Mr. Kieran Kehoe:

That is a very valid point. We raised it in our most recent interaction with the planning regulator. The system is not producing a sufficient number of planners to feed the demand. The buoyant private sector is sucking up most of them immediately. There is a significant demand for resources from local authorities, regional assemblies and An Bord Pleanála that is not being met. We are putting forward proposals on the training of our own staff. Not everybody needs to have a master's degree in planning. We have very competent people with great experience in different aspects of planning and with a little bit of upskilling and training, they could do a lot of elements of the planning system for us. We are looking at all the options to address that, but the reality is that there are not the resources out there to meet the demand immediately. It will take some years to ramp that up. It is down to the colleges and universities to recognise that demand is there and to start putting the courses in place to satisfy it.