Over 80% of Rural Councils Overlook Vital Affordable Housing Resource

Only a fraction of rural local planning authorities (17%) have made use of Rural Exception Sites, a mechanism introduced to boost the supply of affordable housing in rural areas, according to new research by University College London (UCL) on behalf of the Rural Housing Network1.

Rural Exception Sites were introduced in 1991 to enable the development of affordable homes on underdeveloped land that would otherwise be restricted for residential development. The sites have the potential to provide much-needed affordable housing amidst the escalating rural housing crisis. In 2022 rural rough sleeping increased2 by 24% and 300,000 people were on rural social housing waiting lists3.

Out of 145 rural local authorities, only 25 used Rural Exception Sites to deliver affordable homes between 2021 and 2022, resulting in 546 homes being built. However, nearly 3,000 affordable homes could have been developed if the vast majority of rural councils had utilised rural expectation sites in the time period, presenting a massive, missed opportunity4.

The research also looked at some of the reasons why Rural Exception Sites haven’t been fully utilised and outlines a number of recommendations to help successfully deliver affordable homes in rural areas.

Following a nationwide survey of local planning authorities, the study identified limited resources in planning departments, rising land costs, outdated development plans, and local opposition as common barriers to delivering affordable homes through Rural Exception Sites. These challenges were intensified by the long-standing financial disparity in rural areas.

To tackle these challenges, the report lays out several strategic recommendations for local planning authorities, policy makers and housing providers.

The recommendations include emphasising the importance of engaging with local communities early in the development process to garner support, as well as increasing the support and resources for Rural Housing Enablers. Where Rural Housing Enablers exist and are governed effectively, the delivery of Rural Exception Sites is systematically higher. Alongside this, the report recommends encouraging stronger partnerships between local authorities, developers, and communities, calling for policy adjustments, such as updating the National Planning Policy Framework, and advocating for additional funding and resources for rural planning authorities to effectively manage and support Rural Exception Site projects.

The underexploited potential of Rural Exception Sites represents a significant missed opportunity in tackling the rural housing crisis. By aligning strategic resources, enhancing policy frameworks, and fostering community partnerships, the full potential of this underutilised policy can be harnessed and provide a sustainable and scalable answer to the affordable housing needs in rural England.

Nick Gallent, lead UCL researcher, says: “The under-use of Rual Exception Sites by some councils is a lost opportunity. By fostering knowledge, planning support, community partnership, and the dedication of Rual Housing Enablers, we can significantly enhance these vital resources for affordable rural housing.” He further emphasises the crucial role of landowners in making rural land available for community-focused housing, as highlighted in previous research with English Rural5.

Martin CollettReflecting on the study’s implications, Martin Collett, Chief Executive of English Rural, shares his vision: “The findings from this study highlight a critical pathway towards addressing the rural housing shortage. By effectively leveraging Rural Exception Sites, we can provide much-needed affordable homes to those in need, directly impacting the well-being and sustainability of rural communities. It’s time to transform our approach and commitment to rural housing, ensuring that everyone, regardless of where they live, has access to affordable, quality housing.”

Kate Henderson, Chief Executive of the National Housing Federation, says: “The severe shortage of new affordable homes is felt acutely in rural communities, with local businesses and services put at risk when people can’t afford to live in their local area. When a shop, or a pub or a post office closes in a rural area, it has a negative impact on the community.”

“The experiences of so many rural communities offer stark examples of what happens when the housing market doesn’t meet local need. This research highlights a key route to help solve this issue. However, it also highlights the immense resource and funding pressures on local authorities across the country. We are urging policy makers and stakeholders to consider these recommendations and work together to help tackle the rural housing shortage.”


1 The research was funded by English Rural Housing Association, Hastoe Housing Association, Trent & Dove Housing Association, and the National Housing Federation. The 17% statistic refers to local authorities classed as ‘mainly rural’, ‘largely rural’ or ‘urban with significant rural’ and covers the period 2021-2022.

2 The increase in hidden homelessness in rural areas was highlighted in research commissioned by English Rural and other rural advocates, and conducted by the Universities of Kent and Southampton.

3 Data on waiting list figures was provided by research conducted by CPRE – The Countryside Charity.

4 In the 2021-2022 period, local authorities using rural exception sites delivered an average of 22 homes each. This suggests that if more authorities adopted this approach, an additional 2,640 affordable homes could be provided.

5 Research commissioned by English Rural and conducted by UCL.

Skip to content
Request a call back
Request a call back