Mr Speaker, Sir, it was so refreshing listening to the last speaker that I think 1 need hardly wind up this debate. But if I choose to remain silent, Members will go away with no replies to their questions on the Ministry of National Development. First, may I, as Leader of the House, thank all Members who have taken part in this debate, especially the Backbenchers. Some of their criticisms were constructive, some were not so constructive, but none were destructive. As usual, as the last speaker has pointed out, the debate ranged over a wide range of matters concerning all Ministries. Several issues were repeated by several Members and, as usual, the Ministry of National Development attracted the most attention. I will now attempt to reply to some, but not all, of the points raised. If I choose to reply to all of them, Members will be here the whole night. My replies will not satisfy all Members of Parliament, but if there is some particular problem in his constituency which remains unresolved, the M.P, is free to raise the matter further directly with me or with my Parliamentary Secretary. If I may refer to the Member for Toa Payoh first. He suggested that special priority for public housing should be given to occupiers of homes who are evicted by private developers. I believe he went on to say that though these people were compensated, there were those amongst them who received only token sums and, therefore, should be given special consideration or priority for public housing similar to those affected by Government urban renewal schemes or those whose homes have been burnt down by fire. The Member is aware that there is an Act called the Control of Rent Ordinance in Singapore. This Act does not apply to State land. Under the Act, controlled premises are those built before 7th September, 1947. The result of control means that not only the rents are controlled but also the tenants of controlled premises cannot be evicted by the landlord. In the result, the landlord has to pay compensation to the tenant if he desires him to move out. There is no need for the tenant to move out unless he considers the compensation adequate. In fact, some tenants have held their landlords to ransom. If the tenant accepts such compensation, then he has been well paid and he should not ask the Housing Board for special priority. He is not debarred from applying for accommodation in public housing, but he does not deserve to jump the queue. In the same way, tenants of controlled premises living in the Golden Shoe area are paid compensation under the Control of Rent (Special Provisions) Act by those landlords who desire to evict these tenants and rebuild. Some of these affected tenants, after being paid compensation, have applied to my Ministry to be allowed to jump the queue for Housing Board accommodation. Their requests have been refused because the Housing Board can find no justification to give them priority. Their circumstances are certainly not on all fours with those of fire victims or those evicted under the urban renewal schemes, because, as I have said before, State land is not bound by the Control of Rent Ordinance and different rates of compensation are paid for resettlement therefrom. Members may be interested to know the figures in respect of housing applicants as at the 31st July last month. They are as follows. There are a total of 18,912 applications to rent, of which about 8,705 applicants want one-room flats. For applications to purchase, there are in all 29,420. About 18,000 of them want three-room flats and another 517 want three-room point block flats. About 7,900 applicants want four-room flats and about 2,800 want five-room flats. In addition, there are about 1,323 applicants who want to purchase existing flats. In all, therefore, we have more than 30,000 applicants who desire to buy, and nearly 19,000 who want to rent. In these circumstances, if the Board were to grant priority to tenants of private property who are required to move out by private developers, the list would be even longer and those already in the queue would howl. If I may come to the question of resettlement, Sir. The Member for Jurong has complained, and rightly so, that the Resettlement Department team in Jurong is under strength. We have recruited young people to serve as resettlement officers. Unfortunately, they in turn have been "recruited" or conscripted into national service. When we train more, more have been conscripted! But the delay in the payment of resettlement compensation is not mainly due to the shortage of staff. Although there are vacancies in the department, the situation there is not any worse off than in any other Government department. The delay in the payment of resettlement compensation is mainly due to the delay in resettlement cases accepting alternative accommodation or disputing the quantum of compensation. I think the Member is aware that payment of compensation to the settlers can only take place when they have accepted alternative accommodation or are about to vacate the site. Several Members have asked why the Housing and Development Board does not sell its shops to the occupiers. The Board has not sold shops and is not at the moment in favour of selling them for the following reasons: Firstly, the policy of the Government is to subsidise the rental and even selling prices of flats to enable the lower income group to live in decent housing. However, non-residential accommodation, such as shops, factories and godowns, is not entitled to public subsidy and, therefore, such shops are normally rented out at market rentals. Secondly, if the shops are to be offered for sale, they will have to be sold at market prices. In fact, the Board did conduct a small survey last year and the result has revealed that the majority of shopkeepers are not in favour of purchasing shops at market prices. Thirdly, the sale of shops will lead to the loss of control over their use. Members are aware that in all shopping centres in our housing estates, the Board has always maintained a diversity of trade so as to provide a complete service to the residents. If shops are to be sold, they can be sold again, and those trades which can afford to pay higher rentals, such as banks and finance companies, may squeeze out the smaller trades like stationery and barber shops from the shopping centre. If this happens, then in the end our residents will not be provided with full services in the shopping centres. The present policy of the Board in renting out shop premises has worked out quite satisfactorily, and it appears that there is no valid reason to revise it. For resettlement cases, the Government is now granting rental concessions for five years, starting with a 50 per cent rental for the first year, and it is only in the sixth year that the resettlement cases pay the normal rent. I believe the Member for Tiong Bahru raised two particular points amongst others - namely, that in resettlement cases, people have been offered shops even if they do not want them, and when they find alternative premises of their own, the Planning Department takes enforcement action on unauthorised change of use. Sir, when a census is taken by the Resettlement Department on the clearance of shops, shopkeepers are requested to indicate the locality they would prefer. However, it is not physically possible to offer alternative shops in the selected localities, in order to facilitate early resettlement, the shopkeepers are in fact offered alternative shops in various localities. Some of them accept the offer while others decline it. But the Housing arid Development Board has not at any time forced any shopkeeper to accept any offer which he does not like. As for those who find alternative accommodation of their own, they would be well advised to consult the Planning Department before establishing their businesses elsewhere. As Members know, there is zoning under the Master Plan in Singapore, and where the use is contrary to the zoning under the Master Plan, the Planning Department has no alternative but to take enforcement action. Otherwise we would have to scrap the Master Plan. The Member for Tiong Bahru also complained of residents in one-room flats who have requested for transfer to 2-room or 3-room flats but have to wait for a long time. From the figures I have quoted, I think the Member has got his answer. But perhaps the Member could encourage some of his constituents to purchase Housing Board flats instead of renting them. The rent for a 2-room flat is $40 per month, and that for a 3-room flat is $60 per month. The instalment for the purchase of a 3-room improved flat for a duration of 20 years is only $47 per month. Therefore, it would not be too difficult for those who are in a position to rent either a 2-room or a 3-room flat to purchase a flat. The Member for Bukit Ho Swee asked why we do not build more flats. The target is 100,000 units for the next five years. He asked, "Why do you not increase this number to, say 125,000 units?" I wish we could. At present, the building industry is already overloaded. Shortages in both skilled and unskilled workers and building materials, including cement, on which Members touched, have occurred from time to time and are becoming a more common occurrence. Any further increase in the building programme of the Housing and Development Board will only worsen the situation and accelerate the pace of inflation of construction costs. However. Members perhaps can take a little satisfaction when I say that after 1973, when a substantial number of office buildings and hotels will have been completed and if there is a decline in the building activity in the Republic, consideration will certainly be given to increasing or accelerating the building programme of the Housing and Development Board. As from the 1st of July, the Government allowed the income group of $1,200 to go up to $1,500 per month in order to enable a wage-earner to purchase his own flat. I am asked why we do not extend this limit further. I think the answer is obvious. It would lead to an increase in the number of applicants already on the waiting list. The fact is that the demand for Housing Board flats considerably exceeds the supply. If I may go on to Tanjong Rhu, Sir. The Member for Katong complained that the Board has not provided parks or recreational facilities within the area. This is true. But the Member will be pleased to know that the Housing Board and the Planning Department are looking into the possibility of providing recreational facilities, including a swim-riling pool, on the vacant land opposite the Tanjong Rhu Housing Estate across Mountbatten Road. Back to the Member for Jurong who complained of the location of schools in respect of resettlement areas. This is really not a matter for my Ministry, bat one for the Ministry of Education. I understand that the location of schools is determined, amongst other factors, by the availability of suitable sites and, as far as possible, proximity to pockets of population centres. Resettlement in selected areas has resulted in changes and shifts in pockets of population, and it will not be possible to build a new school in every resettlement area, especially if schools already exist nearby. But in the planning of large resettlement estates, school sites have been provided, for instance, the Tai Chong School at Choa Chu Kang Road, the Loke Yang Public School and Kay Hwa School, First Branch, at Lim Chu Kang. A committee has been established, comprising officials from the Ministry of Finance, the Ministry of Education and officers from the Urban Renewal Department and Planning Department, to look into this question more comprehensively. The Member for Bukit Panjang hoped that Woodlands would be a better place than Queenstown or Toa Payoh. I think his sentiments are shared by the Member for Telok Blangah. The Housing Board has had more than 10 years of experience and has continually striven by trial and sometimes by error to improve the standard of public housing. For example, the Queenstown flats are better than those in Bukit Ho Swee. But the Member for Bukit Ho Swee is not to blame. And perhaps Toa Payoh is better than Queenstown. The Bukit Ho Swee housing estate was built in a hurry after the big fire. Hence the poor conditions in some parts of the estate. But the Member for Telok Blangah and the Member for Bukit Panjang can rest assured that the flats in Telok Blangah, which incidentally will look over the sea, and Woodlands, which will look over the causeway, will be even better than the existing ones. An hon. Member: Hear, hear!