Again, may I welcome you to your new role? The average number of new homes delivered by housing associations annually in England has risen by a third since 2010, compared to 25 per cent in Wales. The average number of new homes delivered by councils for local authorities in England is up nearly sevenfold compared to a two-thirds fall, up to 2017-18, in Wales. You referred to exit from the housing revenue account—removing the borrowing cap—which does enable local authorities to retain income from tenants and invest that in new council housing. How will you ensure that that is invested, where practicable, in new housing for social rent, either delivered directly by councils themselves or where we can get best value for the resource available in partnership with housing associations, including the 11 where local authorities have already transferred stock to them?