Mr. Colm Ward:

We have been through a complex process involving two years of massive planning getting down to the nitty-gritty of what the community will be like but also the supporting surveys to de-risk the planning process. That has taken two years but it has provided certainty. We now have a preferred bidder who, all going well and working to the timeline we have discussed, will be on site in June. It is a two and a three quarter year process to get on site. If we were to manage design, approval and permission for something similar I could not quite quantify it. I believe we will manage it in tracts and it would not be to compare like with like. We do not envisage a scheme where we have the resources to manage the complexity of more than 1,000 units. We will not be able to compare the two.

In terms of affordability we will have to go to the market at some stage to determine the price at which homes will be built. The market will determine that and the affordability is a question of a percentage or fixed amount of it. There is variability. South Dublin County Council has a different consideration to Dún Laoghaire-Rathdown County Council and we look to apply an appropriate percentage. We are very much aware of this. This brings in the service sites fund and offsetting costs. We have signalled our intent to utilise the fund in 2019 on the four large sites I mentioned. We have some concern about what will happen the land we put in and whether we will get full value back for it. We must work that out fully with the Department. It is a concern.

In the overall context of the impact, we have outlined 800 home build units. We have approximately 200 re-lets per annum so that would be 800 if we are speaking about 2021 as a timeframe. We have 500 Part V units and approximately 400 approved housing body units. We have our large sites which will yield thousands. People on the housing list will graduate to affordable housing when the schemes are onstream. Suddenly we reach a large number that will begin to encroach significantly on our housing list of 7,055. There is a bigger picture view of trying to meet the target and trying to deliver the required numbers.

With regard to the Department's approval process and increasing the one stage approval process to €7 million, we have not utilised the €2 million approval process but we will certainly look at it if the limit is €7 million because it will bring in a lot more scope for us. We will certainly look at the detail of the revised procedures.

The Land Development Agency has not identified any sites in our administrative area. We certainly do not see it as having a role in the sites we have identified and on which we are progressing to master plan. We are going with them and our master plans for those sites will be ready in the first quarter of next year. I do not believe the Land Development Agency will have a responsibility for those sites. We are working on them on the premise its focus is not on local authority land. We will see whether it works out differently.