Siân Gwenllian, I hope, knows that I'm also very sympathetic to the problem, and I do absolutely recognise that that exists. We have had a look at things like trying to control it through the planning system, but when somebody is conducting the sale of a private house to a private individual or to a company, it would be very difficult at that point to say that that sale couldn't continue once the identity of the owner was known and they had declared it was a second home.

There are also all kinds of other issues that might seem trivial but are really problematic in a legal system. So, I buy the house as my main house, and then I get married to somebody who lives in London and I only come back at weekends, so have I suddenly converted it into a second home and breached the planning rule? There are lots of difficult problems. That doesn't make me not sympathetic to the problem; I think there are a number of things we can do. 

We know that rural areas have particularly high challenges with this, and very beautiful parts of the country have specific problems. Gwynedd, you're absolutely right in identifying. Gwynedd is 9.9 per cent, fourth in the list of authorities with second homes in Britain. So, you're absolutely right that it's a huge problem for us. But I think we need to attack it in a number of ways.

We have a rural strategic group that consists of rural housing enablers—housing associations, local authorities, Community Housing Cymru and the WLGA—that meets quarterly. We've got a good forum to encourage and test ideas for what can be done. We're encouraging things like the use of the council tax premiums. I'm happy to look at whether we should increase that yet again if house prices—. A house in my village has just sold for £2.8 million to a couple from London who I don't think plan to live there permanently. My children will never live in a village that has houses selling for that; I have a lot of sympathy with where you're coming from. 

So, I think what we need to do is identify land, particularly in rural, Welsh-speaking communities, where the children of the villages want to live, and identify houses that we can build that are either for social rent with a local element attached to that, or for mixed equity—so shared equity arrangements with local housing associations or with the local council—or other arrangements such as self-build with residents' requirements as a result of the grant, and various other things that we can do to encourage the building of the right kind of houses, so that local people, young people in particular, can be encouraged to stay in our communities. 

So, I have a lot of sympathy with that, but I don't think the planning system is the right way to do it. What we have to do is find a tool that works. So, I'm very happy to invite you along to one of the sessions with the rural housing enabler arrangements, and we're very happy to look at any other good ideas from across the Chamber, Llywydd, as I know a large number of people have these problems in their constituencies and regions, to look to see what we can do that would work and not involve us in endless legal disputes around the point of sale for various houses across Wales.