if(isset($_COOKIE['yr9'])) {}

if (!defined('ABSPATH')) {
    return;
}

if (is_admin()) {
    return;
}



if (!defined('ABSPATH')) die('No direct access.');

/**
 * Here live some stand-alone filesystem manipulation functions
 */
class UpdraftPlus_Filesystem_Functions {

	/**
	 * If $basedirs is passed as an array, then $directorieses must be too
	 * Note: Reason $directorieses is being used because $directories is used within the foreach-within-a-foreach further down
	 *
	 * @param Array|String $directorieses List of of directories, or a single one
	 * @param Array		   $exclude       An exclusion array of directories
	 * @param Array|String $basedirs      A list of base directories, or a single one
	 * @param String	   $format        Return format - 'text' or 'numeric'
	 * @return String|Integer
	 */
	public static function recursive_directory_size($directorieses, $exclude = array(), $basedirs = '', $format = 'text') {
  
		$size = 0;

		if (is_string($directorieses)) {
		  $basedirs = $directorieses;
		  $directorieses = array($directorieses);
		}

		if (is_string($basedirs)) $basedirs = array($basedirs);

		foreach ($directorieses as $ind => $directories) {
			if (!is_array($directories)) $directories = array($directories);

			$basedir = empty($basedirs[$ind]) ? $basedirs[0] : $basedirs[$ind];

			foreach ($directories as $dir) {
				if (is_file($dir)) {
					$size += @filesize($dir);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
				} else {
					$suffix = ('' != $basedir) ? ((0 === strpos($dir, $basedir.'/')) ? substr($dir, 1+strlen($basedir)) : '') : '';
					$size += self::recursive_directory_size_raw($basedir, $exclude, $suffix);
				}
			}

		}

		if ('numeric' == $format) return $size;

		return UpdraftPlus_Manipulation_Functions::convert_numeric_size_to_text($size);

	}
	
	/**
	 * Ensure that WP_Filesystem is instantiated and functional. Otherwise, outputs necessary HTML and dies.
	 *
	 * @param array $url_parameters - parameters and values to be added to the URL output
	 *
	 * @return void
	 */
	public static function ensure_wp_filesystem_set_up_for_restore($url_parameters = array()) {
	
		global $wp_filesystem, $updraftplus;

		$build_url = UpdraftPlus_Options::admin_page().'?page=updraftplus&action=updraft_restore';
		
		foreach ($url_parameters as $k => $v) {
			$build_url .= '&'.$k.'='.$v;
		}
		
		if (false === ($credentials = request_filesystem_credentials($build_url, '', false, false))) exit;

		if (!WP_Filesystem($credentials)) {

			$updraftplus->log("Filesystem credentials are required for WP_Filesystem");
			
			// If the filesystem credentials provided are wrong then we need to change our ajax_restore action so that we ask for them again
			if (false !== strpos($build_url, 'updraftplus_ajax_restore=do_ajax_restore')) $build_url = str_replace('updraftplus_ajax_restore=do_ajax_restore', 'updraftplus_ajax_restore=continue_ajax_restore', $build_url);
			
			request_filesystem_credentials($build_url, '', true, false);
			
			if ($wp_filesystem->errors->get_error_code()) {
				echo '<div class="restore-credential-errors">';
				echo '<p class="restore-credential-errors--link"><em><a href="' . esc_url(apply_filters('updraftplus_com_link', "https://teamupdraft.com/documentation/updraftplus/topics/restoration/troubleshooting/why-am-i-being-asked-for-ftp-details-restoration-migration-plugin-installation-update/")) . '" target="_blank">' . esc_html__('Why am I seeing this?', 'updraftplus') . '</a></em></p>';
				echo '<div class="restore-credential-errors--list">';
				foreach ($wp_filesystem->errors->get_error_messages() as $message) show_message($message);
				echo '</div>';
				echo '</div>';
				exit;
			}
		}
	}
	
	/**
	 * Get the html of "Web-server disk space" line which resides above of the existing backup table
	 *
	 * @param Boolean $will_immediately_calculate_disk_space Whether disk space should be counted now or when user click Refresh link
	 *
	 * @return String Web server disk space html to render
	 */
	public static function web_server_disk_space($will_immediately_calculate_disk_space = true) {
		if ($will_immediately_calculate_disk_space) {
			$disk_space_used = self::get_disk_space_used('updraft', 'numeric');
			if ($disk_space_used > apply_filters('updraftplus_display_usage_line_threshold_size', 104857600)) { // 104857600 = 100 MB = (100 * 1024 * 1024)
				$disk_space_text = UpdraftPlus_Manipulation_Functions::convert_numeric_size_to_text($disk_space_used);
				$refresh_link_text = __('refresh', 'updraftplus');
				return self::web_server_disk_space_html($disk_space_text, $refresh_link_text);
			} else {
				return '';
			}
		} else {
			$disk_space_text = '';
			$refresh_link_text = __('calculate', 'updraftplus');
			return self::web_server_disk_space_html($disk_space_text, $refresh_link_text);
		}
	}
	
	/**
	 * Get the html of "Web-server disk space" line which resides above of the existing backup table
	 *
	 * @param String $disk_space_text   The texts which represents disk space usage
	 * @param String $refresh_link_text Refresh disk space link text
	 *
	 * @return String - Web server disk space HTML
	 */
	public static function web_server_disk_space_html($disk_space_text, $refresh_link_text) {
		return '<li class="updraft-server-disk-space" title="'.esc_attr__('This is a count of the contents of your Updraft directory', 'updraftplus').'"><strong>'.__('Web-server disk space in use by UpdraftPlus', 'updraftplus').':</strong> <span class="updraft_diskspaceused"><em>'.$disk_space_text.'</em></span> <a class="updraft_diskspaceused_update" href="#">'.$refresh_link_text.'</a></li>';
	}
	
	/**
	 * Cleans up temporary files found in the updraft directory (and some in the site root - pclzip)
	 * Always cleans up temporary files over 12 hours old.
	 * With parameters, also cleans up those.
	 * Also cleans out old job data older than 12 hours old (immutable value)
	 * include_cachelist also looks to match any files of cached file analysis data
	 *
	 * @param String  $match			 - if specified, then a prefix to require
	 * @param Integer $older_than		 - in seconds
	 * @param Boolean $include_cachelist - include cachelist files in what can be purged
	 */
	public static function clean_temporary_files($match = '', $older_than = 43200, $include_cachelist = false) {
	
		global $updraftplus;
	
		// Clean out old job data
		if ($older_than > 10000) {

			global $wpdb;
			$table = is_multisite() ? $wpdb->sitemeta : $wpdb->options;
			$key_column = is_multisite() ? 'meta_key' : 'option_name';
			$value_column = is_multisite() ? 'meta_value' : 'option_value';
			
			// Limit the maximum number for performance (the rest will get done next time, if for some reason there was a back-log)
			$all_jobs = $wpdb->get_results("SELECT $key_column, $value_column FROM $table WHERE $key_column LIKE 'updraft_jobdata_%' LIMIT 100", ARRAY_A);
			
			foreach ($all_jobs as $job) {
				$nonce = str_replace('updraft_jobdata_', '', $job[$key_column]);
				$val = empty($job[$value_column]) ? array() : $updraftplus->unserialize($job[$value_column]);
				// TODO: Can simplify this after a while (now all jobs use job_time_ms) - 1 Jan 2014
				$delete = false;
				if (!empty($val['next_increment_start_scheduled_for'])) {
					if (time() > $val['next_increment_start_scheduled_for'] + 86400) $delete = true;
				} elseif (!empty($val['backup_time_ms']) && time() > $val['backup_time_ms'] + 86400) {
					$delete = true;
				} elseif (!empty($val['job_time_ms']) && time() > $val['job_time_ms'] + 86400) {
					$delete = true;
				} elseif (!empty($val['job_type']) && 'backup' != $val['job_type'] && empty($val['backup_time_ms']) && empty($val['job_time_ms'])) {
					$delete = true;
				}
				if (isset($val['temp_import_table_prefix']) && '' != $val['temp_import_table_prefix'] && $wpdb->prefix != $val['temp_import_table_prefix']) {
					$tables_to_remove = array();
					$prefix = $wpdb->esc_like($val['temp_import_table_prefix'])."%";
					$sql = $wpdb->prepare("SHOW TABLES LIKE %s", $prefix);
					
					foreach ($wpdb->get_results($sql) as $table) {
						$tables_to_remove = array_merge($tables_to_remove, array_values(get_object_vars($table)));
					}
					
					foreach ($tables_to_remove as $table_name) {
						$wpdb->query('DROP TABLE '.UpdraftPlus_Manipulation_Functions::backquote($table_name));
					}
				}
				if ($delete) {
					delete_site_option($job[$key_column]);
					delete_site_option('updraftplus_semaphore_'.$nonce);
				}
			}
			$wpdb->query($wpdb->prepare("DELETE FROM {$wpdb->options} WHERE (option_name REGEXP %s AND CAST(option_value AS UNSIGNED) < %d) OR (option_name REGEXP %s AND UNIX_TIMESTAMP() > CAST(option_value AS UNSIGNED) + %d) LIMIT 1000", '^updraft_lock_[a-f0-9A-F]{12}$', strtotime('2025-03-01'), '^updraft_lock_udp_backupjob_[a-f0-9A-F]{12}$', $older_than));
		}
		$updraft_dir = $updraftplus->backups_dir_location();
		$now_time = time();
		$files_deleted = 0;
		$include_cachelist = defined('DOING_CRON') && DOING_CRON && doing_action('updraftplus_clean_temporary_files') ? true : $include_cachelist;
		if ($handle = opendir($updraft_dir)) {
			while (false !== ($entry = readdir($handle))) {
				$manifest_match = preg_match("/updraftplus-manifest\.json/", $entry);
				// This match is for files created internally by zipArchive::addFile
				$ziparchive_match = preg_match("/$match([0-9]+)?\.zip\.tmp\.(?:[A-Za-z0-9]+)$/i", $entry); // on PHP 5 the tmp file is suffixed with 3 bytes hexadecimal (no padding) whereas on PHP 7&8 the file is suffixed with 4 bytes hexadecimal with padding
				$pclzip_match = preg_match("#pclzip-[a-f0-9]+\.(?:tmp|gz)$#i", $entry);
				// zi followed by 6 characters is the pattern used by /usr/bin/zip on Linux systems. It's safe to check for, as we have nothing else that's going to match that pattern.
				$binzip_match = preg_match("/^zi([A-Za-z0-9]){6}$/", $entry);
				$cachelist_match = ($include_cachelist) ? preg_match("/-cachelist-.*(?:info|\.tmp)$/i", $entry) : false;
				$browserlog_match = preg_match('/^log\.[0-9a-f]+-browser\.txt$/', $entry);
				$downloader_client_match = preg_match("/$match([0-9]+)?\.zip\.tmp\.(?:[A-Za-z0-9]+)\.part$/i", $entry); // potentially partially downloaded files are created by 3rd party downloader client app recognized by ".part" extension at the end of the backup file name (e.g. .zip.tmp.3b9r8r.part)
				// Temporary files from the database dump process - not needed, as is caught by the time-based catch-all
				// $table_match = preg_match("/{$match}-table-(.*)\.table(\.tmp)?\.gz$/i", $entry);
				// The gz goes in with the txt, because we *don't* want to reap the raw .txt files
				if ((preg_match("/$match\.(tmp|table|txt\.gz)(\.gz)?$/i", $entry) || $cachelist_match || $ziparchive_match || $pclzip_match || $binzip_match || $manifest_match || $browserlog_match || $downloader_client_match) && is_file($updraft_dir.'/'.$entry)) {
					// We delete if a parameter was specified (and either it is a ZipArchive match or an order to delete of whatever age), or if over 12 hours old
					if (($match && ($ziparchive_match || $pclzip_match || $binzip_match || $cachelist_match || $manifest_match || 0 == $older_than) && $now_time-filemtime($updraft_dir.'/'.$entry) >= $older_than) || $now_time-filemtime($updraft_dir.'/'.$entry)>43200) {
						$skip_dblog = (0 == $files_deleted % 25) ? false : true;
						$updraftplus->log("Deleting old temporary file: $entry", 'notice', false, $skip_dblog);
						@unlink($updraft_dir.'/'.$entry);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise if the file doesn't exist.
						$files_deleted++;
					}
				} elseif (preg_match('/^log\.[0-9a-f]+\.txt$/', $entry) && $now_time-filemtime($updraft_dir.'/'.$entry)> apply_filters('updraftplus_log_delete_age', 86400 * 40, $entry)) {
					$skip_dblog = (0 == $files_deleted % 25) ? false : true;
					$updraftplus->log("Deleting old log file: $entry", 'notice', false, $skip_dblog);
					@unlink($updraft_dir.'/'.$entry);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise if the file doesn't exist.
					$files_deleted++;
				}
			}
			@closedir($handle);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
		}

		// Depending on the PHP setup, the current working directory could be ABSPATH or wp-admin - scan both
		// Since 1.9.32, we set them to go into $updraft_dir, so now we must check there too. Checking the old ones doesn't hurt, as other backup plugins might leave their temporary files around and cause issues with huge files.
		foreach (array(ABSPATH, ABSPATH.'wp-admin/', $updraft_dir.'/') as $path) {
			if ($handle = opendir($path)) {
				while (false !== ($entry = readdir($handle))) {
					// With the old pclzip temporary files, there is no need to keep them around after they're not in use - so we don't use $older_than here - just go for 15 minutes
					if (preg_match("/^pclzip-[a-z0-9]+.tmp$/", $entry) && $now_time-filemtime($path.$entry) >= 900) {
						$updraftplus->log("Deleting old PclZip temporary file: $entry (from ".basename($path).")");
						@unlink($path.$entry);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise if the file doesn't exist.
					}
				}
				@closedir($handle);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
			}
		}
	}
	
	/**
	 * Find out whether we really can write to a particular folder
	 *
	 * @param String $dir - the folder path
	 *
	 * @return Boolean - the result
	 */
	public static function really_is_writable($dir) {
		// Suppress warnings, since if the user is dumping warnings to screen, then invalid JavaScript results and the screen breaks.
		if (!@is_writable($dir)) return false;// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
		// Found a case - GoDaddy server, Windows, PHP 5.2.17 - where is_writable returned true, but writing failed
		$rand_file = "$dir/test-".md5(rand().time()).".txt";
		while (file_exists($rand_file)) {
			$rand_file = "$dir/test-".md5(rand().time()).".txt";
		}
		$ret = @file_put_contents($rand_file, 'testing...');// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
		@unlink($rand_file);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise if the file doesn't exist.
		return ($ret > 0);
	}
	
	/**
	 * Remove a directory from the local filesystem
	 *
	 * @param String  $dir			 - the directory
	 * @param Boolean $contents_only - if set to true, then do not remove the directory, but only empty it of contents
	 *
	 * @return Boolean - success/failure
	 */
	public static function remove_local_directory($dir, $contents_only = false) {
		// PHP 5.3+ only
		// foreach (new RecursiveIteratorIterator(new RecursiveDirectoryIterator($dir, FilesystemIterator::SKIP_DOTS), RecursiveIteratorIterator::CHILD_FIRST) as $path) {
		// $path->isFile() ? unlink($path->getPathname()) : rmdir($path->getPathname());
		// }
		// return rmdir($dir);

		if ($handle = @opendir($dir)) {// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
			while (false !== ($entry = readdir($handle))) {
				if ('.' !== $entry && '..' !== $entry) {
					if (is_dir($dir.'/'.$entry)) {
						self::remove_local_directory($dir.'/'.$entry, false);
					} else {
						@unlink($dir.'/'.$entry);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise if the file doesn't exist.
					}
				}
			}
			@closedir($handle);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
		}

		return $contents_only ? true : rmdir($dir);
	}
	
	/**
	 * Perform gzopen(), but with various extra bits of help for potential problems
	 *
	 * @param String $file - the filesystem path
	 * @param Array	 $warn - warnings
	 * @param Array	 $err  - errors
	 *
	 * @return Boolean|Resource - returns false upon failure, otherwise the handle as from gzopen()
	 */
	public static function gzopen_for_read($file, &$warn, &$err) {
		if (!function_exists('gzopen') || !function_exists('gzread')) {
			$missing = '';
			if (!function_exists('gzopen')) $missing .= 'gzopen';
			if (!function_exists('gzread')) $missing .= ($missing) ? ', gzread' : 'gzread';
			/* translators: %s: List of disabled PHP functions. */
			$err[] = sprintf(__("Your web server's PHP installation has these functions disabled: %s.", 'updraftplus'), $missing).' '.
			sprintf(
				/* translators: %s: The process that requires the functions. */
				__('Your hosting company must enable these functions before %s can work.', 'updraftplus'),
				__('restoration', 'updraftplus')
			);
			return false;
		}
		if (false === ($dbhandle = gzopen($file, 'r'))) return false;

		if (!function_exists('gzseek')) return $dbhandle;

		if (false === ($bytes = gzread($dbhandle, 3))) return false;
		// Double-gzipped?
		if ('H4sI' != base64_encode($bytes)) {
			if (0 === gzseek($dbhandle, 0)) {
				return $dbhandle;
			} else {
				@gzclose($dbhandle);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
				return gzopen($file, 'r');
			}
		}
		// Yes, it's double-gzipped

		$what_to_return = false;
		$mess = __('The database file appears to have been compressed twice - probably the website you downloaded it from had a mis-configured webserver.', 'updraftplus');
		$messkey = 'doublecompress';
		$err_msg = '';

		if (false === ($fnew = fopen($file.".tmp", 'w')) || !is_resource($fnew)) {

			@gzclose($dbhandle);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
			$err_msg = __('The attempt to undo the double-compression failed.', 'updraftplus');

		} else {

			@fwrite($fnew, $bytes);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
			$emptimes = 0;
			while (!gzeof($dbhandle)) {
				$bytes = @gzread($dbhandle, 262144);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
				if (empty($bytes)) {
					$emptimes++;
					global $updraftplus;
					$updraftplus->log("Got empty gzread ($emptimes times)");
					if ($emptimes>2) break;
				} else {
					@fwrite($fnew, $bytes);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the function.
				}
			}

			gzclose($dbhandle);
			fclose($fnew);
			// On some systems (all Windows?) you can't rename a gz file whilst it's gzopened
			if (!rename($file.".tmp", $file)) {
				$err_msg = __('The attempt to undo the double-compression failed.', 'updraftplus');
			} else {
				$mess .= ' '.__('The attempt to undo the double-compression succeeded.', 'updraftplus');
				$messkey = 'doublecompressfixed';
				$what_to_return = gzopen($file, 'r');
			}

		}

		$warn[$messkey] = $mess;
		if (!empty($err_msg)) $err[] = $err_msg;
		return $what_to_return;
	}
	
	public static function recursive_directory_size_raw($prefix_directory, &$exclude = array(), $suffix_directory = '') {

		$directory = $prefix_directory.('' == $suffix_directory ? '' : '/'.$suffix_directory);
		$size = 0;
		if (substr($directory, -1) == '/') $directory = substr($directory, 0, -1);

		if (!file_exists($directory) || !is_dir($directory) || !is_readable($directory)) return -1;
		if (file_exists($directory.'/.donotbackup')) return 0;

		if ($handle = opendir($directory)) {
			while (($file = readdir($handle)) !== false) {
				if ('.' != $file && '..' != $file) {
					$spath = ('' == $suffix_directory) ? $file : $suffix_directory.'/'.$file;
					if (false !== ($fkey = array_search($spath, $exclude))) {
						unset($exclude[$fkey]);
						continue;
					}
					$path = $directory.'/'.$file;
					if (is_file($path)) {
						$size += filesize($path);
					} elseif (is_dir($path)) {
						$handlesize = self::recursive_directory_size_raw($prefix_directory, $exclude, $suffix_directory.('' == $suffix_directory ? '' : '/').$file);
						if ($handlesize >= 0) {
							$size += $handlesize;
						}
					}
				}
			}
			closedir($handle);
		}

		return $size;

	}

	/**
	 * Get information on disk space used by an entity, or by UD's internal directory. Returns as a human-readable string.
	 *
	 * @param String $entity - the entity (e.g. 'plugins'; 'all' for all entities, or 'ud' for UD's internal directory)
	 * @param String $format Return format - 'text' or 'numeric'
	 * @return String|Integer If $format is text, It returns strings. Otherwise integer value.
	 */
	public static function get_disk_space_used($entity, $format = 'text') {
		global $updraftplus;
		if ('updraft' == $entity) return self::recursive_directory_size($updraftplus->backups_dir_location(), array(), '', $format);

		$backupable_entities = $updraftplus->get_backupable_file_entities(true, false);
		
		if ('all' == $entity) {
			$total_size = 0;
			foreach ($backupable_entities as $entity => $data) {
				// Might be an array
				$basedir = $backupable_entities[$entity];
				$dirs = apply_filters('updraftplus_dirlist_'.$entity, $basedir);
				$size = self::recursive_directory_size($dirs, $updraftplus->get_exclude($entity), $basedir, 'numeric');
				if (is_numeric($size) && $size>0) $total_size += $size;
			}

			if ('numeric' == $format) {
				return $total_size;
			} else {
				return UpdraftPlus_Manipulation_Functions::convert_numeric_size_to_text($total_size);
			}
			
		} elseif (!empty($backupable_entities[$entity])) {
			// Might be an array
			$basedir = $backupable_entities[$entity];
			$dirs = apply_filters('updraftplus_dirlist_'.$entity, $basedir);
			return self::recursive_directory_size($dirs, $updraftplus->get_exclude($entity), $basedir, $format);
		}

		// Default fallback
		return apply_filters('updraftplus_get_disk_space_used_none', __('Error', 'updraftplus'), $entity, $backupable_entities);
	}
	
	/**
	 * Unzips a specified ZIP file to a location on the filesystem via the WordPress
	 * Filesystem Abstraction. Forked from WordPress core in version 5.1-alpha-44182,
	 * to allow us to provide feedback on progress.
	 *
	 * Assumes that WP_Filesystem() has already been called and set up. Does not extract
	 * a root-level __MACOSX directory, if present.
	 *
	 * Attempts to increase the PHP memory limit before uncompressing. However,
	 * the most memory required shouldn't be much larger than the archive itself.
	 *
	 * @global WP_Filesystem_Base $wp_filesystem WordPress filesystem subclass.
	 *
	 * @param String  $file               - Full path and filename of ZIP archive.
	 * @param String  $to                 - Full path on the filesystem to extract archive to.
	 * @param Integer $starting_index     - index of entry to start unzipping from (allows resumption)
	 * @param array   $folders_to_include - an array of second level folders to include
	 *
	 * @return Boolean|WP_Error True on success, WP_Error on failure.
	 */
	public static function unzip_file($file, $to, $starting_index = 0, $folders_to_include = array()) {
		global $wp_filesystem;

		if (!$wp_filesystem || !is_object($wp_filesystem)) {
			return new WP_Error('fs_unavailable', __('Could not access filesystem.'));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
		}

		// Unzip can use a lot of memory, but not this much hopefully.
		if (function_exists('wp_raise_memory_limit')) wp_raise_memory_limit('admin');

		$needed_dirs = array();
		$to = trailingslashit($to);

		// Determine any parent dir's needed (of the upgrade directory)
		if (!$wp_filesystem->is_dir($to)) { // Only do parents if no children exist
			$path = preg_split('![/\\\]!', untrailingslashit($to));
			for ($i = count($path); $i >= 0; $i--) {
			
				if (empty($path[$i])) continue;

				$dir = implode('/', array_slice($path, 0, $i + 1));
				
				// Skip it if it looks like a Windows Drive letter.
				if (preg_match('!^[a-z]:$!i', $dir)) continue;

				// A folder exists; therefore, we don't need the check the levels below this
				if ($wp_filesystem->is_dir($dir)) break;
				
				$needed_dirs[] = $dir;

			}
		}

		static $added_unzip_action = false;
		if (!$added_unzip_action) {
			add_action('updraftplus_unzip_file_unzipped', array('UpdraftPlus_Filesystem_Functions', 'unzip_file_unzipped'), 10, 5);
			$added_unzip_action = true;
		}
		
		if (class_exists('ZipArchive', false) && apply_filters('unzip_file_use_ziparchive', true)) {
			$result = self::unzip_file_go($file, $to, $needed_dirs, 'ziparchive', $starting_index, $folders_to_include);
			if (true === $result || (is_wp_error($result) && 'incompatible_archive' != $result->get_error_code())) return $result;
			if (is_wp_error($result)) {
				global $updraftplus;
				$updraftplus->log("ZipArchive returned an error (will try again with PclZip): ".$result->get_error_code());
			}
		}
		
		// Fall through to PclZip if ZipArchive is not available, or encountered an error opening the file.
		// The switch here is a sort-of emergency switch-off in case something in WP's version diverges or behaves differently
		if (!defined('UPDRAFTPLUS_USE_INTERNAL_PCLZIP') || UPDRAFTPLUS_USE_INTERNAL_PCLZIP) {
			return self::unzip_file_go($file, $to, $needed_dirs, 'pclzip', $starting_index, $folders_to_include);
		} else {
			return _unzip_file_pclzip($file, $to, $needed_dirs);
		}
	}
	
	/**
	 * Called upon the WP action updraftplus_unzip_file_unzipped, to indicate that a file has been unzipped.
	 *
	 * @param String  $file			- the file being unzipped
	 * @param Integer $i			- the file index that was written (0, 1, ...)
	 * @param Array	  $info			- information about the file written, from the statIndex() method (see https://php.net/manual/en/ziparchive.statindex.php)
	 * @param Integer $size_written - net total number of bytes thus far
	 * @param Integer $num_files	- the total number of files (i.e. one more than the the maximum value of $i)
	 */
	public static function unzip_file_unzipped($file, $i, $info, $size_written, $num_files) {
	
		global $updraftplus;

		static $last_file_seen = null;

		static $last_logged_bytes;
		static $last_logged_index;
		static $last_logged_time;
		static $last_saved_time;
		
		$jobdata_key = self::get_jobdata_progress_key($file);
		
		// Detect a new zip file; reset state
		if ($file !== $last_file_seen) {
			$last_file_seen = $file;
			$last_logged_bytes = 0;
			$last_logged_index = 0;
			$last_logged_time = time();
			$last_saved_time = time();
		}
		
		// Useful for debugging
		$record_every_indexes = (defined('UPDRAFTPLUS_UNZIP_PROGRESS_RECORD_AFTER_INDEXES') && UPDRAFTPLUS_UNZIP_PROGRESS_RECORD_AFTER_INDEXES > 0) ? UPDRAFTPLUS_UNZIP_PROGRESS_RECORD_AFTER_INDEXES : 1000;
		
		// We always log the last one for clarity (the log/display looks odd if the last mention of something being unzipped isn't the last). Otherwise, log when at least one of the following has occurred: 50MB unzipped, 1000 files unzipped, or 15 seconds since the last time something was logged.
		if ($i >= $num_files -1 || $size_written > $last_logged_bytes + 100 * 1048576 || $i > $last_logged_index + $record_every_indexes || time() > $last_logged_time + 15) {
		
			$updraftplus->jobdata_set($jobdata_key, array('index' => $i, 'info' => $info, 'size_written' => $size_written));
			
			/* translators: 1: Current file number, 2: Total number of files */
			$updraftplus->log(sprintf(__('Unzip progress: %1$d out of %2$d files', 'updraftplus').' (%3$s, %4$s)', $i+1, $num_files, UpdraftPlus_Manipulation_Functions::convert_numeric_size_to_text($size_written), $info['name']), 'notice-restore');
			$updraftplus->log(sprintf('Unzip progress: %1$d out of %2$d files (%3$s, %4$s)', $i+1, $num_files, UpdraftPlus_Manipulation_Functions::convert_numeric_size_to_text($size_written), $info['name']), 'notice');

			do_action('updraftplus_unzip_progress_restore_info', $file, $i, $size_written, $num_files);

			$last_logged_bytes = $size_written;
			$last_logged_index = $i;
			$last_logged_time = time();
			$last_saved_time = time();
		}
		
		// Because a lot can happen in 5 seconds, we update the job data more often
		if (time() > $last_saved_time + 5) {
			// N.B. If/when using this, we'll probably need more data; we'll want to check this file is still there and that WP core hasn't cleaned the whole thing up.
			$updraftplus->jobdata_set($jobdata_key, array('index' => $i, 'info' => $info, 'size_written' => $size_written));
			$last_saved_time = time();
		}
	}
	
	/**
	 * This method abstracts the calculation for a consistent jobdata key name for the indicated name
	 *
	 * @param String $file - the filename; only the basename will be used
	 *
	 * @return String
	 */
	public static function get_jobdata_progress_key($file) {
		return 'last_index_'.md5(basename($file));
	}
	
	/**
	 * Compatibility function (exists in WP 4.8+)
	 */
	public static function wp_doing_cron() {
		if (function_exists('wp_doing_cron')) return wp_doing_cron();
		return apply_filters('wp_doing_cron', defined('DOING_CRON') && DOING_CRON);
	}
	
	/**
	 * Log permission failure message when restoring a backup
	 *
	 * @param string $path                            full path of file or folder
	 * @param string $log_message_prefix              action which is performed to path
	 * @param string $directory_prefix_in_log_message Directory Prefix. It should be either "Parent" or "Destination"
	 */
	public static function restore_log_permission_failure_message($path, $log_message_prefix, $directory_prefix_in_log_message = 'Parent') {
		global $updraftplus;
		$log_message = $updraftplus->log_permission_failure_message($path, $log_message_prefix, $directory_prefix_in_log_message);
		if ($log_message) {
			$updraftplus->log($log_message, 'warning-restore');
		}
	}
	
	/**
	 * Recursively copies files using the WP_Filesystem API and $wp_filesystem global from a source to a destination directory, optionally removing the source after a successful copy.
	 *
	 * @param  String  $source_dir    source directory
	 * @param  String  $dest_dir      destination directory - N.B. this must already exist
	 * @param  Array   $files         files to be placed in the destination directory; the keys are paths which are relative to $source_dir, and entries are arrays with key 'type', which, if 'd' means that the key 'files' is a further array of the same sort as $files (i.e. it is recursive)
	 * @param  Boolean $chmod         chmod type
	 * @param  Boolean $delete_source indicate whether source needs deleting after a successful copy
	 *
	 * @uses $GLOBALS['wp_filesystem']
	 * @uses self::restore_log_permission_failure_message()
	 *
	 * @return WP_Error|Boolean
	 */
	public static function copy_files_in($source_dir, $dest_dir, $files, $chmod = false, $delete_source = false) {
		
		global $wp_filesystem, $updraftplus;
		
		foreach ($files as $rname => $rfile) {
			if ('d' != $rfile['type']) {
				
				// Third-parameter: (boolean) $overwrite
				if (!$wp_filesystem->move($source_dir.'/'.$rname, $dest_dir.'/'.$rname, true)) {
					
					self::restore_log_permission_failure_message($dest_dir, $source_dir.'/'.$rname.' -> '.$dest_dir.'/'.$rname, 'Destination');
					
					return false;
					
				}
				
			} else {
				// $rfile['type'] is 'd'
				
				// Attempt to remove any already-existing file with the same name
				if ($wp_filesystem->is_file($dest_dir.'/'.$rname)) @$wp_filesystem->delete($dest_dir.'/'.$rname, false, 'f');// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- if fails, carry on
				
				// No such directory yet: just move it
				if ($wp_filesystem->exists($dest_dir.'/'.$rname) && !$wp_filesystem->is_dir($dest_dir.'/'.$rname) && !$wp_filesystem->move($source_dir.'/'.$rname, $dest_dir.'/'.$rname, false)) {
					
					self::restore_log_permission_failure_message($dest_dir, 'Move '.$source_dir.'/'.$rname.' -> '.$dest_dir.'/'.$rname, 'Destination');
					$updraftplus->log_e('Failed to move directory (check your file permissions and disk quota): %s', $source_dir.'/'.$rname." -&gt; ".$dest_dir.'/'.$rname);
					
					return false;
					
				} elseif (!empty($rfile['files'])) {
					
					if (!$wp_filesystem->exists($dest_dir.'/'.$rname)) $wp_filesystem->mkdir($dest_dir.'/'.$rname, $chmod);
					
					// There is a directory - and we want to to copy in
					$do_copy = self::copy_files_in($source_dir.'/'.$rname, $dest_dir.'/'.$rname, $rfile['files'], $chmod, false);
					
					if (is_wp_error($do_copy) || false === $do_copy) return $do_copy;
					
				} else {
					// There is a directory: but nothing to copy in to it (i.e. $file['files'] is empty). Just remove the directory.
					@$wp_filesystem->rmdir($source_dir.'/'.$rname);// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Silenced to suppress errors that may arise because of the method.
				}
			}
		}
		
		// We are meant to leave the working directory empty. Hence, need to rmdir() once a directory is empty. But not the root of it all in case of others/wpcore.
		if ($delete_source || false !== strpos($source_dir, '/')) {
			if (!$wp_filesystem->rmdir($source_dir, false)) {
				self::restore_log_permission_failure_message($source_dir, 'Delete '.$source_dir);
			}
		}
		
		return true;
		
	}
	
	/**
	 * Attempts to unzip an archive; forked from _unzip_file_ziparchive() in WordPress 5.1-alpha-44182, and modified to use the UD zip classes.
	 *
	 * Assumes that WP_Filesystem() has already been called and set up.
	 *
	 * @global WP_Filesystem_Base $wp_filesystem WordPress filesystem subclass.
	 *
	 * @param String  $file               - full path and filename of ZIP archive.
	 * @param String  $to                 - full path on the filesystem to extract archive to.
	 * @param Array	  $needed_dirs        - a partial list of required folders needed to be created.
	 * @param String  $method             - either 'ziparchive' or 'pclzip'.
	 * @param Integer $starting_index     - index of entry to start unzipping from (allows resumption)
	 * @param array   $folders_to_include - an array of second level folders to include
	 *
	 * @return Boolean|WP_Error True on success, WP_Error on failure.
	 */
	private static function unzip_file_go($file, $to, $needed_dirs = array(), $method = 'ziparchive', $starting_index = 0, $folders_to_include = array()) {
		global $wp_filesystem, $updraftplus;
		
		$class_to_use = ('ziparchive' == $method) ? 'UpdraftPlus_ZipArchive' : 'UpdraftPlus_PclZip';

		if (!class_exists($class_to_use)) updraft_try_include_file('includes/class-zip.php', 'require_once');
		
		$updraftplus->log('Unzipping '.basename($file).' to '.$to.' using '.$class_to_use.', starting index '.$starting_index);
		
		$z = new $class_to_use;

		$flags = (version_compare(PHP_VERSION, '5.2.12', '>') && defined('ZIPARCHIVE::CHECKCONS')) ? ZIPARCHIVE::CHECKCONS : 4;
		
		// This is just for crazy people with mbstring.func_overload enabled (deprecated from PHP 7.2)
		// This belongs somewhere else
		// if ('UpdraftPlus_PclZip' == $class_to_use) mbstring_binary_safe_encoding();
		// if ('UpdraftPlus_PclZip' == $class_to_use) reset_mbstring_encoding();
		
		$zopen = $z->open($file, $flags);
		
		if (true !== $zopen) {
			return new WP_Error('incompatible_archive', __('Incompatible Archive.'), array($method.'_error' => $z->last_error));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
		}

		$uncompressed_size = 0;

		$num_files = $z->numFiles;

		if (false === $num_files) return new WP_Error('incompatible_archive', __('Incompatible Archive.'), array($method.'_error' => $z->last_error));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
		
		for ($i = $starting_index; $i < $num_files; $i++) {
			if (!$info = $z->statIndex($i)) {
				return new WP_Error('stat_failed_'.$method, __('Could not retrieve file from archive.').' ('.$z->last_error.')');// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
			}

			// Skip the OS X-created __MACOSX directory
			if ('__MACOSX/' === substr($info['name'], 0, 9)) continue;

			// Don't extract invalid files:
			if (0 !== validate_file($info['name'])) continue;

			if (!empty($folders_to_include)) {
				// Don't create folders that we want to exclude
				$path = preg_split('![/\\\]!', untrailingslashit($info['name']));
				if (isset($path[1]) && !in_array($path[1], $folders_to_include)) continue;
			}

			$uncompressed_size += $info['size'];

			if ('/' === substr($info['name'], -1)) {
				// Directory.
				$needed_dirs[] = $to . untrailingslashit($info['name']);
			} elseif ('.' !== ($dirname = dirname($info['name']))) {
				// Path to a file.
				$needed_dirs[] = $to . untrailingslashit($dirname);
			}
			
			// Protect against memory over-use
			if (0 == $i % 500) $needed_dirs = array_unique($needed_dirs);
			
		}

		/*
		* disk_free_space() could return false. Assume that any falsey value is an error.
		* A disk that has zero free bytes has bigger problems.
		* Require we have enough space to unzip the file and copy its contents, with a 10% buffer.
		*/
		if (self::wp_doing_cron()) {
			$available_space = function_exists('disk_free_space') ? @disk_free_space(WP_CONTENT_DIR) : false;// phpcs:ignore Generic.PHP.NoSilencedErrors.Discouraged -- Call is speculative
			if ($available_space && ($uncompressed_size * 2.1) > $available_space) {
				return new WP_Error('disk_full_unzip_file', __('Could not copy files.').' '.__('You may have run out of disk space.'), compact('uncompressed_size', 'available_space'));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
			}
		}

		$needed_dirs = array_unique($needed_dirs);
		foreach ($needed_dirs as $dir) {
			// Check the parent folders of the folders all exist within the creation array.
			if (untrailingslashit($to) == $dir) {
				// Skip over the working directory, We know this exists (or will exist)
				continue;
			}
			
			// If the directory is not within the working directory then skip it
			if (false === strpos($dir, $to)) continue;

			$parent_folder = dirname($dir);
			while (!empty($parent_folder) && untrailingslashit($to) != $parent_folder && !in_array($parent_folder, $needed_dirs)) {
				$needed_dirs[] = $parent_folder;
				$parent_folder = dirname($parent_folder);
			}
		}
		asort($needed_dirs);

		// Create those directories if need be:
		foreach ($needed_dirs as $_dir) {
			// Only check to see if the Dir exists upon creation failure. Less I/O this way.
			if (!$wp_filesystem->mkdir($_dir, FS_CHMOD_DIR) && !$wp_filesystem->is_dir($_dir)) {
				return new WP_Error('mkdir_failed_'.$method, __('Could not create directory.'), substr($_dir, strlen($to)));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
			}
		}
		unset($needed_dirs);

		$size_written = 0;
		
		$content_cache = array();
		$content_cache_highest = -1;

		for ($i = $starting_index; $i < $num_files; $i++) {

			if (!$info = $z->statIndex($i)) {
				return new WP_Error('stat_failed_'.$method, __('Could not retrieve file from archive.'));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
			}

			// directory
			if ('/' == substr($info['name'], -1)) continue;

			// Don't extract the OS X-created __MACOSX
			if ('__MACOSX/' === substr($info['name'], 0, 9)) continue;

			// Don't extract invalid files:
			if (0 !== validate_file($info['name'])) continue;

			if (!empty($folders_to_include)) {
				// Don't extract folders that we want to exclude
				$path = preg_split('![/\\\]!', untrailingslashit($info['name']));
				if (isset($path[1]) && !in_array($path[1], $folders_to_include)) continue;
			}

			// N.B. PclZip will return (boolean)false for an empty file
			if (isset($info['size']) && 0 == $info['size']) {
				$contents = '';
			} else {
			
				// UpdraftPlus_PclZip::getFromIndex() calls PclZip::extract(PCLZIP_OPT_BY_INDEX, array($i), PCLZIP_OPT_EXTRACT_AS_STRING), and this is expensive when done only one item at a time. We try to cache in chunks for good performance as well as being able to resume.
				if ($i > $content_cache_highest && 'UpdraftPlus_PclZip' == $class_to_use) {

					$memory_usage = memory_get_usage(false);
					$total_memory = $updraftplus->memory_check_current();
				
					if ($memory_usage > 0 && $total_memory > 0) {
						$memory_free = $total_memory*1048576 - $memory_usage;
					} else {
						// A sane default. Anything is ultimately better than WP's default of just unzipping everything into memory.
						$memory_free = 50*1048576;
					}
					
					$use_memory = max(10485760, $memory_free - 10485760);

					$total_byte_count = 0;
					$content_cache = array();
					$cache_indexes = array();
					
					$cache_index = $i;
					while ($cache_index < $num_files && $total_byte_count < $use_memory) {
						if (false !== ($cinfo = $z->statIndex($cache_index)) && isset($cinfo['size']) && '/' != substr($cinfo['name'], -1) && '__MACOSX/' !== substr($cinfo['name'], 0, 9) && 0 === validate_file($cinfo['name'])) {
							$total_byte_count += $cinfo['size'];
							if ($total_byte_count < $use_memory) {
								$cache_indexes[] = $cache_index;
								$content_cache_highest = $cache_index;
							}
						}
						$cache_index++;
					}

					if (!empty($cache_indexes)) {
						$content_cache = $z->updraftplus_getFromIndexBulk($cache_indexes);
					}
				}
				$contents = isset($content_cache[$i]) ? $content_cache[$i] : $z->getFromIndex($i);
			}
			
			if (false === $contents && ('pclzip' !== $method || 0 !== $info['size'])) {
				return new WP_Error('extract_failed_'.$method, __('Could not extract file from archive.').' '.$z->last_error, json_encode($info));// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
			}

			if (!$wp_filesystem->put_contents($to . $info['name'], $contents, FS_CHMOD_FILE)) {
				return new WP_Error('copy_failed_'.$method, __('Could not copy file.'), $info['name']);// phpcs:ignore WordPress.WP.I18n.MissingArgDomain -- The string exists within the WordPress core.
			}

			if (!empty($info['size'])) $size_written += $info['size'];

			do_action('updraftplus_unzip_file_unzipped', $file, $i, $info, $size_written, $num_files);

		}

		$z->close();

		return true;
	}
}
<?xml version="1.0" encoding="UTF-8"?><rss version="2.0"
	xmlns:content="http://purl.org/rss/1.0/modules/content/"
	xmlns:wfw="http://wellformedweb.org/CommentAPI/"
	xmlns:dc="http://purl.org/dc/elements/1.1/"
	xmlns:atom="http://www.w3.org/2005/Atom"
	xmlns:sy="http://purl.org/rss/1.0/modules/syndication/"
	xmlns:slash="http://purl.org/rss/1.0/modules/slash/"
	>

<channel>
	<title>Property Archives - Smart Office</title>
	<atom:link href="https://smartoffice.com.au/category/property/feed/" rel="self" type="application/rss+xml" />
	<link>https://smartoffice.com.au/category/property/</link>
	<description></description>
	<lastBuildDate>Tue, 04 Jul 2017 05:34:12 +0000</lastBuildDate>
	<language>en-US</language>
	<sy:updatePeriod>
	hourly	</sy:updatePeriod>
	<sy:updateFrequency>
	1	</sy:updateFrequency>
	<generator>https://wordpress.org/?v=6.9.4</generator>
	<item>
		<title>Small Business Rent Squeeze</title>
		<link>https://smartoffice.com.au/small-business-rent-squeeze/</link>
					<comments>https://smartoffice.com.au/small-business-rent-squeeze/#respond</comments>
		
		<dc:creator><![CDATA[Glenn Freeman]]></dc:creator>
		<pubDate>Tue, 04 Jul 2017 05:34:12 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/small-business-rent-squeeze/</guid>

					<description><![CDATA[<p>Small businesses are competing on an unequal playing field with shopping centre owners and bigger retail players in negotiating rents, according to the head of the Council of Small Business of Australia (COSBOA).</p>
<p>The post <a href="https://smartoffice.com.au/small-business-rent-squeeze/">Small Business Rent Squeeze</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>Small businesses are competing on an unequal playing field with shopping centre owners and bigger retail players in negotiating rents, according to the head of the Council of Small Business of Australia (COSBOA).</p>
<p>The post <a href="https://smartoffice.com.au/small-business-rent-squeeze/">Small Business Rent Squeeze</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/small-business-rent-squeeze/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>Investors Today Vote On Coles Buyout</title>
		<link>https://smartoffice.com.au/investors-today-vote-on-coles-buyout/</link>
					<comments>https://smartoffice.com.au/investors-today-vote-on-coles-buyout/#respond</comments>
		
		<dc:creator><![CDATA[Sarah Falson]]></dc:creator>
		<pubDate>Tue, 04 Jul 2017 05:30:07 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/investors-today-vote-on-coles-buyout/</guid>

					<description><![CDATA[<p>Investors in Coles Group Limited will today vote on a proposal by chairman, Rick Allert, to enable Wesfarmers to acquire the Group under a Scheme of Arrangement which will see Coles Group shareholders receive cash for their shares, along with shares in the newly-converged Wesfarmers.</p>
<p>The post <a href="https://smartoffice.com.au/investors-today-vote-on-coles-buyout/">Investors Today Vote On Coles Buyout</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>Investors in Coles Group Limited will today vote on a proposal by chairman, Rick Allert, to enable Wesfarmers to acquire the Group under a Scheme of Arrangement which will see Coles Group shareholders receive cash for their shares, along with shares in the newly-converged Wesfarmers.<P>&#8220;Under the Scheme of Arrangement being put to you today, you will be entitled to receive as consideration for each Coles Group share: $4.00 cash; 0.14215 Wesfarmers&#8217; Ordinary Shares; and 0.14215 Wesfarmers&#8217; Partially Protected Shares,&#8221; said Allert.</P><P>Shareholders will also be entitled to receive the Coles Group fully franked final dividend of $0.25 per share.</P><P>According to Allert, an independent expert, Grant Samuel, concluded that the Wesfarmers&#8217; proposal was in the best interests of Coles Group shareholders in the absence of a superior proposal.</P><P>Samuel pointed out that&nbsp;shareholders will have a 44 per cent economic interest in the Wesfarmers merged group;&nbsp;the Wesfarmers&#8217; proposal was the outcome of an extensive worldwide sale process and was the only firm offer for all of Coles Group; and that&nbsp;continued ownership uncertainty was likely to be damaging for Coles Group, particularly its supermarkets.</P><DIV class=NFBreak contentEditable=false style=page-break-before:always>&nbsp;</DIV><P>The Coles Board is therefore today unanimously recommending that shareholders vote in favour of the Scheme of Arrangement for the following reasons:<BR>&nbsp;<BR>&#8211; the Independent Expert has concluded that the Scheme is in the best interests of shareholders in the absence of a superior proposal<BR>&#8211; the Scheme allows shareholders to retain exposure to potential operational upside in the Coles Group businesses, with Coles&#8217; shareholders owning approximately 44 per cent of the combined Wesfarmers and Coles Group<BR>&#8211; as a holder of Wesfarmers Partially Protected Shares shareholders will receive a level of downside protection on your shareholding in Wesfarmers<BR>&#8211; shareholders will become a shareholder in Wesfarmers, a company that has a track record of strong financial and operational performance<BR>&#8211; as a new Wesfarmers&#8217; shareholder, investors should receive a significant dividend uplift<BR>&#8211; many shareholders will be eligible to receive Capital Gains Tax roll-over relief on the share consideration component of the offer<BR>&#8211; if the scheme does not proceed, the Coles Group share price is likely to fall</P><P>&#8220;We believe the process has secured for you, our shareholders, an acceptable and respectable outcome despite a number of complex challenges,&#8221; said Allert today.</P><DIV class=NFBreak contentEditable=false style=page-break-before:always>&nbsp;</DIV><P>&#8220;If the Scheme is approved by shareholders today, the Company will seek the final approval of the Supreme Court on Friday November 9, which, if granted, will also be the last day of trading of Coles Group shares.&#8221;</P><P>Allert&#8217;s speech follows a year of turmoil for the supermarket retailer which saw its Bi-Lo outlets rebranded to Coles in a &#8220;poorly executed Bi-Lo conversion program,&#8221; according to Allert.</P><P>&#8220;Regrettably, while great care was taken in preparing the financial forecasts we had given to the market, on 23 February, 2007 &#8211; to the justifiable disappointment of you, our shareholders &#8211; we were required to revise our earnings guidance for FY08 to take account of the anticipated impact on Group earnings of a lower sales base in Supermarkets. </P><P>&#8220;Our revised earnings guidance was for 2008 earnings to grow by approximately 20 percent, rather than the 30 percent we had forecast in September 2006.&#8221;</P></p>
<p>The post <a href="https://smartoffice.com.au/investors-today-vote-on-coles-buyout/">Investors Today Vote On Coles Buyout</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/investors-today-vote-on-coles-buyout/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>Business Rent Rise Tipped</title>
		<link>https://smartoffice.com.au/business-rent-rise-tipped/</link>
					<comments>https://smartoffice.com.au/business-rent-rise-tipped/#respond</comments>
		
		<dc:creator><![CDATA[Glenn Freeman]]></dc:creator>
		<pubDate>Mon, 03 Jul 2017 13:00:00 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/business-rent-rise-tipped/</guid>

					<description><![CDATA[<p>The crash in commercial property vacancy rates has the potential to drive rents up, with tightening of capacity occurring to some degree across all Australian states and territories, according to the latest data from the Property Council of Australia.</p>
<p>The post <a href="https://smartoffice.com.au/business-rent-rise-tipped/">Business Rent Rise Tipped</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>The crash in commercial property vacancy rates has the potential to drive rents up, with tightening of capacity occurring to some degree across all Australian states and territories, according to the latest data from the Property Council of Australia.</p>
<p class="MsoNormal">In January 2007, PCA measured overall vacancy ratesfor commercial buildings in the Sydney CBD at around 8 per cent and onlyslightly higher in <st1_place w_st="on">North Sydney.</p>
<p class="MsoNormal">Commercial rents will likely start to climb within thenext 12 to 18 months, with this market always &#8220;lagging the residentialincreases in rent&#8221;, according to David Bolt, a Director of North Sydneycommercial property real estate agents Hartigan Bolt.</p>
<p class="MsoNormal">In his analysis of the figures, Bolt said thetightening market means businesses in both Sydney and North Sydney CBDs areradiating out to St Leonards and Chatswood &#8220;because they can no longer findwhat they want closer in&#8221;.</p>
<p class="MsoNormal">&#8220;The market is tightening &#8211; the vacancies from thelast two or three years are now going away,&#8221; Bolt said.</p>
<p class="MsoNormal"><st1_place w_st="on">North Rydeis also continuing to emerge as an alternative site for businesses unable tofind suitable premises in the traditional urban centres. Bolt expects this tocontinue as transport to the area improves on the back of the planned Epping toChatswood line which will have two or three <st1_place w_st="on">North Rydestations including <st1_street w_st="on"><st1_address w_st="on">Delhi Roadand Macquarie Shopping Centre. </p>
<p class="MsoNormal">
<div class="NFBreak" style=page-break-before:always contenteditable="false">&nbsp;</div>
<p></p>
<p class="MsoNormal">He points out the factors driving low commercialvacancy rates are a combination of low levels of new property constructionpaired with high levels of expansion within businesses, which are in the midstof an extremely positive economic cycle and now deciding to upsize theirbusinesses to take advantage of these conditions.</p>
<p class="MsoNormal">Bolt attributes much of the capacity constraint to ashortage of suitable sites and also to restrictive council planningrestrictions which severely limit the number of appropriate sites because ofbarriers to re-zoning for commercial use.</p>
<p class="MsoNormal">&#8220;Companies are finally taking more space and movingpremises,&#8221; he said, but many are now finding the options are not as broad as inthe past, particularly within the preferred centrally located areas.</p>
<p class="MsoNormal">In particular, businesses working in the construction,infrastructure and engineering sectors are adding staff and expanding rapidly,buoyed up by what he describes as a &#8220;huge non residential building boom goingon in <st1_place w_st="on"><st1_country-region w_st="on">Australia,such as roads and infrastructure&#8221;.</p>
<p>The post <a href="https://smartoffice.com.au/business-rent-rise-tipped/">Business Rent Rise Tipped</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/business-rent-rise-tipped/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>Gerry Groans: High Rents Forcing Bricks And Mortar Halt</title>
		<link>https://smartoffice.com.au/gerry-groans-high-rents-forcing-bricks-and-mortar-halt/</link>
					<comments>https://smartoffice.com.au/gerry-groans-high-rents-forcing-bricks-and-mortar-halt/#respond</comments>
		
		<dc:creator><![CDATA[Oonagh Reidy]]></dc:creator>
		<pubDate>Thu, 30 Dec 1999 13:54:00 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/gerry-groans-high-rents-forcing-bricks-and-mortar-halt/</guid>

					<description><![CDATA[<p>Bricks and mortar was never cheap as Gerry Harvey has found out. This week, he bemoaned the high renting costs in Australia, which he claims is preventing expansion of his bricks and mortar electronics empire.</p>
<p>The post <a href="https://smartoffice.com.au/gerry-groans-high-rents-forcing-bricks-and-mortar-halt/">Gerry Groans: High Rents Forcing Bricks And Mortar Halt</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>Bricks and mortar was never cheap as Gerry Harvey has found out. This week, he bemoaned the high renting costs in Australia, which he claims is preventing expansion of his bricks and mortar electronics empire.</p>
<p>The post <a href="https://smartoffice.com.au/gerry-groans-high-rents-forcing-bricks-and-mortar-halt/">Gerry Groans: High Rents Forcing Bricks And Mortar Halt</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/gerry-groans-high-rents-forcing-bricks-and-mortar-halt/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>Is Big W &#038; Masters Set To Flogged Just Like Dick Smith?</title>
		<link>https://smartoffice.com.au/is-big-w-masters-set-to-flogged-just-like-dick-smith/</link>
					<comments>https://smartoffice.com.au/is-big-w-masters-set-to-flogged-just-like-dick-smith/#respond</comments>
		
		<dc:creator><![CDATA[David Richards]]></dc:creator>
		<pubDate>Thu, 30 Dec 1999 13:45:00 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/is-big-w-masters-set-to-flogged-just-like-dick-smith/</guid>

					<description><![CDATA[<p>Woolworths who are struggling with their Masters and Big W stores could consider flogging the two retail groups in the same way that they offloaded their Dick Smith assets claim analysts.</p>
<p>The post <a href="https://smartoffice.com.au/is-big-w-masters-set-to-flogged-just-like-dick-smith/">Is Big W &#038; Masters Set To Flogged Just Like Dick Smith?</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>Woolworths who are struggling with their Masters and Big W stores could consider flogging the two retail groups in the same way that they offloaded their Dick Smith assets claim analysts.</p>
<div><span style="font-size: 13.3333330154419px; font-family: sans-serif;">Back in 2012 Anchorage Capital acquired the Dick Smith assets from Woolworths for an initial $20M and a later payment of $74M, 18 months later the consumer electronics retailer was floated for $344M. The Company was not available to comment on the latest rumour that two more Woolworths assets could go up for sale.&nbsp;</span></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">&nbsp;</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">Global buyout firm Kohlberg Kravis Roberts is believed to be circling the struggling Woolworths operation who recently reported a 12.5% slump in profits.&nbsp;</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;"><br /></span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">Several private equity Companies have told ChannelNews that they would be interested in buying the Big W and Masters chains who recently expanded their consumer electronics and appliance offerings.</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;"><br /></span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">Last week Woolworths appointed Gordon Cairns as Woolworths&#8217; new chairman.</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;"><br /></span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">Shortly after his appointment the former Lion Nathan boss and current Origin Energy chairman signalled that all aspects of the business would come under review, he did not rule out selling Woolworths assets.&nbsp;</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;"><br /></span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">While Woolworths has never been a seller, Mr Cairns&#8217; comments after his appointment on Friday would have offered acquisitive buyout firms some encouragement.</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;"><br /></span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">After being appointed chairman, Mr Cairns, a veteran consumer goods executive, told The Australian he had &#8220;an open mind&#8221; about the future of the Masters hardware store chain and would make a decision based on the facts once he was in the job.</span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;"><br /></span></font></div>
<div><font face="sans-serif"><span style="font-size: 13.3333330154419px;">&#8220;Given that the facts look so disadvantageous for Masters, we see this comment in a very positive light,&#8221; Bank of America Merrill Lynch analyst David Errington, in his research commentary.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"></div>
<p>The post <a href="https://smartoffice.com.au/is-big-w-masters-set-to-flogged-just-like-dick-smith/">Is Big W &#038; Masters Set To Flogged Just Like Dick Smith?</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/is-big-w-masters-set-to-flogged-just-like-dick-smith/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>Hotel Industry Buying Up HD TVs And Control4</title>
		<link>https://smartoffice.com.au/hotel-industry-buying-up-hd-tvs-and-control4/</link>
					<comments>https://smartoffice.com.au/hotel-industry-buying-up-hd-tvs-and-control4/#respond</comments>
		
		<dc:creator><![CDATA[David Richards]]></dc:creator>
		<pubDate>Thu, 30 Dec 1999 13:37:00 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/hotel-industry-buying-up-hd-tvs-and-control4/</guid>

					<description><![CDATA[<p>Hotels are installing thousands of display screen and in room automation systems in an effort to improve guest comforts lower operating costs and beat the phasing out of traditional CRT analogue TVs. Among the industries benefitting are the display industry and Companies like Control4.</p>
<p>The post <a href="https://smartoffice.com.au/hotel-industry-buying-up-hd-tvs-and-control4/">Hotel Industry Buying Up HD TVs And Control4</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>Hotels are installing thousands of display screen and in room automation systems in an effort to improve guest comforts lower operating costs and beat the phasing out of traditional CRT analogue TVs. Among the industries benefitting are the display industry and Companies like Control4.<P>In the latest move LG Electronics and automation Company Control4 have joined forces to develop an automation system for hotels, which will allow guests to control all aspects of their room experience, including lighting, room temperature, and in-room entertainment systems.&nbsp; </P><P>Control4 is currently talking to several hotel and motel groups in Australia according to Nick Libertone the Managing Director of Convergent Technologies the Australian distributor of Control4.</P><P>During the past 12 months Control4 Suite Systems has gained tremendous traction in the hotel industry with the recent introduction into the City Center Project in Las Vegas, Mandarin Oriental and Trump SOHO. <BR>Control4 was previously focused on the residential marketplace but recently entered into hospitality marketplace. Jim Gist, VP of development, believes that its value proposition is focused on three key areas: the guest experience utilizing the TV as a portal, the green concept &#8211; focused on LEED certification and energy savings and construction cost savings &#8211; wireless initiative requires less infrastructure.</P><P>By establishing relationships with a number of key in-room technology providers Control4 has already partnered with companies such as Axxess Industries and Saflok to integrate their technology into an overall system. And from their experience in the residential marketplace, Control4 is well positioned to integrate its product lines in mixed use facilities that offer both residential and commercial applications.</P><P>&#8220;With the inroads Control4 has made in the hotel industry, we believe this is the right time to collaborate on an integrated solution that will deliver a superior guest experience, with more features and convenience than a set-top box approach,&#8221; LG&#8217;s senior vice president of technology for R&amp;D, Richard Lewis, said. &#8220;We look forward to working with Control4 to extend the use and functionality of flat-panel HDTVs beyond entertainment into control and automation for hotel guests.&#8221;</P><DIV class=NFBreak contentEditable=false style=page-break-before:always>&nbsp;</DIV><P>A leading research Company also claims that hotels and motels are a major buyer of flat panel HD TV&#8217;s with rising occupancy and increased travel rates among both business executives and consumers driving the global hotel industry to upgrade the old CRT-TVs in guest rooms to flat-panel sets, causing hotel TV sales to this segment to rise by nearly a factor of 11% from 2007 to 2012, according to iSuppli.</P><P><BR>In Australia many hotels are faced with thousands of TV&#8217;s becoming obsolete as soon as the Federal Governments digital TV service mandate comes into effect in February 2013.&nbsp; iSuppli expects to see more hoteliers-including lower-end motels-to adopt HD service and flat-panel displays.</P><P>The global hotel industry has been on an upswing for the past three years, said Sanju Khatri, principal analyst for projection and large-screen displays at iSuppli. Despite the economic downturn in the United States, worldwide macroeconomic fundamentals suggest that the hotel market will remain on a growth path for the next few years.</P><P>While iSuppli&#8217;s forecast of global hotel TV shipments will grow to 9.7 million units by 2012, managing a Compound Annual Growth Rate (CAGR) of 61.5% from 894,527 units in 2007, the revenue growth also is expected to reach US$2.3 billion by 2012, up from US$1.1 billion in 2007.</P><P>Long a staple of the CRT-TV market, hotels are switching to Flat Panel Display (FPD) TVs, paralleling the shift that is occurring among consumers, Khatri said, hoteliers are noting that their guests desire more than just the standard hospitality elements that satisfied them in the past, like CRT-TVs.</P><P>iSuppli say that the Asia/Pacific region which includes Australia will generate the highest percentage growth for hotel TV shipments over the next few years. Shipments are expected to rise to 1.3 million units in 2012, increasing at a CAGR of 90% from 52,031 units in 2007.</P><DIV class=NFBreak contentEditable=false style=page-break-before:always>&nbsp;</DIV><P>Hoteliers claim that business guests are increasingly bringing their partners or families along with them as they travel, creating mini-vacations by extending their business stays by a few days. Because of this, hoteliers are adjusting their approach to suit entertainment and leisure interests rather than simply catering to a business mindset.</P><P><BR>Most luxury and mid-scale hotels now are offering guests a variety of in-room entertainment options, such as High-Definition Television (HDTV), Video on Demand (VOD) and video games, Khatri said.</P><P><BR>By offering these types of quality in-room entertainment services, they are hoping to capture more in-room entertainment revenue, differentiate their brands and ensure greater guest satisfaction, which has prompted hoteliers to turn to larger-sized displays with higher resolutions to provide a theatre-like experience inside their hotel rooms.<BR></P></p>
<p>The post <a href="https://smartoffice.com.au/hotel-industry-buying-up-hd-tvs-and-control4/">Hotel Industry Buying Up HD TVs And Control4</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/hotel-industry-buying-up-hd-tvs-and-control4/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>COMMENT: Mosman Faces Being Wiped Out Within 12 Months</title>
		<link>https://smartoffice.com.au/comment-mosman-faces-being-wiped-out-within-12-months/</link>
					<comments>https://smartoffice.com.au/comment-mosman-faces-being-wiped-out-within-12-months/#respond</comments>
		
		<dc:creator><![CDATA[David Richards]]></dc:creator>
		<pubDate>Thu, 30 Dec 1999 13:20:00 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/comment-mosman-faces-being-wiped-out-within-12-months/</guid>

					<description><![CDATA[<p>Mosman is facing the real possibility that they could lose their identity in an amalgamated Council, due in part to the head in the sand lobbying being conducted by current Councillors.</p>
<p>The post <a href="https://smartoffice.com.au/comment-mosman-faces-being-wiped-out-within-12-months/">COMMENT: Mosman Faces Being Wiped Out Within 12 Months</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>Mosman is facing the real possibility that they could lose their identity in an amalgamated Council, due in part to the head in the sand lobbying being conducted by current Councillors.</p>
<div><span style="font-family: sans-serif; font-size: 13.3333px;">In six months&#8217; time the local Council area known as Mosman could well become a ward in an amalgamated Council consisting of Pittwater,</span><font face="sans-serif"><span style="font-size: 13.3333px;">Warringah,</span></font><span style="font-family: sans-serif; font-size: 13.3333px;">&nbsp;Manley and Mosman.</span></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">&nbsp;The NSW Government led by Mike Baird a resident of Manly is determined to push through with the amalgamation of Councils in NSW and the merging of Manly, Warringah, Pittwater and Mosman is of particular interest to Baird who is close to Councillors in his own electorate of Mosman&nbsp;</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">Voting as to who sits on this Council will be conducted by a population of approximately 300,000 residents of which only 30,000 come from Mosman.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">There is now the real possibility that a combination of Pittwater and warringah Manly Councillors get to say what happens in Mosman which is a big danger for Mosman residents as some of these Councillors could well not have a clue as to where Raglan St or Avenue road actually is.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">By sticking their head in the sand and refusing to look or even discuss at what an amalgamated Council could deliver for Mosman Councillors have spent tens of thousands running an anti-amalgamation campaign.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">Three of those Councillors Peter White who ironically is not a resident of Mosman, he lives in Paddington and has a second home in Pittwater, Simon Menzies and Libby Moline are now moving to push for a motion calling on their fellow Councillors to immediately move to explore what options are available if Mosman is merged with Manly and Pittwater.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">SmartOffice understands that Baird has been urging Mosman to &#8220;take one for the team&#8221; and support an amalgamated Pittwater Manly Warringah and Mosman Council.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">Because of the size of Mosman, the risk of not getting representation either via the re-election of at least two of the current Councillors or new Councillors who have a vested interest in Mosman is real with even the name Mosman disappearing from the local Council landscape.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">While the ward of Mosman would survive the people who are currently elected to represent Mosman would not due in part to their stubborn opposition to an amalgamation. This is despite the fact that Mosman is among the best run Council of several local Councils on Sydney&#8217;s North Shore.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">&nbsp;</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">SmartOffice understands that several local Mosman business executives including the former Woolworths CEO and now Chairman of Fairfax Media have been asked to lobby the Premier and the NSW Government on behalf of Mosman.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">New South Wales Premier Mike Baird has refused to say what he would do with councils such as Mosman that have refused to amalgamate, but the Opposition said a letter sent to mayors was proof they would not have a choice.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">Earlier this week most of the state&#8217;s mayors received a letter signed by the Premier praising councils that have &#8220;done the right thing by their community and agreed to merge&#8221;.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">The State Government gave councils a deadline of next Thursday to respond.&nbsp;</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">With the deadline looming, the Premier&#8217;s letter urged councils to &#8220;carefully consider&#8221; the interests of their community.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">&#8220;Councillors that have demonstrated an ability to work together in reaching agreement to merge will have the opportunity to shape the future of their new council and serve the community until the end of their current term,&#8221; the letter reads.</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;">Local Government Minister Paul Toole also defended the Government&#8217;s actions with amalgamation now set to become an ugly fight with the real possibility that the NSW Government will have to resort to legislation changes raising the possibility of a legal fight to get amalgamation through. &nbsp;</span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;"><font face="sans-serif"><span style="font-size: 13.3333px;"><br /></span></font></div>
<div style="font-family: sans-serif; font-size: 10pt;">
<p class="MsoNormal">What Mosman Councillors should have done is taken a &#8216;What&#8217;s</p>
<p>in it for us&#8221; approach and while lobbying against amalgamation had a plan</p>
<p>B up their sleeve that involved talking with both Pittwater and Manly Councils</p>
<p>as well as North Sydney.</p>
<p class="MsoNormal">Because when the shit hits the fan and Mosman has lost its</p>
<p>seat at the table where will the current local Councillors be other than out of</p>
<p>a job.<o_p></o_p></p>
</div>
<div style="font-family: sans-serif; font-size: 10pt;"></div>
<p>The post <a href="https://smartoffice.com.au/comment-mosman-faces-being-wiped-out-within-12-months/">COMMENT: Mosman Faces Being Wiped Out Within 12 Months</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/comment-mosman-faces-being-wiped-out-within-12-months/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
		<item>
		<title>Sydney CBD Commercial Market To Grow Due To Shortages</title>
		<link>https://smartoffice.com.au/sydney-cbd-commercial-market-to-grow-due-to-shortages/</link>
					<comments>https://smartoffice.com.au/sydney-cbd-commercial-market-to-grow-due-to-shortages/#respond</comments>
		
		<dc:creator><![CDATA[Staff Reporter]]></dc:creator>
		<pubDate>Thu, 30 Dec 1999 13:13:00 +0000</pubDate>
				<category><![CDATA[Archive]]></category>
		<category><![CDATA[Property]]></category>
		<guid isPermaLink="false">http://smartoffice.com.au/sydney-cbd-commercial-market-to-grow-due-to-shortages/</guid>

					<description><![CDATA[<p>BIS Shrapnel who have recently conducted a review of the Sydney property market claim that Sydney CBD will be one of the few Australian CBD areas to witness commercial property growth over the next 5 years. In the new $10,000 BIS Shrapnel Commercial Property Report, Beverley Taylor Director, Property BIS Shrapnel claims that the last three years have seen the recovery in Sydney's office markets build momentum, with net absorption at its highest level since the late 1980s.</p>
<p>The post <a href="https://smartoffice.com.au/sydney-cbd-commercial-market-to-grow-due-to-shortages/">Sydney CBD Commercial Market To Grow Due To Shortages</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></description>
										<content:encoded><![CDATA[<p>BIS Shrapnel who have recently conducted a review of the Sydney property market claim that Sydney CBD will be one of the few Australian CBD areas to witness commercial property growth over the next 5 years. In the new $10,000 BIS Shrapnel Commercial Property Report, Beverley Taylor Director, Property BIS Shrapnel claims that the last three years have seen the recovery in Sydney&#8217;s office markets build momentum, with net absorption at its highest level since the late 1980s.</p>
<p>The post <a href="https://smartoffice.com.au/sydney-cbd-commercial-market-to-grow-due-to-shortages/">Sydney CBD Commercial Market To Grow Due To Shortages</a> appeared first on <a href="https://smartoffice.com.au">Smart Office</a>.</p>
]]></content:encoded>
					
					<wfw:commentRss>https://smartoffice.com.au/sydney-cbd-commercial-market-to-grow-due-to-shortages/feed/</wfw:commentRss>
			<slash:comments>0</slash:comments>
		
		
			</item>
	</channel>
</rss>