English devolution and rural affordable housing: opportunities and risks

Research funded by the National Housing Federation together with members and other key rural stakeholders demonstrates how devolution in England can, with political leadership and collaboration, help to deliver the affordable homes that rural communities need.

The ambition for universal ‘devolution by default’ in the Labour government’s English Devolution White Paper (2024) and Devolution and Community Empowerment Bill (2025) will see unprecedented inclusion of rural areas within devolved combined authorities.

The Rural Housing Network (RHN), which commissioned the research by the Countryside and Community Research Institute (CCRI), welcomes the explicit support for rural affordable housing delivery in the new Social and Affordable Homes Programme 2026-2036. However, as the research demonstrates through a series of case studies, meeting the housing needs of rural communities requires regional leaders to make it a strategic priority.

The report also outlines measures the government could take to help embed rural needs at a devolved level, as well as recommendations for how housing associations and other local stakeholders can work together to ensure devolution works for people living in rural areas.

Recommendations

The report sets out six key recommendations: 

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 Rural Housing Partnerships and the Rural Housing Enabler network.
6. Strengthen rural planning mechanisms, including support for Rural Exception Sites.

Download the full report.

Download the advocacy report.