Mr. Gavin Lawlor:

To back up what Ms O'Connor said, there is a significant danger that we overprescribe these things. It is exactly what the Cathaoirleach is speaking about regarding the concept of an inner development zone that supports higher density. This concept exists in policy documents. Through the much maligned SHD process, developers were encouraged to focus higher density in areas that were well supported by public transport and other social infrastructure. They had to do significant social infrastructure audits to back up what they were saying. We do not need to have inner urban versus outer urban areas. What we need to do is educate people about what constitutes good compact development. We also need to recognise and examine an evidence-based approach on how long it takes to develop a brownfield site. Irrespective of putting in place all the wonderful incentives we could that might work, it takes a lot longer to develop and redevelop a brownfield site than it does to develop a greenfield site. It will be about getting the balance right with regard to putting more focus on brownfield sites and encouraging more development in these areas to capture more value out of brownfield development. These are facts. It does take longer to develop brownfield sites. A classic point on this is the City Edge project. It will be very interesting to see how this project develops, how quickly it emerges and how quickly development occurs in the area.