Andrew George

I beg your pardon, Ms Jardine—I ran away with myself. As far as my hon. Friend’s question is concerned, a range of reasons make it extremely difficult to deliver on rural exception sites. One of the difficulties, which I have expressed to the Minister, is that the viability thresholds are quite difficult for housing associations to meet, particularly if the thresholds are based on a cost to value ratio. If the value of properties in a particular location is low, we get into the absurd situation in which the development cannot proceed under that formula. That has counterproductive consequences: the bigger the targets, the bigger the hope value on the edges of communities. It sounds counterintuitive, but the best way of meeting housing need in rural areas is to draw the development boundary tightly and not allow development around it, and to have a very strong rural exceptions policy. We also need to build in the ability to deliver an intermediate market, by which I mean part-sale or discounted-sale homes that are available in perpetuity for all subsequent local occupants who meet a local first-time buyer requirement. We need to control second homes in rural areas, as well as addressing all the other issues relating to affordable housing need.