Mr. Robert Keran:

I share the concern about what the UDZs might do on land values in the short term. It is very hard to estimate what that impact will be. We have to look at more of a medium-term adjustment. The market will adjust, houses need to be built, developers need to buy land, which I believe they will continue to do, and that will have to be reflected in an adjustment to market values. I do not believe the concern about inflation in market value should stop the principle of betterments finding its way into planning policy or legislation. The Deputy is correct that the short-term impact may be negative but it has to be allowed to adjust through market conditions.