New research from University of Gloucestershire has highlighted how England’s devolution programme could unlock the delivery of affordable homes in rural communities – but only if rural priorities are built into local strategies and backed by national safeguards.
Conducted by the University’s Countryside and Community Research Institute (CCRI), English Devolution and Rural Affordable Housing: Opportunities and Risks, explores how England’s evolving devolution programme is reshaping the delivery of affordable housing in rural areas.
The report, published on the 3/12/2025 by The Rural Housing Network (RHN), has found that devolution offers powerful new tools that could be used to meet rural housing needs. However, without deliberate action at both local and national levels, rural communities risk being overlooked.
Key Findings Include:
- Devolution offers new tools, but no rural guarantees: Mayoral and County Combined Authorities now hold significant housing and planning powers, but the national framework contains no requirement to address rural needs. Outcomes will depend on local leadership and choices.
- Rural housing needs are acute and easily sidelined: house prices in rural areas average 8.8 times local incomes; social housing waiting lists in rural communities have risen, and rural homelessness continues to increase.
- Leadership and governance matter: where elected mayors and local leaders champion rural housing, rural priorities are embedded in strategies and delivery plans.
- Strong partnerships and Rural Housing Enablers are critical: active rural housing partnerships, community-led housing enablers, and funded Rural Housing Enablers (RHEs) directly correlate with better outcomes. These networks help identify sites, broker delivery, and maintain momentum through governance changes.
- Outcomes will vary: without safeguards, devolution could create a postcode lottery – where outcomes vary dramatically depending on local leadership.
“Our research shows that strong rural partnerships have helped secure devolution deals and strategies that prioritise rural affordable housing – leading to better outcomes for communities.”
– Dr Demelza Jones, from the CCRI
Recommendations from the new research include embedding rural representation and accountability via amendments to the Devolution Bill, engaging early and proactively in the devolution process to secure rural visibility, and strengthening evidence of rural housing need at parish level.
“We’re calling on local leaders, Homes England, and Government to recognise that rural areas face unique challenges. Devolution must deliver for the countryside as well as for our cities.”
– Jo Lavis, Director of Rural Housing Solutions
Notes to Editors: for more information, please contact the University press office on 01242 714516 or pressoffice@glos.ac.uk
University of Gloucestershire: www.glos.ac.uk
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Photo Credit: ©English Rural
About the CCRI: The Countryside and Community Research Institute (CCRI), the UK’s largest specialist rural research centre, is delighted to partner with the Rural Housing Network (RHN) on a landmark research initiative examining the impact of England’s devolution agenda on the delivery of affordable homes in rural communities. Drawing on CCRI’s strong track record in rural policy, planning and housing research, the project will combine evidence reviews and in-depth case studies across counties at different stages of devolution, to assess risks, identify best practice, and shape recommendations for more effective rural housing delivery.
About the Rural Housing Network (RHN): Through this collaboration, RHN – a coalition of independent organisations committed to delivering affordable rural housing – will be able to advocate with renewed authority and clarity for policies that safeguard and enhance housing provision in small rural communities. The findings will inform national and local decision-makers, helping to ensure that the Government’s ambitions for housing and devolution translate into real homes for rural households, and that rural areas are not left behind in the drive to deliver more affordable homes across England.
Report Title: English Devolution and Rural Affordable Housing: Opportunities and Risks.
Advocacy Report: Making Devolution Deliver for Rural Affordable Housing.
Authors: Dr Demelza Jones, Katarina Kubinakova, and Honor Mackley-Ward
Commissioned by: Rural Housing Network
Case Study Areas: York & South Yorkshire, Devon & Torbay, Gloucestershire
Contact: Demelza Jones: djones28@glos.ac.uk
Dr Demelza Jones from the CCRI.
