My Lords, it is very simple. Housing associations are organisations which have to run commercially. They therefore judge the viability of their new-build schemes on the basis of contributions that they get from the Housing and Communities Agency, contributions they put into it themselves, the cost of managing and repairing the properties over 30 years and the rents they will get in during that period.
We are an area which has not only low house prices but low rents, so there is a limit to what we can charge. These sites have been looked at in great detail. Some of them have been developed by the council in co-operation with the main housing association, which is the Stock Transfer Housing Association. The sites I am talking about, however, are simply not viable for social housing, just as they are not viable for anything else. The numbers do not add up, whether you are building for rent, for sale or for partial schemes. In some sites they do. For example, the council has developed some sites in Briarfield, where a majority of the houses have been sold, and in order to make the scheme viable and for other good reasons, some of them have been sold to the housing association. We are working together wherever possible, but the fact is that building new houses on a lot of the brownfield sites in a lot of these places, and certainly in Lancashire and neighbouring parts of Yorkshire, simply is not viable. Therefore, there has to be gap funding and some sort of subsidy—not a huge one, but it has to be there to make it possible.