Yes, I certainly agree with some of those propositions and I agree with the thrust of them certainly. So, there are some real issues with the past performance points. I understand entirely what you're trying to achieve with that, but, of course, there's absolutely nothing to stop people setting up individual single-vehicle companies to build particular buildings and so on. You get a real problem of exactly who it is you think has the past performance problems. These things have been tried in various parts and there are difficulties with them, but I understand the point you're making and it is something we want to be able to explore.

The better way of doing it, of course, is to make the planning system work properly and to encourage people to come forward in the right democratic way and to enable them to do so—so, assisting organisations such as Planning Aid to make sure that local populations are able to engage in the planning process at an early stage and not just when they realise a development they don't like is about to, you know, have the signs go up and the notices on telegraph poles all around, but to actually get them to engage in the planning process. I'm really keen on doing that and there are ways and means of doing that through organisations, such as Planning Aid and others, which do help various communities to come forward with particular things that they'd like to see in their areas. So, I'm very pleased to do that.

There are a whole range of things that we wanted to do and weren't able to do, because of the pandemic, around building regulations, which enforce things like space standards, green infrastructure, parks, outside space and so on, which I'm sure any Government that is in power after the upcoming elections will want to take forward. The vast majority of the work has been done already by officials, but we just couldn't, because of the pandemic, bring it to fruition this side of the elections. So, I'm very keen that whoever is in power afterwards is able to take advantage of that. And that would solve some of the issues that you're talking about—about making sure that the houses are decent, quality houses for life, with outdoor space, or decent balconies and so on if they're flats. So, I'm very keen on doing that.

The last bit of that jigsaw, which is much more complex, is the issue of what you do about extant planning consents that have not yet been developed out, but are now subject to old rules. So, the example I'd like to give you is the one of the building sprinklers. My colleague Ann Jones put that groundbreaking legislation through. It was pilloried at the time; it's been proved in hindsight to have been absolutely right, but we still have new houses being built in Wales that don't have sprinklers in them because people had a planning consent that had been started and they were allowed to build it out. So, I would like very much to have the space and time to look again at the planning legislation to see if we can't do something about making sure that people build to the current building regulations and not the ones in existence at the time that planning consents started. So, absolutely, we'd like to be working on that after the election. There is a large number of people across Wales who are interested in looking to see what can be done in that space. If we're all back after the election, I'm sure we'll be able to put together a quick working group to be able to do that.