By Russell Moore, Rural Housing Enabler, Cambridgeshire ACRE

As part of Rural Housing Week 2026, Cambridgeshire ACRE’s Rural Housing Enabler, Russell Moore, led our online event Land, legacy and local homes, exploring the important role landowners and rural professionals can play in helping to deliver affordable homes for local people.

In this guest blog, Russell shares why, in his experience, finding the right site is often the biggest challenge of all.

Why finding the right site is often the biggest challenge

Ask most people what stops affordable homes being built in villages and they’ll often mention planning permission, funding or local opposition. Those challenges are real, but in my experience the biggest obstacle usually comes much earlier: finding the right piece of land. While these factors can all present challenges, one obstacle frequently stands above the rest: finding a suitable site.

As a Rural Housing Enabler, I often find that identifying a site is the stage that takes the longest and requires the most persistence. In many villages, there is clear evidence of local housing need. Parish councils may be supportive, housing associations willing to help, and funding opportunities available. Yet without the right piece of land, a scheme simply cannot move forward.

Unlike towns, villages don’t usually have large areas of land allocated for development. Rural affordable housing often relies on rural exception sites, where land is made available specifically to meet local housing need. That makes identifying a suitable site even more important.

Not every piece of land is suitable

Finding land for rural affordable housing is about far more than locating an empty field. Even where a site is technically suitable, local people may value the open views or the contribution it makes to the character of the village, so these considerations also need to be carefully balanced.

For rural exception sites, the land generally needs to be adjacent to an existing village and capable of accommodating a small-scale development that fits the character of the community. Sites may be affected by flood risk, utilities, protected habitats, heritage considerations, or other planning restrictions.

A site may also be valued for the open views it provides, with residents concerned that development could change the character and setting of the village.

Access constraints are another common challenge. For a scheme to remain viable, development costs must be carefully controlled. If significant infrastructure is required, such as new footpaths, a long access road or junction improvements, the additional expense can prevent a scheme from progressing further.

A site that appears suitable at first glance can quickly prove unviable once these factors are investigated.

Landowner willingness is crucial

Even when a suitable site is identified, it can only progress if the landowner is willing to consider affordable housing.

Many rural affordable housing schemes rely on landowners who recognise the importance of supporting their community. While some see it as an opportunity to leave a positive legacy by helping local people remain in the village, others may have different aspirations for their land or may not wish to sell at a value that makes an affordable housing scheme viable.

Because rural exception sites are intended to deliver affordable homes for local people, the land is normally sold at a value that reflects that purpose rather than its potential value for open market housing.

It may be the case that a landowner who does not wish to sell owns much of the farmland that surrounds the village. If that is the case, that can result in limited alternative options.

The search can take time

Residents are often surprised to learn how long the site identification stage can take.

Although some villages have only a small number of potential locations to consider, others may have multiple and each of these sites requires careful investigation to understand any constraints. What initially appears to be a long list can quickly become much shorter and in some cases, despite considerable time and effort, no suitable site is ultimately identified.

And negotiating the sale of that land will likely involve extensive engagement and building the relationship with the landowner over time. Sometimes conversations that initially appear unsuccessful can later reopen when circumstances change.

For this reason, progress can sometimes appear slow from the outside. However, much of the work is happening behind the scenes as partners assess opportunities, speak with landowners and investigate constraints.

Overcoming the challenges together

Partnership working matters

Finding a site is rarely something one organisation can achieve alone. Parish councils, local authorities, housing associations, landowners and Rural Housing Enablers all play a role in identifying opportunities and assessing their potential.

Local knowledge is often invaluable. Parish councillors or other local residents may know of underused land or upcoming changes in ownership. Housing associations can assess whether a site is financially viable. Planning officers can identify potential policy issues.

One of my roles as a Rural Housing Enabler is bringing these different people together. That means connecting parish councils, landowners, housing associations and local authorities, helping each understand the others’ priorities and keeping conversations moving forward.

The effort is worth it

Although finding a site can be the most challenging part of the process, it is also the step that unlocks everything that follows.

Once suitable land is secured, it becomes possible to develop proposals that meet local needs and help ensure that younger households, families, older residents and local workers can continue to live within their communities. The homes delivered may be modest in number, but their impact can be significant for the people who are able to remain close to family, work and support networks.

Rural communities often have a genuine desire to help local people stay in the places they call home. Turning that ambition into reality starts with finding the right site. It isn’t always quick and it isn’t always straightforward, but when the right piece of land is found, it opens the door to homes that can make a lasting difference for generations to come.

 

Start the conversation

Finding the right site is often the biggest challenge in delivering affordable homes for local people. If you’re a parish council exploring local housing need, a landowner considering the future of your land or a rural professional looking to understand how rural exception sites work, we’d love to hear from you.

Contact Russell Moore, Cambridgeshire ACRE’s Rural Housing Enabler, at russell.moore@cambsacre.org.uk to start the conversation.