So Tony, we're here at 40 Leadenhall. What have we got here? Yeah it's exciting to be here, we are looking over a new development site. So this a £1billion investment by the Prudential Life Fund on behalf of its five million policyholders. It is currently under demolition, so all the noise you can hear is demolition of existing buildings and we are going to develop two office towers, 900,000 square foot in total and it will be one of the biggest office developments in London over the next four years. And how much is the Life Fund investing in this project? About £875million is for the site and for the construction cost of the two towers, and a further £130million for three assets on the eastern side of the site which we are standing on currently. So Tony, when the building is finished what is it going to look like? Is it going to be an iconic addition to the London skyline? I think it will be iconic and in fact it's going to be two towers. The tallest tower is 34 storeys, so up towards the height of the Gherkin which is the northern end of the site, and the southern end of the site a 14 storey tower. It's been nicknamed actually 'Gotham City' by the press, the reason for that is the building is going to resemble the 1920s skyscrapers in New York which are kind of tiered as they get up towards to top. Can you give us a flavour for how long this deal took to put together and how many people in your team and elsewhere in the firm worked on the transaction? So these deals take a long time to come to fruition but really started our top-down strategy on behalf of the Life Fund, which is about investing in world class buildings on behalf of our five million policyholders. Then it comes down to the investment teams working closely with the fund managers and the asset teams to identify particular transactions that fit that strategy, and then ultimately our development team who oversee its development while it's being constructed over the next four years. It seems to be a really good example of the asset owner and the asset manager working closely together. Are there other investors out there who can do this sort of thing or is it unique to us? I think it is pretty much a unique set of capabilities because of the scale of the assets that we manage and because of the expertise. Real estate probably accounts for about half of the private assets that we manage within M&G, it's about £30billion. So M&G is a global business; what made you decide to invest this money in London rather than another financial centre? I think it's a really unique opportunity at this point in time; you know, typically overseas buyers account for a large proportion of the market here, they're not here at the moment because of Brexit uncertainty. But we're a long-term investor on behalf of Prudential Life Fund, we can take a long-term view on London and our view is that London will be a world class office location for the foreseeable future. So Tony, the environment and sustainability is a core part of how M&G invests; how does this building and this development measure up to those high standards? This particular development will be 30% more environmentally efficient than the current regulations provide for, so it will be a world class building in terms of environmental performance. Real estate accounts for about 40% of global emissions. So, within M&G Real Estate we take that really seriously and, in fact, we just recently committed to getting to net zero carbon by 2050 for all our assets globally. So it's something that when we've finished will be something we can be proud of as an investor and as an asset manager? Absolutely.