I am sure that the hon. Gentleman understands that if one were to allow local authorities to spend their own capital receipts, that would directly reduce the amount of money that my Department could lend to other authorities—[HON. MEMBERS: "Why?"] Otherwise, the net total of public expenditure would increase. If the hon. Gentleman wants to make an argument for increasing public expenditure on housing, he can do so. But simply allowing local authorities to spend their own capital receipts would reduce the funds available to local authorities on the basis of need. We can make much better progress with the resources that we have. There are 80,000 empty local authority homes; 100,000 flats over shops that we are progressively bringing back into use; and we have fresh initiatives to bring back into use 600,000 empty properties in the private sector. As the Audit Commission recently said, we can do far more to help to meet people's housing needs by making better use of the available resources.