Mr. Sean O'Connor:

It is rare that we get involved in land purchase. We receive land from local authorities and that is the main form of delivery. We are engaging in forward-purchase development agreements with private developers. You get this carry-on where people chase the highest price. We are fully in step with the local authority sector. We get valuations, gross development values and end valuations. These are run past the relevant local authority and we will not move without its approval. That might not have been the case in the Senator's example but generally I do not think any alliance member would move to sign an agreement without a full lock-in from the local authority.

Interestingly, to come back to the cost-rental issue-----