I congratulate my hon. Friend on securing this debate and I apologise—I would very much have liked to have been here at the beginning of this debate. The point that he has just made is very important. Regarding regeneration, in my constituency, I have found that empty property rates often make individuals who own commercial or industrial property view that property as a problem. Consequently, they will sometimes consider measures to try to mitigate the empty property rate tax. So the tax actually changes the mindset of property owners; it changes how they view the property. They do not view it as an opportunity but as a millstone around their necks.