Mr. Paul Hogan:

We will obviously be coming back to this committee in due course with more detail on all of this but in a nutshell, what we have identified is a mechanism to capture a greater share of the uplift in value in two conditions. One is when land is newly zoned and the other is for designated areas. Designated areas are particularly targeted as being brownfield areas, the sort of places that one might identify in places like Finglas, where there are a large number of vacant brownfield-type buildings that are suitable for redevelopment. The problem has always been when we get the development we do not always get the community facilities, as the Deputy said. There is a need to better target that on behalf of the community and to identify, as part of the overall planning process for that designated area, what will be required and then to determine what is a fair proportion split between the State, the developer and the local authority. We do need to move that on and land value sharing is a mechanism to do that. We have published the heads of a Bill that we are doing some further economic appraisal on and that will be refined and brought back as a firm proposal to Government later this year. In principle, at the point of zoning for newly zoned land or at the point of designation, we establish existing use, which involves quite extensive surveying and assessment of the land value and then at a later point in the process, when value is established on the land, we identify the difference. The principle is-----