Stuart, I saw the plans too, it is going to be a mamouth task! it also looks like a stroll to Soyvale, I liked the idea of the cafes on the marina, but the land area that they are thinking to reclaim maybe a bit far fetched, but if they can sell it on would re-coup a majority of the cost. cant see this getting done for many years, the tunnel springs to mind, so may not even be in my lifetime...lol at least i could not see high rise building on the plans, but architects have one hell of an imagination, some plans that I have seen I think they are ardent fishing fans..how big??..lol