Work on the third phase of the redevelopment of Sheffield’s Park Hill Estate into student accommodation has been completed. Béton House provides accommodation for 356 students, including townhouses and a number of two- and four-bedroom apartments, and studios. Alumno, the student accommodation specialist, worked with Whittam Cox Architects on the
Barking and Dagenham Council have signed an agreement with global media real estate leader Hackman Capital Partners (HCP) to build London’s largest film and TV production centre in Dagenham. Eastbrook Studios London will be the capital’s largest studio campus. The project comes with planning permission, and HCP’s ambitious plans include
Overheating is costing lives and Specialist Building Service Engineers, Milieu, have decided to share their expert knowledge of competing demands of design, to help prevent overheating in residential builds. The government may encourage people to open their windows to mitigate the risk of Covid-19 transmission this winter. Yet, there will
Construction has started on the transformational development of 300 new homes and 60,000sqft of Grade A offices at Waterside, Leicester. Housing developer, Keepmoat Homes is delivering the city centre regeneration scheme in partnership with Leicester City Council. Supported by Brackley Property Developments Ltd who are constructing the office accommodation, the
When you’re disposing of a property, you’ll have to take certain things into consideration, from choosing an estate agent to sell the home, to deciding how much you want for it. You will also need to take Capital Gains Tax into consideration. Daniel Fallows, Director at landlord accountants, Gorilla Accounting,
ScarMuir Group are bringing to market Scotland’s largest distribution hub, Q1-500, at Queensferry One on the Rosyth Waterfront, Fife. Q1-500 offers 500,000 sq ft (46,451 m2) of distribution, logistics and office space. Queensferry One is a 120 acre site situated at the Gateway to Fife, adjacent to Junction 1B of
Midlands contractor G F Tomlinson has completed the latest phase of works on the expansion and renovation of King Edward VI School in Lichfield, Staffordshire. Comprising two phases of works led by G F Tomlinson for Staffordshire County Council under the Staffordshire Construction framework, the project involves the delivery of a new
North Somerset Council has selected national house builder, Keepmoat Homes, to build more than 400 new residences at Parklands Village, Weston-super-Mare, making this the developer’s first venture in the area. The scheme, in partnership with Homes England, will deliver 425 much-needed, quality homes in the area, including 30 percent affordable
Having taken voluntary redundancy after a 37-year career in banking, Mike Richards from Tavistock in Devon was on the lookout for a sound investment opportunity and, scrolling through Facebook one day, he discovered Cavanna Homes’ show home leaseback scheme. Mike and his wife Alison had originally considered buying a holiday
Advanced Analytics company Empiricai, is calling on industry to take action in order to prevent further workplace closures and boost the economy. In these uncertain times, an increase in positive cases in the workplace can have a devastating impact on an organisation’s productivity, output and revenue, so granular risk analysis
Work on the third phase of the redevelopment of Sheffield’s Park Hill Estate into student accommodation has been completed. Béton House provides accommodation for 356 students, including townhouses and a number of two- and four-bedroom apartments, and studios. Alumno, the student accommodation specialist, worked with Whittam Cox Architects on the design and building shell restoration, as well as with Kier Construction to adapt the building. Homes for Students is now based at Béton House to welcome and settle in new students, and manage the building. Other collaborators were interior design businesses Ben Kelly Design and Brinkworth with Graphic Thought Facility. “We create living spaces for students all over the UK. This year more than ever it is important to provide quality term time homes for students, and the adaptation of this amazing brutalist structure by Whittam Cox is exemplary providing an ideal place for students to both study and socialise,” said David Campbell, managing director of Alumno. “The whole project has been a fantastic team effort from planning, design, construction through to the influence of some great creative interior designers and artists. It is so heartening to see Béton House fully functional and occupied and to see students enjoying living there.” The students have joined a 700-strong community that has been living and working at Park Hill since 2013, following the completion of the first phase of development by JV Partners Urban Splash and Places for People. “We have worked incredibly hard to understand the deep roots of the original design which is clearly very unique in architectural character. Our designs retain and celebrate all of the important elements of the original scheme, while respectfully adding new layers of identity and design thinking to create three-storey townhouses for student residents, using the famous ‘streets in the sky’ of course,” added Nick Riley, board director at Whittam Cox Architects. “We are particularly proud to be associated with Park Hill as we are a local practice; this building is culturally and physically an intrinsic part of Sheffield for many people, so being part of realising its next chapter is hugely important to us.” The second phase is set to complete at the end of next year and includes a further 195 homes and commercial space for businesses.
Barking and Dagenham Council have signed an agreement with global media real estate leader Hackman Capital Partners (HCP) to build London’s largest film and TV production centre in Dagenham. Eastbrook Studios London will be the capital’s largest studio campus. The project comes with planning permission, and HCP’s ambitious plans include up to 12 sound stages, three acres of backlot, offices and ancillary space, totalling over half a million square feet. HCP’s hundreds of millions in direct investment will also involve an endowment to maximise local jobs, placements, apprenticeships, community outreach and supply chain opportunities. “This investment is fantastic news for the screens sector, for east London and for the UK. It’s a real vote of confidence in our industry’s ability to return to the growth we saw prior to the pandemic and exceed it in coming years. With our industry COVID Guidance in place, over 85% of high-end UK productions are safely starting up again, creating the outstanding content audiences are craving. Hackman Partners bring extensive industry expertise of building and running studios around the world and will be a significant additional asset to the UK Film and TV infrastructure ecosystem. Today’s announcement is proof that the private investment climate is resilient and bold decisions such as this will further bolster London and the UK’s world-class studio offer, supporting economic growth and creating new jobs,” said Adrian Wootton OBE, Chief Executive of Film London and the British Film Commission. The studios will be a major boost for the borough, the entertainment industry and the capital, creating an estimated 1,200 jobs, contributing £35m per year to the local economy and inspiring more development into thriving East London. The capital has a hugely successful film and TV industry and, with more than £3.6bn spent in the UK last year on film and high end television production, it will play a key role in London’s economic recovery. Following work by Film London and the British Film Commission to help the industry through the pandemic, it is currently estimated that over 85 per cent of film and TV production is running again, supporting more than 100,000 jobs, with the majority in London and the South East. The UK is one of the most sought after countries in the world for major feature film and high-end television production. The Dagenham site will add much needed sound stage capacity to the overall industry.
Overheating is costing lives and Specialist Building Service Engineers, Milieu, have decided to share their expert knowledge of competing demands of design, to help prevent overheating in residential builds. The government may encourage people to open their windows to mitigate the risk of Covid-19 transmission this winter. Yet, there will be some individuals who may not have the physical or mental capacity to open windows at all, or they may live in homes where windows cannot be opened due to security issues and/or noise pollution. It is these people who are also at higher risk from overheating in the summer months when they are unable to open windows to cool down. Often overlooked, there is a very real risk of death in the UK due to overheating – almost 900 pensioners died last year during Britain’s summer heat waves, and the Committee on Climate Change has estimated that mortality rates arising from overheating could, without any adaption from the population, rise from a current average of 2000 per year to 7000 per year by the 2050s. To reduce the risk of overheating in a residential build, there are a number of competing demands to consider: all of which need to be balanced by careful planning and design. Acoustics – internal noise levels have to fall within acoustic requirements for residential buildings: this can mean windows may not be openable as would allow too much noise, so cooling via windows is impossible. Daylighting – glazing installed to allow sufficient daylight to penetrate into rooms: but, too much glazing, especially on south and west facing buildings can lead to high levels of solar gain and increase risk of overheating. Energy – buildings need to be well-insulated to prevent heat-loss and reduce the use of heating systems thus reducing carbon emissions: however, well-insulated buildings trap heat and increase risk of overheating. Overheating – buildings need a way of letting excess heat escape to prevent occupant discomfort. If a building is very well-insulated, has windows that can’t open due to acoustic requirements and has high levels of glazing to satisfy demands for daylight, occupants are at increased risk of overheating. Passive methods of cooling, such as opening windows and doors and closing shutters and blinds, are the most desirable to reduce risk of overheating, but these cannot always be achieved. Overheating needs to be taken into account at the design stage of a building. Retrospective cooling is a lot more costly and less energy efficient. “Every development is unique and requires individual consideration. We find that the most efficient and cost-effective way to address the competing demands of design is for building service engineers to be involved from the initial stages: early engagement with architects and developers to understand the challenges of a development and to assess risk of overheating, are essential to provide healthy living spaces, reduce risk of ill health due to overheating and reduce long term costs associated with retrofitting cooling solutions,” said Carl Carrington, CEO Milieu. “An example of this in practice is our current work with Ayre Chamberlain Gaunt Architects on a new build development in the London Borough of Hackney. It’s impossible to use purely passive methods of cooling due to site-related constraints, so we’ve proposed to make use of underfloor cooling in order to avoid overheating within the apartments.”
Construction has started on the transformational development of 300 new homes and 60,000sqft of Grade A offices at Waterside, Leicester. Housing developer, Keepmoat Homes is delivering the city centre regeneration scheme in partnership with Leicester City Council. Supported by Brackley Property Developments Ltd who are constructing the office accommodation, the partnership will redevelop the 18-acre brownfield site, located by the Grand Union Canal and River Soar, into a brand-new neighbourhood. Featuring a mix of modern yet contemporary apartments along with 2-bedroom and 4-bedroom houses, the new development is aimed at working professionals aspiring for sustainable city living on the waterfront with an enviable urban design. In addition to the new homes, homebuyers will also benefit from new public green spaces and parks along with luxury office space and retail units, which are already underway. As part of their commitment to the local community and the city of Leicester, Keepmoat Homes has pledged to support local people and help generate opportunities in training and employment through the use of sub-contractors, work placements and educational visits to the site, which will be delivered throughout the lifetime of the project. Shaun Fielding, Regional Managing Director at Keepmoat Homes, said: “We are very excited to have started work on at Waterside. We have already received huge interest from potential homebuyers as the location alone, adjacent to High Cross but with a riverside setting is unique and highly appealing. We have worked collaboratively with the City’s design team to create a development of bespoke houses and apartments formed within an incredible urban layout which will be award winning, I have no doubt. “This development means more to us than just delivering quality homes to the area. We are driven to make a big impact to the local community and deliver real value to real people, whether that’s through training and career opportunities or supporting local community groups and we are confident that the Waterside development will benefit not only the area, but the lives of those who choose to live there.” City Mayor Peter Soulsby said: “The start of work on the first new homes as part of the Waterside regeneration project marks another milestone for this long-neglected part of the city. “After several years of planning, negotiation and site preparation, our partnership with Keepmoat means that we can begin to see the transformation of this important part of the city into a thriving new neighbourhood. “The regeneration of the Waterside area represents a tremendous opportunity for the city’s growth and future prosperity, by creating great new places to live, space for business to flourish and much better access to our beautiful riverside.” Work at Waterside is expected to take six years, with the first homes becoming available to purchase in Summer 2021 and the sales centre and show homes will be available to view early Spring 2021. The construction work will require some temporary closures of nearby towpaths to ensure public safety. These will be clearly signed, with diversion routes in place.
When you’re disposing of a property, you’ll have to take certain things into consideration, from choosing an estate agent to sell the home, to deciding how much you want for it. You will also need to take Capital Gains Tax into consideration. Daniel Fallows, Director at landlord accountants, Gorilla Accounting, takes a closer look at some of the finer details when it comes to Capital Gains Tax. What is Capital Gains Tax? This tax rule refers to the profit you make when you sell (or ‘dispose of’) an asset that increased in value. For example, if you bought a house for £120,000 and it later sold for £150,000, you made a gain of £30,000 – in essence, you pay tax on the gain you make, not on the amount of money you received. When it comes to Capital Gains Tax, ‘disposing of’ an asset can mean selling it, giving it away as a gift or transferring it to someone else, swapping it for something else, or getting compensation for it (for example, an insurance pay-out). Private Residence Relief While it’s true that you must pay Capital Gains Tax when disposing of a property, this is more directed at landlords than private homeowners. This is because you’re entitled to something called Private Residence Relief if you meet certain criteria. This Private Residence Relief means you won’t have to pay Capital Gains Tax if the following applies when selling or disposing of your home: You only have one home, and you’ve used it as your main home since it came into your possession. You’ve not let any part of it out (though this doesn’t include lodgers). You’ve not used part of the home for business only. The ground and any buildings within are less than 5,000 square metres in total You didn’t buy the home just to make a profit. If you can’t meet all these requirements, you may have to pay some tax. If you’re married or in a civil partnership, you can only count one property as your main home. Your Tax-Free Allowance Just like your income tax, you also have a tax-free allowance when it comes to Capital Gains Tax (called Annual Exempt Amount). In the tax year of 2020/21, your allowance is £12,300. According to the UK government, you also don’t typically pay Capital Gains Tax on gifts to your spouse or civil partner or to a charity, just as you don’t pay it on gains from ISAs, PEPs, bets, lottery wins, pool winnings, UK government gilts and Premium Bonds. Capital Gains Tax Rates If you pay 40% or 45% in income tax (meaning you pay a higher or additional rate), you’ll also have to pay 28% on your gains from residential property and 20% on your gains from other chargeable assets, like shares that aren’t on an ISA or PEP, business assets and most personal possessions worth £6,000 (except your car). These personal possessions include jewellery, paintings, antiques, coins and stamps. If, on the other hand, you’re a basic rate income taxpayer, the Capital Gains Tax you pay will depend on the amount of the gain itself, your taxable income and the type of asset you made a gain from. So, you’ll have to: Figure out the amount of taxable income you have Calculate your total taxable gains (work out the gain for each asset, add them together and deduct any allowable losses) Deduct your allowance Add the amount to your taxable income You’ll have to pay 18% of Capital Gains Tax if the resulting amount falls within the basic income tax band. Deadlines to Keep in Mind There is no specific time of year to pay Capital Gains Tax, considering each case is different. However, you have 30 days after the completion date to report and pay your tax on any property disposals after April 2020. Because of the COVID-19 pandemic, HMRC didn’t issue late filing penalties to transactions completed between 6 April 2020 and 30 June 2020 as long as the gain was reported, and the tax paid, by 31 July 2020. However, if you don’t pay Capital Gains Tax within 30 days of completion, you’ll be charged interest, as this wasn’t deferred. Reporting Capital Gains Tax In order to report and pay this tax, you need a Capital Gains Tax on UK property account. Once you have it, you can report the disposal of the property, pay any tax owed and view/change previous returns. If you don’t live in the UK, you have more to report, including: Any residential UK property or land you have (this includes any buildings on the land) Non-residential properties or land Mixed-use properties or land Rights to assets that get, at least, 75% of their value from land
ScarMuir Group are bringing to market Scotland’s largest distribution hub, Q1-500, at Queensferry One on the Rosyth Waterfront, Fife. Q1-500 offers 500,000 sq ft (46,451 m2) of distribution, logistics and office space. Queensferry One is a 120 acre site situated at the Gateway to Fife, adjacent to Junction 1B of the M90 and Queensferry Crossing, where Scarborough and Muir are planning a £250m mixed use development including office, industrial, hotel and roadside type uses. “We are bringing Queensferry One to market at a time of a huge increase in demand for distribution and logistics space. The demand is being fuelled by online and traditional retailers changing and refining their business models in response the COVID pandemic and by the rapidly changing nature of consumers buying behaviour. Queensferry One reflects Scarborough’s continued proactive approach to development and is part of a live portfolio of projects with a £2bn GDV,” said Paul Kelly of Scarborough Group International. The project is being developed in partnership between Scarborough Group International, who have a number of major development projects across the UK, and leading Scottish developer and contractor, Muir Group. “We are expecting keen interest from the market. Q1-500 will provide the highest specification warehousing and logistics accommodation at a time when there is a huge increase in demand for large scale space in this sector. The site is located alongside the M90 and Queensferry Crossing offering easy access to the main Scottish cities, Northern England and the Port of Rosyth,” said William McAlister, of Muir Group. Agents Ryden and JLL have been instructed by the JV to market the space.
Midlands contractor G F Tomlinson has completed the latest phase of works on the expansion and renovation of King Edward VI School in Lichfield, Staffordshire. Comprising two phases of works led by G F Tomlinson for Staffordshire County Council under the Staffordshire Construction framework, the project involves the delivery of a new extension to an existing building, as well as the construction of a new modular building to provide essential replacement teaching spaces at the co-educational comprehensive for pupils aged 11 to 18. Phase one, which is progressing well, is expected to be complete in spring 2021, and involves the construction of a new three-storey extension on the site of a former swimming pool, which has been closed for over ten years. The extension will provide the school with enhanced teaching and auxiliary spaces, as well as an administration area on the lower ground floor, which will be the location of the school’s new student services area. Phase two started in spring this year and is now complete – works involved the demolition of the existing accommodation buildings, replacing them with a brand new standalone modern modular structure to provide enhanced science laboratory teaching facilities. This is the second contract secured by G F Tomlinson through the Staffordshire Construction framework for Staffordshire County Council, led by Entrust Property Services, and follows the successful delivery of the £5.2m Poppyfields Primary School in Cannock last summer, as part of a major housing development in the area. Building on a winning collaboration following Poppyfields Primary School, G F Tomlinson once again appointed Arc Partnership to provide architectural and engineering services for works at King Edward VI School. Ideal Modular, part of G F Tomlinson’s existing supply chain, was also appointed to deliver the modular element of this project. During the course of the construction works, G F Tomlinson has been looking to engage with both staff and students at the school. Once COVID-19 guidelines allow, the site management team will perform virtual live site tours for the school to report project progress and allow them to raise any queries they have. Chris Flint, director of G F Tomlinson, said: “We are pleased to have completed the latest phase of this project for our client Staffordshire County Council. The works are providing the school with a much-needed renovation, by removing older buildings and replacing them with brand new, optimised teaching spaces and facilities. These important changes to the school will maximise the space and have a positive impact on the overall experience of both the pupils and the staff. “We continue to enjoy productive partnerships with Staffordshire County Council, Arc Partnership and Entrust Property Services, as well as all of our local supply chain partners on the framework, and look forward to seeing the next phase of the renovation at King Edward VI School progress over the coming months.” John Doherty, CEO of Entrust Support Services, said: “We are delighted to have project managed the construction of the new teaching facilities at King Edward VI School. This has been a complex project which we are proud to have worked on alongside our partners G F Tomlinson, Staffordshire County Council and the school. We are confident these new spaces will support pupil’s learning for a long time to come.” Jane Rutherford, headteacher at King Edward VI School, said: “We are delighted to be moving in to our new science accommodation in November and by Easter 2021, the staff and students will also benefit from new teaching accommodation for History and refurbished areas linked to Art, Drama and Geography. “The support from Staffordshire County Council in providing 21st century facilities for our students and the partnership with the project team at Entrust has been hugely important to us. G F Tomlinson has undertaken a complex project, delivered while we have over 1500 students on site and we cannot speak highly enough of this working partnership. Our students and staff are looking forward to our new and improved working environment.” Staffordshire County Council is leading this project, with project management from ENTRUST, G F Tomlinson acting as main contractors and Arc partnership acting as architect and structural engineer.
North Somerset Council has selected national house builder, Keepmoat Homes, to build more than 400 new residences at Parklands Village, Weston-super-Mare, making this the developer’s first venture in the area. The scheme, in partnership with Homes England, will deliver 425 much-needed, quality homes in the area, including 30 percent affordable homes, 20 percent accessible homes and 15 percent zero carbon homes, with the remainder achieving up to 80 percent reduction on carbon output. The homes will be built using modern methods of construction, using off-site, precision-manufactured components which will improve the efficiency and quality of the build process. As part of its commitment to the local community during the development process, Keepmoat Homes has pledged to help generate opportunities in training and employment and will create at least 20 apprenticeships, as well as funding for local volunteering and biodiversity projects. Dan Haines, Regional Director at Keepmoat Homes said: “We’re delighted to be working with North Somerset Council to deliver new, sustainable housing on the Parklands development. This is a fantastic opportunity for us to strengthen our presence in the South West and create what will become a thriving new community.” Cllr Ash Cartman, Executive Member for Finance and Procurement at North Somerset Council, said: “I am thrilled to announce Keepmoat as developer for our land. The selection process set out rigorous standards that the developer would have to meet, and Keepmoat met and exceeded those requirements. “We hope this development will set a new standard for housing in North Somerset, showing that it is possible to deliver large numbers of homes at the same time as securing quality and improved sustainability and delivering affordable housing. I am especially pleased to see that 15 per cent will be zero carbon homes.” Keepmoat Homes was chosen as the developer for the site after a year-long, multi-bid procurement process. Work is due to start on site in October 2021 with a forecasted build rate of at least 85 homes a year.
Having taken voluntary redundancy after a 37-year career in banking, Mike Richards from Tavistock in Devon was on the lookout for a sound investment opportunity and, scrolling through Facebook one day, he discovered Cavanna Homes’ show home leaseback scheme. Mike and his wife Alison had originally considered buying a holiday let on the South Devon coast, but soon changed their minds after discovering the leaseback scheme at Broadleigh Park in Tavistock, close to where the couple live. Mike explained: “We’ve lived in Tavistock for 10 years now, so when this investment opportunity popped up on our doorstep, it was a total fluke! At the end of 2018 I took voluntary redundancy so we were keen to use the redundancy money to make a secure investment for our future that also provided a healthy income stream. “I contacted Cavanna using online chat that evening to get more information and they called back the next day answering our questions. We booked an appointment to look around the show home that week and were completely sold on the scheme, so we reserved a couple of days later and haven’t looked back since. “We were always keen to invest in property, but we’d never come across a scheme like this one before. We did lots of research before signing and even contacted other homebuilders to learn about their similar schemes, but none were as quick coming back or as helpful explaining the information”, said Mike. “We loved all the added features which came with the show home; a south-facing, landscaped garden, top-end fixtures and fittings, good sized rooms, the opportunity to buy the beautiful décor at the end of the lease, and no bills! The only cost we have to manage is the buildings insurance, the rest is covered by Cavanna Homes, plus we don’t have any agent fees which we would have had if we’d invested in a holiday let”, added Alison. The leaseback scheme typically runs for 24 months while the show home is used to promote the development. It is handed to the buyer once the majority of the new homes on the development have been sold or reserved. Mike added: “We would whole-heartedly recommend using Cavanna’s show home leaseback scheme. It provides a fantastic income and we’ve been well looked after. Any information we wanted or any questions we had were answered promptly and this is certainly an investment we would look at doing again in the future. “Our dream is still to have a property on the coast in the future, so we’ll be keeping a close eye on Cavanna’s future coastal developments!” Karen Overton, Sales Advisor at Broadleigh Park said: “Our show home leaseback scheme is very popular with buyers who are not in a rush to move and looking for a sound investment opportunity. “We’re really pleased that Mike and Alison are already seeing the benefits of our brilliant scheme and we’ll be taking very good care of their property whilst we’re here! “We only have two new three-bedroom homes remaining for sale in phase one of Broadleigh Park, so if anyone is interested in moving to this scenic town on the edge of Dartmoor, get in touch to book an appointment to visit us”.
Advanced Analytics company Empiricai, is calling on industry to take action in order to prevent further workplace closures and boost the economy. In these uncertain times, an increase in positive cases in the workplace can have a devastating impact on an organisation’s productivity, output and revenue, so granular risk analysis is needed. In an industrial or branch setting, one infection could lead to the closure of a whole shift or even a potential Government fine. In the worst-case scenario, a sharp increase in cases would shut down the entire workplace. Pilgrim Foods, part of JBS S.A., the largest meat processor in the world, has already been forced to close as workplace infections spiked, impacting the company’s output. To reduce the spread of infection across the workplace and avoid closure businesses there are only three proven techniques: Personal Protective Equipment (PPE) detection – ensure PPE is worn properly where and when required across the workplace. Real-time social distancing – provide a real-time view of social distancing compliance and violations in the workplace. Occupancy monitoring – actively avoid workplace overcrowding using heat maps to identify areas of concern or high traffic. Empiricai helps businesses monitor COVID safety compliance, reduce risk in real-time and prevent workplace closures with its WorkSafe Analytics solution. Emipiricai’s WorkSafe Analytics leverages Computer Vision AI to enable businesses to ‘see’ and accurately monitor workplace regulation compliance. “Despite best efforts to manually monitor and implement workplace safety guidelines there is still an increased risk of infection. Violations and non-compliance are often missed by the naked eye and manual processes which would regularly be picked up by technology, especially Computer Vision AI,” said Empiricai CEO, Salman Chaudhary. “The only way for businesses to realistically mitigate risk in the workplace and prevent closure is to accurately monitor social distancing, PPE compliance and workplace occupancy. These three variables are key to stopping the spread of infection, especially when workers may be asymptomatic.” WorkSafe Analytics provides site-wide, comprehensive analytics on the above regulations which allow organisations to measure the effectiveness of current guidelines and make evidence-based decisions to increase education and awareness or introduce physical measures. Over time businesses can assess the impact of new measures on the workforce, the reduction of infection risk and ultimately keep the workplace open.