Sorry but that assertion that Anne Power was not fully correct sucks, sucks very badly. Considered one of the worst man-made disasters in post-World War II Britain, the Grenfell Tower fire of June 14th, 2017 is a breach of the right to life, an assault on human dignity and a manifestation of stark inequality in the UK. The BBC is not responsible for the content of external sites. London's high-rise tenants cite concerns in wake of Grenfell Tower fire Residents of other blocks run by Kensington and Chelsea Tenants Management We use cookies on this site to understand how you use our content, and to give you the best browsing experience. The fact that all the tenants can become members amounts to little as all they can do is elect some of the Board. Other savings listed include the removal of all external landscaping works, saving 428,000, and changing window surrounds from birchwood to MDF or softwood in a further 117,000 cut. Tap above to watch video coverage of the Grenfell Inquiry. /F1 16 0 R She explains why the difference matters in light of the disaster at Grenfell. Kensington and Chelsea is a rich area. The Royal Borough of Kensington and Chelsea (RBKC) over-ruled the Kensington and Chelsea Tenant Management Organisation (TMO) to have Leadbitter the original contractor lined up to refurbish Grenfell Tower replaced and the job re-procured, the Grenfell Tower Inquiry has heard. /F6 21 0 R The fire was a foreseeable consequence of collective political inaction to regulate health and safety in tower blocks. >> On the 14th of every month, the community around Grenfell gathers to remember those whose lives were lost on the night of the fire. They negotiate a management agreement with their council landlord to take on limited, local responsibilities, paid for out of an allowance from their rents. Rydon did not comment on the Camden flats. Under its long-term public remit it had developed a suitably established system for managing properties, employing dedicated individuals with a clear understanding of their roles, with little scope for compromising on safety and largely free of political influence. The public inquiry into the June 2017 disaster is now looking at issues surrounding social housing management, including risk assessment and handling of tenants complaints. The Human Rights Act 1998 requires public authorities to act in a manner that is compatible with the Convention rights set out in section 1. Read about our approach to external linking. >> Concrete is a better fire retardant material.. endobj Mr Daffarn told a public inquiry his description of the organisation was not "glib, shoot from the hip expressions". It is nevertheless understood that fires are statistically calculable occurrences and the extent of the fire that followed the initial source and the difficulty in accessing the building and saving lives can be attributed to failures to properly manage the safety of the building. /ProcSet [/PDF /Text /ImageB /ImageC /ImageI] Kensington and Chelsea TMO (KCTMO) was the largest tenant management organisation (TMO) in England, managing nearly 10,000 properties on behalf of Kensington and Chelsea London Borough Council the entire council housing stock in the Royal Borough of Kensington and Chelsea. [8], Membership is open to any named tenant or leaseholder of a property owned by the Royal Borough of Kensington and Chelsea who is over the age of eighteen.[9]. << /F2 17 0 R /Type /Page Read about our approach to external linking. To accept cookies, click continue. However the facts in her account are not fully correct. The fire regulations are clearly out of date and it was a political decision not to update them.. I have yet to see any rebuttal here. For tenants to take on even part of their landlords role, to handle a budget, staff employment, service standards etc., they need proper training and dedicated time. /F6 21 0 R Lees comment gives some of the background. Where a violation of the substantive positive obligation namely, the state being obliged to institute and maintain an effective system of deterrence against the threat to life in Article 2 is established, compensation for pecuniary and non-pecuniary damage are in principle possible as part of the range of redress available. Frustrated with remote council landlords who seem not to care, tenants often form a local group that fights for local control over local tasks to make their estate work day-to-day repairs, caretaking, empty property, nuisance, rubbish, environmental and social problems. Most populous nation: Should India rejoice or panic? Artelia said on Friday none of its roles involved the design of the project, or specification and/or approval of materials. Following the tragic fire in June 2017, changes were made which ultimately led to the KCTMO handing back delivery of all day-to-day housing and related support services to the Royal Borough of Kensington and Chelsea at the end of February 2018. All queries about housing services should be directed to the Council. At Adair Tower in Kensington and Chelsea, Fabio Freemantle, 33, lives on the 13th and highest floor. Meanwhile, Camden council has been asked to urgently review cladding on five high-rises in the borough after tenants discovered that the contractor used in the Grenfell Tower block refurbishment was also responsible for renovation of their buildings. Lee Chapman said he had repeatedly been refused an independent fire assessment of the building by the Kensington and Chelsea Tenant Management Organisation (KCTMO) in spring 2017. /CropBox [0.0 0.0 595.2 857.28] /Contents 8 0 R /F5 20 0 R Police said they were considering manslaughter charges in relation to the fire as they revealed that the cladding tiles at the building had failed safety tests. The actual management agreement between the borough and effectively the Director of Housing, who became the CEO of the TMO, is still unclear. /CropBox [0.0 0.0 595.2 857.28] /F5 20 0 R This means taking in house the ALMO that can no longer masquerade as a TMO, but all Senior Officers in the Council are under legal orders to say nothing; this includes the Kensington and Chelsea TMO, now with a new chief executive. Mr Chapman and other members of the leaseholders association repeatedly requested copies of fire safety reports from the National Grid and the fire brigade which KCTMO claimed it possessed. The secret mine that hid the Nazis' stolen treasure. The Faculty of Law, University of Oxford, Lecturer in Law, Oxford Brookes University, The Grenfell Tower Fire as a Breach of the Right to Life. Run by a board of 13 tenants, it was described at the time as "one of Britain's most ambitious property management schemes".[5]. 6 0 obj /F8 11 0 R [6] Labour councillor and now MP, Emma Dent Coad was a council-appointed board member from 2008[7] to 31 October 2012. The public inquiry will take many months to reveal the truth; prosecutions may take even longer. (modern). /Parent 2 0 R Asked if she would have made any contribution in ensuring these deficiencies were fixed, she said: I am sure there was discussion in the monthly health and safety meetings. /Xi12 39 0 R The focus of our article is to examine corporate governance failure itself as a contributing factor in the fire, relying on evidence unearthed in the course of the investigation. It cut capital spend hence the cheaper, less fire-resistant cladding on Grenfell Tower and the cheaper building contractor, the lack of fire sprinklers, and the meagre on-site supervision. Ms Jevans said this would have been the responsibility of Mr Parkes. /Type /Page Another couple, who bought a flat on the ninth floor of Adair Tower, said they saw little in return for the 4,000 service fee they pay to the landlord each year. /F3 18 0 R % The council and its tenant management organisation will give evidence in coming weeks. /Type /Page Its chief executive, Robert Bond, said he was shocked and devastated by the Grenfell disaster but said he would could not comment further beyond a statement issued on Thursday because of the proposed public inquiry. >> WebProvide full-time tenant management; Schedule and oversee property repair and maintenance; Manage collection of all rent and enforce penalties for late payments; Tenant Management Organisations such as KCTMO are founded when residents create a corporate body, which appoints a management committee to run the body, funded by management fees paid by the Council under the agreement. /Rotate 0 It has now lost its role on the estate and may soon be disbanded. Id say (fire safety and poor works) are outcomes whether you have a safe building, its all about the leadership and the culture, he said. Edward Daffarn and another resident repeatedly attacked the Kensington and Chelsea Tenant Management Organisation (KCTMO) in a blog. VideoThe secret mine that hid the Nazis' stolen treasure, LGBT troops take love for Eurovision to front line, Why an Indian comedian is challenging fake news rules. A fire at the Grenfell Tower block in west London in June 2017 claimed 72 lives. << WebKENSINGTON AND CHELSEA TENANT MANAGEMENT ORGANISATION Grenfell Review Scoping Meetin~ Wednesday 24u~ February 2016 at 5pm Board Room, 346 Rock Feilding-Mellen is chairman of Kensington and Chelseas housing committee. The 8 tenants in a board with 7 professionals will be easily subdued by those more capable professionals. The Council seems deaf. There were no alarms and theres no sprinkler system in the building or panic buttons. Bob OToole, head of the residents association in the Chalcot Estate, said he had received about 40 calls from panicked residents since the fire in Grenfell. The TMO was the organisation appointed by the Royal Borough of Kensington and Chelsea to run its entire council housing stock. It has now lost its role on the /F4 19 0 R Mr Collins was one of a number of people who joined a residents group called Grenfell Community Unite, but staff at KCTMO refused to meet them. Did this woman die because her genitals were cut? Kensington and Chelsea decided to keep the name Kensington and Chelsea TMO, in the hope that tenants would identify with it. /XObject << Kensington and Chelsea council has said it will cooperate with any investigation into the fire. It stated: We do not see it necessary to instruct or fund an independent adjudicator at this time.. Through austerity cuts, since 2015 financial support for tenant training has gone, and there has been little interest in TMOs. I had a sense that the people in the TMO and RBKC looked down on the residents of Grenfell Tower and were brushing us off, he said. /Font << Among the 200 TMOs nationally, that particular organisation is a total anomaly not community-based, not cooperatively run, not representative. /Xi3 27 0 R It became an ALMO in 2002 in response to the (Labour) governments funding of Decent Homes and the fact that they wouldnt give the funding to local authorities (or TMOs). /Xi9 36 0 R /CropBox [0.0 0.0 595.2 857.28] Since the [KCTMO] took over from the council, they have made it worse.. The Kensington and Chelsea borough-wide TMO, formed in the 1990s, is known by tenants locally around Grenfell Tower as a fake TMO. London. /F10 10 0 R The fire speaks to the failure of the Royal Borough of Kensington and Chelsea, one of the wealthiest boroughs in the country, to adequately regulate social housing. 8 0 obj Staff managing social housing for the Royal Borough of Kensington and Chelsea adopted an us vs them mentality towards residents of the Grenfell Tower in the months before the fire that killed 72 people, an inquiry has heard. >> [17] In September 2017 Kensington and Chelsea councillors voted unanimously to end the contract with KCTMO, stating that the firm "no longer has the trust of residents in the borough". >> When conceptualised this way, a corporate governance framework can be perceived as a systematic approach to prevent failings by identifying inherent risks and addressing collective actions to mitigate these risks and foresee negative outcomes or potential threats. WebThe management of Grenfell Tower, including how residents' complaints were handled Central and local government responses to the disaster The response of London Fire Brigade Building regulations and enforcement Remaining expert evidence Remaining evidence from bereaved, survivors and residents Module 1 [ edit] /MediaBox [0.0 0.0 595.2 857.28] He showed new notices stuck up in the hallways after last Octobers fire stating: There is a stay put policy for residents unless the fire is in it affecting your flat.. It was set up to cover the whole borough and simply took on the existing council housing department and stock. The lifts are constantly breaking down, said Jose. /Im49 35 0 R Many small TMOs are based in similar high rise blocks to Grenfell. Mr Kinnier said that a full review of the property policy arrangements was recommended in the 2013 document. However, the inquiry has previously found that the first fire engines called to the tower were able to park close to the main entrance and get access to water mains. People need action to restore normal conditions on the estate and rebuild trust. When it became an ALMO in 2002, the government was at first insisting on its losing its tenant majority on the board. To be clear, if we cannot get out people will die or at best suffer serious injury.. Most of the residents were working class and of BAME background. Following the fire, The Grenfell Tower Inquiry was established to establish the cause and origin of the fire and in a second phase to examine the buildings refurbishment and external cladding, examining key issues related to the responsibility for maintaining the safety of the building and the residents. I was woken that day by the smell of burning, he said. Concerned residents in the Chalcot Estate in Swiss Cottage asked Camden council on Thursday for a copy of the specifications for the rainfall cladding installed by housing contractor Rydon 11 years ago. Your email address will not be published. However, KCTMO continues to exist as a legal entity so that it can be represented at the Grenfell Tower Inquiry. In December 2017, the TMO board decided that it could no longer guarantee that it could deliver services to a standard that residents should expect and fulfil all its duties contained in its contract with the council (known as the modular management agreement or MMA). /XObject << Tenant Management Organisations are small, tenant-led organisations that take on a number of landlord functions from local councils. KCTMO, of course, took no further part in ATIC (having been glad to accept help to fix their political problem, the facts in her account are not fully correct. /Parent 2 0 R I got my elderly neighbour out of his flat and we walked all the way down the 189 steps. 72 people lost their lives, 70 were injured, and 223 people escaped the building. stream Families who live in nearby Adair Tower in north Kensington, also operated by Kensington and Chelsea Tenants Management Organisation (KCTMO), have instructions to stay in their homes in the event of a fire. It declined to discuss the documentation citing a duty of confidentiality in its contract with KCTMO. Kensington and Chelsea TMO was the largest TMO in the UK [3] and unique in having been the only TMO that managed the entire housing stock for the local council. [4] Following the Grenfell Tower fire in 2017, the council terminated its contract with KCTMO. Since January 2018, the housing has been directly managed by the council. It is true to say that some lessons have been learnt about potential risks of inappropriate cladding and evacuation advice but there is no evidence that the lessons of the governance failure that led to the choice of poor redevelopment, inappropriate safety standards and the procurement of unsafe cladding have been learnt. [14] At a meeting in January 2016, the residents association presented the findings of a survey which found that 68% of residents had felt harassed or intimidated by the KCTMO or its contractors, and that 90% were dissatisfied with the manner in which improvement works had been carried out. Grenfell Tower Inquiry. x\s6_kgX9zqD3=m'%=o?` RMg9oo X|YejwUSq|,~Z,^bj;,i"22|{dl[yo~U27KO 1s7U>\$*d,`_pW4 (H4_f,MP,)f. To find out more about cookies and change your preferences, visit our, https://en.wikipedia.org/wiki/Kensington_and_Chelsea_TMO, How Tenant Management Organisations have wrongly been associated with Grenfell, British Government @ LSE General Election 2015 Event Series, Write for the LSE British Politics and Policy blog, Creative Commons Attribution-NonCommercial-NoDerivs 3.0 Unported. /Rotate 0 Going forward I get the impression that the community will not want the council to take back control as there is a complete lack of trust but the alternative would appear to be being managed by a Housing Association and Im not sure that would gain much traction in the community either. The KCTMO tenant involvement failure as I see it was a matter of the numbers. Since the mid-1970s, over 200 of these TMOs have formed. How to cite this blog post (Harvard style), Nadj, Daniela. On 14 June 2017 a large fire engulfed Grenfell Tower, a 24-floor, 120-flat block managed by KCTMO. There were a handful of tenants on the board as there are in other ALMOs. They told us to put wet clothes on the floor. /F11 12 0 R The Director of Housing proposed a borough-wide TMO that kept the housing department intact. 1? /Contents 37 0 R This blog post discusses the conditions of corporate governance failure within the network of stakeholders in the context of the management and refurbishment of Grenfell Tower. The TMO has a board comprising eight residents, four council-appointed members and three independent members. endobj (modern). /Resources << Documents show contractors were asked to fit aluminium instead of more fire-resistant zinc, saving 300,000. endobj John Kieran, a resident of Bray House, said his concern was not the cause of the fire in Grenfell or Rydons standards. From 2015 the Birmingham City Council have closed down that Ladywood Housing Liaison Board, using an entirely false excuse (see my second comment, which has not yet appeared on this page). The TMO continues to exist as an independent corporate entity and the board will continue to be accountable to its members. The aluminium panels received a worse rating in terms of the amount of smoke they would emit. >> >> A Grenfell resident who predicted a "catastrophic event" would happen at the tower has defended his description of its management as a "mini-mafia". /F7 9 0 R 1 0 obj The council, whose leader Nick Paget-Brown also quit on Friday, wanted the meeting held behind closed doors but a group of media organisations including the Guardian obtained a high court order preventing the council from banning journalists at about 6pm on Thursday, half an hour before the meeting was scheduled to start. Until April 2015, Artelia was also a key project adviser on construction health and safety risk management matters. Andrew Kinnier QC, for the Grenfell Tower Inquiry, said that a document in 2013 viewed the Kensington and Chelsea Tenant Management Organisation (TMO), They have also demanded copies of the service history for the buildings dry risers containing the hose connectors for the fire fighters, following unconfirmed reports from residents in Grenfell that some of the dry riser cabinets were jammed. Following the Grenfell Tower fire in 2017, the council terminated its contract with KCTMO. They fear their lives could also be at risk if the cladding is found to be an issue in the Grenfell inferno, which has killed at least 17 people. /MediaBox [0.0 0.0 595.2 857.28] /Contents 25 0 R The document says there were issues which needed attention regarding planned maintenance. A blog entry posted on 20 November 2016[13] described KCTMO as "an evil, unprincipled, mini-mafia" and predicted that only a "catastrophic event" leading to "serious loss of life" such as "a serious fire in a tower block" would result in change. Tenants in the Lancaster West estate where Grenfell Tower is located and in other big estates in the Royal Borough wanted more say and better housing services. This enables effective governance by identifying and addressing governance risk and providing a construct for evaluating how managements responsibilities fit with full oversight responsibilities. The first step is to put in place a neighbourhood manager on Lancaster West, someone who can pull together the core housing services, now so desperately needed, with residents directly involved, to restore the confidence of a deeply shaken community. Grenfell Towers landlords appeared to have a reactive approach to maintenance dating back to a report in 2013, a public inquiry has heard. Another issue raised by Mr Daffarn centred on a power surge at the tower in May 2013. (2019). WebKensington and Chelsea Tenant Management Organisation (KCTMO) is inviting three organisations to submit a tender for the provision of site supervision and monitoring Mr Daffarn wrote to project managers and the KCTMO that the planned closure of a car park for work on the tower would make the problem worse. >> My point is this: it is a serious and dangerous error to draw the lesson that KCTMO was not really a TMO.. The remains of Grenfell Tower. /Xi11 14 0 R The aluminium cladding is suspected of having helped spread the fire that claimed at least 80 lives. It emerged on Friday that 149 tower blocks in 45 local authority areas have failed tests on the flammability of their cladding. >> Home News. He opened his front door last October to find the stairwell full of thick smoke. It was its agent with a duty to coordinate the development of the requirements for the project with the client and their professional advisers, and to act as the contract administrator. There is no clear mechanism to respond to the urgent needs of the 2000-3000 residents living on Lancaster West estate, under the shadow of Grenfell since the recent suspension of the ALMOs operations there. The Council has confirmed that it will continue to fund the TMO to ensure it can continue to do so, and that answers to the Grenfell Tower Inquiry are obtained. [16], In August 2017, it was announced that KCTMO would no longer manage the Lancaster West Estate containing Grenfell Tower, which would come under direct council control. Required fields are marked *. As well as the recent fire in Adair Tower, he said, there had been another one two months ago in nearby Trellick Tower, which is run by the same landlord. I have a huge admiration for Anne and her lifelong passion for community control. The National Federation of TMOs, with several hundred members, is shaken to the core by the fire and its aftermath. Grenfell was, at least in part, a consequence of the lack of local control; tenants of Grenfell Tower had warned months before of the risk of fire or other disasters because of the neglect of safety by the ALMO (KCTMO). The leaders of Kensington and Chelsea council have been accused of shameful behaviour after shutting down the first cabinet meeting since the disaster after attempts to block the media from the meeting failed. /F9 13 0 R In most cases, effective governance and management require a governance framework as a tool for providing structure for delivering appropriate decision making and oversight. /F9 13 0 R The resident-led board has an ongoing role in scrutinising the delivery of services under the MMA, as well as ensuring ongoing assistance to the public inquiry and criminal investigation. The Grenfell Tower fire has become an iconic symbol of the catastrophic events that can occur if there is a failure of corporate governance. It was first published on the Oxford Business Law Blog. Both Kensington and Chelsea Council and the Kensington and Chelsea Tenant Management Organisation (TMO) have been told they may have committed manslughter. Minutes of a progress meeting on 15 July 2014 attended by representatives of KCTMO, its project agent, Artelia, and Rydon, the contractor, suggest that the concerns they raised did not relate to safety but design issues, including the colour. In 2012, Studio E Architects proposed zinc cladding with a mineral-rich fire-retardant polyethylene core, a decision approved by residents, according to planning papers. Anne Power here has made a solid case that it was only a TMO in the most superficial, misleading sense. The year before the fire, Mr Daffarn's blog, which he wrote with Francis O'Connor, said: "It is a truly terrifying thought but the Grenfell Action Group firmly believe that only a catastrophic event will expose the ineptitude and incompetence of our landlord, the KCTMO, and bring an end to the dangerous living conditions and neglect of health and safety legislation that they inflict upon their tenants and leaseholders.". As secretary of the Grenfell Tower Leaseholders Association (GTLA), he had raised concerns about bare gas pipes being run through the stairwell of the building the only fire escape during recent upgrade works. [email protected] uiry.org.uk 0800 121 4282 Please refresh the page or navigate to another page on the site to be automatically logged inPlease refresh your browser to be logged in, Please refresh the page or navigate to another page on the site to be automatically logged in, Please refresh your browser to be logged in, Kensington and Chelsea Tenant Management Organisation, Grenfell residents looked down on by housing chiefs, inquiry hears, Grenfell manager binned notes on refurbishment after fire, Grenfell contractor misrepresented cladding price to pocket savings, Firms in Grenfell Tower inquiry given immunity from prosecution, Grenfell report must criticise authorities, say survivors and bereaved, List of Grenfell's vulnerable tenants 'was 15 years out of date', Grenfell Tower manager confronted over 'cheap' refurbishment. A key problem in the causation of Grenfell was LACK OF TENANT INVOLVEMENT AND OVERSIGHT. The concerns do not appear to have been resolved at the time, according to today's evidence so far. /ProcSet [/PDF /Text /ImageB /ImageC /ImageI] L6 Property Management is a full service, investor-focused property management solution that ensures homeowners the peace of mind that their valuable Explore in 3D: The dazzling crown that makes a king. Camden council said it was conducting additional fire safety checks to reassure residents in its tower blocks. That was the impression that I had at the time, that it was us against them, even though in my view we needed to work together to get this result.. endobj Disabled Grenfell residents 'had no escape route', Government defeated again on fire safety measures, Grenfell residents with safety fears 'bullied', Grenfell Tower: 9 things we now know about the cladding, Grenfell predicted a decade before, memo shows, Woman stabbed to death in street in Brixton, Ant and Dec among celebrities invited to King Charles Coronation as guestlist revealed, Pubs in Highgate that have called last orders over the years, 2023 House of Commons Sitting By Abdul Mateen Riaz, World record crowd provides fitting end to historic Women's Six Nations, London May Day and NHS protests pictures 2023: Guys and St Thomas, Trafalgar Square and Clerkenwell, More than 100 police hurt in French May Day protests, Fighter jets are roaring over my home in Sudan, Explosion derails train in Russian border region. In the email to LFB he said: "We believe that the TMO and the council have never acknowledged the possible consequences of this catastrophic power surge and its associated fire risk. With prudent In total, over 250 fire fighters supported by 70 fire engines fought for over seven hours to control the blaze and helped 223 residents to evacuate from the worst residential blaze experienced in the UK during peacetime for a century. The leaseholders association also repeatedly raised concerns about residents smoking in the stairwell and the fact that the exposed gas pipes were an easy target for vandalism. Fire notice in Adair Tower, featuring the stay put policy. WebWelcome to DARA. The document containing proposed cost cuts to bring the refurbishment budget down from 9.25m to 8.65m was issued by Artelia. /F8 11 0 R /Xi10 34 0 R Opinion: Grenfell not one but multiple stories of displacement, Faculty of law blogs / UNIVERSITY OF OXFORD. /Annots [] To replace the windows, they would have had to put up scaffolding, and they didnt want to spend the money., In nearby Hazelwood Tower, also run by KCTMO, Jean Dumas, an architect, works in a ground floor office of Trellik Design Studio. They should have spent some of that money., Jose del Faria, 53, lives on the 11th floor of Adair Tower. /F6 21 0 R It is therefore possible, that the Council could be made liable in judicial review proceedings for its systemic regulatory failures, as the residents only discovered, post-Grenfell, that their homes were unsafe. >> In addition, it provides a structured way to collaborate with stakeholders on specific issues with minimal risk of confusion and loss of productivity. /Im40 32 0 R When the Grenfell fire disaster happened, very few people had heard of Tenant Management Organisations (TMOs). I do not want to comment on the terrible Grenfell disaster beyond saying that it is hardly fair to blame the TMO structure for a problem endemic in the social housing industry, well known from Lakanal and fully exposed over many years in Inside Housing. The handback took place on 1 March 2018. /Xi7 31 0 R KCTMO is a tenant controlled TMO and the great majority of its board are resident members.. A fire had started in a flat on the third floor. /F3 18 0 R /F11 12 0 R And (2) that a board of 8 tenants is wholly inadequate for managing or even just supervising such a large number of 10,000 properties. /F4 19 0 R [The KCTMO] doesnt spend enough on safety. So the Council must act to close down the fake TMO and take responsibility directly, both for what happened and what should happen next. Edward Daffarn described Grenfell Tower's management as a "mini-mafia", Seventy-two people died in the Grenfell Tower fire on 14 June 2017. The ECHR must be interpreted in the light of its object and purpose.
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