Mr. Conor O'Connell:

In relation to the resources, substantial fees are already paid to An Bord Pleanála for individual planning applications. They are not insignificant, at €30,000 per large-scale residential development, LRD. Then there is also the extensive range of consultants, including environmental, noise and daylight consultants, and the fees associated with those over the past number of years. I am sure Mr. Spain can detail the whole range of consultants who are now employed for an individual application. The cost of planning applications has increased significantly. We are already extremely cost-sensitive and viability is already very marginal. Increasing fees and costs for planning applications, when we are facing significant delays that are already increasing costs to the industry, are very hard to bear. Looking at the increased output that could come from a more efficient system - we know the tax take from an individual housing unit is significant - if the industry is developing and building more, the increased tax take and, dare I say it, VAT increase from the sale of more units through a more efficient planning system will pay for itself.