Its aim is to move decision-making away from central government and closer to regions, local authorities and communities.

How will it affect rural England?

A central feature of the Act is the formal introduction of strategic authorities, including combined county authorities (CCAs), into law. These bodies are the primary recipients of devolved powers and the main vehicles for the devolved decision-making specifically over planning, transport, housing and economic development. CCAs are important for rural England as they are designed to cover large, predominantly rural counties such as Greater Lincolnshire.

Previously, responsibilities were split across district and county councils meaning that rural decision-making was at a largely local level with a limited strategic, coordinated approach. The strategic authorities look to provide a route for counties with or without a directly elected mayor to access devolved powers, while bringing together functions previously fragmented – the aim is more strategic, region-wide decision-making.

Housing, infrastructure and economic development will be planned across wider areas, with rural communities considered alongside nearby towns and cities. This creates both opportunities and risks, depending on how rural areas align with wider growth priorities.

Additionally, the Act strengthens community powers and may, in rural areas, provide powers to help retain valued, local assets such as pubs and shops.

The risk of uneven devolution

While the Act establishes a clearer national framework for devolution, it also carries a risk of uneven outcomes across England, particularly for rural areas. The pace and depth of devolution will continue to depend on local capacity, institutional readiness and political agreement, meaning some strategic authorities are likely to secure powers, funding and influence more quickly than others. This raises the prospect of an increasingly uneven landscape, where areas with stronger governance arrangements and delivery capacity are able to shape growth and investment more effectively than neighbouring regions.

For rural areas, there is also a risk that strategic decision-making becomes more remote from local communities, particularly where large geographies are brought together under a single strategic authority. While the Act strengthens regional coordination, it may dilute the influence of local stakeholders if mechanisms for engagement and scrutiny are not used effectively. In practice, this places greater importance on how strategic authorities balance regional priorities with local distinctiveness, and how rural interests are represented within broader growth, housing and infrastructure strategies.

What this means in practice

The Act marks a shift from locally driven decision-making towards a more strategic, regional approach to growth, infrastructure and land use. However, a frustration of the Act is the omission of reference to, or inclusion of, the Land Use Framework. This leads to further concerns on the useability and the importance of the framework, and the mechanism by which the Act will balance competing demands on land.

For rural landowners, estates and advisers, the key impact will be when and where influence is exercised, rather than an immediate change in policy. As strategic authorities develop spatial strategies and local growth plans, decisions affecting rural land are increasingly likely to be shaped earlier, at a wider geographic scale and through longer-term frameworks. Much of the detail will emerge over time through secondary legislation and the preparation of new strategic plans, but the direction of travel is clear: alignment with sub-regional priorities, early engagement and strong evidence will become increasingly important in managing risk and unlocking opportunities for rural land.

Further information

Contact Kelly Hewson-Fisher or Adam Lewis