Mr. Hubert Fitzpatrick:

On the issue of social integration, that can be achieved at the planning application stage if the local authority requires 10% of the units in any development. Those units could actually be acquired at market value, that is, if the 1% levy is to apply across the board in respect of all properties sold. That can deal with the social integration issue.

In regard to Deputy Stanley's point about our members failing to complete basic infrastructure, the economic collapse resulted in a number of developments not being completed, which the federation does not support. The federation has many quality experienced developer-housebuilder members who have built terrific schemes over the years. The standard of them has been second to none in those cases. It is unfortunate we have had some instances of developments not being completed. We have been more than anxious to work with the banks in those particular cases and in association with Housing Agency, where we were able to offer some input into how site resolution plans could be brought forward and some those developments addressed. We fully support a situation where adequate security is lodged with the local authorities to ensure that developments are completed to standard but we must ensure the process works from everybody's perspective. Suffice it to say, we have had very many quality developments built over the years, of which the whole country has to be proud. It is regrettable that we have had those other instances where that has not happened. It was not intended by our members but I would have to say the experience is there to ensure quality schemes can be completed.

On the issue of developers bullying planning officials in regard to the planning, I would say that the planning process was quite open and transparent. It is quite difficult from a developer's perspective in that one will frequently get requests for further information and for amended drawings and amended layouts to meet planning purposes. We have a planning process in place that is designed to ensure we end up with proper planning and sustainable development in respect of all projects going forward.

On the concept of the vacant site levy and ownerships not being registered, there is provision in Construction 2020 for a registration of options. We fully support that in that one should know where title is in respect of various lands.

I have touched on those issues and I appreciate the timeframe. Maybe some of my colleagues might like to comment on some of the points raised.