Space For: Easy Access

Total Page:16

File Type:pdf, Size:1020Kb

Space For: Easy Access Space for: easy access CLAYTON BUSINESS PARK 125 RAYHUR STREET, CLAYTON, VIC OVERVIEW 2 Opportunity Clayton Business Park is set within the popular business precinct of Clayton. The site is easily accessed via road and public transport, providing excellent connections to Melbourne’s CBD and Dandenong. Goodman currently has a range of affordable office opportunities for lease with flexible spaces from 540–6,261 sqm. VIEW FROM ABOVE 3 Westall Train Station Building 14 Rayhur Street Building 25 Westall Road Clayton Business Park Building 26 Building 41 Kombi Road Centre Road LOCATION 4 Smart move Clayton Business Park provides convenient access to Melbourne’s CBD via the Princes Highway, Eastlink and Monash Freeway. Ample on-site car parking is available for employees, and Westall train station is within walking distance of the estate. CENTR ALLY CONNECTED 1.3KM 6.8KM to Princes to Eastlink 500M Highway 5.1KM 23KM to Westall train to Monash to Melbourne station Freeway CBD SITE PLAN 5 WESTALL ROAD NURSERY AVENUE 28 6.3B 5 7 2 6 9 8 NURSERY AVENUE 4C 20 14 15 24 14 SEN CENTRE ROAD NURSER A 41 TOR DRIVE 25 4B Y A 41 VENUE 4E 4D 19 4A VACANCY AREA AVAILABLE YHUR STREET (SQM) RA 14GF 612 Now McLAREN DRIVE 25 240–2,178 Now 26 6,261 Now 26 41 700 Now 48 1 Ofce 1 39 3B 3A Warehouse KOMBI ROAD FOR LEASE FEATURES 6 Flexible workspace A number of office spaces are currently available for lease: + Building 14 – part furnished 612 sqm office suite + Building 25 – part furnished, two-level office building with spaces from 1,328–2,178 sqm + Building 26 – 6,161 sqm warehouse with 100 sqm office + Building 41 – 700 sqm part-furnished or unfurnished office space + Flexible fitout configurations available + Short-term leasing options + Competitive rentals + Ample on-site parking + Landscaped estate with on-site café and BBQ area + Secure estate with security guard on-site after hours. BUILDING 14 PLAN 7 AREA SCHEDULE SQM Ground floor Suite 14.01 office 612 11.9 41.3 18.3 Plant (53 sqm excl) Suite 14.01 Plant Y (66 sqm excl) A W e r 7 7 E . a Suite 14.02 o t e Z S Suite 14.03 T 16 Female Male 16 E E R B Common Lobby FOR LEASE BUILDING 25 PLAN 8 AREA SCHEDULE SQM CLAYTON BUSINESS PARK Ground floor 11.1 Plant Office 1,041.5 Duct Store 39.5 First floor Office 1,097.1 Total building area 2,178.1 Plant Duct Plant M 24.8 Office F 14.0 M/F Information Schedule Ground Floor FIRST FLOOR 52.6 + Office 1,041.5 sqm + Store 39.5 sqm 11.1 First Floor Plant + Office 1,097.1 sqm Total Area 2,178.1 sqm F M Plant Store Option to split ground Plant floor office from 240 sqm 24.5 fhr Office M F 12.4 A'way GROUND FLOOR 51.1 FOR LEASE REALS ER VE Marketing drawing 0 5 10 15 Real Estate Plans & Surveys Building 25, Clayton Business Park Scale: 1: 300 at A3 CLAYTON, VIC Disclaimer: This plan has been prepared for marketing purposes only. Interested 03 9415 6565 www.realserve.com.au parties should undertake their own enquiries as to the accuracy of the information. Date: 16/02/2017 Ref: 62284AJS Areas are approximate and dimension rounding may result in area discrepancies. Disclaimer: This plan has been prepared for marketing purposes only. Interested parties should undertake their own enquiries as to the accuracy of the information. Areas have been taken from RealServe Lettable Area Plan Dated 00/00/00, Ref 33333. Dimension rounding may result in area discrepancies. BUILDING 26 PLAN 9 AREA SCHEDULE SQM Ground floor CLAYTON BUSINESS PARK Warehouse+amenities 6,161 Mezzanine Store 100 12.9 Total building area 6,261 Information Schedule Canopy A 2,319 Ground floor Canopy B 307 7.5 Store + Warehouse & Amen. 6,161 sqm Mezzanine MEZZANINE + Store 100 sqm Canopy A Total Area 6,261 sqm Canopy A 2,319 sqm Canopy B 307 sqm Roller Shutter Roller Shutter 6.8m w x 5.6m h 5.3m w x 5.4m h Portable offices Warehouse Minimum Height Clearance 8.0 37.0 Maximum Height Clearance 9.0 Roller Shutter 5.0m w x 6.9m h Roller Shutter Roller Shutter 4.9m w x 4.9m h 5.1m w x 4.9m h Canopy B Plant Plant 165.3 GROUND FLOOR REALS ER VE 0 5 10 15 20 25 FOR LEASE Marketing drawing Real Estate Plans & Surveys Building 26, Clayton Business Park Scale: 1: 500 at A3 02 9629 9377 www.realserve.com.au CLAYTON, VIC Disclaimer: This plan has been prepared for marketing purposes only. Interested parties should undertake their own enquiries as to the accuracy of the information. Date: 23/12/2015 Ref: 58426AS Areas are approximate and dimension rounding may result in area discrepancies. Disclaimer: This plan has been prepared for marketing purposes only. Interested parties should undertake their own enquiries as to the accuracy of the information. Areas have been taken from RealServe Lettable Area Plan Dated 00/00/00, Ref 33333. Dimension rounding may result in area discrepancies. BUILDING 41 PLAN 10 AREA SCHEDULE SQM Ground floor Office A 698 47.5 15.6 3 x Roller Shutter 3.5m w x 4.0m h h r e m t t 7 7 . u M F 2 h Store 5 S x 1 r w Ofce A e l l m o 8 R . 1 h r e m t t 0 . u 5 h x S r w e l Ofce B l m o 8 . R 4 WAREHOUSE 5 . Maximum Height 10.7m 7 4 Minimum Height 9.5m h r e m t t 0 . u 5 h x S r w e l l m o Roller Shutter 0 . R 6.0m w x 5.0m h 3 GROUND FLOOR Canopy FOR LEASE SERVICE 11 Manage Dedicated Building Managers provide on-site support for day-to-day operations, while Property and Asset Managers are available to discuss any lease queries, invoicing issues or modifications to tenancies. We give our customers the space they need to succeed by providing unparalleled service To ensureService our customers receive the best possible service, all of our estates have in-house property services teams that attend to customers’ operational needs and ensure maintenance and presentation standards are exceptional. Contact Mark Gower Portfolio Manager T 03 9012 8207 M 0414 603 601 [email protected] Mark Jones Asset Manager T 03 9012 8234 M 0404 475 613 [email protected] Goodman Port Melbourne Industrial Estate 1/467 Plummer Street Port Melbourne, VIC, 3207 T 03 9012 8200 View this property online goodman.com/au This document has been prepared by Goodman Property Services (Aust) Pty Ltd ABN 40 088 981 793 for general information purposes only. Whilst every care has been taken in relation to its accuracy, no warranty of accuracy is given or implied. You should obtain your own independent advice before making any decisions about the property referred to in this document. Images contained in this document have been used to enable the customer to visualise the development concepts only, and are not intended to definitively represent the final product. March 2021.
Recommended publications
  • Road Management Plan 2018-22
    Greater Dandenong Road Management Plan 2018-22 GREATER DANDENONG ROAD MANAGEMENT PLAN 2018-22 1 Note: Road Management Plan Review 2021 Review of this Road Management Plan was completed by Council on 28 June 2021. The review determined that its standards continue to be appropriate however minor edits that give greater clarity to the Road Management Plan’s effect have been made. This amended RMP came into effect on 30 June 2021. Table of Contents City of Greater Dandenong Road Management Plan ............................................ 2 Glossary of Terms .............................................................................................. 3 1.0 Introduction ................................................................................................... 5 1.1 Background ..................................................................................................... 5 1.2 Purpose ........................................................................................................... 6 1.3 Key stakeholders............................................................................................. 6 1.4 Public Roads Register ..................................................................................... 6 1.5 Obligations of road users ................................................................................ 7 1.6 Delegations ..................................................................................................... 7 2.0 Road Management System .........................................................................
    [Show full text]
  • Ordinary Council Meeting 170613
    MINUTES ORDINARY COUNCIL MEETING TUESDAY 13 JUNE 2017 Commencing at 7:00 PM COUNCIL CHAMBERS 225 Lonsdale Street, Dandenong VIC 3175 City of Greater Dandenong ORDINARY COUNCIL MEETING MINUTES TUESDAY 13 JUNE 2017 TABLE OF CONTENTS ITEM SUBJECT PAGE NO 1 MEETING OPENING ........................................................................................ 3867 1.1 ATTENDANCE ............................................................................................................. 3867 1.2 OFFERING OF PRAYER ............................................................................................. 3867 1.3 CONFIRMATION OF MINUTES OF PREVIOUS MEETING ........................................ 3868 1.4 ASSEMBLIES OF COUNCIL ....................................................................................... 3869 1.5 DISCLOSURES OF INTEREST ................................................................................... 3870 2 OFFICERS' REPORTS .................................................................................... 3871 2.1 DOCUMENTS FOR SEALING ..................................................................................... 3871 2.1.1 Documents for Sealing ................................................................................... 3871 2.2 DOCUMENTS FOR TABLING ..................................................................................... 3874 2.2.1 Petitions and Joint Letters .............................................................................. 3874 2.2.2 Documents for Tabling ...................................................................................
    [Show full text]
  • Height Clearance Under Structures for Permit Vehicles
    SEPTEMBER 2007 Height Clearance Under Structures for Permit Vehicles INFORMATION BULLETIN Height Clearance A vehicle must not travel or attempt to travel: Under Structures for (a) beneath a bridge or overhead Permit Vehicles structure that carries a sign with the words “LOW CLEARANCE” or This information bulletin shows the “CLEARANCE” if the height of the clearance between the road surface and vehicle, including its load, is equal to overhead structures and is intended to or greater than the height shown on assist truck operators and drivers to plan the sign; or their routes. (b) beneath any other overhead It lists the roads with overhead structures structures, cables, wires or trees in alphabetical order for ready reference. unless there is at least 200 millimetres Map references are from Melway Greater clearance to the highest point of the Melbourne Street Directory Edition 34 (2007) vehicle. and Edition 6 of the RACV VicRoads Country Every effort has been made to ensure that Street Directory of Victoria. the information in this bulletin is correct at This bulletin lists the locations and height the time of publication. The height clearance clearance of structures over local roads figures listed in this bulletin, measured in and arterial roads (freeways, highways, and metres, are a result of field measurements or main roads) in metropolitan Melbourne sign posted clearances. Re-sealing of road and arterial roads outside Melbourne. While pavements or other works may reduce the some structures over local roads in rural available clearance under some structures. areas are listed, the relevant municipality Some works including structures over local should be consulted for details of overhead roads are not under the control of VicRoads structures.
    [Show full text]
  • Vicroads Annual Report
    VICROADS ANNUAL REPORT KEEPING VICTORIANS CONNECTED 2011 – 2012 Table of contents 1 Letter to the Minister 2 Chief Executive’s foreword 3 About VicRoads 5 Part one: Report on operations 6 Connection 12 Safety 17 Integration and sustainability 25 Service 29 Part two: Organisational capability and culture 35 Part three: Corporate governance and structure 40 Part four: Mandatory disclosures 46 Part five: Financial management 53 Part six: Financial statements 103 Disclosure index The Hon Terry Mulder MP Minister for Roads Level 16 121 Exhibition Street MELBOURNE VIC 3000 Dear Minister VicRoads 2011–12 Annual Report I have much pleasure in submitting to you, for your presentation to Parliament, the annual report of the Roads Corporation (VicRoads) for the period 1 July 2011 to 30 June 2012. Yours sincerely Gary Liddle Chief Executive 17 September 2012 VicRoads Annual Report 2011-2012 1 Chief Executive’s foreword It’s been another busy year for VicRoads Much of what we achieve at VicRoads is the result of working with others. Road safety is a key example of where we’ve continued our focus on what can be achieved in partnership with government delivering Victorians a sustainable road agencies, local communities and other stakeholders. system that is safe, efficient, reliable and In 2011, Victoria achieved its lowest ever road toll with integrated with the rest of the transport 287 fatalities, one fewer than in 2010. system. During the year, we also achieved some significant milestones in upgrading the road network including completing: One of the highlights for me in 2011–12 was the release of VicRoads Strategic Directions 2012–2014.
    [Show full text]
  • Logistics Space For: Logistics Space For
    Logistics space for: samegoing day places delivery CLAYTON BUSINESS PARK 1508 CENTRE ROAD, CLAYTON, VIC OVERVIEW 2 Opportunity Clayton Business Park is set within the popular business precinct of Clayton. The site is easily accessed via road and public transport, providing excellent connections to Melbourne’s CBD and Dandenong. Goodman currently has a range of affordable office opportunities for lease with flexible spaces from 540–6,261 sqm. Undercover loading area VIEW FROM ABOVE 3 Westall Train Station Rayhur Street Westall Road Clayton Business Park Building 26 Kombi Road Centre Road LOCATION 4 A clever Connect directly to Princes Highway move network and beyond. Clayton Business Park provides convenient access to Melbourne’s CBD via the Princes Highway, Eastlink and Monash Freeway. Ample on-site car parking is available for employees, and Westall train station is within walking distance of the estate. CENTR ALLY CONNECTED 1.3KM 6.8KM to Princes to Eastlink 500M Highway 5.1KM 23KM to Westall train to Monash to Melbourne station Freeway CBD SITE PLAN 5 WESTALL ROAD NURSERY AVENUE 28 6.3B 5 7 2 6 9 8 NURSERY AVENUE 4C 20 14 15 24 14 SEN CENTRE ROAD NURSER A 41 TOR DRIVE 25 4B Y A 41 VENUE 4E 4D 19 4A YHUR STREET RA McLAREN DRIVE 26 48 1 Ofce 1 39 3B 3A Warehouse KOMBI ROAD Available for lease FEATURES 6 Quality space + 6,161 sqm clearspan warehouse space + 100 sqm mezzanine + Internal clearance from 8 - 9m + Access via five on-grade roller shutters + Large awnings for all-weather loading + Secure estate with guard on-site after hours + Ample on-site parking.
    [Show full text]
  • 21 Municipal Strategic Statement 21.01 Municipal
    LOCAL PROVISION GREATER DANDENONG PLANNING SCHEME 21 MUNICIPAL STRATEGIC STATEMENT 21.01 MUNICIPAL PROFILE 21.01-1 Overview The City of Greater Dandenong acknowledges the Kulin Nation people as the traditional custodians of land on which the City is located. The City of Greater Dandenong was established on 15 December 1994 by the merger of the former City of Dandenong, approximately seventy percent of the former City of Springvale and small parts of the former Cities of Berwick and Cranbourne. The City occupies 129.6 square kilometres and its centre is approximately thirty kilometres east of the Melbourne Central Activities District (CAD). It includes the suburbs of Dandenong, Dandenong North, Dandenong South, Springvale, Springvale South, Noble Park, Keysborough, Lyndhurst and Bangholme. The population is rapidly ageing and was estimated at 130,941 in 1997, with a projected decline to 128,028 in 2011. Fourteen percent of families are sole-parent. Greater Dandenong has an extremely culturally diverse population with 137 different nationalities represented, of which forty-six percent were born overseas. Thirty-eight percent are from non-English speaking backgrounds. The most significant ethnic grouping is the Asian-born population, which is one of the highest concentrations in metropolitan Melbourne. Migration patterns reflect areas of global conflict and world “hot spots”. Incomes in Greater Dandenong are characteristically low compared with metropolitan Melbourne. Unemployment has traditionally exceeded regional and State levels by three to four percent although there has been a decline in unemployment rates in recent years. The labour force is relatively low skilled, with sixty-seven percent of the population without tertiary qualifications.
    [Show full text]
  • Traffic and Transport 8.1 OVERVIEW
    8 Traffic and transport 8.1 OVERVIEW ........................................................................................................................................ 8-1 8.2 EES OBJECTIVES AND REQUIREMENTS ............................................................................................. 8-2 8.3 LEGISLATION AND POLICY ................................................................................................................ 8-3 8.4 METHODOLOGY ................................................................................................................................ 8-4 8.5 STUDY AREA ...................................................................................................................................... 8-5 8.6 EXISTING CONDITIONS ..................................................................................................................... 8-7 8.6.1 LAND USE ................................................................................................................................................. 8-7 8.6.2 ROAD NETWORK ...................................................................................................................................... 8-7 8.6.3 ROAD NETWORK PERFORMANCE ............................................................................................................ 8-9 8.6.4 PUBLIC TRANSPORT ............................................................................................................................... 8-14 8.6.5 ACTIVE TRANSPORT ..............................................................................................................................
    [Show full text]
  • Monash Employment Cluster Economic and Business Intentions Project Report
    Monash Employment Cluster Economic and Business Intentions Project Report 26 November 2014 URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE: Directors Brendan Rogers, Shane Robb, Rhys Quick, Sue Say Associate Director Liz Ernst Research Analyst Liam Ratcliffe Job Code MA8872 © Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. URBIS Australia Asia Middle East urbis.com.au Executive Summary .................................................................................................................................... 1 Introduction .................................................................................................................................................. 6 1 Regional Context ............................................................................................................................. 8 1.1 Population .......................................................................................................................................... 9 1.2 Workplace Location of SEMR Residents........................................................................................... 9 1.3 Workers in the SEMR ...................................................................................................................... 11 1.4 Contribution to the State Economy .................................................................................................. 14 1.5 Business
    [Show full text]
  • 01 Stud Rd / Monash Fwy
    City of Greater Dandenong GATEWAYS STRATEGY 01 STUD RD / MONASH FWY BUILT FORM GUIDELINES DESIGN ELEMENT STRATEGIES/GUIDELINES Built Form ▪ Facilitate the development of contemporary, high quality and sustainable architecture that incorporates principles of Ecologically Sustainable Design (ESD) and presents a high quality image to Stud Road, Heatherton Road and the Monash Freeway ▪ General ResCode provisions apply to residential zoned land Landscaping ▪ Provide screening trees along existing private/public interfaces to soften the impact of built form and/or fencing, when viewed from the main road corridors of Stud Road, Heatherton Road and the Monash Freeway ▪ Landscaping should be of high quality and designed to complement the landscape treatments of adjoining public realm areas ▪ Landscaping should provide physical and visual links to the Dandenong Creek floodplain, Police Paddocks Reserve, Essex Reserve and the associated wetland system Signs ▪ Apply the General Guidelines Relating To Advertising/Business Identification Signs (refer to pages 25-26 of report) AVOID ▪ Advertising elements such as billboards, a-frames, inflatables, flags and banners, within the extent of the gateway zone (particularly along main roads) ▪ Large scale billboard/ advertising signage on the facades of the Dandenong Indoor Sports Stadium ▪ Large signage that blocks views across the Dandenong Creek floodplain, Police Paddocks Reserve, Essex Reserve and the associated wetland system Vehicle Access & Car AVOID Parking ▪ Large areas of hard/impervious surfaces (such as private car parking areas) alongside the main road corridors of Stud Road and Heatherton Road Landmark Opportunity ▪ Improve the blank eastern exterior facade of the Dandenong Indoor Sports Stadium (as (private realm) viewed from the city-bound lanes on the Monash Freeway just prior to the Stud Road exit) as a built form landmark element at the entrance to the municipality.
    [Show full text]
  • Roads VERIFIED 83.60 Kb
    VERIFIED VERSION PUBLIC ACCOUNTS AND ESTIMATES COMMITTEE Inquiry into budget estimates 2012–13 Melbourne — 9 May 2012 Members Mr N. Angus Mr D. O’Brien Mr P. Davis Mr M. Pakula Ms J. Hennessy Mr R. Scott Mr D. Morris Chair: Mr P. Davis Deputy Chair: Mr M. Pakula Staff Executive Officer: Ms V. Cheong Witnesses Mr T. Mulder, Minister for Roads, Mr J. Betts, Secretary, and Mr R. Oliphant, Chief Finance Officer, Department of Transport; and Mr G. Liddle, Chief Executive, and Mr B. Gidley, Chief Operating Officer, VicRoads. Necessary corrections to be notified to executive officer of committee 9 May 2012 Public Accounts and Estimates Committee 1 The CHAIR — I welcome Mr Gary Liddle, chief executive of VicRoads, and Mr Bruce Gidley, chief operating officer of VicRoads. I now call on the minister to give a brief presentation of no more than 10 minutes on the more complex financial and performance information relating to the budget estimates for the roads portfolio. Overheads shown. Mr MULDER — Thank you, Chair. Thanks for the opportunity to address the committee. I will use the opportunity this morning to present some of the detail of the coalition government’s investment in the state’s road network and also our plans for the future. I have grouped the content of today’s presentation into: metropolitan road projects, regional road projects and also safety initiatives. The coalition recognises the challenge that Victoria’s road network faces, and this budget includes approximately $700 million for road initiatives. Roads commitments are not made at the expense of public transport projects or vice versa.
    [Show full text]
  • Chapter 04 PRODUCTIVITY
    CHAPTER 04 PRODUCTIVITY The Southern Metro Region is a diverse economic region with key strengths in the industrial, health and education, and population serving sectors. The region includes Victoria’s Plan Melbourne Outcome 1: most significant stock of existing Melbourne is a productive and future industrial land, with easy city that attracts investment, access to transport gateways such supports innovation and creates as Moorabbin Airport and the Port of jobs Hastings. Photo credit: Tim Bell Studio 17 DRAFT SOUTHERN METRO LAND USE FRAMEWORK PLAN The Dandenong National Employment and Innovation Cluster (Dandenong NEIC), which State of play contains the Dandenong Metropolitan Activity The Southern Metro Region’s employment and Centre and a significant part of the Southern activity centres framework comprises: Industrial Precinct, provides employment for more • The Dandenong NEIC and part than 66,300 people (DELWP, 2017a, p. 30). of the Monash NEIC The region’s top five employment industries are: • Metropolitan activity centres at Dandenong, healthcare and social assistance; retail trade; Frankston and Fountain Gate-Narre Warren education and training; manufacturing; and • State-significant health and/or education construction. Employment growth is projected precincts, including Frankston Hospital and to continue in these five industries along with Monash University Precinct (Frankston), growth in higher-order retail, commercial, Casey Hospital and Monash University institutional and cultural services supported by Precinct (Berwick), Dandenong Hospital Dandenong, Frankston and Fountain Gate-Narre and Chisholm TAFE Precinct Warren metropolitan activity centres. SRL East (Cheltenham to Box Hill) will connect the region • SSIPs, including the Southern Industrial Precinct to key employment and education precincts in (which is composed of several distinct precincts other regions such as Monash NEIC and Deakin and forms part of the Dandenong NEIC), the Port University.
    [Show full text]
  • Mordialloc Bypass Project Report of Peter Kelly
    Mordialloc Bypass Project Report of Peter Kelly 1 Introduction My firm WSP prepared the impact assessment report titled Mordialloc Bypass, Transport Impact Assessment (Report) which is included as Appendix A to the Environment Effects Statement (EES) for the Mordialloc Bypass Project (Project). The role that I had in preparing the Report was directing the development of the report and reviewing the methodology and outputs at a variety of stages throughout the report’s production. Other significant contributors to the Report and their expertise is set out in Section (d) of Appendix A. I adopt the Report, in combination with this document, as my written expert evidence for the purposes of the Mordialloc Bypass Project Inquiry and Advisory Committee's consideration and reporting in respect of the Project. 2 Qualifications and experience Appendix A contains a statement setting out my qualifications and experience, and the other matters in accordance with Planning Panels Victoria's 'Guide to Expert Evidence'. A copy of my curriculum vitae is provided in Appendix B. 3 Further work since preparation of the Report Since the Report was finalised, I have undertaken further work in relation to the submissions received. In particular, the further work included: · Assessment of an alternative Woodlands Drive / freeway access arrangement · Assessments of the intersections of: · Dingley Bypass / Mordialloc Bypass · Governor Road / Mordialloc Bypass, and · Tootal Road / Centre Dandenong Road / Old Dandenong Road / Kingston Drive · Microsimulation modelling of freeway operations. A summary of my findings in relation to this further work is provided in Section 4.3 and Appendices C and D. However, this further work has not caused me to materially change my opinions as expressed in the Report, apart from the preferred arrangement for the Woodlands Drive freeway access, and no amendment is required for the EPRs.
    [Show full text]