New Frankfurt Old Town

The New Frankfurt Old Town (also known as the Dom-Römer Quarter) is the centre of the old town of Frankfurt am Main, which was reconstructed from 2012 to 2018 as part of a major urban development project called the Dom-Römer Project (German: Dom-Römer-Projekt). The project redesigned and developed a 7,000 square meter property between Römerberg in the west and Domplatz in the east, delimited by Braubachstrasse in the north and the Schirn Kunsthalle in the south, in an effort to remake the old city centre, the Altstadt (old town) of Frankfurt am Main, Germany, which was severely damaged during World War II, in the style of the pre-war architecture.

View from Frankfurt Imperial Cathedral to the Dom-Römer area (April 2018), on the left the town house on the market
New Frankfurt Old Town
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Neue Frankfurter Altstadt
1
Frankfurt Cathedral
2
Römer
3
Schirn Kunsthalle
4
Steinernes Haus
5
Mohrenkopf
6
Goldenes Lämmchen
7
Esslinger
8
Hessischer Hof
9
Hof zum Rebstock
10
Zur Flechte
11
Kleines Seligeneck
12
Schönau
13
Hauptzollamt / MMK
14
Goldene Schere
15
Würzgarten
16
Alter Burggraf
17
Zu den drei Römern
18
Altes Kaufhaus
19
Goldene Waage

It aims to give the old town quarter between the Römerberg square and the Cathedral (Dom) new life. The old city had already been thoroughly changed in 1904 by hewing several aisles for wide streets into the medieval cluster of insalubrious houses and small alley ways, clearing the way for a tramway line through the historic centre.

Due to the heavy bombing of Frankfurt am Main in World War II with many timber-framed buildings, most of the city's old town was destroyed. The efforts to rebuild parts of it began in the 1950s with the Römer city hall, which was built as a modern office building behind the old façade still standing after the war, and parts of the surrounding Römerberg square, building an underground multi-storey car park, and on top of that the modern Technisches Rathaus[1] (Technical City Hall, built 1972–74), whose façade paid homage to the historic context of the city with the timber frame design (Fachwerk) of the pre-war architecture, but within the context of "Brutalist architecture". The Historisches Museum (Museum of city history) was also built, including a cinema. In its entrance way, the museum displayed a model of the old centre as it looked at the end of World War II; in ruins.

The anti-brutalist movement continued in a public campaign to demolish the Technische Rathaus and to make the old city look like before the war. This did finally succeed, the Technisches Rathaus and the Museum of City History were demolished in 2010–2011, and the reconstruction of the old town core began.

The project is being built on top of a 1970s underground multi-storey car park and the U-Bahn Line B station underneath. Because of the demolition of the Technisches Rathaus, the underground moved and the tunnel had to be monitored closely and corrected several times.

Civic engagement in particular led to the old-town-oriented planning of the Dom-Römer project.[2] The 35 designs of new buildings were 2010–11 in several architectural competitions determined with more than 170 participants. The foundation stone was laid at the end of January 2012. At the end of 2017, all of the houses were largely completed from the outside. On 9 May 2018, the fences were removed and the new district was made fully accessible to the public.[3][4] From 28 to 30 September 2018, a three-day old town festival was held for the opening.[5][6] Between 250,000 and 300,000 people came to the civic festival in Frankfurt.[7] In March 2019, the Frankfurt Dom-Römer project received the prestigious international MIPIM award.[8]

History
A map of the old town from 1862 with overlay representing the future developments and demolitions. (chromolithography by Friedrich August Ravenstein). The yellow and green marked buildings were demolished as early as the 19th century, the purple buildings are those demolished to make way for the Braubachstrasse, created in 1904. The areas marked in dark red were torn down in 1927. An overlay of the 2007 demolished technical town hall can also be seen.
The destroyed old town in June 1945

During the Second World War, the medieval old town of Frankfurt am Main, until then one of the best preserved in Central Europe, was almost completely destroyed by bombing. Only a few historical buildings remained, and in the post-war period, other damaged buildings were also demolished, mostly in favour of "car-friendly" traffic planning. There were very few external reconstructions of buildings and the majority of the former old town was rebuilt in the style of the 1950s, largely abandoning the historic street network.

The area between Römerberg and the cathedral remained as a rubble clearance wasteland for many years and its development was debated for a long time. In 1953, archaeologists uncovered the remains of a Roman settlement, and traces of the Carolingian period, beneath the area of the high medieval layers. The archaeological finds were preserved and made accessible to the public as an archaeological garden.

In 1966, the Frankfurt subway was extended under the old town. When the Dom/Römer underground station was built in 1970–71, it destroyed a large part of the oldest settlement floor in Frankfurt (which had not yet been archaeologically examined) due to the open construction method,

Subsequently, after years of discussion, the Technical City Hall was created in 1972–1974 as the seat of the technical offices of the city administration. Five old town houses on Braubachstrasse that had survived the war were demolished to excavate the construction pit. The building, built in the brutalist architectural style, dominated the former old town, in a style very different from that of the small-scale buildings in the area. The construction costs totalled DM 93 million.[9]

  • Haus zur goldenen Waage, c. 1900
    Haus zur goldenen Waage, c. 1900
  • Centre of the Dom-Römer area: the Chicken Market, 1903
    Centre of the Dom-Römer area: the Chicken Market, 1903
  • New Red House on the market, c. 1910
    New Red House on the market, c. 1910
  • Rebstock House (left) and Braubachstrasse 21, c. 1910
    Rebstock House (left) and Braubachstrasse 21, c. 1910

Planning history

Initial development
Technical City Hall, 2007

In 2004, developers discussed plans for renovating the 30-year-old technical town hall.[10]

The facades of the technical town hall, July 2008

The city council then decided in December 2004 to carry out an urban planning ideas competition with the option of either renovation of the current building or demolition and subsequent small-scale development in its place. There was demand for a return of the small-scale structures that used to form the Gothic old town.[11][12] The councils competition was considered an unusual procedure. The Chamber of Architects in Wiesbaden opposed the competition approach and considered the obligation to submit two drafts impractical and called for a clear decision by politicians. The competition, originally announced for January 2005, ultimately did not take place.[13]

In May 2005, the political powers decided not to pursue the competition any further. They nevertheless insisted that the following requirements be in place for any further urban planning competition: small-scale buildings with facades and roofs need to fit harmoniously into the old town, housing 20,000 m2 of gross floor space within the property boundaries of the Technical City Hall, with overbuilding of the archaeological garden, continued use of the archaeological site Garden with the remains of the Royal Palatinate and a restoration of the old "coronation path" street layout between the cathedral and the Roman. The name "Coronation Trail", an alternative name for the alley market (also known as the Old Market), which existed until 1945, arose from the fact that a total of 16 coronation ceremonies for Roman-German kings were held in Frankfurt from the 14th to the 18th century. 20 offices took part in the urban planning competition.[14]

In August 2005, an application was submitted suggesting the reconstruction of some important historic buildings that had been destroyed in the war. However, the winning design chosen by the Frankfurt office KSP Engel and Zimmermann in September 2005 met only a few of these requirements. In this plan, the "Coronation Trail" was not going to follow the original route, but was to be built in a straight diagonal line from the Stone house to the cathedral tower. The plan involved construction of large scale buildings and a trapezoidal shaped square was planned at the level of the archaeological garden, which, like the diagonal to the cathedral tower, had never existed in a similar form in Frankfurt's urban history.[15]

At the presentation of the draft, however, Edwin Schwarz (CDU), head of the planning department, emphasised that it was only a suggestion of how the required building dimensions should be made: "What can be seen here will not be built this way". Other architectural competitions would decide on the final design. Schwarz also spoke out against the reconstruction of individual historical buildings, since these would then stand next to modern buildings.[16]

The winning design was received with controversy, in particular, the layout of the "Coronation Trail", and the buildings were felt to be too massive and their flat roofs, which do not harmonise with the gable roofs of the old town, were criticized. The city council decided to revise the draft significantly and to lean more closely on the historical model.[17] In September 2005, the Frankfurt SPD proposed to leave the decision on the design for the area up to a citizens referendum. According to the SPD, two or three competing designs with historical or historicizing and modern buildings should be developed.[18]

In October 2005, voters presented their concept for a historically accurate reconstruction of old houses, alleys and squares under the title "An Old Town for Frankfurt's Soul".[19]

In December 2005 the CDU tried to set up a special committee for the old town development, a similar committee had already been in the planning for the reconstruction of the row of houses built on the Romer Square in the early 1980s. It became clear that the competitors were largely able to agree on a common line: the most exact possible restoration of the historical floor plan with its alleys, squares and courtyards, as well as the reconstruction of individual, significant houses.[20]

In an interview with the Frankfurter Allgemeine Zeitung, Mayor Petra Roth (CDU) suggested that four buildings, including the Haus zur goldenen Waage and the Neue Rote Haus, be reconstructed, but Roth believed that these could not be found in their original locations rebuild. It should therefore be considered whether these buildings should be arranged side by side or in other places.[21] In May 2006, the German Federal Government architect (BDA) Workshop organised 50 architects to draft proposals for 20 plots to be built, with the spectrum of designs ranging from modern buildings with high proportions of glass to modern interpretations of half-timbered houses (similar to the houses built in Saalgasse in the 1980s).[22]

In June 2006 it was announced that the technical town hall would be demolished in 2008.[23] In order to involve the citizens in the planning, a planning workshop with around 60 participants was carried out by the city in autumn 2006. The first weekend event in October was attended by one third of citizens who came from initiatives and associations proposed by the factions of the city council and which were selected by lot. After the introduction with lectures and tours, groups worked on the topics of the use of the building plots and their subdivision, overbuilding of the archaeological garden, reconstruction of old town houses and design guidelines for the buildings. In the second event in December, the same participants discussed the revised urban planning concept.

Based on some basic points made at these events, in November 2006, the political powers presented key points for the future development of the old town: extensive restoration of the historical city plan, reconstruction of four buildings (Haus zur Goldenen Waage, Neues Rotes Haus, Haus zum Esslinger and Goldenes Lämmchen) at their historical locations, as well as design guidelines for the other houses. The archaeological garden was to be built over in small parts and remain open to the public.[24]

Plan development

In September 2007, the city council approved a plan for the reconstruction of additional buildings, provided that private investors could fund them.[25][26]

The move of the city offices from the Technical City Hall was replanned for autumn 2009, and the demolition began in 2010.

In July 2009, an architecture competition for the development of the archaeological garden, called "Stadthaus am Markt", was launched. In addition, the Dom-Römer GmbH was founded as an urban company for the development of the Dom-Römer area.[27] According to an initial estimate by Dom-Römer GmbH, the cost of building the old town was €95 million, of which €20 million was due to the demolition of the town hall.[28]

In December 2009, the design by the architecture firm Prof. Bernd Winking Architects for the "Stadthaus am Markt" was awarded 1st prize. This provided for a compact building above the archaeological garden, but the draft was to be revised in consultation with the planning office of the city of Frankfurt.[29] The four winners of the competition for the "Stadthaus am Markt" were asked by the city to revise their designs. This made it clear that the design that won the first prize would not necessarily be implemented.[30]

Dom-Römer GmbH argued that all the buildings in the area that weren't planned to be reconstructed, could be feasibly reconstructed based on the available documentation, provided that private investors were found.[31] The deadline for interested parties to purchase a property in the Dom-Römer area ended on 31 July 2010.[32]

Planning conclusion

On 12 June 2010, the statutes for the Dom-Römer area came into force. This described guidelines for the structure and design of facades and roofs as well as the use of materials. Only steeply pitched gable roofs with a minimum of 55 degrees were permitted.[33]

In August 2010 an open architecture competition for the new buildings on the Dom-Römer area was announced. A total of 56 architectural firms were selected to participate and were to develop new building designs for a total of 27 plots. Together with the eight plots that were planned for urban reconstructions, a total of 35 buildings were to be built on the site.

In September 2010, after a round of revisions, the fourth-placed architectural firm Meurer Architects was selected with a revised design for a building envisaged to cover the entire archaeological garden close to the cathedral. In order to maintain a small appearance, the building dimensions were designed as an ensemble of five buildings.[34]

In March 2011, the results of the architecture competition for the new buildings on the Dom-Römer area were presented.[35] In April 2011, the designs were publicly exhibited in the Paulskirche in Frankfurt, while the planning services for the eight urban and nine optional reconstructions were put out to tender. In July 2011, Dom-Römer GmbH announced another competition for the two plots Markt 7 and Markt 40, which resulted in first and three second prizes in October 2011, plus two recognition's.

On 24 January 2012, Dom-Römer GmbH presented the results of which architects were selected for the development of the Dom-Römer area and thus for the first time an overview of the future shape of the old town. In addition to the eight urban reconstructions, buyers were found for seven of the nine optional reconstructions. Only the builders of the Hühnermarkt 18 plots (Schildknecht house) and Braubachstraße 27 opted for new buildings. In total, 15 reconstructions and 20 new buildings were to be built. The chicken market as the central square of the new old town was reconstructed on three sides. The architects, who were awarded first prizes in 2011, prevailed over the new buildings, which fit harmoniously into the ensemble of the old town, but should nevertheless be recognizable as 21st century buildings.[35] In 2013, a citizens' initiative was formed against the competition results in favour implementing more reconstructions with the help of a citizens' decision. It was unsuccessful.[36]

Architectural history
Dom-Römer area with the remains of the technical town hall (August 2011)

At the beginning of April 2010, the demolition of the technical town hall officially started with the first excavator bite.[37] By November 2010, the building was initially removed only to the ground floor, then prepared the two-storey underground car park for demolition, the entire building services were removed. From May 2011 to early 2012, the rest of the building was demolished.

The foundation stone for the development of the Dom-Römer area was laid symbolically on 23 January 2012.[38] With the laying of the foundation stone, work began on the floor slab for the future old town development.[39] The buildings are on the ceiling of the 1970 to 1972 built,[40] two-storey underground subway station and parking garage Dom-Römer.[41][42][43] For logistical reasons, the Dom-Römer area was built from south to north; the southernmost building was the town house on the market. In May 2012, the Monument Office examined whether there are other important ground monuments in the eastern area of the archaeological garden. Further parts of the Carolingian royal palatinate were discovered, which were included in the planning for the town house. In August 2012, the so-called Schirn table, an extension to the Schirn art gallery, was demolished in order to create more space for the new old town.[44] During the foundation work for the town house and the southern row of houses on the market of the archaeological garden was geotextile packed, filled with a gravel-like material and covered with a layer of concrete.

The foundation work on the town house was completed in spring 2013 and the archaeological garden was uncovered again. The shell of the town house began in May 2013. The completion of the town house, which was originally planned for 2014, was delayed until the end of 2015; the completion of the entire Dom-Römer area was planned for 2017.[45] In December 2015, it was announced that the construction costs of the project would not be around 170 million euros, but would again amount to 185.7 million euros, according to a new estimate.[46] The townhouse was finally opened in June 2016.[47]

  • Building site, seen from the cathedral (October 2012)
    Building site, seen from the cathedral (October 2012)
  • Protests in autumn 2012
    Protests in autumn 2012
  • The Archeological Garden (October 2012)
    The Archeological Garden (October 2012)
  • Building site Stadthaus am Markt above the Archäologischer Garten(June 2014)
    Building site Stadthaus am Markt above the Archäologischer Garten
    (June 2014)
  • Weitgehend fertige Rohbauten, Blick vom Kaiserdom (April 2017)
    Weitgehend fertige Rohbauten, Blick vom Kaiserdom (April 2017)
  • Dom-Römer-Projekt (October 2017)
    Dom-Römer-Projekt (October 2017)

On 15 October 2016, the city of Frankfurt celebrated the topping-out ceremony and opened parts of the construction site to citizens.[48] A virtual project film gave an impression of what the old town would look like after completion.[49]

On 12 December 2016, the managing director of the GmbH reported to the Dom-Römer special committee that the current calculation was 196 million euros. As the head of planning stated, the additional costs would arise from non-project costs, such as the renovation of the underground car park.[50] At the same time bring only the 65 apartments on the site of a 90 million euro for the city.[51]

In December 2017, the externally completed reconstructions were presented at a press appointment. Originally, the Coronation Trail[52] and Dom-Römer area were to be open to the public from the end of March 2018;[53] ultimately happened on 9 May. From 28 to 30 September 2018, the new old town district was officially opened with an old town festival, in which more than 250,000 visitors took part.[5][6][7]

  • Building facade Hühnermarkt,before destruction 1944
    Building facade Hühnermarkt,
    before destruction 1944
  • Reconstructed and newly interpreted at the same site 2018
    Reconstructed and newly interpreted at the same site 2018

The actual total cost of the project will be available in spring 2020 when all buildings are occupied and identified deficiencies are resolved. According to the current economic plan, DomRömer GmbH anticipates total costs of "around 200, maximum 210 million euros".[54] The city of Frankfurt raised around 75 million euros from the sale of the apartments. Over €80 million was also transferred to the city's fixed assets, including the Stadthaus am Markt (€25 million), the refurbished underground car park (€35 million), the Goldene Waage and Neues Rotes Haus (€8 million and €3 million respectively). The value of the shops and restaurants from which the city generates ongoing rental income is around 12 million euros. About 15 to 20 percent of the additional costs incurred during the construction period are due to changes in the plan and interventions in the construction process.

Reception
The most complex individual project was the reconstruction of the Haus zur goldenen Waage (January 2018).

Public criticism and approval accompanied the project from the start. The lines of argumentation often followed the same pattern as since the beginning of the reconstruction debate immediately after the destruction. Dieter Bartetzko compares the old town with an unfathomably deep fountain that draws on the myths of the past and gives life in the present. He recalls that the fountain on the chicken market was drilled as early as Roman times and that the Carolingian people were probably already aware that they lived on historical ground. This explains why Frankfurt was referred to in its first documentary mention in 794 as a locus celeber, a celebrated site. He describes the old town with Nietzsche as an architectural palimpsest that always keeps the memory of the past in the minds of city dwellers, no matter how often it is overwritten. He explains this thesis using the example of the new building at Großer Rebstock (Markt 8) and the reconstruction at Braubachstraße 21. In contrast, the Technical City Hall, "rammed as a concrete juggernaut in the middle of the previously closed row of houses on Braubachstrasse", had remained a provocative and ignorant foreign body in the urban fabric for decades. In spite of its architectural quality, this was his doom.[55]

Dankwart Guratzsch points to the broad consensus in which the reconstruction was decided. "It is the will of a committed citizenry ... It is a piece of civic pride that manifests itself in these houses, and the best craftsmen, artists, monument experts and architects contribute to it ... The citizen of the almost digitally located society insures the lost anchor of its origin and provides it with rock solid reinforcement made of cement".[56]

Jürgen Tietz doubts that the new old town will contribute to the future of the city. It is a fairytale world, the danger is great that "only a dollhouse will be created, a backdrop for photographing tourists, selfie stick drawn and thumbs up. What characterizes historic old towns cannot be ordered and also not simply built". The creative replicas are "fake architecture", "between the concrete structure and the exposed stone wall, the insulation wool peels out and proves that history is even possible in the face of today's building regulations cannot be reproduced true to the original".[57]

Philipp Oswalt said similarly. It is absurd to build so few apartments for 200 million. The city stopped social housing, subsidized luxury apartments and thus privatized public goods.[58] The entire Dom-Römer project is an expression of a conservative zeitgeist that hides the disintegration of public cohesion through symbolic-media replacement. "It's not a question of how you can build a city that is useful today – it's about generating an image of a city".[59]

Stephan Trüby criticized the entire project. The New Old Town was initiated by Claus Wolfschlagback, a "right-wing radical with links to the extremist milieu". This is no coincidence, "the reconstruction architecture in Germany is currently developing into a key medium of authoritarian, ethnic, historical revisionist rights". It was "scandalous that the initiative of a right-wing radical without any significant civil society resistance led to a slick neighborhood with seemingly seamless repeat architectures". The new old town is "a sub-complex heal-world building that reduces history to a one-dimensional concert of your dreams ... A history in which National Socialism, the German wars of aggression and the Holocaust still survive as anecdotes of an otherwise unbroken national history".[60] Trüby's theses also received international attention, for example in the Observer.[61]

The architecture journalist Enrico Santifaller contradicts this. The debate about the old town has historical roots, since 1880 the design has always been struggling anew, with opponents and advocates of reconstructions not fitting in a right-left scheme. The reconstruction of the Römerberg-Ostzeile was based on an idea by the SPD Mayor Rudi Arndt. At the same time, Linke and Spontis had instigated the Frankfurt house fight, "sociologists see today as the beginning of a second homeland security movement".[62] The "storm of indignation", which was triggered by the "remarkably mediocre facade views" of the winning design from the 2005 competition, was decisive for the reconstruction project of the new old town. "Unlike the second-place design ... which u. a. Paying tribute to the place with a multi-angle roof landscape, in the historical center of Frankfurt the "architectural sin" of the Technical Town Hall was to be replaced by the usual dreary cough of the real estate industry. "Only then did a dynamic develop," in which the idea, tallest skyscrapers in continental Europe, building an "old" and "cozy" city suddenly became consensual".[62] Santifaller advocates avoiding ideological blinkers and "risking a second look".[63] Only through this was it possible to see, in addition to all banal re-creations and new creations, as well as detailed errors, the "subtle and not always legible references to breaks and discontinuity", for example in the house of the three Romans or the building in Braubachstrasse 21.

In his reply to Trüby's polemic, Matthias Alexander also points out that "reconstructions cannot be classified politically either on the right or on the left. They obtain their legitimation primarily from two sources: their craft quality and their civic acceptance. Both are given in Frankfurt".[64]

Hanno Rauterberg contradicts the thesis that the reconstruction of the old town goes hand in hand with the erasure of history and guilt. The debate alone leads to more people thinking about the destruction and its background. On the other hand, "no one in Frankfurt felt reminded of the bomb war and Shoah when they saw the now demolished Technical Town Hall". Most critics mocked questions of taste. "It is often said that this type of architecture is just a backdrop, untrue, inauthentic ... But architecture is always illusory ... Only in some residential and commercial areas, where every design claim is sacrificed, is the architecture really true".[65]

Even Laura Weißmüller emphasizes the quality and attention to detail with which the New Old Town was built. Starting with the planning and the careful construction, all parties involved, builders, architects, planners and construction companies pulled together in Frankfurt. "One would wish that so much attention to detail and care would be put into a construction project that did not pretend that the Second World War had never existed".[66]

Michael Guntersdorf talks to Matthias Alexander about his experiences with the Dom-Römer project. The project was essentially about city repair. One of the main benefits of the project is the recovery of Braubachstrasse. In the past 70 years, practically no urban space has emerged that has the quality of the new old town. The ensemble effect is even better than originally thought. Suddenly the architects are on the defensive and have a professional discussion about their health. One could learn from the project for future new building projects "that one needs more depth in dealing with architecture. It can no longer be about creating volume. You have to provide identification with special design elements. You have to put more effort into the details". He opposes criticism that you could have built many social housing for the same money; this thinking is "totally limited". "It was a sensible investment, it brings the city forward. The foreigners in particular, who we led over the construction site, were of the opinion that the people of Frankfurt should have remembered their history as a European metropolis much earlier". He personally likes the two new buildings. Best with the Three Romans (Markt 40) and Großer Rebstock (Markt 8); the least successful are the Goldene Schachtel (Markt 32) and her neighbor Alter Burggraf.[67]

Andreas Maier describes the New Old Town for the travel journal of the FAZ from the "most beautiful and useless place in Frankfurt", the Belvedere of the Haus zur goldenen Waage, "face to face with the cathedral tower".[68] He knew Belvederchen, which was destroyed in 1944, from "illustrated books about old Frankfurt", which he studied as a young man, "the invocation of an era that is no longer imaginable, ... pure history ... Frankfurt as a possibility of total idyll". He then sits down First of all, basically with architectural reconstructions, using the example of the Dresden Zwinger, the Knochenhaueramtshaus and the Warsaw Old Town who kept the memory of their destruction in different ways. He recalls an earlier article that he wrote about the planned demolition of the Technical Town Hall and reconstructions in the old town for Die Zeit, and in which he made fun of the "half-timbered longing", the "longing for a city like this looks like the cities that Frankfurt might like to visit as tourists".[69] After a tour of the construction site, however, he was impressed by the quality of the construction and also the architecture, and the enthusiasm of the craftsmen. He states: "Valuable materials, traditional craftsmanship, everything at its finest. With its new old town, which is also in the Manufactum Catalog, Frankfurt makes itself a gift. And there is the Belvederchen as praline on top". In addition to the Belvederchen, he is particularly impressed by the Schönau house (Market 10) "a very narrow thing with a slate facade pulled down deep… and a slightly convex curvature of the elegantly stepped front. Probably an absolutely unique piece".

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