Housing and Regeneration Bill

My Lords, I, too, welcome the amendment. I take slight issue with one aspect of what my noble friend Lord Howarth said. He listed a whole range of organisations on whose advice the Homes and Communities Agency should rely: CABE, the professions and so on. Later, he mentioned ““post-occupancy analysis””. I have no idea what that is, but I suspect that it is a question of asking people what is wrong with new developments after they are in them; they will be quick to tell you. In supporting the amendment, I say to the noble Lord that I hope that the Homes and Communities Agency talks to real people from time to time, before it listens to architects and a whole range of other professionals who, although no doubt well intentioned, do not always get it right. We do not have to look much further than the current arguments around Robin Hood Gardens in London, where almost every eminent architect has rolled up to say what a marvellous place it is, and, almost without exception, every resident has said that it is a living hell. In not being too unkind to the professions, I gently suggest—no, I insist—that we tell the Homes and Communities Agency to listen to real people before, not after, the event.