Mr. Paul Hogan:

It will apply to existing communities in the sense that the urban development zone, UDZ, concept is to do with existing areas and largely the sorts of areas that are being talked about for redevelopment within cities and towns. We do have the SDZ model for greenfield sites and where that has worked, it has worked well. In certain instances there have been issues, often related to a multiplicity of landowners and things like that but we have learned from that experience. The UDZ model could, in time, be applied to both. One of the knock-ons from developing this legislation will be addressing the current levy system and how that will interact with both the zoned land tax that is coming in and the new designation that I have talked about. We will have to look at where that leaves all other lands and at how community levies are applied there too because there will have to be some sort of relationship between the two. I would not necessarily say a level playing field because not everything can be the same but we do not want to see cliff face-type scenarios either. We will have to address that as part of it.