So what was sort of the discussion points around the key factors that have been standing in the way of achieving that delivery beyond sort of planning and viability?

One of the major ones is pace at the moment.

Things move very slowly through the process, through policy, through if you're working with local authorities, through procurement in particular.

If you're working on a big scale regeneration and you're finding a partner or securing a partner to develop that, it takes 18 months to two years from standing start to getting that contract agreed and ready to go.

Things happen in two years, the market changes again.

And you need to find that way forward as soon as possible.

And then on the other side as well is the increasing need for having some really patient capital.

yeah And were there any other highlights of the roundtable this morning?