Community-led housing is not just for city dwellers – it can boost overlooked rural areas too

In the 1970s, UK house prices were around four times the average income. This figure has risen to between eight and nine times the average income today. Meanwhile, rents have surged. Though often framed as a supply issue, the housing crisis is fundamentally about affordability. 

Community-led housing (CLH) is gaining momentum as a response to this crisis, offering a participatory approach driven by local needs. An increasingly successful model of CLH is the Community Land Trust (CLT), a democratic organisation that owns land or assets for the benefit of the local community. CLTs ensure long-term affordability by linking rents and prices to local incomes, while their legal structure shields housing assets from market fluctuations and private sector exploitation. 

Urban CLTs are gaining attention, with pioneering examples such as RUSS (Rural Urban Synthesis Society) creating standout examples of CLH. Other CLTs have followed suit, for instance at Studio Bark we worked with Forest CLT in Walthamstow on the feasibility of an urban infill site. 

However, it’s not just urban areas that can benefit from the CLT model. Rural areas also have an urgent need for it, and CLTs in the countryside can benefit from specific planning policy relating to ‘rural exception sites’. While development in the countryside is often resisted by the planning system, ‘rural exception sites’ provide a route to planning approval for affordable housing schemes.  

While the journey towards rural community-led housing isn’t without challenges, with the right support, it could significantly impact affordable housing in areas that need it most. The Right to Build Taskforce has prepared advice and support for local authorities and the UK could also learn from other countries such as Austria, where this model has gained better traction.  

At Studio Bark our conversations with rural CLT groups have revealed several common hurdles that, if addressed, could unlock the potential for affordable housing in overlooked rural areas. 

A major challenge is securing sites. Community groups often find themselves competing with commercial developers, whose financial power typically outweighs local needs. A ‘Community Right to Buy’, as tabled in the King’s Speech in July last year, would help level the playing field. Scotland has already pioneered this approach with success. 

Pre-development finance is another significant issue. Feasibility studies and planning applications require costly professional input, and community groups are often forced to shoulder this financial risk. The Architects Alliance for Affordable Housing has highlighted the need to reintroduce the Community Housing Fund [a government scheme that closed in 2020] and widen the eligibility of the Housing Infrastructure Fund.

Homes England could provide zero-interest seed loans and insurance safeguards for community groups facing statutory barriers such as planning. Partnering with a housing association can also ease project financing. Middlemarch CLH has successfully pioneered this approach in Devon.  

With the right support, community led housing in rural areas could not only provide affordable housing to those who need it, but improve quality of life in rural areas. The determination and resilience of CLT groups is evident, but they need stronger institutional backing.

If the government is serious about bridging the gap between housing needs and availability, investing in the sector would be a shrewd move. By nurturing the CLH movement and scaling up the CLT model, we can build a society in which access to decent, affordable housing is a reality for everyone, in both rural and urban areas. 

Tom Bennett is a director at Studio Bark architects.

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