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Strong Towns member Richard Bose writes for NextSTL and is a frequent guest contributor. Bose wrote this piece in response to our recent Upzoned podcast episode about Better Together, a St. Louis-area initiative to reunite the City of St. Louis with St. Louis County. (The two have been separate since 1876, and St. Louis County is fragmented into a large number of small suburban cities.)
The issue is complicated, and not unique to St. Louis: many cities have grappled with the questions we raise while weighing mergers or annexations. Better together, or more fragile together? We're happy to keep the conversation going with Bose's thoughtful take. –Strong Towns staff.
Would merging with its suburbs make St. Louis a strong town? No, and on that I agree with Chuck Marohn and Kea Wilson (a St. Louis resident) of Strong Towns. However, they were too quick on a recent podcast to dismiss the Better Together plan as tangential to the bigger issue of whether the region is developing in a financially productive way.
The podcast discussion focuses on efficiency as a key argument for the merger: reducing the redundant costs of providing duplicate services across many small cities. This is important, but there's another reason to consider merging the city and its suburbs: it can incentivize more productive, less fragile development patterns. Strong Towns stresses asking the right questions. So here's another one: Does the Better Together proposal make St. Louis stronger? Yes.
Our fragmentation adds to the fragility of St. Louis. St. Louis City and County have about the same assessed value per unit land area. If you take out the farmland and forests in St. Louis County, they're both about $50M per square mile. Each has its share of high and low-productivity places. There's no cut-and-dry narrative of a financially productive city taking on low-productivity suburbs here. Reducing fragmentation is not just about squeezing out efficiency to buy time. It is also about reducing the fragility that fragmentation promotes.
4 Reasons Fragmentation Promotes Unproductive Development
1. Cities pursue the quick high of retail development.
Our spread-out development pattern is unproductive, and fragmentation exacerbates the forces that encourage that, tipping the scale further towards insolvency. St. Louis County's many small suburban municipalities—our "fragments"—don't have the land productivity to meet their infrastructure and service promises. Changing their approach is hard. It's easier to fall for the seduction of the quick high of retail development.
Developers leverage this dynamic to obtain tax incentives. Tax increment financing (TIF) allows the use of 100% of the property tax increment for the TIF and typically 50% of the sales tax increment. It's a perfect storm—the development is all about the sales taxes, which go to the municipality, while screwing the school district.
We've set up a game where each city tries to shift taxable sales to within its borders. We're left with more low-productivity land uses than otherwise would have come to be. Our municipalities are ever more dependent on taxable sales. This weakens the feedback mechanisms that used to promote building up, more intensely, and out. We've seen this movie play over and over again—right now in University City and Olivette. [Strong Towns has written about University City's use of TIF to lure a Costco-anchored development, and the broader "arms race" mentality that drives this practice throughout the region.]
2. Cities face perverse incentives to freeload on infrastructure costs.
Fragmented municipalities set their own zoning policy but have common utilities. This sets up another flow of wealth from high-productivity places to low-productivity places. A house on a 30′ wide lot in one jurisdiction is subsidizing water pipes for a house on a 100′ in another jurisdiction. The ratepayer in the home on the 30′ lot had no say in the decision to build neighborhoods next door with money-losing development patterns. [See more on this at NextSTL: How We Subsidize Spread-out Places Via Utilities.]
Each fragmented city seeks to maximize development within its own borders, while outsourcing costs outside its borders. Development next to existing already-paid-for infrastructure in another fragment is of no interest. These places are riding the illusion of wealth wave. Each city builds infrastructure to serve almost-always-unproductive greenfield development, taking on more liabilities in the process. The abandoned areas endure in their low-productivity state. The dynamic promotes more fragility.
3. Fragmentation allows cities a "get out of jail free" card.
Under the Metro City proposal, it will be easier to #dothemath. Right now, one can take the St. Louis County Assessor's database and calculate the assessed value per acre of most of their land. But do we have any idea what our infrastructure liabilities are across the whole region? Fragmentation makes it hard to know and encourages us not to care to know. Those liabilities—a lot, I suspect—are hidden in the fragments.
If fragmented municipalities are ticketing and fining people to death just to make payroll, what does that tell you about the condition of their infrastructure? We pretend we're insulated by municipal borders, but municipalities have a get-out-of-jail-free card. They can pull the plug and dump all those liabilities onto the County through disincorporation. We saw that with St. George [Stltoday: St. George Residents Get Rid of Their Town]. They had $1.2M in street repairs looming before they let it go in 2011.
4. Fragmentation allows cities to defer the consequences of an unproductive development pattern by taxing non-residents.
The stages of the post-World War II development approach according to Strong Towns are these: growth with the illusion of wealth, debt accumulation, and decline. Fragmentation allows for another stage: raise revenue from non-residents, preferably by leveraging assets that are some other government's responsibility. St. Louis city does this mostly with the earnings tax. Municipalities in St. Louis County do it by taxable sales and/or fines and fees stemming from traffic violations.
There are winners and losers in these games. For example, the "winning" municipalities in the sales tax chase, those with higher per capita sales-and-use tax revenue than the city-county as a whole, have 23.5% of the residents and 48.7% of the taxable sales. The top 17 cities have only 11.7% of the population, but 33% of the taxable sales.
Those on the losing end when it comes to sales tax resort to other means, such as fines and tickets, to raise revenue. Before the scrutiny that #Ferguson brought, some cities had more outstanding warrants and issued more tickets in a year than they had residents. This was how some fragments made it through the recession. And after getting their hand caught in the cookie jar, they have been raising their taxes to the max.
We have fragments in all stages of the life cycle. They are taking advantage of fragmentation to avoid changing their approach and to buy time.
A Merger Doesn't Solve All Our Problems
After merger, it is still incumbent upon us to change our approach to make St. Louis a strong town. We will still have stadium fever and silver-bulletitis. We have to make sure Metro City doesn't turn it into a pandemic. Our highway-carcinoma could come out of remission. The forces at the federal, state, and regional level encouraging the spreading-out of places with negative return-on-investment development will still be at work.
The plan calls for a robust Metro City planning department. We will still have to make sure our elected officials and staff get it. And strong citizens at the block and neighborhood level have to keep working to build strong communities. If not, then yes, we are just buying time.


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Cheesecake Factory (CAKE) Receives a Hold from WedbushBy Jason Carr
In a report released today, Nick Setyan from Wedbush maintained a Hold rating on Cheesecake Factory (CAKE – Research Report), with a price target of $50. The company's shares closed yesterday at $45.74.
According to TipRanks.com, Setyan is a 4-star analyst with an average return of 4.6% and a 57.1% success rate. Setyan covers the Services sector, focusing on stocks such as Dine Brands Global Inc, Del Taco Restaurants, and Jack In The Box Inc.
Currently, the analyst consensus on Cheesecake Factory is a Hold with an average price target of $52.40.
See today's analyst top recommended stocks >>
The company has a one-year high of $60.19 and a one-year low of $41.63. Currently, Cheesecake Factory has an average volume of 731.5K.
Based on the recent corporate insider activity of 29 insiders, corporate insider sentiment is positive on the stock. This means that over the past quarter there has been an increase of insiders buying their shares of CAKE in relation to earlier this year.
TipRanks has tracked 36,000 company insiders and found that a few of them are better than others when it comes to timing their transactions. See which 3 stocks are most likely to make moves following their insider activities.
Cheesecake Factory, Inc. engages in the operation of chain restaurants. It operates through The Cheesecake Factory and Other segments. The Cheesecake Factory segment involves in the management of restaurants. The Other segment comprises of Grand Lux Cafe, RockSugar Southeast Asian Kitchen, bakery, consumer packaged goods, and international licensing.

subset: commoncrawl


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November 18, 2014
Thanksgiving-like congestion will regularly plague airports much sooner than expected — decades sooner, in the case of some of the busiest and most vital hubs in the nation, says the U.S. Travel Association.
The association released new data showing that traffic projections for major U.S. airports are even more dire than previously thought, owing to the steady increase in travel demand coupled with continued chronic underinvestment in infrastructure.
The "Thanksgiving in the Skies" study, which measured how soon the average day at U.S. airports would resemble the Wednesday before Thanksgiving — notoriously one of the most strenuous air travel days of the year.
The U.S. Travel analysis focused on the top 30 U.S. airports, which accounted for more than 70 percent of all the passenger enplanements in 2013.
- In 2013, six of the 30 largest U.S. airports were already experiencing congestion levels equal to the Wednesday before Thanksgiving one day per the average week. This year, the number of airports already at that congestion level has more than doubled to 13.
- All 30 airports in the study will now experience Thanksgiving-like congestion one day per week within the next six years.
- Twenty airports will reach Thanksgiving congestion levels two days per week within five years.
- Twenty-six of the 30 airports will reach daily Thanksgiving-like passenger congestion sooner than expected.
- Newark Airport, Baltimore-Washington International Thurgood Marshall Airport and Honolulu International Airport will start to experience Thanksgiving-like traffic two days per week next year, all sooner than expected. Logan International Airport in Boston now gets there in 2016.
- Every day at Chicago Midway Airport and McCarran International in Las Vegas will feel like Thanksgiving beginning next year — both about a decade sooner than previously forecast.
"If you hate traveling around Thanksgiving because of the crowds and chaos, unfortunately we're well within sight of a time when it's going to be like that every time you head to the airport," said U.S. Travel Association president and CEO Roger Dow.
"Political leaders need to understand the magnitude of this problem. It's not just flyers who suffer because our air travel system cannot keep up with demand-it's the entire U.S. economy," Dow said.
"The U.S. air travel system was once the envy of the world, but now there is not a single U.S. airport ranked in the top 25 worldwide. Major investments in air travel infrastructure are desperately needed to restore service to even basic levels of adequacy, let alone cope with the expected coming demand."
In the next 10 years, air travel is forecast to grow from 826 million to almost 950 million enplanements per year globally. In the U.S., travel growth has the potential to add billions in travel spending and support more than a million new American jobs, U.S. Travel said.
U.S. Travel notes that research found that Americans are actively avoiding taking trips because of flying hassles. Air travel problems caused by poor infrastructure caused U.S. consumers to skip 38 million trips in 2013, costing the economy $35.7 billion.


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UPDATE: Added Wii fit trainer's clothes because she truly wasn't complete without yoga pants.
Latest MarioMapPack update: V1.07
Latest textures folder update: V1.07
Nowhere is safe from the flood of turtle titties.
Ready to bing bing wahoo, though there's still some improvements to do.
- Headhack made with build-a-bod, with almost all of those flexes still usable! Go nuts!
- body rigged with blenrig
- Base of the face ripped from Skudbutt's Ruby
- Essential props included with a few fun extras.
- As of V1.05: Also includes the 3 main Princesses! The 4 of them together allow for a lot of fun scenarios, especially if you factor in the body shapekeys and the props being available for anyone!
- As of V1.07: If you prefer your princess (male), we've got you covered too! The princess_male .zip is a one-off remake of the project, this time using the male version of Build-a-bod. Features the assets from V1.06 and a bit extra. Extremely gay, rough around the edges and violating the FristiStains mission statement of no homo™, this dude won't get any updates.
- Much like the princess (male), we've got a standalone female Wii-fit model now as well! Don't worry, this one isn't gay.
- big Koopa Knockers
The project (and maps!) assumes Blender 2.79 with the free Blenrig add-on and "load trusted" enabled. Without these some things may not work as intended.
I hope you enjoy the model as much as i did!


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What takes place on a newspaper
information and also government sports news and also interment
What does a newspaper do?
a paper tells us what takes place on the planet everyday. Hope that have assisted?
share: What takes place if you consume paper?
Absolutely nothing occurs its just paper
share: What happens to your recycled newspaper?
Fibers gotten from recycled paper are made use of for making newspaper, magazine, egg trays, coffee trays and so on
share: How did tv improve interaction?
Information as it takes place, not day old stuff [or more] like the newspaper
share: What occurs if your animal hobo gets hungry and also consumes your trash? you smack him with the newspaper as well as send him to his box obviously.
share: On webkinz what takes place if I don't have my luxurious present?
Get in touch with Webkinz globe by doing the get in touch with us point on the newspaper.
share: What is the name of the flick that has a person that reads the newspaper a day before it occurs?
It was a TELEVISION program called Early Edition
share: What is the distinction in between paper and newsletter?
A newspaper knows about what takes place in your county/ area/ village or community and also is long. An e-newsletter has to do with a specific organisation like a school or club, notifying you concerning what's taking place there and also is much shorter.
share: What happens when you defeat a feline with a rolled up newspaper?
In a lot of instances, the feline finds out to fear you and to flee when they see a paper. It is not efficient to swat a cat with a rolled-up paper due to the fact that they do not connect their previous habits with your modification – all they comprehend is that, for no obvious factor, you unexpectedly determined to slap them and injure them.
share: What takes place If guinnea pigs consume newspaper?
My guinea pigs appear to delight in destroying the newspaper in their cage. I haven't noticed anything unusual happening about them. Something might take place to your piggies, yet I never ever observe anything about mine.
share: What is personalification?
Personification happens in composing when someone takes into consideration an object as being a living person. "The newspaper aims out some crucial facts concerning …" Below, the newspaper is being manifested (a paper is not a human being as well as, as a result, can't direct out points to others).
what is the advantages of paper? what is the benefits of newspaper?
share: It showed up in the paper or it showed up on the paper?
It showed up in the paper
share: When is it important to utilize a paper?
whenever you believe something vital is mosting likely to happen … like when you need to see what the weather conditions going to be like today, you could utilize the newspaper. the majority of you would possibly utilize the tv. however what takes place if the power shuts down? make use of a paper! its just like reviewing a book … just bigger and even more information i it …
share: What are newspaper cuttings?
Newspaper cuttings are write-ups that have been removed from a paper.
share: Which are the famous 5 newspapers of Pakistan?
Jang newspaper 2. Dawn newspaper 3. Nwaey waqt paper 4.
The Herald Sunlight Newspaper is a paper from Australia.
share: Is a newspaper considered an organisation?
a newspaper business? yes a newspaper on its own? not a hint
share: Why is a newspaper a newspaper? this is so since it is information on a paper, consequently developing the newspaper
share: What area of Kenya is the paper Eastandard from?
There is no newspaper by the name of Eastandard. If you are describing the paper "East African Standard Paper", after that it is from Nairobi, Kenya.
share: Is newspaper an adverb?
No, the word newspaper is not an adverb. The word paper remains in fact a noun, due to the fact that it is an object or "point".
share: What are the qualities of paper?
what are the qualities of a paper
share: What is FrontPage in newspaper?
What is frontpage in newspaper.
share: What is an electronic paper?
A Digital newspaper is kind of like a real paper but its simply on the net.
share: What is the difference in between a broadsheet and a tabloid paper?
A tabloid paper remains in a smaller layout as well as is even more of an official paper. Broadsheet is the opposite to a tabloid newspaper.
share: What town in the USA has a paper called The Courant?
The paper The Courant is the local paper for Hartford, Connecticut. This paper was established in 1764, making it the oldest constantly published newspaper in the United States.
share: Which episode of family man did Brian struck Peter in the confront with a newspaper as well as state no?
" Death has a shadow", which occurs to be the very first episode of Household person made
share: That used his newspaper the liberator-?
William Lloyd Garrison was the one that wrote the newspaper. The paper was regarding The Liberator.
share: What is a heading in a paper?
A heading in a newspaper is the most integral part of a paper. It is the important news for the day.
share: Can you reveal me a paper arcticle from a Quebec newspaper?
Can you reveal me a newspaper that informs you an ad of the new movie.
share: How a lot does a paper photographerearn?
its varied from from newspaper to paper. Usually they earn 8000 tk in bangladesh.
share: How do you create an essay concerning paper?
There can not be an essay written in the newspaper. The paper is fro brief tales.
share: What work are in the newspaper?
there is a publisher which releases the paper the writer which writes the newspaper and the editor which modifies the newspsaper
share: What is Montana's state paper?
There is no state newspaper
share: Sort of paper in the Philippines?
sort of newspaper
share: What is folio in paper?
point of view component of the paper.
share: What is a colonial newspaper?
a paper in the early american times
share: What is a great paper name?
Sunup Paper
share: What is the type of paper?
kinds pf newspaper
share: That is in fee of a paper?
an editor is in cost of the paper
share: Is newspaper naturally degradable?
is newspaper naturally degradable yes
share: What is the Greek word for 'paper'?
share: How do you obtain rhymes on the newspaper?
in the declare sunlight newspaper
share: What is an enjoyment of a paper?
It Captivates the visitor of the paper
share: Existed a newspaper after the fight of little bighorn?
there was a paper
share: What is the plural of paper?
The plural of newspaper is papers.
share: The number of pages exist in a newspaper?
Depend upon the paper.
share: Is sciencedaily a paper?
actually, it has a write-up in the paper.
share: What part of speech is paper?
Paper is a noun.
share: How do walk with the newspaper on club penguin?
You can not truly walk with the newspaper, however simply click on the paper and review it, and on other individuals's computers, your penguin will certainly be reviewing the paper!
share: Regarding
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"The paper points out some essential truths concerning …" Below, the paper is being personified (a newspaper is not a human being and, consequently, can not point out points to others). The Nation newspaper 6. A tabloid paper is in a smaller sized format and also is more of an official paper. The newspaper The Courant is the regional newspaper for Hartford, Connecticut. A heading in a newspaper is the most vital component of a paper.


text:
- Telephone:
- 01554 227550 | 07770 471831
Key factsPrint summary
A NICE LOOKING RENAULT CLIO 1.2 DYNAMIQUE WHICH HAS JUST HAD A MAJOR SERVICE WHICH INCLUDED A NEW TIMING BELT/CAMBELT, TENSIONER KIT, WATER PUMP, FRONT BRAKE DISCS AND BRAKE PADS. MOT UNTIL 3RD APRIL 2020 WITH NO ADVISORIES.The bodywork of the car is in excellent condition with only a few minor marks as you would expect for its age but No rust or accident damage. The interior is also in excellent condition with no rips or tears. The car drives very well and you can tell that it has been well maintained and it has a MOT until 3rd april 2020 with NO ADVISORIES and a New Timing Belt/Cambelt at 84000 Miles.The car comes with the Registration Document/Logbook/V5, MOT certificate, Handbook, Service Book, MOT history list. FINANCE AVAILABLE. CREDIT CARDS/DEBIT CARDS ACCEPTED. OPEN 7 DAYS A WEEK. We ARE A FAMILY RUN BUSINESS WITH OVER 40 YEARS EXPERIENCE AND ARE AN AA TRUSTED DEALERSHIP..ALL our cars come with the relevant documentation, our own FREE WARRANTY and 12 MONTHS AA BREAKDOWN COVER. My postcode is SA14 9TD, Llanelli, South Wales. Viewing and Delivery can be arranged, conditions apply. Please visit our website WWW.NRJMOTORCOMPANY.CO.UK to view all our stock. , , Last serviced on 26/06/2019, Silver, £1,500
This car comes with
Air Conditioning, Air-Conditioning, Alarm, Alloy Wheels (15in), Computer (Driver Information System), Electric Windows (Front), In Car Entertainment (Radio/CD), Tinted Glass, Manual Air Conditioning, power steering
- 201902225205830
- 2008
- 08
- £1,500
- 150
- 84,017
- Cars
- VBbBIKL+1OU=
Vehicle summary
|Body style
|Engine size
|1149 cc
|Fuel type
|Number of doors
|Number of seats
|Gearbox type
|CO2 emissions
|139 g/km
|Insurance group
|Standard manufacturer's warranty (miles)
|0 miles
|Standard manufacturer's warranty (years)
|2 years
|Standard paintwork guarantee
|3 years
Performance & economy
|Fuel consumption (urban)
|37.2 mpg
|Fuel consumption (extra urban)
|57.6 mpg
|Fuel consumption (combined)
|47.9 mpg
|0 - 60 mph
|11.1 seconds
|Top speed
|112 mph
|Engine power
|100 bhp
|Engine torque
|No details available
|1417 mm
|Height inclusive of roof rails
|No details available
|3812 mm
|2472 mm
|1940 mm
|Width including mirrors
|No details available
|Fuel tank capacity
|55 litres
|Minimum kerb weight
|1090 kg
|Interior features
|Exterior features
|Adjustable Steering Column/Wheel
|Alloy Wheels (15in)
|Centre Console
|Body Coloured Bumpers
|Computer (Driver Information System)
|Mirrors External
|Electric Windows (Front)
|Side Protection Mouldings
|Gear Knob Leather
|Spare Wheel (Full Size)
|In Car Entertainment (Radio/CD)
|Windscreen Wiper
|Power Socket
|Alloy Wheels - 15in Mahonia
|Seats Split Rear
|Steering Wheel Leather
|Steering Wheel Mounted Controls (Audio)
|Tinted Glass
|Upholstery Cloth
|Protection Pack
|Style Pack
|Air Bag Anti-Submarine
|Air Bag Driver
|Air Bag Passenger
|Air Bag Side
|Anti-Lock Brakes
|Central Door Locking
|Centre Rear Seat Belt
|Electronic Brake Force Distribution
|Head Restraints
|Power-Assisted Steering
|Seat - ISOFIX Anchorage Point (Three Seats - Front & Rear)
|Seat Belt Pre-Tensioners
|Curtain Airbags
|Front Fog Lamps
Please note
This includes MPG figures which are calculated under European Standards, in test conditions, and will vary under normal driving conditions. The information displayed above describes the typical specification of the most recent model of this vehicle. It is not the exact specification for the actual vehicle being offered for sale which may vary. Specifications for older models may also vary. Please contact us prior to purchase to confirm the exact specification of this vehicle.
NRJ Motor Company Ltd
Based on 39 customer reviews
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Luxury Noosa Waterfront resort-style home
33 Seamount Quay, Noosaville, Queensland, Australia
- This stunning single level, fully airconditioned (heating and cooling) home in the exclusive "Noosa Waters" private canal estate in Noosa, Queensland, Australia, has a heated outdoor infinity edge pool, four bedrooms (sleeps 11) and three bathrooms - a combination of one king master bedroom with ensuite (toilet, vanity unit and shower), a walk-in-robe/dressing room, one queen guest room bedroom with ensuite (shower, toilet, vanity unit) and one queen bedroom plus a family bedroom with a double bed and 3 single beds that share a bathroom (shower, bath, vanity unit) and a separate powder room/toilet. This property also has a fully equipped kitchen, two lounge/dining areas(one indoor and one outdoor), a TV/Media room, office, laundry and double car garage. The indoor open-plan kitchen/dining/lounge room opens totally on three sides through frameless floor to ceiling glass bifold doors to tiled outdoor terraces - an undercover outdoor entertaining area overlooking the water and another sun terrace in the centre of the house surrounded by water, blurring the lines of indoor /outdoor living spaces. The well-appointed kitchen with a five metre island stone benchtop, a bar, butler's pantry and dining table (seats 10) is an entertainer's dream. Kitchen includes a Bosch electric oven and ceramic cooktop, a second Bosch combi-microwave, Miele warming drawer, Miele coffee machine, 2 drawer dishwasher, a hot/cold water Zip Hydrotap, 2 'side by side' Liebherr frig/freezers with icemaker. The large outdoor entertaining area adjoining the infinity edge pool, overlooks 36 metres of waterfront and has a lounge area plus an outdoor kitchen with built-in gas BBQ, bar frig, sink, a bar bench with stools and a dining table accommodating eight. Steps down to the water lead to a boardwalk, grassed area and private nine metre jetty with seating for sunset drinks and mooring for a boat, ensuring you won't be landlocked in Noosa Waters estate. Fish, catch mud crabs from the jetty, paddle board or kayak in the canals or cruise in a boat through a private lock to the Noosa River, North Shore, Lakes Cootharabah or Cooroibah. Enjoy fishing or just anchoring on the riverbank to enjoy the many BBQ, picnic areas or restaurants on the Noosa River, Gympie Terrace or Hastings Street. Walk 15 minutes on paths to the Noosaville river precinct, parks, playgrounds, restaurants, cafes, coffee shops, Yacht Club, Marina and Shopping centre. Cycle or drive to Noosa Main Beach (rated in top 10 beaches in Australia and the South Pacific), Noosa National park, Noosa Junction or the many villages, beaches and surfing spots dotted along the Sunshine Coast. The Noosa Hinterland, a 20-30 minute drive from Noosa Heads, is a patchwork of mountain-top vistas, lakes, forests and green rolling valleys, dotted with cafes, galleries, farm gates, day spas, historic pubs and boutique vineyards plus many walking and bike trails. Hike across Noosa National Park's cliffs and forests, canoe through the Noosa River Everglades, kayak across the open sea or just bask in the sunshine on golden sand that stretches and sparkles for miles. Noosa, approx. 1.5 hour drive from the Queensland capital of Brisbane, is a world famous surfing destination, known for its expansive beaches and colourful bays with ocean water temperature of approx. 22 C. (72 F). Lifeguards are on duty all year round at Noosa Main beach. We ride to the beach, walk, swim and enjoy a coffee early morning all year round. Noosa Tourism Website: https://www.visitnoosa.com.au/ Climate: What is the best time of year to go to Noosa Heads in Australia? Here are some average weather facts we collected from our historical climate data: During the month of June, July, August you are most likely to experience good weather with cool nights, crisp mornings and sunny average day temperatures that fall between 20 degrees Celsius (68°F) and 25 degrees Celsius (77°F). House Features: - Frameless glass fence surrounds heated (if required) lap pool with plunge pool end on waterfront and a massive tiled deck with shade umbrella and deckchairs - Water pond flows though house entrance and surrounds the sun terrace in centre of property - 4 bedrooms (1 king, 2 queen, 1 double/3 single) sleeps 11 (8 adults comfortably with extra 3 singles for children) - 3 bathrooms including 2 ensuites - 1 powder room - Study/Home Office with two workstations and lounge seating - TV/Media room with recliner/lounge seating - Fully equipped laundry with Asko frontloader washing machine and dryer and a third refrigerator - Ducted air conditioning (heating and cooling) in every room - Ceiling fans in all bedrooms, TV/Media room and office - 75 inch (190cm) Smart TV with Foxtel (movies/sport) in TV/Media room - 60 inch (152cm) TV in kitchen/family room - TV in master bedroom - Free wifi for guests - 2 car lock up garage (remote panel lift door) attached to house and room for 2 more vehicles in driveway - Storage with men's and women's golf clubs,boogie boards, coolers, picnic gear, folding chairs, beach towels, toys etc for your use - Kayaks (1 adult and 1 child) and paddle board available for use - 2 hybrid bicycles - Security alarm system and outdoor sensor lighting - Front door video intercom system *** Pool and garden maintained by contractors ***Cleaner available *** 1 car (5 seater hatchback) negotiable option if reciprocated About ourselves: Tony and Dianne: Australians retired 'at the beach' in sunny Queensland. We have two grown up children and 4 grandchildren. We love travel, golf, walking, cycling, boating, surfing, kayaking, paddle boarding, wining and dining and sharing our home with friends and family. We have visited approximately 40 countries in the world and enjoy cycling in other countries, driving ourselves and/or touring with groups. In April 2020 would like to take family (6 adults 4 grandchildren) to Bali for a 2 week holiday. For Di's 70th birthday in August 2020, we would like to base ourselves in one place in Italy (our favourite travel destination) for about 4 weeks *** negotiable dates, and immerse ourselves in the local culture. We would be on our own for some time and have family for a week, then 2 or 3 Australian couples visiting us, sharing our accommodation and celebrating the 'coming of age' birthday before we all do a Tuscany/Umbria bike ride for a week. We would prefer a home/villa with a pool on outskirts of a town with some space to enjoy outdoor alfresco dining.
- Bedrooms: 4
- Bathrooms: 3
- Amount Sleeps: 11
- Primary Home
- Noosa is one of the most popular beachside destinations in Australia. It is surrounded by stunning beaches, lakes, national parks and lush hinterland. Noosa is home to superb day spas, golf courses, stylish shopping and delicious cuisine. Eat at Noosa's best restaurants, shop at markets, visit Australia Zoo and Fraser Island, swim with humpback whales, fish, jet ski, kayak or paddleboard in the Noosa River or the ocean, hike or cycle the trails, surf or just laze in the sun on any of the many Sunshine Coast beaches. 'Noosa Waters' homes front a man-made canal connected to the beautiful Noosa River via a sophisticated lock system. Access to Noosa Waters is only given to waterfront property owners by way of a security sensor card. Noosa Waters, a quiet residential only environment of very high quality waterfront homes, is centrally located within walking distance of thriving Noosaville with its river esplanade lined with restaurants, cafes and shops. It is only 5 minutes from Noosa Main Beach and Hastings Street, Noosa Heads and 2 minutes to a neighbourhood shopping centre. Explore the Noosa Hinterland (Montville, Mapleton, Maleny, Kenilworth), Kayak with Dolphins, Cruise and Canoe the Noosa Everglades, visit the Eumundi Markets, Noosa Farmer's Market, Australia Zoo, follow the coast road to Maroochydore, Mooloolaba, and Caloundra; hire a 4WD vehicle and do the Great Beach Drive from Noosa to Rainbow Beach and Fraser Island. Further afield: Drive to Brisbane, the capital city of Queensland in 1.5hrs, Gold Coast in 2.5 hrs, local Sunshine Coast Airport only 25 mins from Noosa (daily flights to Melbourne, Sydney and Adelaide) Restaurants: Too many to list. You will find every cuisine in Noosa and surrounds - Contemporary Australian, Italian, Thai, Korean, Vietnamese,Chinese, Japanese, Indian, Sri Lankan, French, Asian, Tapas, Seafood, Steakhouses, Pizza, Healthy. Plus the many casual dining venues, burger bars, cafes, Coffee shops, Yacht Club, Surf Club, Noosa Marina. Our favourites: Sails, Noosa Waterfront, Gustos, Rickys River Bar and Restaurant, Seasons, The Beach House, Rock Salt, Bistro C, Noosa Boathouse, Sum Yung Guys etc Google Trip Advisor ' Restaurants in Noosa' or check out 'visitnoosa.com.au' or 'traveller.com.au'
- Country: Australia
- City: Noosa
- Postal Code: 4566
- WiFiPrivate PoolOutdoor Grill / BBQNo petsModern KitchenHome Security SystemHandicap AccessibilityCentral Air ConditioningCar AvailableAccess To Pool
- WaterfrontWalk to public transportationWalk to BeachGolfingBoating and SailingFishingWaterviewShort drive to beachWalk to townHorseback RidingCanoeing/KayakingBikingCultural / Tourist Attractions NearbyGalleries / Museums NearbyFine ShoppingRestaurantsHikingSpa NearbyHealth Club
- Italy: 4 weeks: July 2020 - August 2020 (dates negotiable) Bali: 10 days - 14 days between 2nd April 2020 - 20 April 2020
Direct Exchange Plan
Number in our exchange party 8
Number of children 0
Languages spoken: English
Open to all offers: No
- Italy - Tuscany or Umbria (July/Aug 2020)
- Italy - northern or negotiable other regions
- Bali, Indonesia (April 2020)


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text: 1Coconet #1 Posted June 22 Hi there! We (DH and myself) are on the Baltic cruise with the Regal Princess 8/6/2019. We have one night precruise in Copenhagen I have made a reservation but am second guessing it as they are going through renovations and I'm now worried about the room we will end up with. Looking for input from anyone that can help! 1. Admiral Hotel - current reservation but hotel under renovation. No AC - reviews say hotel can get very warm. 2. Scandic Palace - looks nice includes breakfast and from what I can determine good location. Reviews look pretty good. Open to suggestions ....thank you in advance! Kathy 0 Share this post Link to post Share on other sites


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Laser, or phototherapy, treatements are used to treat a variety of conditions.
MedX is the manufacturer of devices used to provide laser therapy, or phototherapy, treatments to patients with chronic pain, injuries, or other conditions that require rehabilitation.
What is Phototherapy?
Phototherapy, also known as laser therapy, uses low levels of light to penetrate the skin and underlying tissues help the body repair itself naturally. According to MedX, patients receiving laser therapy with their phototherapy devices heal faster and have less pain, inflammation and swelling.
How Phototherapy Works
Phototherapy exposes cells to light and stimulates them into producing more energy, increasing cell metabolism, improving circulation, and stimulating muscle and tissue growth. It can also stimulate the immune system and nerve function.
Uses of Phototherapy
MedX lasers have been used to treat many types of chronic and acute pain from injuries, migraines, whiplash, sprains and strains, sinusitis, bone fractures and arthritis. Lasers have also been used in the treatment of fibromyalgia and chronic fatigue, weight loss and stop-smoking therapies, and for the treatment of scars.
Steroids, immune suppressing medications, anti-inflammatories and certain over-the-counter medications can decrease the effectiveness of the lasers or cause undesirable side effects. MedX laser devices should also not be used on the eye or thyroid gland, over a pregnant uterus, or near a cancerous lesion or carcinoma.Tags: laser therapy, been used, used treat


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Investment ISA
A tax-efficient way to invest
Invest your £20,000 ISA allowance and protect your investment returns from income tax, tax on dividends and capital gains tax, with our Investment (Stocks and Shares) ISA.
4 minute read
Many people don't make the most of their annual ISA allowance because they aren't sure exactly how ISAs work, or because they don't think the benefits are really worth it. Here, we dispel five of the most common ISA myths that might be preventing you from making the most of this year's £20,000 allowance before the end of the tax year on 5 April 2020.
Who's it for? All investors
The value of investments can fall as well as rise. You may get back less than you invest. Tax rules can change and their effects on you will depend on your individual circumstances.
This tax year (2019-20), you can put up to £20,000 into tax-efficient ISAs. If you don't use this year's allowance by the end of the tax year on 5 April 2020, it'll be gone for good once the new tax year starts on 6 April.
If you're not sure about key ISA features and whether they could benefit you, we've debunked some of the main ISA myths which often cause confusion.
Bear in mind that the tax rules governing ISAs may change in future, and that the value of any favourable tax treatment to you will depend on your individual circumstances, which can also change.
You can pay your full ISA allowance into either investments, or cash, or peer-to-peer lending through the Innovative Finance ISA. Alternatively, you can use a combination of these, so you can contribute to one cash ISA, one investment ISA, one innovative finance ISA and one Lifetime ISA each tax year. You can move your ISAs between cash, investments and innovative finance ISAs if you wish in the future, and you can also hold cash in an investment ISA.
Find out more about our investment (Stocks and Shares) ISA
On 6 April 2018, the amount of dividends investors can receive tax-free fell from £5,000 to £2,000. Basic-rate taxpayers must pay 7.5% on dividend income beyond the £2,000 annual allowance, higher-rate taxpayers pay 32.5% and additional-rate taxpayers pay 38.1%.
If you're building up an investment portfolio over many years, you could find that your portfolio ends up generating more than the Dividend Allowance each year, although of course it may not. ISAs therefore remain important because if the rules don't change they will protect assets from tax over the long-term, enabling them to grow free of income tax, tax on dividends and Capital Gains Tax (CGT).
If your investments aren't held in a tax-efficient wrapper, you'll be taxed on profits above the annual CGT allowance, which in the 2019-20 tax-year is £12,000. The standard CGT rate is 10%, while the higher rate is 20%.
Bear in mind that the value of your investments can go down as well as up, so you could get back less than you put in.
The Personal Savings Allowance (PSA), meanwhile, allows basic rate taxpayers to earn up to £1,000 in interest each year tax-free, and higher rate taxpayers up to £500. Additional rate taxpayers do not have a Personal Savings Allowance.
However, if you earn over this limit in interest on your savings – for example, if interest rates on your accounts increase – the tax-free status of cash ISAs becomes more important. Returns paid out on cash ISA accounts remains entirely tax free – assuming the potential tax breaks offered by ISAs are not withdrawn in future.
If you hold cash in either an investment, cash, or innovative finance ISA, you can take this out of your account and put it back in within the same tax year without this affecting your annual allowance.
So, for example, if you use £10,000 of your ISA allowance in the 2019-20 tax year, and take out £2,000, you can replace this £2,000 in the same tax year and you will still be able to pay a further £10,000 taking you up to your £20,000 allowance. Not all ISA providers offer this flexibility though, so check with yours before withdrawing any money.
If you want to invest this year's £20,000 allowance in an Investment ISA, but haven't yet decided where to put your money, you can hold cash in your Investment ISA until you've made up your mind. The ability to hold cash in your Investment ISA can also be useful if you're uncertain of market conditions and don't want to invest immediately.
If your ISA savings or investments aren't performing as well as you'd hoped, or you want to move to a different provider, you can switch your investments or even provider at any time without it affecting your ISA's tax-efficient status. You can also transfer from a cash ISA to a stocks and shares ISA or innovative finance ISA or vice versa if you want to. You can choose to transfer all or just part of your savings held in ISAs from previous tax years. However, if you are transferring savings paid into an ISA during the current tax year, you must transfer the full amount.
Before transferring your ISA, check whether you'll have to pay any charges or exit penalties to move, or whether you may lose any benefits.
Find out more about the risks and drawbacks of transferring your investments
Remember too that if you're transferring cash after selling your investments, which you then plan to use to repurchase them, you'll be 'out of the market' for a time and will therefore miss out on any rise in value and on any income or other benefits from these investments during that period.
If you are transferring from a cash to an investment ISA or an innovative finance ISA, make sure you are comfortable with the higher risks that come with investing and lending.
If you want to transfer contributions made in previous tax years, you can choose what proportion of these you want to transfer. If, however, you are transferring contributions made in the current tax year, then they must be transferred in full.
Please bear in mind that this article is for general information purposes only. If you're unsure, seek professional financial advice.
The value of investments can fall as well as rise and you could get back less than you invest. If you're not sure about investing, seek independent advice. Tax rules can change in future. Their effects on you will depend on your individual circumstances.
A tax-efficient way to invest
Invest your £20,000 ISA allowance and protect your investment returns from income tax, tax on dividends and capital gains tax, with our Investment (Stocks and Shares) ISA.
A fully flexible way to invest
A flexible, straightforward account with no limits on the amount you can invest.
Keeping up to speed with the issues that could affect your investments is important for all smart investors. Read our latest articles to discover topical economic and market insight, investment ideas, and some of the trends which are shaping the world today.


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Think outside the box
Don't be tied down to the teoretical and academical sources. Every day, watch one TED Talk about innovative and ingenious ideas, and think of putting some of them to practice yourself. Read scientific magazines, like Wired and Discovery, and spend some time on StumbleUpon and tweet feeds; participate in groups and forums on science and technology. Try to get a sense of what is being done, and try out some of your own crazy ideas!


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Herschel Supply Co
Trail Dry 5L Tarpaulin Bag
A One size is equivalent to a One SizeOne Size
$65/ Approx. MXN 1260
SizeOne size (low stock)
Editor's Notes
Herschel Supply Co created the 'Trail' collection for both the city and great outdoors. This bright-orange bag is made from durable, water-resistant tarpaulin with sealed seams and a roll-top closure to keep your belongings dry. It works well for storing wet items, so bring it along for trips to the gym or beach.
Size & Fit
This item's measurements are:
- Weight - 180cm / 70.9in
- Height - 47cm / 18.5in
- Width - 28cm / 11in
Details & Care
- Bright-orange tarpaulin
- Roll-top closure
- Reflective trims
- Buckle fastening
- This bag has a capacity of approximately 5 litres
- Designer colour: Vermillion
Product Code 3983529957846117
Delivery & Returns
Find out more about our delivery options and how to exchange or return


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Organisational Development Manager - Birmingham
- Recruiter
- Oakleaf Partnership
- Location
- Birmingham, West Midlands
- Salary
- £55000 - £60000 per annum
- Ref
- 34319/001
- Starts
- Closes
- Specialisation
- Organisational Development
- Contract type
- Permanent
As Organisational Development Manager, this is a fantastic opportunity to provide specialist expertise to the Head of Change and Transformation. The purpose of this position is to act as subject matter expert for all aspects of organisational design and supporting the delivery change across the business.
You will act as a subject matter expert and provide specialist support for organisation design and development to implement the target operating model across the business.
As an expert in change management, with deep understanding of the impacts of people changes and how to drive real and sustained behavioural change, you will be an effective collaborator with the ability to engage all people across the organisation in the delivery of sustainable and effective change.
The ideal candidate for this role will include manage multiple work-streams and competing priorities and demonstrate a track record of developing planned OD interventions with a systemic mindset. An understanding of organisational culture and culture change and what creates it is also essential.
Essential requirements include:
- The ability to engage, conduct diagnosis, analyse findings, generate options and build commitment to solutions
- An excellent understanding of organisational development and design.
- Personal gravitas and excellent influencing and interpersonal skills with people at all levels, internally and externally.
- Proven leadership and change management skills.
- Strong written and oral communication skills, including presentation and facilitation skills.
- Effective planning and project management skills with the ability to set and work to deadlines.
- Numeracy and ability to analyse quantitative and qualitative data.
A relevant qualification, or equivalent professional knowledge gained through significant experience working as an OD specialist, or as an L&D or HR generalist with a strong OD focus.
Similar searches: Permanent, Organisational Development, West Midlands


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Becky's Cake
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Comments (5)
wow, it is gorgeous - sure looks like a lot of work! great job
Looks scary 8O , what are the sizes of your tiers?
the tiers were 8'',10'',12'',14'', and 16''
Nice job, how many people were at that wedding?
I don't know how many people were at the wedding or how much cake was eaten. It was quite a crowd.


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Diet is very important in weight loss programs. But choosing a good food to build muscle, burn belly fat foods to make bodybuilding diet plan is not very easy. If you are overweight or you really care about keeping your weight is tight, you have to follow a good diet plan bodybuilding.
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There are different kinds of abs diet recipes that promise to feed less fat or less of cholesterol, however, the pumpkin soup is one that contains very small amounts of cholesterol and a significant number of non-real fats in it.
Surprisingly, there are so many people around the world who even fasted so that they may be able to avoid getting extra fat or cholesterol, but there are so many delicious abs diet recipes around designed with the same purpose.


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Hot girls completely nude.The coach is loving it as all the whores on his team are now sucking him off.
By Nalkree
Her man started playing with her tits before his tongue dug deep into her pussy. First, she got below him and gave him a quick handjob with her soft little hands to get his cock extra hard and ready for penetration. He takes it out of her pussy and decides to fuck her mouth as well.
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You declare under penalty of perjury that you are at least 18 years of age, consent to viewing adult-oriented materials and agree with all the Terms and Conditions.
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Riley Anne's spread pussy for your hungry eyes.
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The sexy teen girl takes them off so she can give him a sensual morning blowjob, getting his dick as hard as a rock.
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She strips down to her sexy lingerie and they get on bed for a hot lesbian sex session.
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This sexy brunette is making some breakfast for her guy and herself when he comes over to the kitchen with his video camera.


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Five Catholic priests charged with criminal sexual conduct in Michigan sex abuse investigation
The Michigan Attorney General's office provided updates on its Catholic church investigation. Five men were charged, four arrested and one suspended.
Disclaimer : Mytimesnow (MTN) lets you explore worldwide viral news just by analyzing social media trends. Tap read more at source for full news. The inclusion of any links does not necessarily imply any endorsement of the views expressed within them.


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As a gift to comunities include community of Magento, Magento 2 and WordPress commnunity, right now, Cmsideas is running a new membership program that is called "3-month membership" so that you can claim more benefits for yourself and for your website.
After quite a long time working, Cmsideas is known a supplier for products and services concerning Magento, Magento 2 and WordPress. We created a large number of products including Magento themes, extensions for Magento, themes for Magento 2, Magento 2 extension and WordPress themes.
By these products, we hope that people who have their website based on Magento, Magento 2 or WordPress can take advantage of what the platform can bring to them. So, the "3-month membership" has been created.
If you join this program, you can claim the following benefits:
- Free download all products on cmsideas.net including extensions and themes for Magento 1, Magento 2 and WordPress for 3 months.
- 3-month upgrade all extensions with $0.
- Free support for technical issues.
Moreover, in case that your membership rule is expire but this program hasn't still been ended, you can extend and continued to claim benefits of the program.
To join this program, all you need is just your own account on cmsideas.net and follow this link.


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Building Internal Capabilities III capitalises on the value of all employees by helping to extend the theories of the Building Internal Capabilities I Seminar throughout the entire organisation. Employees learn about what it means to be a part of an operational team and about developing personal standards of performance. Participants work in teams to study issues that include practicing critique, gathering information, expressing opinions, making decisions, and resolving conflict.
When everyone in an organisation speaks the same language and has a practical understanding of the differences between sound and unsound behavior, an organisation creates the opportunity to bring about lasting behavioural change.


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Bahrain's World Trade Centre is one of the first buildings to be designed with wind turbines as part of its structure. It sounds simple, but as Thomas Lane discovered, the problems were many and the answers elusive
Constructing the world's first building to sport large integrated wind turbines in the most oil-rich region on the planet seems crazy. Just knowing there is so much oil under your feet makes profligate behaviour seem natural: people drive their gas guzzlers on journeys of a few yards and everywhere you go, super strong air-conditioning is engaged in an endless battle with 50°C temperatures. But the fabulous oil wealth of the Middle East also means clients have the money to try something different. So, when you put together a sailor inspired by the power of the wind at sea, and a wealthy client with the money to realise crazy dreams, the idea starts to look more plausible.
The initial concept
This is how it happened. The client, who wants to remain anonymous, invited architect Shaun Killa, sailing enthusiast and design director of Atkins Middle East, to a piece of land near the Gulf coast in Manama in Bahrain to discuss its redevelopment. "When I went, a tremendous wind was blowing – it was at least 25 knots," says Killa. "It was very clean and uninterrupted, coming off the sea. It was clear to us that the opportunity was there to create a building that would harness that wind."
The obvious option in such a sun-blessed country would have been solar power, but Killa explains that his choice of wind was based on sound logic as well as instinctive enthusiasm. "Four years ago photovoltaics were very overpriced – about five times as expensive per kilo watt than wind," he says. "There were also issues about PV panels losing their efficiency when they got hot. I didn't think they were ready for the Middle East, so it had to be wind."
A tremendous wind was blowing, clean and uninterrupted. It was clear to us the opportunity was there
Shaun Killa, Atkins Middle East
Fortunately, he says, the brief for the Bahrain World Trade Centre was very fluid: to create a new, upmarket shopping mall linked to an existing one, plus add "50,000m2 of useable space in an office building."
"The client didn't specify how many buildings," says Killa. But even in the Middle East clients are careful not to chuck money away on mad schemes. Killa and his team had to prove the idea was going to work, which was a tough job when it had never been done before.
This required a huge amount of research. The team opted for as many standard components with proven performance records as possible, to keep the client happy and the project manageable. These components included the control systems, the mounting bridges for the turbines and, crucially, the actual wind turbines, which were a type used on early wind farms. "They needed to be rated and certified," says Killa. "If we chose anything that wasn't, there would be five years of research and development, and I don't believe any client would sponsor that." This meant the building had to be designed around turbines that were intended for a different environment to an office building. "We had to take a wind turbine that was built for a field and create a near perfect environment for it," explains Killa.
How would it work?
If we chose any component that wasn't rated and certified, there would be five years of research and development
Shaun Killa, Atkins Middle East
Research showed that about 70% of the wind coming off the Gulf hit the coast head on or within a 60° range on either side. This confirmed that the planned development would work well on the site, but only if the building were designed to straighten out any winds coming in at a slight angle, in order to hit the turbine blades head on for maximum efficiency.
The solution was to create two separate wings with the wind turbines sitting on bridges between them. These two elements are shaped like aerofoils, angled so the distance between the wings is 120m at the front but just 30m at the rear. This creates a funnelling effect that, aided by the shape of the wings, straightens and channels the wind. The outer edges of the wings are also aerofoil-shaped, which creates an area of low pressure just behind the wind turbines. Killa says the design not only directs the wind, but also increases the wind speed so that up to twice as much energy can be extracted from it by the turbines.
Every part of the development has been designed to maximise the effectiveness and efficiency of the turbines. The building has been carefully shaped so each of the three turbines rotates at the same speed. This means that each is generating the same amount of electricity, simplifying control and power conversion systems and ensuring maintenance schedules are the same. Because the wind speed increases towards the top of the building, it tapers to lessen the funnelling effect, keeping the wind consistent over the building height.
Safety first
The client didn't approve the bridges until we were up to the 9th floor, which was the latest date the decision could be made
Simha Lytherao, Atkins Middle East
Deciding the building shape was only the beginning. There were a huge number of questions that had to be answered. Would the turbines create airborne andstructure-borne noise? Could they deflect and hit the bridges? What would happen if the blades were struck by birds or lightning? Would the flickering caused by the turbine blades cause someone in an adjacent building to have an epileptic fit? The list goes on, covering about 200 possible scenarios. "The threshold we always set was safety and user comfort," says Simha LytheRao, Atkins' project manager.
Each scenario was carefully risk-assessed to determine how much risk was acceptable. The team also looked at each part of the building and listed what events could affect it. If the risk seemed too great, measures were put in place to reduce it. For example, there was a high risk that vibrations from the turbine gearbox would be transmitted into the building structure by way of the bridges and would be audible to the occupants in the same way as someone drilling into a wall several floors away. The solution was to mount the turbines on rubber and isolate the bridges from each wing using rubber dampers, which also accommodate the differential movement between the two wings. In addition, lasers are used to monitor the turbine blades; if these get too close to the bridges, the control system shuts the turbines down.
Another big challenge was coming up with the control system itself. There are existing systems for turbines, and for buildings, but nothing that links the two together. Uniting the two was important, as the control system needed to tie the turbines' output with the electrical demand of the building. Safety issues also came into play, as the turbines need to shut down if there is a fire, or if someone opens one of the doors from the building onto a turbine bridge. "Nobody thinks about the integration of the controls but it was the most difficult part," says LytheRao. Turbine supplier Norven worked with Atkins to develop a system that would cope with all these requirement by working with the building management system.
Testing the wind
Leaders in the Middle East see this as the future. Its success has contributed to a lot of the green initiatives
Shaun Killa, Atkins Middle East
The crunch moment came in April, when the turbines were switched on briefly to see if all these issues were successfully resolved. "We ran the turbines for 14 hours. There was no vibration or noise at all and nothing which was a concern," says LytheRao. Killa adds that the turbines produced more power than predicted, spectacularly vindicating his vision and the team's hard work (see box: How much power does it produce).
The building is scheduled for completion at the end of the year and is apparently fully let. Was all the work worth it? Killa thinks so. He has also been surprised by the positive response the building has received from locals, and from other parts of the Middle East. "We were told unofficially that a lot of the leaders in the Middle East started to see this as the future," he says. "There needs to be a new consciousness. This building's success has contributed to a lot of the green initiatives in the region."
The new wave of eco-enthusiasm he refers to includes zero-carbon city Madur in Abu Dhabi and the new green regulations in Dubai, plus a rash of new, low energy buildings such as the Dubai International Financial Centre Lighthouse (see box: What's next). Making the Middle East's inhabitants think more carefully about the oil beneath their feet is no mean achievement.
How much power does it produce?
Each of the three turbines produces 225kW when running at full capacity, totalling 675kW. This is estimated to produce a total of 1,300MWhr a year.
Calculations show that the wind turbines should produce 10% to 15% of the building's energy needs, and this includes all the occupants' power use, too. But this figure is negated somewhat as the building is cooled via a district cooling system.
Killa says that the calculations were very conservative.
When the turbines were tested in April they produced more power than anticipated, and the calculations were based on a much higher occupant density than the actual finished design.
Efforts have been made to reduce the energy the building uses. Sources from Atkins say there is some potential for natural ventilation in the winter as the balconies have opening doors, and the concrete structure means the building has high levels of thermal mass.
The building is narrow-plan which means it receives high levels of natural light and LytheRao points out that district cooling is less energy intensive than a building-based system. He does concede, however, that it is not a low energy building.
Unfortunately, the local power company has not yet caught up with the idea of a renewable energy network, and refuses to allow any power to be fed into its grid. Atkins had to convince the power company that power from the turbines would not migrate into the grid. This means that the power-generating potential of the turbines goes unused during evenings and weekends.
"It means we cannot generate power unless the building's electrical demand is more than the turbines can produce," says LytheRao.
The team are considering ways of making the most out of the output of the turbines during dead periods by installing a chiller to make ice, which could be used to cool the building during the day and reduce reliance on the district cooling system.
In the long term, the team hopes that the power company might change its mind about accepting power from the wind turbines. Here, the signs are good; the power companies in Dubai and Abu Dhabi recently started accepting feed-in power, as the rulers recognised that this is the
only way renewable energy can be efficiently generated.
Was it difficult to build?
Despite the unusual nature of the building the client still wanted it delivered in double-quick time. This is not unusual in today's Middle East.
In 2004, the design was at the concept stage, and normally another 12 to 18 months would be needed to complete the research and work up the detailed version. But construction started in June 2004, so the team had to complete their research and detailed design as the building was being constructed.
This meant some close calls, for example, the team had not finalised the design of the bridges to support the turbines until the building was well out of the ground. "The client didn't approve the bridges until we were up to the 9th floor, which was the latest date the decision could be made," says LytheRao. He adds that the building was designed to function with or without the turbines, in case there was no time to incorporate them into the finished building.
The building structure was only marginally beefed up to cope with the additional weight of the bridges and turbines, but at 70 tonnes the bridges were too heavy to lift into position by crane so this had to be done by strand-jack. Then the turbines' nacelles were installed and, finally, the blades were assembled on the ground and craned up as a unit, a tricky job because of the wind.
How long will it last?
How well the turbines will work in 10 or 20 years is open to question. At the moment, the Bahrain World Trade Centre stands with no tall buildings around it, which means it enjoys clean, uninterrupted wind. This is bound to change, as the building occupies a very desirable spot and future development may well affect wind quality. "At the moment there is nothing in front of the building, and what is currently planned won't affect it," says LytheRao. "In the medium term nothing will change, but this is the Middle East and anything can happen."
Although it would be unfortunate if new development compromised the impact and efficiency of the turbines, the key achievement – the principle of integrating large-scale wind turbines into a building – will remain. The financial loss would also not be too significant, as the turbines and support bridges added just 3-4% extra to the building budget.
Killa says early calculations showed the payback period was 17–20 years but the 10% additional rental premium the building commands reduces that to just 2.5 years, even without allowing for recent energy price hikes.
What's next?
The experience Atkins has gained from the Bahrain World Trade Centre is already feeding into other projects. It has designed the Dubai International Finance Centre's Lighthouse Tower, which has three big integrated wind turbines at the top of the building.
Although Dubai has wind speeds about 30% lower than in Manama, at 402m the building is much taller, which offsets this. It also has 4,000 photovoltaic panels. These renewable technologies will contribute 12% of the building's energy needs, for much higher occupant densities than the Bahrain building. It also incorporates other energy-saving features such as chilled ceilings rather than
power-hungry fan-coil units, regenerative double-deck lifts and low energy lighting systems.
The combination of the renewable energy technologies and energy-saving design cuts total energy use by 50-55% compared with a standard good-practice building.
Killa also designed another building for Dubai with integrated wind turbines, which would have included six 7,500kW turbines producing a whopping 4.5MW of power. The project was cancelled, but given the rate of development in the region it will not be long before something similar gets built.
Project team
client representative and cost manager HAJ
principal consultant, architect, project manager and structural design, mechanical and electrical engineer Atkins Middle East
main contractor Nass and Murray & Roberts joint venture
bridge subcontractor Ramboll


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Do not Miss Out On the Training Opportunities of Max Cement
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Part # SP3230EE
By Hayward Pool Products
Part # SP3230EE
Superior performance, energy efficiency and value are the qualities that you can depend on when it comes to the TriStar high performance pump by Hayward. The advanced fluid dynamic design optimizes the three essential pump elements to deliver superior flow, and energy efficiency creating a new benchmark in residential pool pumps. TriStar features the most energy-efficient hydraulics with a revolutionary motor-cooling design for an extended motor life. It's the first pump to feature a Tri-Lock cam and ramp strainer cover with a super sized, smooth, no-rib basket. This extra large leaf holding capacity extends the time between cleanings, giving you more time to relax and enjoy your pool. It also features a dynamic airflow for a quieter, cooler operation and it seamlessly retrofits to almost any existing filtration system. TriStar-Your High-Performance Pump Solution, only from Hayward.
do i need to purchase anything else to have this pump up and running?
Hi. This pump is complete, you will just need to plumb the pump in and wire the pump. Additional accessories or parts may be required depending on your application.
Are all Hayward Tristar Pumps considered variable speed?
>No, The only variable speed TriStar pump is model#: SP322063EEV. This pump requires either the SP3220VSC - TriStar Energy Solution Control stand alone control, or the SP3220VSCAQL - TriStar Energy Solution Control for Pro Logic
1 0
(5 out of 5 stars) Sweet pump
Reviewed By: Jim S. from Frisco, TX ()
Pros: Strong flow and quiet
Cons: Had to redo pic to fit
Really like this pump. Big water flow jump from my old Hayward Northstar unit. Quiet and efficient. Wish the intake/output connections were the same so I didn't have to replumb the lines...but worth the effort.
(5 out of 5 stars) Great Hi Flow Pump
Reviewed By: Tom M. ()
Pros: Fit old plumbing perfect
You delivered this pump in record time just before Christmas. Just got it stalled this last week end and cannot believe how much better the water circulation is compared to my old 2hp. My water fall actually looks like one now. Thanks.


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The King Koil Mercury 5 ft Mattress features a luxury pocketed-spring system with flex-edge border supports and high-loft quilted top for edge to edge sleeping comfort.
This is a no-turn mattress but requires regular rotation.
The King Koil Mercury Mattress is available to order in 3 ft, 4 ft, 4ft6, 5 ft or 6 ft sizes and also as a DIVAN SET.
Delivery in 2-3 weeks.
**image is for illustration only, indicated price is for one king koil 5 ft mercury mattress only.


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Hotel Information
Special Event
Adventures Out West Jeep Tour of the Cheyenne Canyon followed by dinner and history lesson at the Pioneer Museum
More Colorado Springs Activities
Visit Colorado Springs
Garden of the Gods
And so much more! Arrive early and see "In the Heights" by Manuel-Lin Miranda at Colorado Springs Fine Arts Center at Colorado College
Tentative Program Outline
REA Boot Camp with Cheryl Dunn
Monday, June 22
8:15am – 5:00pm Boot Camp + Lunch
Tuesday, June 23
8:15am – 5:00pm Boot Camp + Lunch
Wednesday, June 24
8:15am – 5:00pm Boot Camp + Lunch
AACSB's A7 standard specifies that, as part of their education, accounting graduates should have developed skills and knowledge related to data creation, data storage, data reporting, data mining, data analytics, and data sharing. The AIS Educators' REA Workshop will demonstrate how REA provides a framework that encompasses these skills and knowledge, such that AIS educators should consider teaching REA at either the undergraduate or graduate level using the tools provided in this workshop. Registration for this workshop will also include a follow-up webinar in mid-to-late-July to allow further discussion once participants have had a chance to fully digest the workshop content. That webinar will be recorded for access by workshop attendees who are unable to participate live.
Pre-Conference Analytics Workshop
Thursday, June 25
8:00am-5:00pm Workshop + Lunch
This workshop provides a hands-on introduction to analytics. More info forthcoming.
Annual Conference
Innovative assignments, cases, research papers, or projects addressing the areas of
- Emerging IT concepts and tools in AIS;
- Internal control and auditing systems, REA;
- IT audit;
- Database, enterprise, expert, artificial intelligence and decision-support systems;
- AIS systems implementation issues;
- Tips for AIS Educators;
- Pedagogy, academic integrity and assessment in AIS classes;
- AIS educational research and AIS classroom teaching, including Excel and PowerPoint.
Friday, June 26
8:30am-3:00pm Conference Sessions + Lunch
3:00pm-8:00pm Special Event + Dinner
Saturday, June 27
8:30am-5:35pm Conference Sessions + Lunch
5:45pm-6:45pm Executive Board Meeting
Sunday, June 28
9:00am-12:00pm Roundtable on AIS Teaching and Emerging Topics
Additional Session and Speaker Information
REA Boot Camp with Dr. Cheryl Dunn
Dr. Cheryl Dunn is Associate Director of the School of Accounting at Grand Valley State University. She has taught accounting information system and REA modeling to her students.


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Facebook to tighten political ad rules for 2019 elections
PARIS: Facebook said on Tuesday it will tighten rules for political ads in countries with elections scheduled in the first half of the year, building on transparency efforts already underway in the United States, Britain and Brazil after a series of scandals.
"As we prepare for major elections around the world this year, we're continuing our focus on preventing foreign interference and giving people more information about the ads they see across our platforms," the social media giant said in a post on its Business page.
In the US, Britain and Brazil political advertisers must confirm their identity and location before they can run Facebook ads, which are also housed in a public, searchable library for up to seven years. "By shining a light on political ads, news organisations, regulators, watchdog groups and people anywhere in the world can hold advertisers and us more accountable," it said.
For upcoming elections in Nigeria and Ukraine no foreign electoral ads will be accepted, Facebook said. In India, the network will launch an Ad Library and enforce authorisations before spring elections, it said. In the EU, it is to roll out "transparency tools" in the runup to European Parliament elections in May.
By the end of June, Facebook said it would provide a set of these tools to advertisers around the world.
Published in Dawn, January 17th, 2019


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With LaVerne Butler having provided so much passionate, intense hard bop on her debut album, No Looking Back, it came as quite a surprise when the singer took a more mellow and laidback approach on her second album, Day Dreamin', which was devoid of loud horn solos and found her joined by an intimate piano trio. Not thrilled to hear Butler interpreting songs by the Isley Brothers and Aretha Franklin, some jazz purists dismissed the CD as lightweight quiet storm music and argued that Butler should have stuck with standards and hard bop. But in fact, Day Dreamin' has a lot going for it. By choosing less obvious material, Butler was taking chances, and they pay off handsomely. The Isleys' "For the Love of You" and Franklin's "Day Dreamin'" work well in an acoustic jazz setting, as does Brazilian singer Dori Caymmi's "Photograph." This CD can function as mood music, but it's personal, heartfelt mood music that is as rewarding as it is thoughtful.
Product Details
|Release Date:
|Chesky Records
Album Credits
Performance CreditsLaVerne Butler Primary Artist,Vocals
Dennis Irwin Bass
Mark Sherman Vibes
Peter Bernstein Guitar
Gregory Hutchinson Drums
Daniel Sadownick Percussion
Rob Bargad Piano
Technical CreditsDavid Chesky Producer
LaVerne Butler Arranger,Lyricist,Producer
Norman Chesky Engineer,Executive Producer
Niels Lan Doky Arranger
Lorenz Hart Lyricist
Steve Kaiser Producer
Bob Katz Engineer
David Merrill Engineer
Rob Bargad Arranger,Director,Musical Director
Ross Hudson Artwork
Peter Farrow Lyricist
Customer Reviews
Average Review


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Tag Archives: preservation
Are Museums Sepulchers for Culture?
Who has not felt the frustration that typically assails one after visiting a large museum? Wandering through the rooms and galleries where rare objects and masterpieces are exhibited, the soul expands and is enriched by the contemplation of a thousand … Continue reading


text: I M LOOKING FOR AN APARTAMENT Dublin City Date added: 20-09-2017 Hello. The couple are looking for a room from November 1 near Dublin 1,2,8,12. We are working on Full Time, We are honest people who care about cleanliness. We would be interested in living near the center because we both work there. We kindly ask for all information. I am giving you my email below: [email protected] Thank you Back Previous classified Next classified


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Petition doesn't qualify for ballot, say city officials
Sep 07, 2018 01:45PM
● By Jana Klopsch
A special election was approved by the city council, though officials also say petition doesn't qualify. Courts to decide.
By Travis Barton | [email protected]
If you thought the Cottonwood Mall redevelopment issue would die down, think again.
In a press release issued on Aug. 3, Holladay officials determined the petition challenging plan approval for redeveloping the site are not eligible for placement on the ballot.
"This is a complex issue," said Holladay Mayor Rob Dahle in a press release. "The city has an obligation to respect the referendum power of the people and a property owners' land-use application rights. We are trying our best to balance both considerations."
The residents' petitions seek to overturn city decisions approving amendments to a site development plan and a development agreement for the mall site that were originally approved in 2008. Holladay officials have consistently maintained the city's decisions to adjust previously approved plans are administrative and not legislative, meaning they can't be challenged through an initiative process.
Preparing for every contingency, the Holladay City Council also unanimously voted on Aug. 2 to schedule a special election on Nov. 6 for the possible referendum.
Holladay City Attorney Todd Godfrey said during the Aug. 2 meeting he feels the decisions are administrative and therefore "not referable under referendum power." But he also understood "There's a significant contrary opinion to the public and I think it's appropriate the council give respect to that opinion." Which may require a final determination by the courts.
Unite for Holladay, a local group of residents protesting the Holladay Quarter project, responded on its Facebook page Aug. 6, disappointed city officials "decided to reject the voice of nearly 8,000 residents."
"This is another example of our elected city leaders ignoring the voice of the people by essentially forcing a lawsuit against their own tax-paying citizens," wrote the post, credited to Paul Baker and Brett Stohlton. "We consulted with several expert law firms familiar with these issues and we are confident the court will rule in our favor."
The post continued noting how different the density and commercial space in the Holladay Quarter project is "from when the site was originally approved for a mall in 2008."
"We are pro-development and want to see a great plan come forward on the site."
Godfrey acknowledged in the Aug. 2 meeting that the group met the requisite number of signatures — only 5,874 were required, 35 percent of registered voters in Holladay — but maintained his opinion the decisions were administrative.
If the special election goes through, it would cost an estimated $20,000 to the city, but would not be incurred if dropped by Sept. 7. Godfrey said by adopting the resolution to schedule the special election, city officials can expect to spend that money, though it was accounted for in their last budget meeting.
"Unfortunately, this has proven to be a divisive issue in our community," Dahle said. "We are hopeful that this situation will be resolved soon so we can move forward together."


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British Deputy High Commissioner Susie Kitchens yesterday attended the launch of a report by the Overseas Development Institute which seeks to integrate Micro Small and Medium Enterprises (MSMEs) into the economic ecosystem yesterday.
Speaking at the launch, Ministry of Trade, Industry and Cooperatives Cabinet Secretary Peter Munya said the Kenyan government was committed to policies that will support MSME growth such as tax breaks, work space, skills and access to finance.
The report, which was commissioned by the Executive Office of the President in partnership with State Department for Industrialization, analysed the textile, garments and leather value chains with a focus in MSMEs and their linkages with large companies.
Also speaking at the launch, Investing in Africa Country Director, Wangeci Muriuki discussed how they are helping build private sector partnership initiatives that enable trade between MSMEs and large corporations and multinationals.
Commenting on the launch, Ms Kitchens said: "SMEs are the backbone of the economy and the biggest generator of jobs," and added that the British High Commission, British Council Kenya and British Chamber of Commerce Kenya are all partnering to support their growth.