Mr. Niall Cussen:

There has been a significant improvement in the quality of development plans reflecting these policies. At the same time, we still see significant areas where from time to time there is no particular pattern to it. There are areas where there is not appropriate policy implementation. Take, for example, flood risk. The largest proportion of our directions and recommendations to Ministers on changing development plans relate to flood risk and the location of lands that are very remote from the general fabric of the town with little or no infrastructure and little or no prospect of infrastructure ever being delivered for the site. Government policy is very clear on ensuring we focus on delivery, town centre first and the regeneration of, and support for, the existing urban fabric. Then, from time to time-----