Mr. James Benson:

There is no doubt that we need to see a quicker turnaround of those tenders. It is difficult for everyone involved but even if one takes a six-month turnaround period, what was marginally viable six months ago is no longer viable because of the abnormal levels of materials price increases.

The Deputy also made an interesting point about the design element. We need to look at our compact growth design standards, which set out what can be built and where it can be built and even the communities around those units. We can bring efficiencies there and enhance those developments without compromising standards or regulations in respect of the units themselves. If we look at things like open spaces, and separation distances of 22 m back to back garden sizes, these are based on a premise from the 1900s when people had growing allotments and outhouses, as well as for environmental reasons. We can reduce that and improve community spaces with a qualitative approach as opposed to a quantitative one. Rather than just having the 20% of open space in one corner of a development, we could have pockets of space within the development and amenities within that that can lead to a greater sense of community. We can have better own-door access, more units and more affordability-----