A very well written piece Neil, and a cogent analysis by someone with some inside knowledge of what has already been attempted within the state. I'll be referring to it in a blog I am completing and which will go out on social media soon. My thoughts have taken a similar approach to yours but focused specifically on areas within urban development and housing. Usefully you have given a framework of a compendium of srate strategies and instruments that combined should have the desired effect. Regards, Paul Hendler