Mr. Tony Smyth:

The construction and detailed design will be tied to the regeneration because it depends on what one will do on the island and where one might build the flood defences and whether they are built out at the river or back a bit. That all has to be part of the planning of the regeneration process. The actual construction can happen at a different time but the thinking through of what is to happen on the island as part of the regeneration is an important dimension. This comes before building flood defences in a place where they might have to be taken down again to accommodate regeneration.