[Infernal_Elf]

The shopping mall looks pretty tall.

yes indeed very cool approach on designing and building a mall

hope the tower gets built to will become an aewsome complex

[scalziand]

Exacvation continues on the foundation. I'm a bit confused as to what those steel columns are for, as they seem too small for a supertall building.

http://img820.imageshack.us/img820/5933/newimg2134.jpg

http://img8.imageshack.us/img8/9006/newimg2135.jpg

http://img69.imageshack.us/img69/4838/newimg2136.jpg
http://www.skyscrapercity.com/showpost.php?p=78168022&postcount=783

[scalziand]

http://img30.imageshack.us/img30/8181/62599954.jpg
BIFC (http://www.skyscrapercity.com/showpost.php?p=79721610&postcount=804)

[scalziand]

http://img37.imageshack.us/img37/756/newimg22412.jpg
BIFC (http://www.skyscrapercity.com/showpost.php?p=80519404&postcount=808)

[scalziand]

http://img263.imageshack.us/img263/7421/c7f61.jpg

http://img89.imageshack.us/img89/4853/7291.jpg

http://img96.imageshack.us/img96/5135/7292g.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=82575107&postcount=829)

[scalziand]

Excavation proceeding nicely.
http://i291.photobucket.com/albums/ll288/enysjg/IMG_0101.jpg
enysjg (http://s291.photobucket.com/albums/ll288/enysjg/?action=view&current=IMG_0101.jpg)

[Roadcruiser1]

I think it's interesting that this building has the same floor count as the Twin Towers of the World Trade Center or 110 floors.

[scalziand]

^Actually, depending on where you look, the floor count ranges from 107-130.

[Onn]

I'll be surpised if this actually goes up, I don't think South Korea has the market to support something like this; much less all the other supertalls they've purposed.

[LeftCoaster]

I don't think South Korea has the market to support something like this; much less all the other supertalls they've purposed.

You're kidding right?

You do realise 30 million people live in Seoul and it has a PPP adjusted GDP of $300+ billion?

[Roadcruiser1]

Onn I think you are confused and you are talking about North Korea.

[Onn]

You're kidding right?

You do realise 30 million people live in Seoul and it has a PPP adjusted GDP of $300+ billion?

Does Tokyo have a tower that tall? Is there a tower that tall in all of Japan? The property market in South Korea has been over-leveraged for a long time now, as is the case in much of Asia.

[Roadcruiser1]

You must be kidding.

Tokyo Sky Tree.
http://en.wikipedia.org/wiki/Tokyo_Sky_Tree

[Onn]

You must be kidding.

Tokyo Sky Tree.
http://en.wikipedia.org/wiki/Tokyo_Sky_Tree

That's an observation/broadcast tower, not a skyscraper. Canada has one of those too. :haha:

[LeftCoaster]

Does Tokyo have a tower that tall? Is there a tower that tall in all of Japan? The property market in South Korea has been over-leveraged for a long time now, as is the case in much of Asia.

What does height have anything to do with it? The Seoul AAA office space market has traditionally had very high absorption rates and could fill this building quite handily by the time it is completed several years down the road.

Property market over leveraged? What in the world are you talking about?? First off NO South Korea's property markets are not over-leveraged, they don't even come close to levels seen in the West, in fact Chonsei leasing and governmental mortgage restrictions require large up front lump sums and has resulted in a much more stable mortgage market. Second, that is a completely irrelevant point as this is an office building which will be institutionally owned and leased out by multi-billion dollar multinational firms, over-leveraging of property markets has nothing to do with the market feasibility of this building what so ever.

Do you have any idea what you are talking about?

[Onn]

What does height have anything to do with it? The Seoul AAA office space market has very high absorption rates and could fill this building quite handily.

Property market over leveraged? What in the world are you talking about?? First off NO South Korea's property markets are not over-leveraged, they don't even come close to levels seen in the West, in fact Chonsei leasing requires large up front lump sums and has resulted in a much more stable mortgage market. Second, that is a completely irrelevant point as this is an office building which will be institutionally owned and leased out by multi-billion dollar multinational firms, over-leveraging of property markets has nothing to do with the market feasibility of this building what so ever.

Do you have any idea what you are talking about?

There more certinly is sir, I don't lie. :haha:

http://www.koreatimes.co.kr/www/news/biz/2010/07/123_68942.html

http://www.cnbc.com/id/41710133/Property_Bubble_Brewing_in_Asia_Economist

http://viakorea.wordpress.com/2011/04/17/korean-housing-bubble/

http://www.bbc.co.uk/news/business-14133337

[LeftCoaster]

Your posts are related to personal and corporate debt levels, not overleveraged property markets... you do understand the difference right? Not to mention many of the articles are 6-12 months old and one of them is a blog...

South korean regulations dictate that 50-60% of mortgages be paid up front, which is a very high level resulting from government intents to direct public investment away from real estate to corporate and industrial sectors. While the policy has failed somewhat as properties have likely become over-valued, it is not due to high debt levels on individual properties that this has occurred.

Also you have failed to explain how any of this primarily residential housing issue has anything to do with a company building an office tower in Busan or Seoul...

But hey Japan doesn't have towers this big so how could Korea right? :rolleyes:

[Onn]

Your posts are related to personal and corporate debt levels, not overleveraged property markets... you do understand the difference right? Not to mention many of the articles are 6-12 months old and one of them is a blog...

Bubbles always take longer to burst than expected. For example, it was known there was a property bubble in the US market in 2005, far before things let lose in 2008. It's well known China, Hong Kong, and Australia are well into bubble territory, if they blow so will South Korea.

South korean regulations dictate that 50-60% of mortgages be paid up front, which is a very high level resulting from government intents to direct public investment away from real estate to corporate and industrial sectors. While the policy has failed somewhat as properties have likely become over-valued, it is not due to high debt levels on individual properties that this has occurred.

It's always "this time's different" and it never is!

Also you have failed to explain how any of this primarily residential housing issue has anything to do with a company building an office tower in Busan or Seoul...


It's all connected, speculation in the proerty market. People build on speculation, it dosen't matter if it's office or housing. If one is hit you can bet the others will take a hit too. That's what has happened in all property bubbles throughout the history of the world!

I'm not dumb, stop thinking I'm clueless.

[LeftCoaster]

It's always "this time's different" and it never is!

Well clearly it is, South Korean mortgage regulations are starkly different than those in the US. I never said S Korea was bubble proof I simply stated that it's real estate markets are not overleveraged. That does not mean people have not been speculating, it just means they are not speculating for the same reasons as in the US where cheap capital was abundant.


It's all connected, speculation in the proerty market. People build on speculation, it dosen't matter if it's office or housing. If one is hit you can bet the others will take a hit too. That's what has happened in all property bubbles throughout the history of the world!

No this is simply incorrect. Very few office buildings are built on spec, and none of them have anything to do with the property market. Office is built to suit a clients needs and in all but the hottest markets is only built with prelease commitments.

But hey if its happened "in all property bubbles throught the history of the world!" then it must be true... :rolleyes:

I'm not dumb, stop thinking I'm clueless.

I never said you were dumb, but you aren't helping your own cause when you say South Korea cant build this project because there isn't a building as tall in japan.

And also, as soon as it is known there is a property bubble, it bursts. people can speculate all they want that there is a bubble but until prices decline it isn't known.

[scalziand]

http://img809.imageshack.us/img809/1816/21626596.jpg
http://img99.imageshack.us/img99/7899/52812042.jpg
http://img807.imageshack.us/img807/5291/62168832.jpg
http://img543.imageshack.us/img543/8223/50157069.jpg
BIFC (http://www.skyscrapercity.com/showpost.php?p=82816653&postcount=838)

[scalziand]

Big hole but oddly quiet.
http://img94.imageshack.us/img94/262/95059569.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=83165833&postcount=851)

[scalziand]

http://img15.imageshack.us/img15/3460/004liw.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=83444844&postcount=857)

[scalziand]

http://img843.imageshack.us/img843/4603/006lpd.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=84077432&postcount=861)

[scalziand]

http://img38.imageshack.us/img38/8734/20111003151242.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=84358111&postcount=869)

[scalziand]

http://img23.imageshack.us/img23/2981/11183198.jpg
BIFC (http://www.skyscrapercity.com/showpost.php?p=85042126&postcount=872)

[kalifese]

maybe they will turn it into a public swimming pool.

[scalziand]

Still diggin'
http://img16.imageshack.us/img16/573/20111011145437.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=85390492&postcount=875)

[scalziand]

Still diggun'.

http://img143.imageshack.us/img143/3883/24406941.jpg

http://img511.imageshack.us/img511/2001/41973550.jpg

http://img507.imageshack.us/img507/1269/111dg.jpg

에어부산 (http://www.skyscrapercity.com/showpost.php?p=85859506&postcount=876)

[scalziand]

http://img52.imageshack.us/img52/5130/79263155.jpg
http://img521.imageshack.us/img521/25/54175161.jpg
http://img651.imageshack.us/img651/7208/30864100.jpg
http://img811.imageshack.us/img811/1174/79947194.jpg
http://img696.imageshack.us/img696/876/29316192.jpg
http://img846.imageshack.us/img846/5295/64814548.jpg
BIFC (http://www.skyscrapercity.com/showpost.php?p=86879974&postcount=920)

[Dylan Leblanc]

finally a supertall actually U/C in S. Korea!

[scalziand]

Oh it's not the first..(Lotte Super Tower, Northeast Asia Trade Tower);)

[scalziand]

http://img502.imageshack.us/img502/7756/20111227104212063043624.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=87096317&postcount=931)

[Onn]

Oh it's not the first..(Lotte Super Tower, Northeast Asia Trade Tower);)

I feel these towers are going to end up being debt bombs, they are way too good to be true for the size of Korea's economy. What are they going to do with all that space? That is if Asia's bursting bubble doesn't kill them off first.

[scalziand]

Maybe. NATT in itself is only ~1.1msf, not a particularly large tower. The Lotte towers are much larger, ranging from 2.7-3.3msf, parts of these towers will be hotel, cutting down on the office space supply, and Lotte group should be occupying a good portion of the towers. The other supertowers in Korea aren't moving as quickly as the Lotte towers are.

A further increase in vacancy rate is expected in the Seoul office market
following the addition of more supply (101 Pine Avenue, State Namsan
Tower) entering the market at the end of this year. However, Seoul's office
market is anticipated to see stabilization. The surge in new completions in
2011 will lead to a temporary spike in vacancy but, much of the new supply is
expected to be absorbed by latent demand built up due to years of
undersupply.
https://docs.google.com/viewer?a=v&q=cache:i9pQX-3fpeoJ:www.cushwake.com/cwmbs1q11/PDF/seoul_off_1q11.pdf+&hl=en&gl=us&pid=bl&srcid=ADGEESgX_mk30rfjsdVwmlM3CwvdTWFW6j6gODQihTsqb04Y8biODgB-gq23gJnnmEAq0sCkXPHXyhC4rKRL0C6mdNtbFo1gCgrppOW9G7oz3R4hlrX1Wf4U4nklO-_etLtYB_byUQ9_&sig=AHIEtbSnCW-Sx9bVs3JDa6TYrg-bzCAs1Q&pli=1

It all depends on if that 'latent demand' really exists.

[MolsonExport]

I feel these towers are going to end up being debt bombs, they are way too good to be true for the size of Korea's economy. What are they going to do with all that space? That is if Asia's bursting bubble doesn't kill them off first.

Have you been to Korea?

[Onn]

Have you been to Korea?

Have you been to Japan? Do they have a tower like this? This may have made sense 10 or 20 years ago, but Korea is largely a developed economy today. With all the new contsurction that has already taken place going even taller (not just a little, 1,000 ft taller) seems way out of place. Korea's population growth is flat. Unless Samsung is going to take up a huge portion in both towers, I don't see who in Korea would need that kind of ultra-luxary space. Many of these towers are being pushed by the local governments just to put their cities on the map. They're not based on supply and demand.

New article illustrating my point: http://www.bbc.co.uk/news/technology-15991487

[MolsonExport]

^yes, I have been to Korea and Japan. Both are very different economies at different stages of industrial development. Korea's population growth may be stagnant, but Seoul is growing and companies based in Seoul are growing. The Seoul area is not astride major faultlines as is Tokyo, while at the same time, Seoul is replete with mountains [placing limits on the area for development]. Patterns of land ownership are different between Seoul and Tokyo. Hence why they have not grown as tall, until recently. Visit Shinjuku and you will see many very tall buildings. Tokyo buildings are often much larger than their taller counterparts in other cities. Floor plates tend to be much larger in Tokyo buildings. Try doing a little research before you jump to conclusions.

[Onn]

This one here is in Busan, not Seoul. And I know there is at least one planned for Incheon too. Korea's economy cannot sustain the growth rate of the last decade, which has partly been fueled by government spending (infrastrustrure) and China's economic bubble. Korean household debt is also far above where it should be today, while exports are falling to the west. 1000ft+ skyscrapers have been proposed in Tokyo before though, but never built. I can't help but feel this project, as well as many others in Asia, have a little too much of Dubai in them.

[idididsh]

Hi !
I'm korea2002 from Skyscrapercity Forum.

Update-2012.1.6

http://img404.imageshack.us/img404/290/sfdsfdsfdsfsdsf.jpg
http://img833.imageshack.us/img833/8373/ssdfdsfdsfdsfdsf.jpg

[scalziand]

Thanks for the update.:cheers:

[Dylan Leblanc]

thanks for the update idididsh! I'm looking forward to seeing this one rise! :skyscraper:

[whiteford]

this is so cool.

[Surrealplaces]

This is going to look really interesting once it's completed.

[scalziand]

Footprint finally showing?
http://img856.imageshack.us/img856/3016/sfsdfdsfds.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=87865279&postcount=964)

[whiteford]

http://img148.imageshack.us/img148/9210/1016062busanmikejh2.jpg
http://img148.imageshack.us/img148/4553/101606busanmikegs2.jpg
busanmike

what a absolutely spectacular city. it tingles the senses.

[idididsh]

Big news-March 28th-MAT Concrete Work start!

[scalziand]

Slightly less than 2 months now to finish the rebar for the raft slab.
http://img51.imageshack.us/img51/7725/a6e71.jpg
BIFC (http://www.skyscrapercity.com/showpost.php?p=88343562&postcount=1001)

[idididsh]

http://img841.imageshack.us/img841/2366/6774262922f819ca5c2e.jpg

More Progress!!

http://www.flickr.com/photos/65817306@N00/6850457597/

by korea2002

[fred2265]

Great to finally see some progress here.
http://s01.flagcounter.com/mini/7uR/bg_DFE6EE/txt_DFE6EE/border_DFE6EE/flags_1.jpghttp://s10.flagcounter.com/mini/zgpd/bg_DFE6EE/txt_DFE6EE/border_DFE6EE/flags_1.jpg

[scalziand]

I'm guessing this is a leveling layer, and then the rebar will be assembled above that.

[scalziand]

http://img190.imageshack.us/img190/9052/6955725735224edc1872.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=89188203&postcount=1048)

[scalziand]

http://img834.imageshack.us/img834/5006/img00020201203111809.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=89345610&postcount=1050)

[THE BIG APPLE]

Wow, what a footprint. But it seems relatively small compared to the Shanghai Tower.

[scalziand]

Is the yellow steel going to be part of the core, or for distributing concrete like in Ping an? One week till the pour in any case.

http://img96.imageshack.us/img96/7956/20120319141821.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=89605283&postcount=1057)

[scalziand]

http://farm8.staticflickr.com/7225/7023506425_205206a31a_z.jpg (http://www.flickr.com/photos/23371529@N02/7023506425/)
20120328_104403 (http://www.flickr.com/photos/23371529@N02/7023506425/) by dbswngh (http://www.flickr.com/people/23371529@N02/), on Flickr

[idididsh]

http://i1172.photobucket.com/albums/r565/idididsh/20120418_173028.jpg
http://i1172.photobucket.com/albums/r565/idididsh/20120418_173034.jpg
http://i1172.photobucket.com/albums/r565/idididsh/20120418_173043.jpg

Great Progress

[idididsh]

1 Tower crane in Central Core will be installing soon....
http://i1172.photobucket.com/albums/r565/idididsh/1335673340_201204291322206808208101_0.jpg
http://i1172.photobucket.com/albums/r565/idididsh/1335673342_201204291322226808208101_0.jpg
http://i1172.photobucket.com/albums/r565/idididsh/1335673338_201204291322186808208101_0.jpg
http://i1172.photobucket.com/albums/r565/idididsh/1335673334_201204291322146807208101_0.jpg
http://i1172.photobucket.com/albums/r565/idididsh/1335673330_201204291322106807208101_0.jpg

[colemonkee]

As they would say in a Bud Light commercial, here we go!

[Salakast]

Ok so I see these giant holes always before creating a large tower, can someone explain why?

[scalziand]

The extra space is useful for mechanical equipment and parking. Structurally, the excavation can reach own to bedrock in areas where the bedrock is fairly shallow. In areas where bedrock is very deep, pilings or caissons are used to reach bedrock or a layer of soil that is strong enough to bear the weight of the tower. With pilings, it's not strictly necessary for a large excavation(see Burj Khaliffa). In these cases, the foundation may be excavated purely to gain extra space.

[BStyles]

Ok so I see these giant holes always before creating a large tower, can someone explain why?

The core and the foundations of any supertall(and megatall) must be mounted to the bedrock for overall stability. It's not always necessary or feasible because the Bedrock may be as far as 300 feet beneath the excavation site, but in order to maintain structural integrity that's the strongest way possible.

[scalziand]

The core and megacolumns are really starting to take shape now.
http://i.imgur.com/mezGf.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=91371012&postcount=1144)

[scalziand]

26 May by Jens-Olaf (http://www.flickr.com/photos/65817306@N00/)
http://farm9.staticflickr.com/8145/7272535348_f7c1696a24_b.jpg
http://www.flickr.com/photos/65817306@N00/7272535348

[scalziand]

http://i.imgur.com/zNqyZ.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=92330186&postcount=1187)

[idididsh]

periodic Update,please Thanks!

from SSC korea2002

[scalziand]

^Thank you so much for your updates.

http://farm9.staticflickr.com/8156/7486872518_54d586a52c_b.jpg (http://www.flickr.com/photos/65817306@N00/7486872518/)
Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/7486872518/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/), on Flickr

[Fabb]

http://ad009cdnb.archdaily.net/wp-content/uploads/2012/07/1341212769-2011-0418-ts1-epx-1000x750.jpg

It could turn out to be quite nice.

[KevinFromTexas]

That looks nice. Anyone know what the roof height is vs the spire (antenna?) height?

[Fabb]

I was also wondering.
In the previous version of the design, the spire was not centered. I liked it better.
It's surprising how little we know about this building.

http://ad009cdnb.archdaily.net/wp-content/uploads/2012/07/1341212753-2011-0418--nk2-epx-1000x750.jpg

[KevinFromTexas]

Wow. That looks even better. Great location, too.

[idididsh]

That looks nice. Anyone know what the roof height is vs the spire (antenna?) height?


Roof Height : 420.6m
Spire Height : 510.1m

[Jonovision]

Looks great! Interesting though how the large scale of the podium building gives the illusion that this building is not as tall as it really will be.

[Fabb]

I agree. I'm not really fond of those big shopping mall.

The location seems fine... but I wish another tall one was built across the river. They would form a gigantic gateway

[scalziand]

Past the ring in the retaining wall now.

http://farm9.staticflickr.com/8289/7823347086_3963184b01_b.jpg (http://www.flickr.com/photos/65817306@N00/7823347086/)
Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/7823347086/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/) from Flickr

[scalziand]

http://farm9.staticflickr.com/8321/7921283006_d59caff168_b.jpg (http://www.flickr.com/photos/65817306@N00/7921283006/)
Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/7921283006/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/) on Flick

[Fabb]

I wish it was a little bit faster, but, yes, two months make a difference.
I guess that the site is bigger than it looks

[Surrealplaces]

It's going to look interesting when it's done.

[Ed007Toronto]

Great look at the foundations.

[scalziand]

http://i.imgur.com/KBc6K.jpg
korea2002 (http://www.skyscrapercity.com/showpost.php?p=95515681&postcount=1245)

[kiwi4life]

wow this tower is just nuts

[MolsonExport]

lotte floors, this building will be.

[scalziand]

http://farm9.staticflickr.com/8040/8066825585_a5824b1f28_b.jpg (http://www.flickr.com/photos/65817306@N00/8066825585/)
Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/8066825585/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/), on Flickr

[Phat Stanley]

:previous: Reminds me of the inside of a Wankel Rotary Engine. Well... sort of.

[LibraryTower]

:previous: Reminds me of the inside of a Wankel Rotary Engine. Well... sort of.

Mazda engines FTW!:cheers:

[scalziand]

Core at ground level now.
http://farm9.staticflickr.com/8330/8134812949_d56d9ddbfa_b.jpg (http://www.flickr.com/photos/65817306@N00/8134812949/)
Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/8134812949/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/), on Flickr

[bigreach]

This will be a remarkable Gem if they complete it to what the renderings are on the building page,, if they just took the Busan Lotte up 160-200 ft or so, they could go taller than the Lotte World in Seoul, Seoul's tower their depending on a spire for their final measurements. Busan Lotte isn't even relying on a Spire,, just roof top,,for it's final measurement,, that would be impressive.

[Design-mind]

This is a very interesting shaped core. Must be for stability. Love this building!

[bigreach]

This is a very interesting shaped core. Must be for stability. Love this building!

It is quite different than the other foundations, we've been seeing.

[scalziand]

http://farm9.staticflickr.com/8189/8364704886_437c5023d7_b.jpg (http://www.flickr.com/photos/65817306@N00/8364704886/)
Busan Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/8364704886/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/), on Flickr

[scalziand]

http://farm9.staticflickr.com/8228/8392436446_42fe63a32f_c.jpg (http://www.flickr.com/photos/65817306@N00/8392436446/)
Busan Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/8392436446/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/), on Flickr

[scalziand]

http://farm9.staticflickr.com/8519/8477585923_008035dbce_b.jpg (http://www.flickr.com/photos/65817306@N00/8477585923/)
Lotte Town Tower (http://www.flickr.com/photos/65817306@N00/8477585923/) by Jens-Olaf (http://www.flickr.com/people/65817306@N00/), on Flickr

[colemonkee]

They've got themselves a very tidy construction site there. And I'm surprised to see only one crane for such a massive tower.

[mrnyc]

wow very cool sequence there covering the base core. and yeah that is quite a tidy construction site. an amazing bldg is on the way.

[bigreach]

Hopefully they got the green light to "rise" it looks like it's ready.

[Design-mind]

http://farm9.staticflickr.com/8260/8651175127_a7d01bab80_b.jpg

Lotte Town Tower by Jens-Olaf, on Flickr
http://www.flickr.com/photos/65817306@N00

[shakman]

They've got themselves a very tidy construction site there. And I'm surprised to see only one crane for such a massive tower.

The most pic recent may give you the answer. So what happened?

[scalziand]

Lotte is still waiting for approval to go ahead and build the tower.