Mr. James Benson:

The Deputy raises two very interesting points. I will try to set out the context behind hard and soft costs. As we have heard from the industry and from SCSI, the hard costs, at 48% are very much compressed into a 20- to 26-week delivery timeframe from the time we pull foundations to the time we turn a key in a door. We are looking at 48% within 26 weeks and that has increased, on average, from last year, when we would have expected to see the delivery of homes in 16 to 20 weeks. That is a very compact timeframe. However, in advance of that, going through zoning, the placement of critical infrastructure, planning and procurement is taking years and, in some cases, decades. There is an opportunity to streamline some of those timeframes and as a result, the costs will come down and greater affordability will ensue-----