Mr. Michael Stanley:

If I were to echo Mr. Caffrey's comment, I would say what we are all in agreement on here is that the planning system acts as a funnel. If the committee were to talk to representatives of the house building industry from any country in Europe, they would have a problem with their planning system. Ireland is not unique, by the way. As Mr. Caffrey outlined, we probably just have a more difficult system. I think the message we are trying to put out today is that if the funnel is the problem, then we have to increase what goes into the funnel. The restriction of land and the very high attrition rate that happens as we put planning applications through the system means we need to apply for more and, therefore, we need more zoned land. The restriction on zoned land is causing a problem with that pipeline. I think we would probably all agree with that.