Will Devolution Deliver For Rural Communities?

New research shows how England’s devolution programme could unlock the delivery of affordable homes in rural communities - if rural priorities are embedded in local strategies and supported by national safeguards.

Alongside English Rural, we believe housing is the foundation of thriving rural communities. For years, villages and small towns have faced rising house prices, limited affordable stock, and growing waiting lists. Now, the Government’s English Devolution programme offers a chance to change that - if rural needs are recognised and acted upon.

That’s why the Rural Housing Network commissioned the Countryside and Community Research Institute (CCRI) to explore what devolution means for rural affordable housing. Their new report, published at the start of December, is essential reading for anyone working in housing, planning, or rural advocacy.

What The Research Found

The study shows that devolution gives local leaders new powers over housing, planning, and investment. These tools could be used to tackle rural housing challenges - but there are no guarantees. The national framework contains no requirement to address rural needs, meaning outcomes will depend on local leadership and choices.

The Report Highlights:

• Rural housing needs are acute and distinct - for example, average rural house prices are around 8.8× local incomes (compared to ~7.6× in urban areas), rural waiting lists have grown by a third in recent years, and ‘hidden’ rural homelessness has surged. Yet these challenges are often masked by aggregated data and can be overlooked in strategy.
• Devolution offers new tools - like Spatial Development Strategies and Strategic Place Partnerships - but rural priorities must be written in. Without deliberate action, rural communities risk being sidelined.
• Leadership and partnerships matter. In places like York & North Yorkshire, a proactive mayor and strong rural housing networks have helped embed rural priorities in devolved strategies.
• Rural Housing Partnerships are critical, including Rural Housing Enablers and community-led housing enablers. These local experts help identify sites, broker delivery, and maintain momentum - and must be supported through governance changes.
• Outcomes will vary. Without safeguards, devolution could create a postcode lottery - where some rural areas benefit, and others fall further behind.

What We’re Calling For

The report sets out six key recommendations to ensure devolution delivers for the countryside:

1. Embed rural representation and accountability via amendments to the Devolution Bill
2. Engage early and proactively in the devolution process to secure rural visibility
3. Embed rural priorities in Spatial Development Strategies and Strategic Place Partnerships
4. Strengthen evidence of rural housing need at parish level
5. Retain and develop the Rural Housing Partnerships and the Rural Housing Enabler network
6. Strengthen rural planning mechanisms, including support for Rural Exception Sites

Rural Housing In The National Programme

The Government’s Social and Affordable Homes Programme (SAHP) 2026-2036 includes rural housing as a recognised priority. SAHP funding is available for homes in settlements under 3,000 population, and Homes England has committed to assessing bids in context - acknowledging that rural schemes may carry higher costs.

This recognition is welcome. However, the RHN report notes that without a specific rural target, delivery will depend on whether regional decision-makers choose to prioritise rural schemes. The report calls for amendments to the Devolution and Community Empowerment Bill to include a duty to consider rural needs and enable the appointment of rural commissioners.

Why It Matters

A handful of affordable homes in a village can keep a school open, support a local shop, and help older residents stay near family. Devolution offers a chance to join up housing with transport, jobs, and services in a way that fits rural life - but that won’t happen by accident.

We urge policymakers, councils, and housing professionals to read the report and act on its findings. Rural communities deserve a fair share - and with the right choices now, devolution can help deliver it.

Read the full report and the advocacy report here