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My Lords, I should first draw attention to my interests in this area as set out in the register. I welcome the fact that on a cross-party basis, but particularly with Ministers, I have been able to work to bring forward changes to the New Towns Act to allow developments to be locally led. Can the Minister give the House any sense of when the regulations may come forward to allow that? The Government have promised it, so I hope that they can be brought forward at an early stage. Does he agree that it is critical, where either new town corporations or other delivery mechanisms are used, that we ensure that new settlements are delivered at the highest quality with a full range of services for a 21st-century village, not merely a housing estate?