renting or selling the house.

That didn’t stop him. “Wow, it’s got a slate roof,” Scaravelli said. “I’ll buy it.”

Scaravelli’s decision, not knowing whether it would be an albatross or an opportunity, is turning out to be more than a risk that paid off for him. It also could affect the vast inventory of vacant and abandoned housing in the city and increasingly the suburbs.

Scaravelli converted the dwelling into a loft house, a rehab that cost only $10,000. He has had no problem renting the home on Schaefer Avenue for $500 a month and another on East 47th Street that he bought from the St. Clair Superior Development Corp. and converted.

Now the Cuyahoga land bank and the St. Clair Superior nonprofit are engaged in a pilot project to see whether the loft home conversions can be a way of bringing vacant houses, often the wreckage of the foreclosure crisis, back online. Demolition is the typical solution, but if an affordable model can be found to create a viable market for these houses, bulldozing doesn’t have to be their only fate.

There are homes all over Saskatoon that could benefit drastically from this treatment.

Good for Saskatoon

I don’t know if you remember the scene from The Empire Strikes Back where Darth Vader sends out all of the imperial probe droids to find the secret Rebel base on Hoth (Han Solo and Chewbacca destroyed it) but I am thinking of getting one.

ProbeDroid TSWA

They would come in extremely useful in doing anything social downtown.  One of my favourite places in Saskatoon is the Rook & Raven.  Last summer you could go down at anytime and get a table.  Now you can’t get in if your life depended on it.  Of course there is always State & Main but from the day it started, you can’t get in.  Winston’s is as busy as it is loud and this is even after they opened the basement up.  I don’t even like the The Woods Ale House and it is always busy.  O’Shea’s Irish Pub often has room but it smells like deep fryer grease and we never want to go there.   There is a new pub going into where Scratch used to be and that could help a bit but the opening of The Woods Ale House and State & Main has only made it busier.

It’s good for Saskatoon to have a vibrant downtown at night and I can think of many big cities that would like to have a similar feel downtown but it’s awfully annoying when you try to go out with friends.  That is where these droids would come in useful.  They could scout ahead, save some seats, and if there is a deflector shield or ion cannon, I would know in advance.  It would also be a new revenue source for Saskatoon Cycles… droid valet.

Changes in Saskatoon’s downtown

Sean is more than a talking head folks.  Dr. Shaw talks about the emergence of mixed use residential in Saskatoon downtown.

There are many poorly conceived and designed buildings starting to fill the ample room in Saskatoon’s downtown – the Holiday Inn and a couple other buildings in the once promising Warehouse District stand-out.

However, Saskatoon has started to reap the benefits supplied by some developers who are designing and constructing buildings that follow current best practices in architectural design and ensuring that their buildings interaction with the street is fully considered.

A recent example would be the River Centre building housed on the corner of 19th St E and 2nd Ave S (HERE). The building is characterized by ground floor commercial/retail (including the State & Main restaurant) and office space on the upper four floors. The all glass facade blends in well with the surrounding neighbourhood and river. Additionally, the restaurant has proven to be a popular attraction and has served to bring foot traffic even further down 2nd Ave, where it once mostly stopped at the Galaxy Theatre. The original requirement for a setback of a few metres for the fourth floor would have been a good addition, but given the building doesn’t reach any higher I think it can be forgiven in this case. Finally, the buildings website still indicates that it is striving for a LEED Gold certification. The developers – Tonko Realty Advisors – are supposedly looking to build a companion building on the northwest corner of 19th/2nd Ave as well.

There is more.  Make sure you read the entire post.

Adaptive re-use of an old baseball stadium

Do I wish that more cities would take this approach.  This…

Indy stadium 02

Into this…

Indy stadium 01

Indianapolis-based Heartland Design is working on the $22 million Stadium Lofts project, which broke ground a year ago this month. “We preserved quite a bit of the stadium,” said James Cordell, principal at Heartland, noting his belief that the project is the first conversion of a stadium to housing. “It’s just a very unusual thing to do.”

Bush Stadium’s stone art deco entrance and flanking brick walls have been incorporated into the new building, and the stadium’s steel canopy forms the roof. The existing structure has been shored up and windows added to the brick walls. To create space for a wood-frame structure housing 134 residences on three stories, the team removed the stadium’s staggered concrete seating platforms and support girders.

Bush Stadium’s unique shape, it turns out, makes for varied apartment layouts. “There are some very bizarre units in this building that we expect will appeal to young professionals and students,” said Cordell. A new glass-and-metal panel wall opens on to the former baseball diamond, with balconies overlooking the infield. Third-floor units will feature tall ceilings with exposed, original steel girders.

Moscow execs hire ambulances to beat the traffic

Not sure if I am appalled or am thinking of a new business opportunity

Police in Moscow are to carry out checks on ambulances after reports that emergency vehicles have been fitted with plush interiors and are being rented out to VIP commuters hoping to dodge the city’s appalling traffic jams.

They face random checks after companies advertising rides in “ambulance-taxis” for upwards of 6000 roubles ($185) an hour appeared on the internet.

The vehicles are said to use their sirens to scatter traffic and deliver harried businessman to meetings on time.

A law enforcement source told Izvestiya that one such vehicle had already been identified. “During a patrol, a medical car was stopped because it was breaking traffic rules,” the source said.

“The driver appeared strange, and did not resemble an ambulance driver at all.

“Police officers opened the automobile to check it and saw that the interior was fitted out like a high-class limousine with comfortable seats for transporting VIP passengers.”

Inside the ambulance were “not medical personnel but some people in civilian clothes who refused to identify themselves”, the source said.

Moscow’s boulevards and ring roads are often at a standstill because of badly parked cars and a lack of restrictions on driving in the city centre.