Downtown Gravenhurst Needs Knowledge-Based Jobs
By Craig Copland
A few days ago I had some time to spare and took a drive back and forth through the downtown core of Gravenhurst.
The freshly paved main street, the new sidewalks, the lampposts, the flower beds all looked great. The new recreation/aquatic centre is fabulous and will be worth every penny spent on it.
I am grateful for all those who have contributed to these changes, even if some of them are now taking heat for having worked so hard to bring improvements to the town.
But otherwise . . .
Well, I’ve been visiting Gravenhurst for fifty years and lived here for the past ten, and I have never seen the downtown looking so . . . sad. It’s kind of depressing, isn’t it?
What happened, and what can be done?
What won’t work? What might?
I am aware and appreciative of the efforts being made by many people towards to re-vitalization of Downtown. My suggestions are intended to supplement their efforts, not to compete or in any way contradict.
The observations and suggestions that follow are obviously not a panacea. But if we could make at least a few of them happen then it would go a long way towards reviving our downtown.
Where did all the people go who used to live and work downtown?
Only a few years ago there were several major retailers downtown. They brought traffic into the area. They were also major employers. They moved to better locations (e.g. Canadian Tire, LCBO, Home Building Centre, The Source, Foodland/IGA). These anchors all moved for good business reasons.
They will not be back. They will not be replaced by comparable large retailers. There is a reason why the main streets of small towns throughout North America have died as places for general retail and shopping malls and power centres have replaced them. That clock will not be rewound.
It is very unrealistic to expect that a major retailer will move into the empty Canadian Tire building, or the old LCBO/IGA buildings, or the old Giant Tiger. At least not any time soon.
The doctors’ offices moved to far better facilities in the new medical building. With that lovely new building we have been able to attract more and much needed doctors to Gravenhurst. The doctors will not be moving back downtown.
The Town offices won’t be back either. Maybe or maybe not they really needed more space and maybe or maybe not so did the Fire Department. But so what? It’s water under the bridge. They’re gone and they won’t be back.
Some realtors have moved away from Downtown. They also moved for good business reasons and likely will not be back.
Tourists and cottagers
These people come into Downtown less and less. Longer-stay tourism – where people come to a resort and stay for several weeks – peaked years ago and has been in decline since. Short-stay tourism, those who come for a week or less, peaked back in the 1990s.
Tourism from the US has crashed. When the Loonie was at 62 cents against the Greenback, Muskoka was a bargain for Americans. At par and with gas at $1.25 a litre (that’s, like $5.10 a US gallon) it’s a whole lot cheaper for them to say at home.
Short-stay tourists come and park themselves at whatever resort they are booked in or whatever cottage they have rented. There’s lots for them to do there. So why bother coming into town, and they’re only ever here in the summer anyway.
The peak tourism season has contracted to Mid-June to mid-September. Those who visit cottages in the shoulder and off-seasons shop at the new locations, for understandable reasons.
Promoting tourism may be good for Muskoka overall, but it won’t do much for downtown Gravenhurst.
Regatta, Boston Pizza, the Blue Willow, Sunset Grill and the Wolff’s Den are all open year ‘round at the Wharf. They have better parking and newer facilities. Blondie’s and Basel’s have closed up. These restaurants, their patrons and staff have left downtown. They won’t be back.
Orillia and Bracebridge opened Home Depots, Staples and Walmarts. Gravenhurst residents now go there to shop. Many of our smaller retailers have closed their doors. Others are planning to.
Unfortunately, we can all see the effect every time we drive through town. It is impossible to come up with an economically viable proposition for buying the empty lots and building anything. What could you put in those places that would have any chance of not losing money?
There has been no one thing. It has been “a series of unfortunate events.”
There is no one person to point a finger at. Well-intentioned people have worked hard. But nothing appears to be working.
And it could get worse . . .
If the school-aged population does not increase there is a strong possibility our high school will be closed and amalgamated with Bracebridge’s. That would be really bad news for Gravenhurst and a disaster for downtown. The Catholic students are already bused to Bracebridge and so are many Gravenhurst students who cannot find the courses they want to take at GHS. The writing is on the wall. It almost happened a decade ago. Unless enrollment goes up, GHS will go down.
Highway 11 will be changed. You can’t have the major north-south axis through the province of Ontario passing through a long stretch of uncontrolled access with over 100 driveways and tens of thousands of near-death entrances and exits happening weekly. It will become controlled access in the near future. The effect on the Highway 11 businesses will be bad. Many will go under. Those jobs will be lost. People will move away. Fewer people and less employment will hurt the downtown. A high speed bypass will render Gravenhurst a blurr as cars and trucks roll on past.
Some of us can remember when Bethune Drive was Highway 11. That disappeared into a controlled access bypass forty years ago. It hurt back then. It’s going to hurt again soon.
Some of the remaining retailers and employers could move to better (for them) locations.
Small retailers could go out of business as their customer base continues to decline.
Sorry to be so glum. But that’s what has happened and what could happen. May as well be realistic.
Before looking at what might work, here are a few things that will NOT work to revive downtown. So don’t waste time on them.
What Won’t Work
Obviously resource industries cannot happen right in downtown, but their support offices would be located there. Might that work? Nope.
Mining, forestry, fishing, farming and hydro electric power peaked decades ago as sources of employment in our area. Gold may be on its way to $2000 an ounce and that’s great for Timmins/Porcupine. There are minerals galore in the Sudbury basin. Aggregate is plenteous and very profitable in southern Ontario. But all we have is a few small pits and quarries and about one million years’ supply of granite. Forget mining. It will never employ more than a handful of people.
In the century before World War II the hills around Gravenhurst were clear cut and millions of board feet of white pine were harvested. We were Sawdust City. Downtown had numerous hotels and booming businesses serving the lumber mills and lumbermen. Forestry is now relegated is selective cuts in sustainably managed forests, with many biological reserves, parks and private lands being totally removed from the marketplace. Not much chance for forestry or wood products either as a significant employer.
Almost all of the viable sites for small-scale hydro-electric power have been developed. Opening up any more of them is highly controversial, as in Save the Bala Falls.
And farming? Gimme a break. Except for those few pockets where the retreating glaciers were kind enough to leave a few inches of topsoil, all of Muskoka is agriculturally useless. Anyone who has trekked through the local forests has come across long-abandoned piles of stones – sad testimony to the land-grant pioneers who tried to plough the Canadian shield. The ‘Hundred Mile Food’ movement is growing, but it will never amount to more than a boutique scale in Gravenhurst.
Within the boundaries of the Town of Gravenhurst there are enormous stretches of untouched natural areas with an unparalleled atmosphere of beauty. But as a native New Yorker informed me years ago as we were about to enter a dive of a restaurant in lower Manhattan, “Ya can’t eat duh atmospheeah.”
A quick review of the list of the members of the Chamber reveals only a handful of businesses that actually make anything. The plants that used to be in the area – Rubberset, Felton, Dura, Algonquin, the boat builders, foundries, furniture makers – have all departed or disappeared.
Significant efforts have been and are being made to attract industry to the industrial park and the airport area. Sadly, I don’t see much potential here for significant growth.
It is likely a waste of time to try and attract major manufacturers back to Gravenhurst.
The sector requires access to large pools of skilled and semi-skilled labour, low taxes and proximity to markets. We have none of these. In order to support a factory workforce a firm today has to be able to attract workers today at entry level salaries of around $12 –
$15. Unionized employees earning $20 – $30 an hour with full benefits are a thing of the past.
But you can’t afford to rent a decent place to live in Gravenhurst let alone ever buy a home and raise a family on $15 an hour. Our housing costs are not really affordable. Building and servicing homes and factories on top of the Canadian Shield is expensive. Manufacturers cannot set up shop here because they will never be able to hire the workers they need. The workers will not be available because they can’t afford to live here at the wages a manufacturer can afford to pay. It’s not happening.
Manufacturing jobs have all gone to Mississauga and China. They will not be back. What remains are small shops and craft level industry. Some of these are very successful, but they will never be major employers.
We don’t need any more summer tourism. That sector is doing just fine.
As noted already, the season is too short and already economically near saturation during the summer. Adding more summer-only opportunities will do nothing to help Downtown from September to June. Winter tourism has very limited potential. There are no hills for downhill skiing. Cross-country skiing and snowmobiling are not big enough draws to bring people to Gravenhurst, let alone into Downtown. The season is too short. Other than food and booze, winter tourists do not purchase products and services.
It’s great to see work progressing on Bethune House. No doubt it will be a much better attraction when it has been completed. We should all be justly proud of it. But increased visits to the Bethune House as a result of Canada’s finally getting approved destination status will not translate into much more economic activity for Downtown. Chinese tourists will not stay overnight let alone for several days. Bethune House will remain a brief mid-day stop. Tourists will continue to stay in Toronto and Ottawa and shop there. Canadians of Chinese heritage are not going to come from Markham and spend several days in Gravenhurst just because Bethune was born here. Norman Bethune was a hero to the ‘Mao Generation’ of Chinese, but much less so to the ‘Hu Generation’ Younger Chinese would far rather visit the birthplace of Steve Jobs than Norman Bethune. (Bad joke: How do you describe the American economy in three words? Answer: Hu’s Your Daddy.)
There have been some very good developments over the past few years for retired persons. Pine Ridge and Granite Ridge are attracting people who are energetic, skilled and community-minded both from within Gravenhurst and from outside. These projects are to be commended. They also bring income and economic activity with little need for infrastructure or services.
But Gravenhurst is not naturally suited to retired life. The Canadian winter and the Canadian Shield make housing more expensive and the climate much less enjoyable than southern Ontario, let alone Florida. We are not exactly booming as a centre for retired Canadians. Many retirees come and spend a winter or two here and then become snowbirds, leaving in November and returning after Muskoka melts in April. The homes in Pine Ridge, the condos at the Wharf and the accommodation at Granite Ridge all took a very long time to sell. Even when excellent developments were provided for seniors they did not exactly stampede into them.
So while we need to value and give encouragement to our seniors and invite others to enjoy senior life here, it is not very realistic to look to this sector as the economic salvation of Downtown.
The Muskoka Centre
In the short-term, forget it. The property has way too many complications attached to it. The Town will incur significant operating costs if ownership is transferred back from the Province. The Muskoka Lakes Association will likely fight any type of development that they perceive to be in detrimental to the interest of their members. Long-term, the Centre would be a wonderful location for all sorts of cultural enterprises, Centres of Excellence . . . whatever. If you want it to be a benefit to the downtown, do not build residential facilities there, and do run a bus shuttle service to the downtown core. Within a decade this might happen.
This is Muskoka. It is paradise in the summer. Summer is four months long, at best. Winter is six months. Better parks, trails, gardens, flower pots, street festivals, concerts and other initiatives are all great . . . in the summer. They are useless in the winter. Adding more and more summer stuff will not help Downtown between September and June.
I do consulting. Believe me, I love fat consulting fees paid by taxpayers. Most of the consulting reports I have seen concerning Gravenhurst however appear to have been useless. They are gathering dust now. We have a town council who we elected because they are supposed to know stuff and be able to get stuff done. We have professional staff who are paid to know stuff and get stuff done. We don’t need more people to tell us what to do. We need to get moving on what we already know has to be done.
We do not need consultants to help investors identify opportunities in Gravenhurst. Investors are smart. They find profitable investment opportunities, or else. Entrepreneurs are smart. They find investors, or else. Entrepreneurs and successful business owners do not need the local government to provide incubation, economic gardening, skills upgrading or networking facilitation. They figure out how to do those things by themselves, or else.
We do not need consultants to identify GAPs in our retail structure. If there is a potential profitable market then existing retailers will adapt and serve it, or they will be replaced by new retailers. If no one is serving some sub-sector of the retail market then you can bet your bottom dollar that there’s a good reason for it.
If You Build it They Will Come
No. They won’t.
Improving our sidewalks, constructing public washrooms, or building a swimming pool are all good things. But they will not bring any more traffic into downtown.
If I need to come into town to re-supply my vermouth and good gin, I will not come downtown, regardless of how nice the sidewalks and flower pots are. Same goes if I need a weed-whacker or a two by four.
But if I need to buy a book, or see a lawyer, or eat a fabulous fine-dining meal, then I will come downtown.
And if I had a job downtown that I had to go to every day, then for sure I would be there.
So, what might work? Today.
What does a small town’s downtown need to make it thrive?
That’s easy to answer. What downtown Gravenhurst really needs is people.
More specifically, people who…
- Are employed in the ‘knowledge-worker sector’ or in the support services for that sector;
- Work in the downtown core at real jobs twelve months of the year, not just in the summer;
- Live within walking or short drive proximity to downtown;
- Come downtown regularly for products and services;
- Send their kids to in-town schools and get involved in community life.
Try as I might, I only see zero prospect for bringing a hundred jobs to downtown Gravenhurst from any of the traditional sectors. By process of elimination, the only sector that has that potential – and it has it in spades – is what is called knowledge work.
We need somehow to attract year ‘round knowledge-worker jobs that are institutionally based and funded from sources outside of Gravenhurst. We need to attract full-time professional and semi-professional jobs paying $40,000 – $120,000 a year.
If we can attract those jobs then many more full-time administrative and service sector jobs supporting them will follow.
Anybody who ever studied Economics 101 is aware of what economists call the Multiplier Effect. For every new dollar brought into a local economy from outside, you will see five dollars or more of resulting economic activity as that dollar is spent and re-spent throughout the community.
A couple of hundred knowledge-worker jobs and we would all be laughing all the way to the bank.
Where will these jobs come from?
We need to attract several institutions that have a core of full-time staff and support staff and that require typical institutional services from the trades and semi-skilled occasional workers. Wages for the employees are paid from sources outside of Gravenhurst, bringing cash into the local economy and producing multiplier economic activity throughout the other sectors of the Town.
Current examples of institutional jobs in Gravenhurst would be the prisons, the Town offices, and the public schools and the high school. Years ago the Muskoka Centre was a major institutional employer and a foundation stone of our local economy.
By comparison, Bracebridge has Nippissing University and Georgian College, the South Muskoka Hospital, the Provincial Courthouse, a large regional high school, a Catholic regional high school, and the seat of the District of Muskoka.
All these institutions provide well-paid year ‘round jobs for professionals, knowledge workers, administrators and service staff and contractors with very limited requirements for additional infrastructure.
We need to grow this sector. It should be a priority.
Examples of such institutions that could be brought to or developed within downtown Gravenhurst include:
Satellite campuses of universities and community colleges
Some work was being done to see if Guelph University might want to open a satellite campus with a specialization in management training for the resort hospitality sector. George Brown College (Toronto) or Canadore College (North Bay) might also be approached to open a facility providing skilled training for the same sector. Possibly these developments could be done in cooperation with private sector partners such as Marriott, Taboo, Deerhurst, Delta. Canadore might also be approached for a cooperative development of its aviation program in conjunction with the airport.
These are just a couple of suggestions. We need to make an extensive list of such possibilities and then begin doing the homework necessary to determine if any of them have serious potential. Then start hitting on them.
Offices or branches of government
There are over 500 Departments, Ministries, agencies, offices, commissions, boards . . . whatever of the Federal and Ontario governments (and we wonder why our taxes are so high).
All we need is one or two of them, with 50-100 employees, to be located in downtown Gravenhurst and we get a lot of economic activity. All government offices need these days are rooms, places for cubicles and access to reliable high-speed communications. (Tony? Norm? umm . . .help, please.)
Canadian Institute of ……
There are over 4000 organizations across Canada that are the ‘Institute of Something or Other’ or ‘Centre for whatever…’. Most are situated in southern Ontario, Montreal or the Ottawa area. These are almost all non-profit organizations supported by members or government funds and employing anywhere from two or three people all the way to two or three hundred people. These organizations should likewise be researched and approached to re-locate in downtown Gravenhurst, using some of existing empty buildings, or ones that should be re-developed.
Industry, government and academia all carry out research and development. Some of these programs need sophisticated laboratory and testing facilities. Some only need offices, cubicles and high-speed. Again, a list of prospects could be developed, and then targeted and approached.
In addition to the institutes and centres noted above, there are nearly 100,000 registered charities in Canada and another 100,000 or more non-profit organizations that are not charities. Most these groups employ professionals and administrative staff and need service contractors. An example of one that could appropriately work out of Gravenhurst would the Ontario Federation of Anglers and Hunters (except, of course, that they are already in Peterborough). These organizations are funded by government, membership dues, charitable donations and private sector and foundation grants. Many need to be in Toronto or Ottawa where they can leech off of government, but many others could be located anywhere in Canada where they have access to the resources they need to operate. Yet again, we need to research and target a few of them and entice them to Gravenhurst.
Bracebridge already has the hospital, so we’re not going to get that. But there is a growing need (as we baby boomers get older) for long-term care and convalescent facilities, retirement homes, specialized short-term treatment facilities and hospices. Within the private sector health industry there is a growing need for spas, cosmetic surgery operation and recovery centres, weight-loss clinics . . . you name it.
Year ‘round cultural organizations tend to gravitate to larger cities where there is a concentration of customers and patrons and where all the wannabe actors, singers, dancers, painters, writers and musicians can wait on tables in between gigs.
Also, most culture-based activities in Muskoka are clustered in the summer season, when outdoor locations can be used and cottagers and tourists attracted.
But . . . there may be some unique cultural pursuits that could thrive year ‘round in Gravenhurst. Some examples are:
a) A ‘booktown’: (see http://en.wikipedia.org/wiki/Book_town) . There are several of these in Europe, a few in the US and only one in Canada (Sydney, B.C.) Booktowns have a large number of bookstores (new, used and specialized), host many literary festivals and readings and may even have a small scale publishing program in place. Some have adapted to the internet and incorporated specialized access to ebooks. Bibliophiles will drive hours for book related purchases and activities.
Maybe Gravenhurst could also become a ‘writers’ colony’ where all those scribblers who are determined to write the Great Canadian Novel could be provided with cheap rent from September to June and high speed internet in many of the lovely winterized cottages that are within a few minutes’ drive of downtown. They could meet at the library or Opera House and do their writers’ workshop thing and then, being writers, go the pub.
b) A ‘gallery town’: In a similar vein, Canadian painters, sculptors and other visual artists could be provided with cheap workspace and living quarters in local cottages and exhibit their masterpieces in a cluster of galleries in current locations (e.g. Auburn) and in spaces that are currently empty but could easily become gallery space. They could mount a new ‘exhibit’ every month and market it in GTA. Do this in cooperation, perhaps, with the Muskoka Arts Council.
Could we become something like a Unionville North ?
c) Culture-related conferences: In cooperation with Taboo and the Opera House, Gravenhurst become a centre for gatherings and of those interested in various aspects of culture and academic pursuits. Sort of a smaller, continuing version of “The Learneds”.
If Taboo were to be operational year ‘round as a business and cultural conference centre then it would need to house its staff in their downtown residences, bringing interesting young people and economic activity into the downtown core.
Where would we put them?
There are several buildings in Downtown that could be converted and upgraded for institutional office use, almost immediately. These include: the old Canadian Tire building, the old LCBO/IGA building, the old Giant Tiger building, the Opera House, the former medical building, the ‘liquidators’ building on Sharpe St. and the Albion Hotel.
None of the vacant buildings are likely to be used profitably by retailers anytime in the near future. But all of them have the potential to be gutted, refurbished, and turned into great office space – if there were people to work there.
And wouldn’t it be great if we could overhaul the Albion and use the upper floors for trendy office space or condos, and the main floor for gallery/retail/café?
As long as the roofs and the ‘bones’ of these buildings are strong and won’t collapse from jackhammer vibrations, then punching in a few windows and skylights, putting down floor coverings and putting up wall coverings is not all that costly.
Bringing institutional jobs to Gravenhurst will not require additional serviced land, more sewers, any more paved roads or even nicer flower beds and lamp posts. Nothing has to be shovel ready. All that is needed is a list of targeted employers, a plan, some hustle, and cooperation in adapting what we already have.
Other thoughts, not related to knowledge-workers:
What about our tradespeople?
There are dozens of Gravenhurst residents that are self-employed contractors and make their living off of services to seasonal cottage residents. Many of these people are connected to long-time Gravenhurst families and are the backbone for our community organizations. Their roots are here. They live in the town, shop and acquire services downtown and send their kids to local schools. We need to do everything we can to facilitate their ability to continue to engage in economically viable work.
In order for this sector to thrive we need to encourage the development and re-development of our cottage properties. Opportunities for cluster and back-lot development bringing greater density to relatively empty shorelines, upgrading or replacement of seasonal cabins to four-season homes, and the expansion and improvement of existing cottages needs to be encouraged so that our local residents who rely on this sector can continue to live and hang out in downtown Gravenhurst.
Golf is not exactly knowledge-based and you can’t do it all year long. However . . .
We have within the town limits of Gravenhurst two stunning world class golf courses – Taboo and Muskoka Bay. There are also a couple of smaller but very enjoyable courses. Within a relatively short drive through the hills of Muskoka are another half dozen exceptional courses.
There is apparently almost no limit to the amount of money golf nuts will spend related to participating in their “good walk, spoiled.” They also seem to be willing to play any time from May 1 to October 31.
We could explore the possibilities for Gravenhurst’s becoming some sort of golf Mecca. Charities and professional associations should be contacted and invited to hold their golf tournaments here, preferably over a period of two days. In cooperation with Muskoka Bay, the Marriott at the wharf, and Taboo we could design some sort of package golf tournament program that an organization could just “plug and play.”
We could invite golf TV networks and shows to do more specials.
Well-known pros could be invited to hold seminars, host galas, do signings . . .whatever.
Any more thoughts?
The role of the Town
In principle, the role of any government should be to get out of the way and let the private sector do whatever makes economic sense. But given the circumstances, there are several things the town can start doing now, and some that can start in the near future. These include:
Take a hard look at the contents of the Official Plan (Adopted October, 2006). Extract and summarize all those sections that deal with economic development and specifically with the Urban Centre and Central Business District. Request from staff an interim report comparing progress to date with the goals and objective listed in the Plan. Ask for explanations as to why we are failing to meet these goals. Assign priority in 2012 to economic development and job creation. Assign responsibility for writing a report, working title to be What Needs to be Done Starting Today, to facilitate the economic development of the downtown. Report to be completed within one month.
Give all possible support and encouragement to whatever organizations now exist (the Chamber, the Economic Development Advisory Council) and keep working on solutions. Get moving asap on developing prospect and target lists of institutions that could be invited to set up shop in downtown Gravenhurst.
Enter into discussions with owners of vacant buildings to explore which are immediately suitable for alternative use and which could be with not too much time and work and cost.
Set up some sort of credit facility (possibly no more than serving as guarantor) for owners of empty existing buildings or ones appropriate for re-development to provide access to capital at favourable rates.
Invite organizations to submit their business visions – a sort of Dragon’s Den – in which they explain how they would bring jobs to Gravenhurst and make use of re-developed office space downtown. In return for a very credible full business plan the Town could offer to serve as guarantor for the start-up financing if necessary, possibly in conjunction with Muskoka Futures. Due caution obviously would have to be exercised since we can’t afford to be on the hook for a multi-million dollar failure. The country is full of would be Malcolm Bricklins.
Explore possibilities for tax abatements for redeveloped downtown properties.
Put together a proposal for federal assistance. Get Tony Clement’s office to push for it.
Enter into discussions immediately with the estate executors and heirs of the former owner of the Albion to explore possibilities for re-development. Look into heritage grants for building restoration. See if it could be gutted and turned into small condos or offices. Just do something……now.
Stop, please, wasting time and money on all those things that however nice and good in themselves will do nothing to restore Downtown. These include:
- Stop hiring consultants. Doing so wastes time and money. Waiting for their reports only kicks the can down the road. Their reports only tell us what we already know. It’s time to act.
- Stop focusing on appearances. Lampposts, sidewalks, flowers, signage and more are all nice things. They will not bring more employment to downtown.
- Stop looking for ways to bring back what is irretrievably lost. While boutique shopping will remain, general merchandise retail is gone. Manufacturing is gone.
- Stop worrying about affordable housing as an incentive to revive Downtown. Sure, we need it. But by itself it will not bring traffic back to main street.
- Stop playing nanny to our downtown business people. If they don’t know how to use the Internet, or get credit facility from a bank, network, rotate their inventory, make customers welcome, or sell their products and services effectively, that’s their problem. Just help bring traffic to their doors. They can look after all the rest of it themselves.
- Stop diverting time and money to anything other than those actions that will bring employment to the downtown core.
And what can you do?
Contact the Mayor, Councillors and Town staff, Norm Miller’s office, Tony Clement’s office, the BIA, the Chamber, and anybody else who has anything to do with salvaging Downtown. Thank them for the efforts they have made in the past, but stress to them the priority of bringing employment back to Downtown, and the lesser priority of anything else.
Forward this essay to anyone who might have any interest in the issue, and keep the conversation going.
When it’s a toss up between shopping or dining Downtown or going elsewhere with all other factors being equal, come Downtown.
All the best for the season and for 2012.