In Crown Melbourne Ltd v Cosmopolitan Hotel (Vic) Pty Ltd [2016] HCA 26 why did the High Court disagree with the decision of the Victorian Court of Appeal in finding there was no case for promissory estoppel:

a.

Even though the elements of estoppel had been proven no remedy was provided as the initial claim was brought too late and equity does not assist claims lodged with unreasonable delay

b.

The plaintiff could not establish that the statement that it would be "looked after at renewal time" was capable of conveying to a reasonable person that it was a genuine offer of a further lease

c.

There was a need for certainty as to what the parties had agreed on at the end of the negotiations to found a claim for estoppel

d.

b & c