Diolch, Mabon. I understand the passion that you bring to this and the frustration of people who aren't in Government about the reason that we have to pilot and consult on things, but the reason is because we must consult on changes to the rules; otherwise we will be judicially reviewed, and the process will slow right down. So, I share your frustration, but we must consult on it. We must make sure that we have a range of views in place and that it's a genuine consultation. We will certainly be consulting on the changes to the planning rules. 

One of the things I particularly want to have a look at, though, is whether we have to have a one-size-fits-all. It's a particularly complex part of planning law, but I would very much like to—. Well, we're taking advice on whether we can have particular planning rules in particular communities, which are not necessary elsewhere in Wales, and so we don't have to force particular change-of-use-type arrangements on areas that don't need to have that kind of control, particularly, for example, in inner cities and so on, where there's a completely different, although equal, problem with the sort of issues that we're looking at.

In terms of affordability, there are a range of issues with affordability and the increasing number of homes that are outside the affordability bracket of local people. They aren't all about second homes. Some of them are around things around the lending regime, for example. It's not at all uncommon in my constituency for people to come to me who have paid rent substantially more than they would have to pay on a mortgage over a long period of time, only to find that that doesn't count for anything for their financial status, and their inability to pull a deposit together, unless they have the bank of mum and dad to help them out, is just prohibitive. So, they can never get on that first step, despite the fact that they have quite clearly been able to afford a rent of much greater than the mortgage payment for a very long time. So, we need to work with schemes like Help to Buy and with our lenders to make sure that we have areas where we can help local people get together the financial wherewithal to buy the homes that they want to buy. So, it's not just about the sheer cost of the most expensive homes.

One of the ways that we are looking to do that is with the community land trust that I spoke to yesterday in Solva, where we have a shared equity scheme, effectively, so that people can get a foot on the ladder, they can get a bit of the developing value of the house that they live in, but they don't have the right to sell it on to anyone they like at a vast profit; they can take their equity out and move on if they want to. I'm really keen to look at schemes of that sort across Wales. One of the big issues with planning is that you can, very frequently, control the first sale but not the subsequent ones. So, we can control the sale of the house as a main house on the first occasion that it is sold; it's very difficult to do that for the fourth sale. And so, one of the things we're looking to do is to make sure that we retain that house as a local house forward into the future, and that has proven much more difficult to do right across the world. And I can assure you, Mabon, that I most certainly am looking at international examples of this, but unfortunately, so far, they're all showing the same issues—the first one is fine and subsequent ones are much more problematic. So, we'll be looking to see what we can do to ensure that. I'm very keen on having a sort of golden share, a public share, in that that prevents the sale onwards to anybody you feel like at any price you like, and retains that house in local ownership. But that, of course, is a compromise on the owner-occupier-type arrangement that we're familiar with across Britain. So, we will be looking to see what we can do to pilot some of that.

We are not the repository of all the good information; I'm very happy to work cross-party with you, both in public and in working groups behind the scenes to make sure that we explore all of the good ideas. Several good ideas have been put forward already around social partnerships, social enterprises, taking control of particular holiday let arrangements and so on that I'm very keen to explore as well. What I'm trying to demonstrate here, Llywydd, is that we're very open to looking at a range of solutions that will be different for each community in Wales, because each community has a different problem; they're not all the same. We do have one community that has put itself forward as a pilot, but we have only the one at the moment. So, if Members of the Senedd want to encourage communities in their areas to come forward and pilot some of these arrangements, I'd be more than happy to speak to them very promptly to get that up and running.

Llywydd, I will, at some point in the future, come to the Senedd floor and set out the issue with how long it takes us to get various pieces of legislation in. I do think people out there in Wales need to understand some of the constraints, because it's very frustrating to have the call to action, knowing that it's actually impossible to deliver in that short period of time that people really want to see.