Mr. Tom Halpin:

I will just come in on two of the points. With regard to the nearly zero energy building, NZEB, regulations and how much they are likely to add to the cost of a unit, I cannot say that specifically because that matter would be dealt with by the Department of Housing, Planning and Local Government. What I can explain is that the principle underlying the NZEB regulations, which is set out across the EU under the energy performance in building directive, is that, based on an econometric model, the additional costs of the works involved in achieving near zero energy performance are recovered over the period of ownership of the property. It pays for itself. It does have an added cost but it pays for itself in the reduced energy requirement.