Will Devolution Deliver for Rural Communities?

New research reveals how England’s devolution programme, giving local areas more power over housing, planning and investment, could help tackle chronic housing problems in rural communities. But it also warns that without careful planning, rural areas risk being overlooked.  

Why This Matters

Affordable housing is a major issue in rural England. House prices in rural areas are much higher compared with what local people earn, and this has major effects on village life according to the Countryside and Community Research Institute (CCRI).

• Rural house prices are about 8.8 times local incomes, compared with roughly 7.6 times in urban areas — making it much harder for people to buy or rent locally.
• Social housing waiting lists in rural areas have risen by around 31% between 2019 and 2022, while homelessness in rural communities has increased by about 40% since 2018/19.

These trends show that many local workers, families and older people are being priced out of the communities they grew up in. Without action, services such as local shops and schools suffer, and local economies struggle.

What Devolution Could Do

The Government’s devolution programme gives new tools and powers to local leaders, including control over housing, planning and investment decisions. If used well, these tools could help rural areas build more affordable housing and make better local planning choices according to the Rural Services Network (RSN).   

Some examples of these new powers include:

• Spatial Development Strategies — long-term plans for housing and infrastructure
• Strategic Place Partnerships — collaborations between councils, organisations and communities on local priorities

But the research stresses that these powers do not automatically guarantee rural housing will improve. There’s currently no requirement in the national devolution framework for rural needs to be explicitly included in local strategies, meaning progress will vary depending on local leadership and priorities.  

Leadership and Local Partnerships Are Key

Where local leaders and housing partnerships actively champion rural needs, outcomes are better. For example, in York & North Yorkshire, a proactive mayor and strong rural housing networks have helped to put rural housing at the heart of local plans according to the RSN. Link

Research also highlights the importance of Rural Housing Partnerships and Rural Housing Enablers - local experts who help find suitable sites, coordinate community support and keep projects moving during changes in governance. Read more from Ollie, Norfolk’s Rural Housing Enabler here. 

The Risk of a “Postcode Lottery”

Without national safeguards and firm rural priorities written into local strategies, devolution could create a postcode lottery, where some rural areas receive significant investment and support, but others are left behind.  

For example, one authority might approve funding and build lots of rural homes, while a neighbouring area with similar needs might not if local leaders do not focus on rural housing.

What the Research Recommends

To make sure devolution really benefits rural England, the report sets out six practical recommendations:

• Embed rural representation and accountability in the Devolution Bill
• Engage early in the devolution process to make sure rural voices are heard
• Write rural priorities into Spatial Development Strategies and Strategic Place Partnerships
• Improve evidence on rural housing needs at parish and community levels
• Support and grow Rural Housing Partnerships and Enabler networks
• Strengthen rural planning mechanisms, including policies that protect land for affordable rural homes (like Rural Exception Sites)  

A Chance to Make a Real Difference

The research makes clear that devolution can help rural communities, but it won’t happen by accident. With the right leadership, partnerships and policy safeguards, rural places could see more affordable homes, better planning and stronger local economies. Without them, the report warns, the challenges facing the countryside could persist or even worsen.

Read more from the Rural Services Network here and the Countryside and Community Research Institute here.