Thank you. You're quite right. This isn't just something that Wales has considered. The New Zealand Treasury looked at this and concluded that the tax was unreasonably complicated to design, and they said that the commission previously suggested that a vacant land tax could reduce housing supply in the longer term, and that the tax incentivises landowners to construct dwellings earlier in time than they otherwise would. It's just demonstrated that the land tax isn't working in some countries and we don't want to replicate that here, Mike.