Mr. Robert Keran:

The concept of an SDZ, the way it is set out, works very well. All processes can be tweaked a little and lessons learned. The point in the opening statement is that the way the UDZ process is set out in the Bill is slightly different from the SDZ. Mr. Jones addressed this. The words used in the Bill such as building height envelopes are not as definitive as some of the words that might be used in the SDZ context. We are saying that the UDZ has to deliver the same certainty as an SDZ would deliver. It comes back to the point I made earlier about the resources that might go in to the public participation stage of an SDZ and now a UDZ. That works both ways in the sense that you front-load the resource during the plan-making stage and that eases the resource loading at the back end when the planning decision has been made. You are encouraging early participation and early resource loading from the local authority to ease the resource loading at the back end. The point is that the SDZ does work and it can be tweaked. The UDZ model can be based on the SDZ model but it has to deliver the same certainty that the SDZ delivers.