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New residential towers and a construction crane behind Victorian buildings in Manchester city centre

Planning Consultants in Manchester

Pre-application advice, applications and appeals, costed by the team that builds.

Our track record

100% of our projects handed over ahead
of programme, within budget

Our Development Director's earlier roles

  • 10,000+homes steered to consent in earlier housebuilding roles
  • 4 weeksto cost four schemes and a planning route at Allitsen Road
  • £10Mpublic liability and employers' liability cover, each
  • £225M+of land acquired, Development Director's record

Planning in Manchester: what gets approved

Craftex act as planning consultants in Manchester for developers, landowners and investors with sites under Manchester City Council. Where a boundary runs close, we deal with Salford, Trafford or Stockport too. We carry a scheme from the first site read to approval or a Planning Inspectorate decision. Every option gets a construction price from our own builders before it goes in.

Getting a Manchester consent is rarely the hard part. Manchester City Council approved 88.9% of the 1,807 applications it decided over the twelve months to June 2026. That beats the 87% England average, and officers settled 97.2% of them without a committee. The hard part is a Manchester consent that still pays once it is built. Approval here favours dense brownfield homes near the city centre and schemes that respect the 34 conservation areas from Ancoats to Victoria Park. It also needs an appraisal that still stands once Section 106 obligations are counted. That is why our builders price every Manchester layout before officers see it. Our planning consultants work from London and travel up to Manchester whenever a site inspection or a meeting with officers is needed. Not ready for a call? Our free Planning and Prior Approval guide is a good first step for a Manchester owner.

White card concept model of a building with three bays and a stepped roof, lit from the side on a white table

Trusted by leading businesses

  • Trainline
  • Auto Trader
  • YouTube
  • Medusa
  • Fuse
  • Drakes
  • PTOS
  • Close Connections
  • Marnie
  • Vortex Post
  • Minds Ahead
  • Missy
  • Fora
  • Gama Healthcare
  • Equinix
  • Hubble
  • B-Engineering

How do our planning consultants help in Manchester?

Six jobs we do on Manchester land, from the first read of the title to the last condition.

Empty grassed plot of land behind timber fencing, with houses and trees beyond

Appraisal against two plans

Each plot is read against Places for Everyone, the 2012 Core Strategy and the Regulation 19 draft. You learn which policies help and which bite.

Floor plan drawings on a desk with drafting pencils, a ruler and a drawing tube

Officer engagement before submission

We test height, density and mix with the case officer early, which matters in a city where almost every decision is delegated.

Hand sketching a building elevation on drawing paper with a scale rule

Packages officers can validate on day one

Drawings, planning statement, heritage, flood and viability reports go to Manchester City Council as a single package.

Calculator resting on printed charts on a desk beside a keyboard and laptop

Conversions and change of use

Mill buildings, offices and warehouses turned into flats, through prior approval where it applies and full consent where it does not.

Pencil sketch of a floor plan with highlighter pens and an eraser

A build price on every layout

Our construction team costs each option while it is still being drawn, so the consent fits the money you have.

Detailed site plan linework of a town district with two marker pens resting on the sheet

Refusals and appeals

We separate fixable reasons from fatal ones, then choose a revised scheme, a Section 73 change or an appeal to the Planning Inspectorate.

Tell us which of these jobs your Manchester site needs; a director replies the same working day.

Manchester City Council planning: what developers need to know

Three layers of plan, one about to change

Manchester decides applications against its Core Strategy of 2012. Parts of it were replaced when Places for Everyone took effect on 21 March 2024. That is the joint plan of nine Greater Manchester councils. It sets Manchester a minimum of 3,533 new homes a year, 60,061 between 2022 and 2039. A new Manchester Local Plan to 2039 went out for its final Regulation 19 consultation from 17 August to 28 September 2026. The council expects to submit it for examination by 21 December 2026. Until the inspector reports, we argue from the adopted plans and show where the draft supports you.

Faster than most of England

In the year to June 2026, Manchester decided 92.9% of its 99 major applications within 13 weeks or an agreed date. With no extension, 31.3% came inside the 13 weeks, against 19.3% nationally. Within eight weeks and with no extension, 41.2% of minor housing applications were settled, against 32.3% across England. Only a third of Manchester decisions needed an extension of time. Speed still depends on a complete submission, so we front-load the reports. More in how long planning permission takes.

Density, heritage and a small Green Belt

Places for Everyone expects city-centre development to be high density and the centre's residential role to grow. So tall and mid-rise schemes are judged on design and townscape rather than principle. The city has 34 conservation areas, including Castlefield, Smithfield and Stevenson Square. Green Belt is just 1,240 hectares, 10.7% of the city, unchanged in 2025-26; Places for Everyone redrew its boundary. Read about green belt land and grey belt.

Affordable housing and student beds under review

The draft local plan treats a 30% affordable housing target as the starting point, according to the July 2026 Executive minutes. Its evidence base includes studies on the supply and affordability of purpose-built student housing. Both will shape viability for flats and PBSA, so we model them before a price is agreed on land. Our note on Section 106 and CIL sets out how those costs are calculated.

Share the site address; a director will name the Manchester rules that decide your scheme.

How it works

How do we take a Manchester scheme through planning?

01

Send the address

A director checks the planning history, the conservation area and Green Belt maps and the draft allocations, and phones you the same working day.

02

Early view from the council

Where a scheme needs it, we check what pre-application advice Manchester City Council currently offers and at what charge. We book it only if it adds value. For smaller schemes, a well-argued submission can be quicker.

03

Layouts priced, one taken forward

Our builders put a cost on each option, and the appraisal carries Section 106, affordable housing and biodiversity net gain before the design is fixed.

04

Submission and the officer's report

The package goes in through the Planning Portal; we answer consultees and the case officer promptly so the decision lands inside the target.

05

Conditions, then construction

We discharge conditions and complete the technical design, and depending on the site the build can follow with us or a contractor we know.

Cover of the free Craftex Guide to Planning and Prior Approval

The Craftex Guide to Planning and Prior Approval

Converting a Manchester office, mill or shop and unsure whether prior approval is enough? The free guide compares full planning, prior approval and change of use consent. It lists the documents a council asks for before it validates, sets out the statutory deadlines and explains the usual grounds for refusal. It is written for England, so it applies to Manchester in full.

Our promises

Six promises, written into your contract

  1. Bad news delivered at the first meeting

    If density, heritage or the draft plan's affordable housing target will stop a Manchester scheme, you hear it before fees build up.

    of four schemes tested at Allitsen Road, one was recommended.

  2. Drawings that come with a price

    What our designers draw, our own builders cost, so the approval is one you can fund.

    the Allitsen Road strategy went out together with its cost plans.

  3. One firm accountable from plot to keys

    Planning, design, cost and construction stay in-house at Craftex, so responsibility never moves between consultants.

    our construction team builds what our planners get approved.

  4. Extra work agreed before it starts

    If Manchester officers ask for a further survey or revision, you approve its cost first.

    every change is confirmed by you in writing.

  5. Senior planning experience at scale

    Before joining Craftex, Development Director Rob Barton ran housebuilding businesses and won planning consent for over 10,000 homes.

    850 homes approved at Kennet Island in Reading under his team.

  6. Cover your lender will recognise

    Public liability of £10M, employers' liability of £10M, and professional indemnity when a funder asks for it. We also hold ISO and CHAS accreditation.

    the £10M liability cover is in force today.

Example planning quotation from another firm, items listed, with the note: send it to us, we will beat it

Already have a quote? Send it to us. We'll beat it.

Has another Manchester planning firm priced your scheme already? Forward us their proposal. A director reads it against your site, the reports Manchester officers normally expect and the stage the new local plan has reached. You get a reply the same working day, with any gaps and a better offer.

Compare your quotes

Why are planning applications refused in Manchester?

Six reasons Manchester schemes stall or fail, and how we deal with each. Refused by Manchester already? Send us the decision notice and a director replies the same working day.

AreaThe usual riskWith Craftex
Height and townscapestoreys added to make the numbers work, then cut back by officers late in the process.views and massing tested early against the high-density expectation for the city centre.
Conservation areas such as Ancoats and Castlefielda mill conversion designed before anyone looks at the area's character.heritage assessed first and a statement submitted with the drawings.
A plan in transitionan application argued only on the 2012 Core Strategy while the 2039 plan heads to examination.both tested and their weight explained in the planning statement.
Affordable housing and student accommodationthe 30% starting point or PBSA policy found after the land deal, when the appraisal no longer stacks up.modelled in every option before you commit.
Gaps in the submissionmissing flood, noise or heritage reports that cost weeks at validation.the full list agreed with the officer before the application goes in.
After a refusala near-identical scheme resubmitted in hope.each reason addressed, then an amended scheme or an appeal, whichever is quicker to consent.

Planning application fees in Manchester, 2026

Manchester City Council charges the statutory fees set nationally for England. The rows below come from the Planning Portal schedule in force since 1 April 2026, which we read again on 4 November 2026. What Craftex charges is not listed here: get in touch and we will discuss your project.

ItemCovers£
Full application, new homesEach dwelling, fewer than 10610
Full application, new homesEach dwelling, 10 to 50659
Full application, over 50 homes£32,578 + £196 per dwelling above 50 (cap £427,537)32,578 +
Change of use to flatsEach new dwelling created, fewer than 10610
Outline application, homesEach 0.1 hectare, site under 0.5 ha610
Prior approval, Class MAEach new dwelling, commercial building to homes260
Removal or variation of a conditionNon-major / major development608 / 2,076
Discharge of conditionsAny development other than a householder one309

Unsure which rows your Manchester application will carry? Send us the scheme and we will list them.

Planning consultant case studies

We have not yet run a planning project in Manchester. These three show the work itself. Kennet Island and Crab Hill date from our Development Director's roles before Craftex, and Allitsen Road is a Craftex project. Want that rigour on a Manchester plot? Send us the address to start.

Our team

  • in

Planning consultants in Manchester: your questions

How quickly does Manchester City Council decide applications?

Faster than the national average. In the year to June 2026, 60.6% of its non-major decisions came within eight weeks with no extension, against 53.4% in England. Of its majors, 92.9% met their deadline or an agreed date. A complete application is what keeps you in that group.

Can I get pre-application advice from Manchester, and what will it cost?

We check the council's current pre-application arrangements and charges before recommending them. We do not quote figures we have not confirmed with Manchester that week. For straightforward schemes we sometimes advise going straight to an application.

What do planning consultants charge for a Manchester site?

It depends on the scheme's size, the reports officers will want and the chance of an appeal. We price after seeing the site and its planning history and keep no public tariff. Send us the Manchester address and a director will talk it through with you.

Is my Manchester site in the Green Belt or a conservation area?

Green Belt covers only 10.7% of the city, but Places for Everyone moved its boundary in 2024, so older maps can mislead. There are 34 conservation areas. We check the adopted policies map and the draft plan when we first look at the site.

Which local plan applies to my site in Manchester?

Today, the 2012 Core Strategy as amended by Places for Everyone. The new Manchester Local Plan to 2039 has finished its Regulation 19 consultation. It is due for submission by 21 December 2026, so its allocations gain weight as it moves through examination.

Will you take a Manchester refusal to appeal?

Yes. Appeals are decided by the Planning Inspectorate, and after a full application is refused the deadline is six months after the decision. Before that, we ask whether an amended scheme would reach consent sooner, then price the appeal as a separate stage.

Does my planning consultant need to be based in Manchester?

No. We have no Manchester office: our team works from London, tracks Manchester policy and committee papers remotely and comes north for site visits and meetings. Applications are submitted online, wherever the consultant is based.

My site is on the Salford, Trafford or Stockport boundary. Which council decides?

The council whose area contains the land, and a site crossing the line may need applications to both. Salford and Trafford share Places for Everyone with Manchester; Stockport withdrew in December 2020 and plans alone.

Can Craftex build the scheme after approval?

Depending on the location and the type of scheme, we take on the build or hand it to a contractor whose work we know. In both cases our builders costed it before submission, so the approval is affordable to deliver.

What size of Manchester scheme do you take on?

Projects with a completed value from £3M to £150M: conversions, apartment blocks, mixed-use buildings and small housing sites. If you are extending one house, a Manchester architect will serve you better than we can, and we tell people that plainly.

What our clients say

See all reviews on Google
  • Hired Craftex for our conversion project. We had to convert a 600m2 office into 8 apartments. Guys did an excellent job in terms of program efficiency and quality of the finishes which gave us a big upside to exit the project 2 months faster than other competitors’ timelines.

    Misha Levit

  • Great experience from start to finish. Communication was clear, the workmanship was excellent, and the whole project was managed professionally.

    Rhea Langford

  • I’d like to thank the team at Сraftex for the work they did on our office.
    It was really important for us to get the work done quickly, but without compromising on quality, as we regularly have clients and guests visiting and needed to move into the new office within a month.
    We spent around two weeks discussing and agreeing all the details before the work started. What I really appreciated was that everything we agreed beforehand was actually followed through during the job. The work was also completed on time.
    Thanks to the whole Сraftex team for a great job. I’d definitely use them again if we need any work done in the future.

    IURII PYLYPETS

  • We recently worked with Craftex and honestly couldn’t be happier with the results. From start to finish, the team was professional, reliable, and highly skilled. The quality of workmanship exceeded our expectations, and everything was completed on time and to a very high standard.
    Communication throughout the project was excellent, and they always went above and beyond to make sure we were satisfied. It’s rare to find a construction company that combines professionalism, attention to detail, and great customer service so well.
    Without a doubt, Craftex is one of the best construction companies we have ever worked with. Highly recommended to anyone looking for quality and trustworthy builders.

    Adam Miah

  • Craftex has completed a range of both small and large-scale projects on our commercial property with exceptional precision and quality. Dmitriy consistently delivers courteous, prompt service and has shown great flexibility in accommodating last-minute changes to plans and timelines. I highly recommend Craftex for their professionalism and outstanding workmanship.

    Pascal Hunt

  • Great company to work with as always. Super flexible at dealing with evolving requirements and fast deployment and execution.

    Akshay Khanna

  • Hired Craftex to do the full design and fit out of my gym in Chelsea. Super efficient and fast team. They gave the best price and a proper fast track program. We managed to open in less than 6 weeks with no headaches or surprises during construction. Quality was great, we had zero snags on completion. I’ve worked with a few companies before but these guys really impressed me from project management to how they treat the client. Top GGs.

    Александр Хоменко

  • I worked perfectly with Sviat and Joe, with their architect they came up with a very smart design for our office to fit more desks and optimise the space to its maximum capacity. They also did excellent value engineering on the MEP design proposed by others, allowing us to save around £50K. The quality and speed were outstanding we finished two weeks ahead of schedule. Highly recommend these guys.

    John Smith

  • Happy with the end result. Tight timeline but they pulled it off. The team worked late shifts and even weekends to help us open the doors on schedule. Site was always left tidy at the end of the day and no surprise charges either. Good communication throughout. Would definitely use Craftex again.

    Pawel Kamionka

  • Highly recommended!
    Craftex are the kind of fit-out contractors in London you can truly trust. From the very first meeting, they understood our vision and gave practical ideas to make the most of our space. They turned our old storage area into a clean, efficient, and well-organized warehouse. The team was professional, easy to work with, and clearly took pride in their work.

    Monika Kamionka

  • We brought in Craftex to refurb our London office and honestly, they made the whole thing way easier than we expected. They listened, suggested ideas we wouldn’t have thought of, and explained everything clearly. Not the cheapest quote we got, but the end result shows why, the place looks modern, clean, and our team actually enjoys being here now. Communication was spot-on too. No chasing and confusion, deadlines were hit. If you want people who genuinely care and don’t treat your project like “another job,” I’d recommend them.

    A Google User

  • Sviat and his team at Craftex were brilliant to work with on our office redesign. From the first meeting, they took the time to understand how we actually use the space rather than just pitching generic solutions. They came back with clever, practical ideas to maximise use of the space and get more employees and desks inside . Every step was handled professionally, and the process felt surprisingly smooth for a project of this size. They finished one week ahead of schedule, and the transformation is clear — our office feels brighter, more functional, and much more welcoming. I’d happily recommend Craftex to anyone who wants a reliable design team that also makes the journey enjoyable.

    Cucu Iulian

  • We recently worked with Sviat and the Craftex team on a complete warehouse refurbishment, and the results have been outstanding. From the very beginning, their team was professional, organized, and attentive to every detail. The project was completed on time and within budget, without disrupting our day-to-day operations.

    Simone Racaku

  • My experience with Craftex was excellent from beginning to end. They took the time to really listen to what I wanted and then offered practical suggestions that made the design even better. I always felt like they cared about creating a space that worked for me, not just one that looked nice on paper. The end result is an office that feels stylish, welcoming, and very functional for day-to-day work. The process itself was straightforward, well-managed, and never stressful. I’d definitely recommend Craftex if you’re looking for office design and build services in London — they made the whole journey a positive one.

    Ion Bounegru

  • I’m really pleased with my experience working with Craftex. As a commercial construction firm, they handled everything from start to finish without any unnecessary stress on my side. What impressed me was how they suggested practical ideas that improved the design while also keeping things realistic. The communication was always clear, so I never felt out of the loop. The project ran smoothly, deadlines were met, and the end result is exactly what I was hoping for — a space that feels both functional and modern. It’s not easy finding contractors who are this reliable, but Craftex definitely proved they can be trusted.

    Taron Papoyan

  • I had an amazing experience working with Sviat and the Craftex team on our office fit-out in London. They were always professional, responsive, and quick to offer the best advice whenever decisions needed to be made. I really appreciated how they balanced style with practicality — the office doesn’t just look fantastic, it works perfectly for our team. Everything was done with care and attention to detail, and the project never felt overwhelming because they managed it so well. Communication was clear from start to finish, and I always felt involved in the process. I would happily recommend Craftex to anyone looking for a trustworthy contractor.

    Artur Dvorak

  • Craftex carried out a warehouse fit-out for us, and I couldn’t be happier with the outcome. The space has been completely transformed into a highly organized and efficient environment that makes our daily operations much smoother.
    The team was professional but also very approachable — I always felt comfortable asking questions or giving feedback. They came up with smart, practical solutions that worked perfectly for our setup, and everything was explained clearly along the way.
    The best part was how they stuck to the agreed timeline, finishing on schedule without cutting corners. It’s rare to get both quality and reliability, but Craftex delivered both.

    Roma Shchukin

  • We’re extremely happy with Sviat and the Craftex team’s work. They suggested clever ideas, managed the project efficiently, and delivered a functional, modern space. The team was easy to communicate with and very professional throughout the process!

    Polina Lysenko

  • I can honestly say our office has been completely transformed thanks to Craftex. From the very first meeting, the team was approachable, professional, and full of creative ideas that really made sense for our business. They didn’t just focus on how the space would look but also how it would work for the team day-to-day. The new layout is efficient, modern, and welcoming, and you can tell they really thought about the details. The whole process was smooth and surprisingly stress-free. They kept me updated at every stage, which gave me confidence. I’m really happy with the results and wouldn’t hesitate to recommend them to anyone.

    Mykyta Khadzhynov

  • The results from Craftex’s commercial refurbishment in London are fantastic. The team was friendly, clear in communication, and made sure the project stayed on track. The workspace now feels efficient, welcoming, and modern. Definitely a team you can trust!

    Alaa Betar

  • We hired Craftex for a commercial ground floor fit-out with 2 flats above. There were some minor co-ordination hiccups with third-party suppliers but the team kept it moving. Finish quality was strong. Kitchens and doors look great. I have already asked them for a quote on the next project.

    Ben Edell

  • These guys actually deliver. They handled our first industrial to residential conversion near Tower Bridge, turned an old warehouse into 4 modern flats. They stuck to the plan, kept the site clean and the timing was on point. No hidden extras, no drama, just a professional construction company in London that gets the job done.

    Богдан Главацкий

  • We recently hired Craftex for a commercial office fit-out project in Central London, and overall, we’re really happy with the result. There was a delay on our side with a custom glass partition supplier, but the Craftex team managed the construction schedule very professionally and kept everything on track. Their guys worked clean, respected our workspace and IT setup, and kept the site tidy throughout. If you're looking for a reliable office refurbishment company in London, I’d definitely recommend Craftex. Would use them again without hesitation.

    Ardian Beleshi

  • This was a full high-end renovation of my Victorian rental apartment in Westminster, just off Sloane Square and Belgravia. The scope included full fit-out: electrics, plumbing, a new bespoke kitchen, and a luxury bathroom refurbishment. Craftex took care of everything and made the process easy. They weren’t the cheapest, but you can tell they really know what they’re doing when it comes to prime London property renovations.
    The team was professional, organised, and genuinely seemed to care about getting everything right. I was especially impressed with the quality of the finish – the attention to detail really shows in every corner.
    I’m very happy with the results and would definitely recommend Craftex to anyone looking for reliable, high-quality renovation work in Central London.

    Наталия Цимбалюк

  • I was stressed about timing since we had bookings lined up, but they smashed it. Even worked Saturday to finish the floor. My clients love the look — the beauty salon fit-out turned out exactly how I wanted. Couldn’t have pulled it off without their help. Genuinely appreciate the way they communicated throughout the refurbishment. If you need reliable help with beauty salon design or fit-out, especially in a place like Chelsea — these are the guys.

    Rami Jusupova

  • We used Craftex for a shop-to-flat conversion in Chelsea — turning an old retail space into two rental units. Access wasn’t the easiest, but the guys handled it well, no drama. Quote was clear, no hidden extras, and they actually stuck to it, which is rare. Finish came out solid, exactly what we needed for rentals. Joe (PM) kept things ticking and communication was always on point. All in all, smooth job — would use them again for sure.👍

    Apartify Estates

  • Fuse Energy hired Craftex on the fit-out and installation of our engineering and research centre, which included electrical, heating, lighting, plumbing, and ventilation upgrades. They delivered everything to a high standard and were proactive throughout — even working weekends to help speed up the programme, despite not being contracted to. They managed last-minute changes very well, communication was clear and consistent, and the team was professional from start to finish. We’d happily recommend Craftex to anyone needing a reliable construction partner.

    Hainro Eybers

  • Holistic therapy space fit-out
    Super impressed. I had a very specific vision for the studio. calm tones, soft lighting, hidden storage etc. the craftex team just got it. build was done quicker than I expected and the guys were polite, tidy and actually listened. we had 2 snags on day one but they fixed it before the week was out. worth it for the peace of mind.

    Dariia Shvyryda

  • Made a full refurbishment and redesign of our Central London office. Fantastic work, quality service and reliable people. Can recommend it to everybody

    Nikita Nigai

  • Amazing experience with these guys. I trusted them my apartment in London and Business. They are always accurate, very professional, responsive and neat. They would always advice me right things for my best interest. I had luxury experience with them and I would definitely recommend Craftex to everyone.

    Motush Motushev

  • Could not be HAPPIER with Sviat and the Craftex team, they certainly showed me that they’re the number one office design company in London that we’ve had the pleasure of working with. They gave us a unique design just like we wanted, and we loved the first initial draft of the concept. Also have to give them props for Construction, I gave them a tight timeline as we needed to move our team in ASAP, so they pulled double shifts and I didn’t see a drop in quality. Will be to talking to the team when we move up to our next bigger office. Highly recommended A+++

    Mikhail Burdoev

  • Very professional company. Craftex did brilliant minimalistic design and completely refurbished my apartment to the highest quality.

    Vlad

  • I and my husband are very satisfied with Craftex's service and customer support. We bought a house in Hampstead and wanted to redesign and renovate it. On our initial free consultation with Sviat, we found out that we actually can do loft conversion and rear extension and add value to the property straight away.
    We worked with the Craftex design team to bring our vision to life and deliver planning approvals. At that time guys started stripping out to save time on the construction programme as we wanted to move in ASAP.
    We worked with very experienced project director Konstantin who was responsible for all aspects of project delivery from design to construction with a very good eye on details and customer care.
    We saved a lot of money by having professional advice from the start. Project management and quality at Craftex are at the highest level. Many thanks to Craftex Team.

    Lia Lavryk

  • ISO 9001
  • ISO 14001
  • ISO 45001
  • CHAS
  • Constructionline Gold
  • SafeContractor
  • TrustMark
  • FMB
  • NICEIC
  • NAPIT
  • MCS
  • CSCS
  • Considerate Constructors
  • RICS, Royal Institution of Chartered Surveyors
  • RIBA, Royal Institute of British Architects
  • ARB, Architects Registration Board
  • Public & Employers' Liability £10M
  • Professional Indemnity £10M
  • ISO 9001, 14001 and 45001 certified

A site in Manchester? Send us the address.

Tell us what you are planning. A director checks the planning history and the policies that apply and calls you back the same working day.

Unit 5, 160 Buckingham Palace Road, London SW1W 9TR

info@craftex.co.uk

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