Dr. Conor O'Toole:

I am happy to come in there to talk more generally. I am not a planning expert but I will talk a little bit about the constraining frictions in the system more generally. It is clear from the research and from talking to the sector, that the availability of serviced zoned land close to infrastructure is a major constraint. Connection to that system is a major constraint. Therefore, when thinking about a broad framework like the national planning framework, we are doing it at a national level and trickling it down all the way to the micro level or the lowest level possible, we are trying to consider whether all these pieces are joined up and efficient all the way down. It is clear that where there are lands close to infrastructure that is currently in place, where infrastructure can be easily put in place, and where we can leverage the systematic access to the services available, then we should try to do that as much as possible. When considering what are the major constraining factors on housing supply from the structure of the system over which the State has control, things like infrastructure, making sure that zoned lands are close to infrastructure, having servicing of sites, making sure we speed up water, wastewater and electricity connections, all of that makes sense. Therefore if we can leverage the infrastructure that is in place, we should try to do that as much as possible.