Before we start a building on site we ensure that every member of the team has built it several times in their head. We work extremely closely with our consultants and contractors to test and refine all aspects of the layout, the cores and the cost plan, throughout the design and construction phase.

We have found that our occupiers really appreciate the resulting technical knowledge and on-site assistance with space planning, fit out works and building handover. Argent has successfully delivered buildings for the RBS, BT, Lloyds TSB, Oracle and Prudential. We have also let buildings to the Bank of New York, Regus (UK), Deloitte, GVA Grimley, the Post Office and Ernst & Young.

Pre-lets are, of course, a great way to reduce our development risk. They can, however, be hard to come by, particularly in 'emerging' locations. So, we have always been prepared to undertake large-scale speculative development using our own in-house finance, often at times when our competitors have had few, if any, speculative projects.

We're prepared to back our judgement again at King's Cross. The first phase of the development will include a very significant, speculative start on site, with the first buildings ready for occupation in 2010.