The Next Infrastructure Challenge: Avoiding Tomorrow’s Legacy Technology

As companies accelerate investments in cloud computing, artificial intelligence, data platforms and digital transformation, a new challenge is emerging. According to Deloitte, many organizations risk creating a new generation of inflexible technology systems even as they modernize existing infrastructure. Rather than delivering greater adaptability, fragmented modernization efforts can introduce new dependencies and constraints that limit future innovation.

The report argues that technology transformation is increasingly occurring in separate layers. Cloud environments, applications, data architectures and user interfaces are often redesigned independently, each optimized for short-term performance objectives. While these projects may succeed individually, they can create structural misalignment across the wider technology stack. Deloitte describes this phenomenon as “architected disadvantage”, a situation in which organizations unintentionally reduce their ability to adapt by creating new forms of technological lock-in.

Four forces reshaping infrastructure

Deloitte identifies four major shifts that are simultaneously transforming technology infrastructure and increasing the complexity of enterprise systems.

The first is the evolution of hybrid technology environments. Organizations are increasingly deploying workloads across multiple cloud providers, edge computing platforms and private AI environments. While this diversification can improve resilience, it also increases the need for coordination across networking, storage, computing and security layers. At the same time, despite the appearance of decentralization, a relatively small number of global technology providers continue to underpin much of the world’s digital infrastructure. Recent outages have demonstrated how failures within one layer of the ecosystem can rapidly cascade through interconnected systems.

The second shift is the emergence of agent-based artificial intelligence. Rather than users directly interacting with applications and websites, AI agents are increasingly expected to search, compare, negotiate and execute tasks on behalf of individuals and organizations. Deloitte suggests this development could create an “Internet of Agents,” where autonomous systems communicate directly with one another through shared protocols. Such an environment would require new standards for interoperability, governance, data management and trust.

The third transformation concerns digital interfaces. Investment is moving away from fully immersive virtual environments and toward spatial computing technologies such as smart glasses, augmented reality applications and ambient AI systems. According to the report, these technologies depend heavily on low-latency networks, edge computing infrastructure and real-time data synchronization. As digital experiences become embedded in physical environments, network performance increasingly becomes a direct determinant of user experience.

The fourth shift involves quantum technologies and future cybersecurity requirements. Organizations are already beginning to assess how advances in quantum computing could affect encryption, identity management and data security. Systems designed today may remain operational for decades, meaning decisions about security architecture must account for future cryptographic standards. Deloitte notes that post-quantum encryption, decentralized identity frameworks and new trust architectures are becoming increasingly important considerations in long-term infrastructure planning.

From the Internet of Things to the Internet of Agents

A key observation in the report is that the internet itself is entering a new phase of development. Deloitte’s framework suggests that previous eras were defined by the internet, mobile connectivity and the Internet of Things. The current transition is toward what it calls the “Internet of Agents,” where autonomous systems increasingly act on behalf of users. Beyond 2030, the report envisions the emergence of an “Internet of Senses,” a quantum-enabled internet and ubiquitous connectivity integrated into everyday environments.

This evolution has significant implications for corporate technology strategies. Organizations may need to reconsider where data is stored, how systems communicate, which platforms they depend upon and how security is managed across increasingly complex digital ecosystems. Decisions regarding cloud architecture, AI integration, networking and governance are becoming interconnected rather than independent technology choices.

Designing for adaptability

The report concludes that the primary challenge facing enterprises is no longer whether disruption will occur, but how to design technology systems capable of adapting to continuous change. Infrastructure decisions made today will influence organizational flexibility for years to come. As AI agents, spatial computing, hybrid cloud environments and quantum technologies mature simultaneously, businesses must avoid optimizing individual components at the expense of overall system resilience.

For technology leaders, the focus increasingly shifts from modernization alone to architectural adaptability. The organizations most likely to succeed will be those that build infrastructure capable of evolving alongside emerging technologies rather than requiring another costly transformation cycle in the future. Deloitte warns that modernization undertaken without a holistic strategy may simply create the next generation of legacy systems-systems that organizations will eventually need to replace once again.

Source: Deloitte Insights, The Future of Tech Infrastructure, June 2026

Healthcare Infrastructure Investment Accelerates Across the Czech Republic

The modernisation of healthcare facilities continues to gain momentum across the Czech Republic as hospitals, emergency departments, psychiatric facilities and senior care centres undergo renovation, expansion and redevelopment projects. The trend is being driven by a combination of ageing infrastructure, demographic pressures, digital transformation and significant public investment programmes.

According to the European Commission, Czechia is allocating substantial funding to strengthen healthcare and social care infrastructure through its Recovery and Resilience Plan, supporting hospital upgrades, new medical facilities, healthcare technology and digital health systems.

Against this backdrop, project management and construction oversight are becoming increasingly important, particularly for projects carried out while healthcare facilities remain operational. Unlike office, residential or industrial developments, hospital projects often require construction to proceed without disrupting patient care, emergency services or critical technical infrastructure.

FETTERS management, which specialises in healthcare project management, has recently completed several projects in the sector, including the reconstruction and extension of the Bojčenkova Senior Home in Prague and the modernisation of energy infrastructure at the Psychiatric Hospital Bohnice.

The company has also been involved in the renovation of assisted living facilities in Prague 5, including the refurbishment of the heritage-protected Raudnitz House, where modern operational requirements had to be integrated within a historic structure.

Healthcare projects present a unique set of challenges. Construction works must be coordinated with hospital operations, hygiene standards, patient movement and emergency access. Technical systems often need to remain fully functional throughout the construction period, requiring phased delivery and detailed planning.

The growing volume of healthcare construction reflects broader changes within the Czech healthcare system. According to OECD and EU health data, population ageing is increasing demand for rehabilitation, long-term care and geriatric services, while healthcare providers are also investing in digitalisation, diagnostics and specialised treatment facilities.

Among the largest projects currently underway is the Centre for Emergency Medicine at the Liberec Regional Hospital. The development includes a new emergency department, diagnostic facilities, operating theatres and supporting technical infrastructure. The first phase of the project included the construction of a parking structure with capacity for more than 330 vehicles.

Another major healthcare investment is the new rehabilitation, long-term care and geriatric pavilion at Jihlava Hospital, which is being developed together with a multi-storey car park providing space for almost 400 vehicles.

In 2026, FETTERS also became involved in two additional hospital projects: the construction of a new emergency department building at the Regional Hospital in Kolín and the expansion and modernisation of emergency facilities at Karlovy Vary Regional Hospital.

The focus on emergency care infrastructure reflects wider healthcare investment priorities across the country. National and European funding programmes continue to support upgrades to emergency medicine, cancer treatment, mental health services and long-term care facilities. According to OECD data, approximately €499 million from EU Cohesion Funds has been allocated to healthcare infrastructure improvements during the 2021–2027 period, including investments in hospital buildings, medical equipment and digital healthcare systems.

Alongside physical infrastructure upgrades, healthcare providers are also adapting to new digital requirements. Electronic referrals, expanded digital health services and cybersecurity obligations are becoming increasingly important components of healthcare operations, influencing both new developments and modernisation projects.

As hospitals and care facilities continue to modernise, construction projects are becoming increasingly complex, requiring coordination between healthcare operators, public authorities, contractors and technical specialists. The growing pipeline of projects suggests that healthcare infrastructure will remain an important segment of the Czech construction market in the coming years, supported by public investment and the need to adapt facilities to changing healthcare demands.

Greenbuddies Appoints Former ČEZ ESCO Executive as New Chief Executive

Czech renewable energy and photovoltaic group Greenbuddies has appointed David Veselý as its new Chief Executive Officer, effective 1 July 2026. Veselý joins the company from ČEZ ESCO, where he led the division responsible for renewable energy projects.

The management change comes as Greenbuddies continues to expand its activities across European markets and broaden its focus beyond photovoltaic installations.

In his new role, Veselý will oversee the group’s day-to-day operations and support the development of its engineering, procurement and construction (EPC) activities in international markets. The company is currently active in several European countries and plans to strengthen its presence in Germany, Austria, Italy and the Nordic region.

Greenbuddies also intends to expand its activities in battery energy storage systems and develop additional energy-related services alongside its existing photovoltaic business.

Ondřej Vodsloň, who has led the company to date, will move into a new role focused on investment activities, project acquisitions, asset management and the development of the group’s energy portfolio.

According to Greenbuddies, the management transition is intended to support the next phase of the company’s growth strategy and international expansion.

Veselý brings experience from the Czech energy sector, having previously managed renewable energy projects at ČEZ ESCO, a company active in decentralised energy solutions, energy efficiency and sustainable infrastructure projects for businesses and public-sector clients.

Commenting on his appointment, Veselý said he sees opportunities in the development of battery storage projects and new energy services as demand grows for solutions supporting energy independence and long-term sustainability.

The appointment reflects a broader trend across the European energy sector, where companies involved in renewable energy generation, storage and related infrastructure are increasingly strengthening management teams as investment activity accelerates. Growing demand for renewable power, energy storage and decentralised energy systems continues to create opportunities for specialised developers and service providers across European markets.

Greenbuddies has been expanding its operations in recent years through the delivery of photovoltaic projects and related energy infrastructure. The company is now seeking to build on that position through further geographic expansion and diversification of its service offering.

IPRICE-RECARE Leases Nearly 29,000 sqm at VGP Park Vyškov

VGP has signed a lease agreement with Czech company IPRICE-RECARE at VGP Park Vyškov. The tenant will occupy 28,686 sqm of warehouse, technology and office space within the logistics and industrial park.

IPRICE-RECARE operates the iPrice electronics outlet and the BestBerg brand. The company specialises in the sale of surplus inventory, returned goods and refurbished electronics and household equipment.

The new facility will allow the company to consolidate its logistics and administrative operations in a single location and create a central distribution hub serving the Czech market.

The leased space will combine warehouse operations with technical and office facilities designed to support the company’s continued growth.

VGP Park Vyškov is located in the Marchanice industrial zone on the northern edge of Vyškov, approximately 40 kilometres from Brno. The site benefits from access to the D1 and D46 motorways, providing connections to Prague, Brno, Olomouc and Ostrava.

The location also offers access to regional rail infrastructure and is situated between several of the Czech Republic’s major industrial and commercial centres.

The transaction reflects continued occupier demand for modern logistics facilities in regional markets with good transport accessibility. Companies are increasingly seeking locations that allow them to centralise operations while maintaining efficient access to customers and suppliers across the country.

VGP Park Vyškov forms part of VGP’s logistics and semi-industrial portfolio in the Czech Republic and provides space for logistics, distribution, manufacturing and service-related activities. The latest lease further strengthens occupancy within the park and adds another logistics operation to one of the country’s established industrial locations.

Panattoni Completes New Manufacturing Facility for Danfoss in Tuchom

Panattoni BTS has completed a new manufacturing facility for Danfoss in Tuchom. The 22,500 sqm building was developed under a build-to-own model and designed to support the company’s production and logistics operations.

Danfoss, which manufactures heat exchangers for heating, cooling, ventilation and hot water systems, has operated in Tuchom for more than ten years. Production is being transferred from its existing premises to the new facility.

The development combines manufacturing, warehouse and distribution functions in a single location. According to the companies, the facility has been designed to support current operations and provide capacity for future growth.

The project includes production and warehouse space as well as approximately 3,500 sqm of office and employee facilities. A showroom has also been incorporated into the development, allowing Danfoss to present its products and technologies to customers and business partners.

Around 500 people are expected to work at the new plant.

Maciej Zawada, Head of Business Development at Panattoni BTS, said the project was developed in close cooperation with Danfoss, with elements of the building adapted to the company’s manufacturing and logistics requirements during the construction process.

Adam Jędrzejczak, Managing Director and Chairman of the Management Board of Danfoss Poland, said the new facility is intended to improve operational efficiency and provide a production environment better suited to the company’s current needs.

The building incorporates technical infrastructure designed for Danfoss’s manufacturing processes, including a 40-tonne overhead crane and systems for supplying industrial gases used in production.

Heating, cooling and ventilation are provided primarily through heat pump systems, while a gas boiler installation serves as a backup heat source.

The Tuchom project continues the cooperation between Panattoni BTS and Danfoss. In 2022, Panattoni delivered a manufacturing facility for the company in Grodzisk Mazowiecki.

The completion of the new plant adds further manufacturing capacity to the Pomeranian region and reflects continued investment by industrial occupiers in purpose-built production facilities in Poland.

StudentSpace Starts Construction of Second Student Housing Project in Warsaw

StudentSpace has begun construction of its second purpose-built student accommodation (PBSA) project in Warsaw, further expanding its presence in Poland’s largest academic market. The development is being delivered by a platform established by SIGNAL Capital Partners, Griffin Capital Partners and Echo Investment.

The new residence will be located in the southern part of Mokotów and is scheduled to open for the 2027/2028 academic year. Once completed, it will provide nearly 600 student beds, increasing the supply of professionally managed student housing in the Polish capital.

The six-storey building will include an underground level and four ground-floor retail units. The project follows the launch of StudentSpace’s first student residences in Kraków and the opening of its first Warsaw facility earlier this year.

According to StudentSpace, the latest development forms part of the company’s strategy to expand its student housing platform in response to growing demand for modern accommodation located close to universities and public transport.

Anna Czaplicka, Head of Sales at StudentSpace, said the project reflects the platform’s focus on delivering accommodation that combines residential, study and social functions while supporting the long-term growth of the PBSA sector in Poland.

The development will be built at the intersection of Beethovena and Dziekońskiego streets in Mokotów, with access to key transport routes including Jana III Sobieskiego and Ludwika Idzikowskiego streets. The location provides connections to universities, services, retail facilities and recreational areas.

In addition to student rooms, the building will include a range of shared amenities designed to support everyday living and study activities. These will include coworking areas, communal spaces, laundry facilities and dedicated areas intended to encourage interaction among residents.

The project will also provide more than 200 parking spaces and bicycle parking facilities.

Purpose-built student accommodation remains a relatively small but growing segment of the Polish residential market. Rising student mobility, increasing numbers of international students and limited availability of high-quality private rental housing have supported investor interest in the sector in recent years.

Warsaw remains the country’s largest higher education centre, attracting students from across Poland and abroad. As a result, developers and investors continue to identify opportunities to expand the supply of professionally managed student housing in locations with access to universities and public transport.

The new StudentSpace development will add further capacity to the Warsaw market as operators seek to address growing demand for accommodation specifically designed for student living.

Peakside Begins Construction of Fourth Building at City Point Targówek

Peakside Capital Advisors has started construction of Building B at City Point Targówek, an urban logistics and light industrial development located within Warsaw. The new facility will add more than 12,400 sqm of warehouse and business space to the scheme, with completion scheduled for the first quarter of 2027.

A groundbreaking ceremony marking the start of construction was attended by representatives of Peakside Capital Advisors and the project’s general contractor, Depenbrock Polska.

The new building has been designed to accommodate companies seeking smaller-scale warehouse, logistics, service or light manufacturing premises within the city. Building B will comprise nine units ranging from approximately 860 sqm to 2,000 sqm, providing occupiers with a combination of operational and office space.

According to Peakside, demand for smaller urban warehouse units remains strong as companies increasingly seek locations close to customers, employees and transport infrastructure. The limited availability of such space within Warsaw has supported interest in developments offering flexible unit sizes and urban locations.

Olga Wałkiewicz, Leasing Director at Peakside Capital Advisors, said the project responds to continued demand for compact warehouse and light industrial facilities within the capital.

The building will incorporate a number of sustainability features, including photovoltaic panels, energy-efficient building systems, electric vehicle charging stations and cycling infrastructure. Plans also include employee recreation areas and roof skylights designed to increase access to natural daylight.

Jakub Rzepa, Construction Manager at Depenbrock Polska, said the facility has been designed to accommodate a broad range of occupier requirements while maintaining flexibility for different business activities.

Building B will provide approximately 120 parking spaces, dedicated employee facilities and systems aimed at reducing energy and water consumption. The project is targeting certification under the BREEAM, LEED and WELL Health-Safety Rating standards.

City Point Targówek is being developed on a former industrial site and forms part of the urban logistics portfolio owned by a joint venture between Partners Group and Peakside Capital Advisors. Once completed, the scheme is expected to provide around 100,000 sqm of warehouse, production and service space.

Located within Warsaw’s city limits, the project reflects growing demand for urban logistics facilities that enable businesses to operate closer to end users while maintaining access to labour and transport networks. The development combines logistics, light industrial and service functions within a single location, targeting occupiers requiring flexible space in an urban setting.

Generali and SCF Acquire Portfolio of Polish Retail Parks for Nearly €110 Million

Generali Fond realit, managed by Generali Investments CEE, and Czech investment group SCF have completed the acquisition of a portfolio of six retail parks in Poland in a transaction valued at close to €110 million.

The portfolio comprises approximately 70,000 sqm of leasable space located across several regional markets in Poland. The assets were acquired from Patron Capital and Trei Real Estate, which developed the properties through a joint venture established in 2021.

The retail parks are anchored by grocery operators, a segment that continues to attract investor interest due to its ability to generate regular customer traffic and maintain stable occupancy levels. Key tenants across the portfolio include major food retailers such as Lidl, Aldi and Biedronka, alongside operators from the drugstore, household goods, pharmacy, DIY and pet supplies sectors.

The acquisition expands the retail holdings of both investors and strengthens their presence in the Polish market, one of the largest consumer markets in Central and Eastern Europe.

According to Marek Bečička, Head of Real Assets at Generali Investments CEE, the transaction aligns with the fund’s strategy of building a diversified property portfolio with a focus on assets that generate stable income. He noted that retail parks continue to benefit from regular customer traffic and a tenant structure centred on everyday consumer spending.

For SCF, the acquisition represents a further step in expanding its activities in Poland. Josef Malíř, CEO and owner of SCF, said the company views Poland as a key market due to its large consumer base, rising purchasing power and opportunities in regional retail locations.

Retail parks have become one of the most active segments of the Polish retail property market in recent years. Developers and investors have increasingly focused on smaller cities and regional centres, where modern retail provision remains below levels seen in major metropolitan areas.

The format has also demonstrated resilience during periods of economic uncertainty, supported by tenants providing essential goods and services. As a result, retail parks have attracted growing interest from institutional investors seeking assets with stable cash flows and diversified tenant bases.

The latest acquisition further underlines investor confidence in Poland’s retail park sector and reflects continued demand for income-producing retail assets across Central and Eastern Europe.

UK Commercial Leasehold Reform Targets Transaction Delays

The Law Commission has launched a consultation proposing reforms to key aspects of commercial leasehold law in England and Wales, aiming to reduce obstacles that frequently complicate and delay property transactions. The proposals form part of a broader review of commercial landlord and tenant legislation and sit alongside the ongoing consultation on reforming the Landlord and Tenant Act 1954.

The latest consultation, Commercial Leasehold: Overcoming Barriers to Transactions, focuses on modernising provisions within the Landlord and Tenant Act 1987 and the Landlord and Tenant (Covenants) Act 1995. Responses to both consultations are being accepted until 16 September 2026.

Clarifying the Right of First Refusal

One of the principal areas under review concerns the right of first refusal under the Landlord and Tenant Act 1987. Under current rules, landlords intending to sell all or part of their interest in a building containing qualifying residential leaseholders are often required to offer that interest to those leaseholders before selling to a third party.

While designed to protect residential occupiers, the legislation has created uncertainty in mixed-use developments that combine residential and commercial space. Questions frequently arise as to whether commercial lease transactions trigger the statutory process, creating delays and increasing legal complexity.

To address this, the Law Commission proposes that granting a lease of premises used exclusively for commercial purposes should generally fall outside the right of first refusal regime. A limited exception would remain for areas shared with residential occupiers where those areas are directly connected to residential use.

According to the Commission, the proposed change would maintain protections for residential leaseholders while removing unnecessary procedural requirements from commercial transactions that offer little practical benefit to those residents.

Greater Flexibility for Assignments and Guarantees

The consultation also examines certain anti-avoidance provisions contained in the Landlord and Tenant (Covenants) Act 1995.

The legislation was originally introduced to ensure that landlords and tenants would generally be released from future liabilities once a lease had been assigned. However, some of the rules designed to prevent parties from circumventing the legislation have created practical difficulties for modern commercial leasing arrangements.

The Law Commission is therefore seeking views on measures that could introduce greater flexibility while preserving the core objectives of the Act.

Among the options under consideration are changes that would facilitate assignments and guarantee arrangements between companies within the same corporate group. The proposals also address transactions involving partnerships where the partners of the outgoing and incoming tenant remain substantially the same.

Another significant proposal would allow so-called “repeat guarantees” in certain circumstances. This would enable a guarantor that supported an outgoing tenant to continue acting as guarantor for the incoming tenant where the commercial relationship remains closely connected.

The consultation additionally explores whether restrictions on assignments to guarantors should be relaxed in some cases.

Focus on Transaction Efficiency

The review reflects growing concern within the property sector that some leasehold rules, while originally introduced to provide protection and certainty, no longer align with the realities of modern commercial property ownership and investment structures.

If implemented, the reforms could simplify a range of transactions involving mixed-use developments, corporate restructurings and lease assignments, helping to reduce legal uncertainty and shorten transaction timetables.

The Law Commission’s wider review of commercial leasehold legislation is expected to play an important role in shaping the future framework governing commercial property transactions across England and Wales, with stakeholders from the real estate, investment and legal sectors expected to contribute to the consultation process over the coming months.

Source: CMS

European Logistics Market Sees Stronger Leasing Demand as Investors Focus on Income Stability

Europe’s logistics sector started 2026 with growing occupier demand, although investment activity slowed as investors remained selective amid geopolitical uncertainty and higher financing costs.

According to Savills, companies leased 6.58 million sqm of logistics space across Europe during the first quarter of 2026, representing a 6% increase compared with the same period a year earlier. Leasing activity was particularly strong in the Netherlands, the United Kingdom, Belgium and Spain, with Madrid and Barcelona together accounting for more than 540,000 sqm of take-up during the quarter.

The increase in demand comes despite a more cautious economic backdrop. A key factor supporting the market has been the limited availability of modern warehouse space. Developers have significantly reduced speculative construction over the past two years, resulting in fewer immediately available units across many European logistics hubs. This has created competition for high-quality space and supported rental growth in several markets.

Savills’ European prime logistics rental index increased by 1.3% during the first quarter and was 2.7% higher than a year earlier. Prime facilities in established logistics corridors continue to benefit from limited supply, while occupiers are increasingly planning their requirements further in advance to secure suitable space.

The current supply situation reflects broader changes in the development market. Higher construction costs, financing expenses and more cautious lender sentiment have reduced the number of speculative projects entering the pipeline. In several markets, development activity has fallen below long-term averages, limiting the volume of new space expected to reach the market in the near term.

While leasing activity strengthened, investment volumes moved lower. European logistics investment totalled €7.5 billion during the first quarter of 2026, a decline of approximately 19% compared with the same period last year. Nevertheless, the sector remains one of the most active areas of the European real estate market after reaching €43.3 billion in transaction volume during 2025, the strongest annual result since the pandemic period.

Market participants attribute the slowdown primarily to financing conditions and geopolitical developments rather than weakening fundamentals. Ongoing tensions in the Middle East, uncertainty surrounding interest-rate movements and a more cautious lending environment have encouraged investors to focus on assets with predictable cash flow and strong tenant profiles.

At the same time, several long-term trends continue to support demand for logistics facilities. E-commerce, supply-chain diversification, nearshoring strategies and increased inventory requirements are encouraging companies to maintain and expand distribution networks. Savills Investment Management notes that demand remains supported by structural factors despite the more moderate pace of economic growth seen across Europe. Average vacancy rates across core European logistics markets remain close to 5%, indicating that there is no widespread oversupply of warehouse space.

Central and Eastern Europe continues to attract attention from both occupiers and investors. Markets such as Poland, the Czech Republic, Romania and Hungary benefit from their strategic location within European supply chains, access to labour and modern logistics infrastructure. The region also offers higher yields than many Western European markets, which remains attractive to income-focused investors.

In Poland, the shortage of immediately available modern warehouse space is becoming increasingly visible. As available stock remains limited in several locations, occupiers are turning more frequently to build-to-suit developments or extending existing leases rather than relocating. This trend is supporting demand for customised facilities while encouraging developers to consider selective speculative projects in markets where vacancy levels remain low.

Investor preferences are also evolving. Capital is increasingly targeting prime logistics assets with strong occupancy, long lease terms and stable income streams. Income-oriented funds, net-lease strategies and institutional investors continue to be among the most active buyers, reflecting a broader emphasis on predictable returns in a more uncertain market environment.

Despite slower investment activity at the start of the year, the underlying fundamentals of the European logistics sector remain intact. Limited new supply, stable occupier demand and ongoing supply-chain restructuring continue to support the market. As financing conditions improve and economic confidence returns, logistics is expected to remain one of the most closely watched sectors within European commercial real estate.

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