Can I also say that the  erm  the fear expressed about Woolwich, I believe to be fairly well founded  Woolwich building, a Woolwich er, Building Society  had been on   erm, entered into  a long time ago on this  erm  and the letter that was read out at Potter Street area committee from Woolwich indicated that they hadn't yet decided whether they would proceed  and er  I think is  I've talked to the publican since they have promised us an answer this week  er  we are intending, we have spoken, Dermot's also spoken to our managing director  we are confident we will have an answer from this week  and I have to tell you that I think the answer will either no, or it will be so hazy that we'll need to take some action and make a decision.