Professor Michelle Norris:

I will highlight three. The first is this land issue, which is really important not just in upping the amount of social and cost rental housing being provided, but also to ensure it is in the right locations and the right sizes for households on the waiting list. The second is the capacity in the sector, that is, the actual skills capacity of the sector to deliver. I mentioned the idea the commission had of enabling local authorities to set up these shared services organisations between them called local authority housing associations. That is absolutely necessary. The third is the finance side of things. There has been a huge growth in State finance, which is enormously welcome, but we have a very long history of boom-bust financing of social housing. There have been periods when finance is readily available, like now, and then other periods when there are really sharp cuts to spending and it is very hard to ramp up delivery when you cut it radically, so I think-----