Mr. Eddie Taaffe:

The feedback from local authorities is that it is a bit of both, really, and it has been exacerbated by cost overruns. It should be pointed out that one of the delivery mechanisms increasingly being used by local authorities is competitive dialogue. It is a single-stage process, in effect, where there are a number of iterations and assessments but when it comes to approval, it is a single-stage process. That is yielding significant results and good projects. For example, Cork City Council and Donegal County Council use that extensively. We are proposing to roll that out. For example, Dublin City Council will use that shortly using those delivery methods. That will see greater use of the single stage and the construction sector's ability to offer housing and design, build and supply the housing more quickly, as opposed to going through each step in the four-stage process.