We also need to examine the level of arbitration, a matter on which I have spoken on numerous occasions and about which Mr. Padraic White of the Rail Procurement Agency expressed grave concern lately. There was a recent case where the cost of acquiring half an acre of land in Dundrum cost €3.5 million in terms of compensation. People are allowed to overestimate the value of their land by saying they could build a hotel on it when the reality is different. They also receive a 9% levy on top of its value for investment. We must get real. In Spain, apparently, everything up to ten foot underground is owned by the State, therefore, it costs the state nothing to build underground. Perhaps we could learn from this.