Mr. John-Mark McCafferty:

In relation to the first element, the role of HAP is key here. If we are finding that there is a critical mass of families and individuals who simply cannot afford the higher rent levels, a question arises as to how the State bridges the gap between what the market can command and what household budgets can extend to. That will be a large budgetary consideration for Government over the coming years, particularly as HAP is already a costly but necessary measure in the current housing climate.

Regarding standards, we are urging caution. We understand the importance of supply and the importance of trying to find the right measures to facilitate and incentivise the enhancement of supply. However, changes to apartment sizes and from dual aspect to single aspect make a difference. I come from Glasgow. In the post-war period, there was building on industrial scale by social housing providers. Many developments were single aspect and there was high density on a massive scale. It has taken decades and billions of pounds to basically raze those flats to the ground. I bought a single-aspect apartment. It is grim in the winter. It had a north-eastern aspect. It is not somewhere that you would want to spend the rest of your days.

I understand the overall Government objective to try to stimulate supply. I caution, however, whether some of those measures have gone too far in terms of impairing peoples' quality of life in light of the impact. Psychologically, it might be fine for one person or even a couple to live in these units. If you bring children into the equation of a small apartment or you encourage multigenerational households to live in these apartments - because time goes on and life happens - you can only imagine the physical and mental stresses that might ensue. It is about treading carefully with regard to those measures.