Mr. John McCarthy:

The priority in the first instance is to take existing land opportunities where they exist. This is why we are trying to go through the 700 sites that have been identified to be able to work out clearly which of those are in the right place and capable of early delivery. The second priority we have pursued, which I have already mentioned, is other lands that are not in public ownership, but with planning permissions or a developer with capacity to build other than for lack of finance. We put the public finance and the land together because significant prices are being paid for land at the moment and I am not sure it is the healthiest thing for local authorities to get in to land bidding wars and put up prices even further. This is why we have tried to max out the potential from the existing landbank, or through the associated landbank of developers. Obviously if there were still no opportunities coming through in particular local authority area we would have to look at proposals they might have to acquire land. The cost of the land is a critically important piece of it.