Mr. Sean O'Connor:

I want to make a very quick comment. I do not think it should be an accepted truth that building directly, using the public procurement and public works contracts, is cheaper than forward-purchase agreements or new-build development agreements. The risk is parked with the private sector which has to deliver.

Deputies raised the point that this is where we have to go, which I accept; but, for us to really step up, I would have to increase tenfold the number of architects, engineers and surveyors that I have in-house. There are quite a few but managing a programme like the one in question entirely in-house would involve a big step up. Staff are not available at the minute; they have done. They are in the US and Australia-----