Mr. Pat Farrell:

I suppose the way I look at it is I do not have any particular bias. Given the scale of the challenge, no option should be ruled out. There are lots of elements to this. The planning reform that we are talking about here today over time, not immediately, will deliver a lot of benefits and should deliver cost savings. Likewise, the cost input from the Exchequer to a typical house is of the order of 30%. It is not inconsiderable. That is another element. Then there is the issue of modular construction and modern methods of construction. I do not believe it is something that will deliver any short-term benefit over the next few years but it is something that needs to be put on the agenda if we are to have a more sustainable sector. Then we need to look at, as I said, the kind of incentives that have been referenced, such as Project Tosaigh and the Croí Cónaithe scheme. There is no silver bullet here. I am not ruling anything in or out. Everything should be considered because the scale of the challenge is such that we cannot afford to bypass any particular solution.