{"id":16861,"date":"2017-10-31T08:24:41","date_gmt":"2017-10-31T15:24:41","guid":{"rendered":"https:\/\/www.esri.com\/about\/newsroom\/?post_type=blog&#038;p=16861"},"modified":"2025-05-08T19:42:55","modified_gmt":"2025-05-09T02:42:55","slug":"solving-londons-housing-crisis","status":"publish","type":"blog","link":"https:\/\/www.esri.com\/about\/newsroom\/blog\/solving-londons-housing-crisis","title":{"rendered":"Solving London\u2019s Housing Crisis"},"author":851,"featured_media":16921,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"sync_status":"","episode_type":"","audio_file":"","podmotor_file_id":"","podmotor_episode_id":"","castos_file_data":"","cover_image":"","cover_image_id":"","duration":"","filesize":"","filesize_raw":"","date_recorded":"","explicit":"","block":"","itunes_episode_number":"","itunes_title":"","itunes_season_number":"","itunes_episode_type":"","_links_to":"","_links_to_target":""},"categories":[331,81],"tags":[1271,351,1261,1281],"industry":[],"esri-blog-category":[478722,478452],"esri_blog_department":[492402],"class_list":["post-16861","blog","type-blog","status-publish","format-standard","has-post-thumbnail","hentry","category-3d","category-capability","tag-housing","tag-planning","tag-real-estate","tag-visualization","esri-blog-category-housing","esri-blog-category-smart-planning","esri_blog_department-urban-planning"],"acf":{"video_source":"","video_start":"","video_stop":"","short_description":"Knight Frank, a property consultancy, uses 3D models to envision rooftop development to help tackle London\u2019s housing crisis.","pdf":{"host_remotely":false,"file":null,"file_url":""},"flexible_content":[{"acf_fc_layout":"content","content":"<strong>A Detailed 3D Model Reveals Upward, Rather than Outward, Growth Potential<\/strong>"},{"acf_fc_layout":"sidebar","layout":"standard","image_reference":null,"image_reference_figure":"","spotlight_image":null,"section_title":"","spotlight_name":"","position":"Right","content":"Key takeaways\r\n<ul>\r\n \t<li>3D visualization provides a new way to look at London\u2019s housing capacity.<\/li>\r\n \t<li>Spatial analysis spots areas ripe for rooftop development.<\/li>\r\n \t<li>Adding up, rather than adding out, maintains the city\u2019s character and green spaces.<\/li>\r\n<\/ul>","snippet":""},{"acf_fc_layout":"content","content":"London has seen great growth. Between 1997 and 2016, the city added 1.6 million jobs and the population grew by 1.7 million. However, just 470,000 homes were added. These figures don\u2019t add up. Jobs and population grew by 40 percent and 25 percent, respectively, but housing capacity increased just 15 percent. Where are all these workers meant to live?\r\n\r\nSadiq Khan, the mayor of London, gained office in 2016 in part because of his declaration that housing in London had reached crisis levels. He articulated that the lack of homes for Londoners to rent and buy is the single biggest barrier to prosperity, growth, and social equity in the city.\r\n\r\nAccording to the mayor\u2019s <a href=\"https:\/\/www.london.gov.uk\/sites\/default\/files\/2017_london_draft_housing_strategy.pdf\">London Housing Strategy<\/a>, the city needs to add 50,000 new homes per year just to meet the demands of Londoners who grew up in the city and wish to stay.\r\n\r\n<strong>Tackling a Crisis<\/strong>\r\n\r\nLondon has been building for sure. Dozens of tall buildings of 20 stories and greater are under construction, and hundreds more are approved. Vocal critics in the community say these \u201cstatement towers\u201d are vanity projects that offer only high-priced flats that primarily sell to foreign investors, doing little to ease the problems of ordinary Londoners.\r\n\r\nRecent audits have shown that just 13 percent of the new homes that receive planning permission are affordable. To turn this around, the mayor recently secured \u00a33.15 Billion funding to build affordable homes, with plans to add 90,000 homes by 2021.\r\n\r\nThe question quickly becomes, \u201cWhere should these homes be built?\u201d\r\n\r\nWorking with councils, the mayor is searching for answers. All parts of the city will have to add more homes. The aim is to preserve the character of the city, to be inclusive with a mix of different income levels, and to preserve the city\u2019s Green Belt and open spaces.\r\n\r\nKnight Frank, the world\u2019s largest privately owned independent property consultancy, has been working with some of the city\u2019s boroughs to understand site utilization and to determine where new homes might be built.\r\n\r\n\u201cWe discovered clusters of buildings in some boroughs that occupy less than 10 percent of their site,\u201d said Ian McGuinness, head of geospatial at Knight Frank.\r\n\r\nThese initial findings pointed to possibilities to help ease the chronic shortage of housing, and spurred the company to conduct further analysis on the utilization of land in London."},{"acf_fc_layout":"image","image":16881,"image_position":"center","orientation":"horizontal","hyperlink":""},{"acf_fc_layout":"content","content":"<strong>Elevating the Role of GIS at Knight Frank<\/strong>\r\n\r\nAs a property consultancy, Knight Frank works to match their clients with real estate opportunities. They offer a wide range of consultancy services from site selection, building surveying, building consultancy, and managing property portfolios.\r\n\r\nKnight Frank has long used geographic information system (GIS) technology in their property consultancy. The historic role has been that of a system of record, using it for data management of property records and project documents. It has also been applied as a cost efficiency tool, to compare sites and project details to achieve the greatest return on investment. More recently, the role has expanded to add compelling communication and enhanced decision-making.\r\n\r\n\u201cWe look to provide a higher level of evidence to base decisions, rather than replacing the existing decision-making process,\u201d said McGuinness. \u201cWe\u2019re raising the standard of the data on which the decisions are made.\u201d\r\n\r\nAfter years of investing in the technology, they are starting to see greater engagement with clients and industry partners.\r\n\r\n\u201cHistorically at Knight Frank, the geospatial function was a few steps removed from pitching our services to clients,\u201d said McGuinness. \u201cNow, we enter the room at a very early stage to talk through evidence gathering, establishing a baseline of understanding, discovering what their property portfolio looks like, and framing their goals. The geospatial component is increasingly relied upon from the earliest stages of the project.\u201d\r\n\r\nTo increase efficiency in the real estate development process, the company has been focused on presenting both opportunities and constraints at the early stages.\r\n\r\n\u201cWe\u2019re making sure that we\u2019re absorbing as much context as possible from the local authorities,\u201d added McGuinness. \u201cWith an understanding about where and how they want to grow, we\u2019re cross-referencing with development plans to help guide our clients when they\u2019re ready to invest and build.\u201d"},{"acf_fc_layout":"image","image":16891,"image_position":"center","orientation":"horizontal","hyperlink":""},{"acf_fc_layout":"content","content":"<strong>Skyward Analysis<\/strong>\r\n\r\nKnight Frank turned to 3D to visualize and analyze opportunities for housing in London.\r\n\r\n\u201cWe rely on the power of 3D to communicate as well as to quantify and challenge assumptions that tend to be based on a ground floor perspective,\u201d said McGuinness.\r\n\r\nKnight Frank was recently involved in the successful redevelopment of Lords View One, which added stories above the original building to match the tallest building on its block. This successful project turned into a template for Knight Frank\u2019s housing capacity analysis. Analysts scanned each block to see where additional stories could be added, finding the greatest capacity in the core of the city where heights vary within single street blocks.\r\n\r\nRooftop development has the potential to address many often-conflicting objectives of new development.\r\n\r\nThe advantages include\r\n<ul>\r\n \t<li>Adherence to current zoning, without the need for variances or zoning changes<\/li>\r\n \t<li>Maintaining a neighborhood feel<\/li>\r\n \t<li>Adding considerable square footage without using vacant land<\/li>\r\n \t<li>Presenting a visible alternative to \u201cstatement towers\u201d that have caused controversy<\/li>\r\n<\/ul>\r\n<strong>Understanding Opportunity<\/strong>\r\n\r\nAnalysts created a building envelope for each block, based on the tallest building on the block. They then modeled any unfilled volume, dividing its height by 9-foot increments to determine the potential number of additional floors, and calculating the square footage for each building and each block.\r\n\r\nThe final tally discounted a number of caveats, such as where air space development is restricted, to provide a realistic and slightly conservative estimate of potential housing capacity.\r\n\r\n\u201cDiving deeper, there would be a separate conversation regarding access,\u201d says McGuinness. \u201cCertain buildings will lend themselves well, where you have a stairwell that extends to the top floor. In other cases, you would have to look at refurbishment, and even partial demolition of the existing roof space to accommodate additional stories.\u201d\r\n\r\nIn the City of Westminster alone, the analysis uncovered 13.5 million square feet of unused airspace. The current real estate value of this space amounts to \u00a331.6 billion, providing considerable incentive for developers to add more housing in the city\u2019s core.\r\n\r\nThe population of Inner London is projected to grow by 136,799 people between 2017 and 2021. If this rooftop development were to go forward it could provide housing to more than 140,000 people.\r\n\r\n\u201cWe want to provoke debate,\u201d said McGuinness. \u201cUsing this analysis as a baseline, we hope to further bolster and refine metrics on density, concentrations of housing units, and locating people around major transport infrastructure.\u201d\r\n\r\nLike many high-profile cities, London is struggling to grow while maintaining the livability that attracted and retained its citizens. Analyzing and presenting housing options in 3D allows the average Londoner to see that they have opportunities in their city."},{"acf_fc_layout":"youtube","youtube_video_url":"https:\/\/youtu.be\/7DaEo0ida3A"},{"acf_fc_layout":"content","content":"Learn more about GIS use in real estate <a href=\"http:\/\/www.esri.com\/industries\/real-estate\">www.esri.com\/industries\/real-estate<\/a> and <a href=\"http:\/\/www.esri.com\/products\/arcgis-capabilities\/3d-gis\">ArcGIS pro for 3D visualization<\/a>."}],"references":null},"yoast_head":"<!-- This site is optimized with the Yoast SEO Premium plugin v25.9 (Yoast SEO v25.9) - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ -->\n<title>3D London Reveals Housing Possibilities<\/title>\n<meta name=\"description\" content=\"Knight Frank, a property consultancy, use a 3D London model to envision rooftop development to help tackle the city\u2019s housing crisis.\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, 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