 I think what is in and we know we we don't want to necessarily personalize the discussion around personal or other ambitions these are the forces that make cities these are the issues that this is personal for me no no this is very personal because we have suffered from the evil in cities from the immorality of cities and states but and money the last two days the last two days have been about also trying to unpack and take out the layers so that this discussion can actually happen think of the last three hours I'm also intrigued by hearing what we've just said what how this connects to what Vernon Henderson said yesterday morning and it connects totally to I think what is being said here which is the issue of productivity and density right and you can abstract these notions or you can give it a very real sense which can be controversial we've heard that in the room but on the other hand the deep connections between a spatial solution the quality of life but also the quality of work and all that is absolutely central I think that's also what you're getting at and I don't think that's necessarily challenged by what has been said now we are coming up to unfortunately the end of this session but can I ask parks if you want to just reflect on anything and Zibong we haven't come back to you for any further thoughts just two points I wanted to reflect on the first is that as we speak we also need to realize that some of what we discussing as solutions also present themselves as threats so in an environment like in South Africa where electricity is a revenue generator for local government of great solutions are a threat to the local authority where the petrol levy a share of the petrol levy is part of the revenue that goes to metropolitan municipalities when you're talking about electric cars you're talking about a revenue threat to municipalities so you do need to think about it in an integrated way and manage a transition that is just that sustainable and that enables you to achieve your objectives without undermining the reality that it could potentially if you don't plan in an integrated way present as a threat that's the first point the second point which I think the discussion covered to a large extent is that there possibly is the need to continuously keep particularly in an urban development space the linkage of the urban land systems starting from land ownership to spatial planning to land use management to property tax to infrastructure investment and to being able to then generate the revenue from those investments to then thinking about I think part of what Sam is saying is how do we then leverage through tax incremental financing mechanisms land value capture mechanisms where public infrastructure investments enables us to then leverage additional taxes from the investors that enables reinvestments into the city so there needs to be almost a complete cycle of the land development and land use management system in the city that's linked to revenue and taxation thanks I think I've listened to what the other panelists have said and I think that when it comes to funding you know infrastructure in in local government areas there's a lot that still has to be done and it's going to be difficult to do that without private sector contribution I think it's very essential and very important because if you want to increase you know your revenues and we are looking at property taxes as a possible area over which you can increase the revenues you need properties alright this is not to say that there are no sensitive issues around property ownership around land issues and but I think the private sector the public sector can find common ground where the cities would actually develop where revenues would be generated but ultimately where the private sector the public sector and the citizens work together to make this happen in cities across the continent and I'll take a case the case of Cameroon for example it's very difficult to to sort of develop properties and if you've been to Cameroon you'd notice that and one of the challenges we're having is funding high rising buildings for the simple reason that the regulations are a bit tough unlike in other cities on the continent where those buildings are sort of you know propping up but the bottom line of what I intend to say is I I think strongly that you need the private sector you need the private sector to be able to to sort of develop you know the infrastructure and the buildings on the basis of which the local government would be able to fund infrastructure development so I stand on the wall and I think private sector important communities and their personal and sort of their feelings need to be taken into consideration as well but ultimately we need we need common ground to be able to to move on so thank you that's the end of what I think was an extremely interesting discussion Ricky ceded to me to perhaps summarize what I think was was fairly complex discussions but I think I can summarize it in in five points that I hopefully will come in the will reflect what people said so I think what we know from the past few days and this is the first point is that for the cities that are already there and the cities that are yet to come we need finance I think that's relatively clear and a relatively agreed upon point I think what Tunde very well said and that's my second point it's there it's around the corner but then what Sammy and and Zabong were talking about is that it actually needs to be unleashed so even though it's there we haven't figured out how to unlock it yet and I think as Sammy was talking about from the land perspective Zabong talking about the property perspective there are there are other perspectives and then I think the fourth point which I think parks I'm just going to quote you because I think you said it so well is that we've got to remember that the solution is part of a threat and that was reflected in Jennifer's comments right so we know what Jennifer knows what she wants to do but she can't do it because it's seen as a threat and then I think the fifth point sort of bringing now from from Zadeke's perspective perspective is that when we think about how we're going to unleash and unlock these financing potential for cities we need to think about doing it in a way that improves the ability but not at the expense of the city dwellers so I'm hoping that that summarized relatively the discussion so let me end by thanking my co-chair who did a great job and thanking the panelists but hold on two messages two important messages you now have a very short coffee if any of you have lost anything there is a lost we'll go to the front desk apparently someone's without a blue jacket but you know lost property at the front and it has been alluded to but in the next couple of weeks most of the presentations that you've seen will be available online as PDFs on the urban age website so I've seen a lot of you taking pictures of slides which is great but you should be able to actually have the full recordings but also the PDFs of the PowerPoints on that note thank you again and see you in 15 minutes