Mr. James Benson:

I will make two points, then defer to the other witnesses, who can answer the real questions. One thing we must recognise is that not all counties require local area plans. Often, the limited time does not allow the local area plans to be brought forward, because the six-year period quickly runs out. Our main message is that it is not possible to get through the zoning process, put in the critical infrastructure and get through planning and commencement, all of which are taking longer, in six years. Looking at a ten-year or longer plan would potentially have a significant impact. It seems to work in the UK and other places, where there is a ten- or 12-year life cycle. I do not know if that is the definite solution. However, what we know at the moment is that the six-year cycle is not working. We are not getting through it within that limited time period, due to a combination of planning, finance and other reasons. There are issues there.