Rooted in Place : Designing a flexible masterplan for resilient Grangetown

1|INTRODUCTION
CONTENT
Introduction
It has been over 50 years since Ruth Glass, British Sociologist, first coined the term ‘gentrification’ (1964). The term, used
originally to define displacement spurred on by the incoming ‘gentry’ has evolved over the years to encompass an array of
attributes, which make its present day definition rather elusive. However, its presence is far from elusive. In the modern city,
gentrification is rife and is causing widespread gentrification all over. In addition, its complicated nature makes it impossible
to pin point a singular cause or remedy. Even so, many ‘anti-gentrification’ measures have been designed to mitigate or
even combat these effects, with the hopes of ensuring residents can remain without fear of being displaced.
One major ‘anti-gentrification’ measure is to increase the amount of affordable housing for the population. By doing so,
we can ensure that even when gentrification hits, housing will remain affordable and people can remain in place. Other
measures exist to tackle gentrification, which is what will be discussed in this report. We take a look at gentrification from
various angles, within the Grangetown context, and using our analysis we propose an array of ‘anti-gentrification’ measures
to promote longitudinal affordability for the area. We do this through the lens of various topics, in order to be able to paint an
all round picture for an anti-gentrification strategy. These topics include:
Group 1
1. Public Policies and Regulations
2. Patterns of land Ownership and Uses
Group 2
3. Housing finance
4. Designing Structures, Spaces and Places
Group 3
5. Community Demographics and Mobilization
6. Processes of Property Development
For the record, we dislike the term ‘anti-gentrification’ and so created the more optimistic term of ‘Rooted in PLACE’. So all
our strategies will be formed around how we can root Grangetown in place.

2 3| INTRODUCTION |INTRODUCTION
Key questions: we would like to answer through this research project are;
1. How can we create more affordable housing within Grangetown that doesn’t displace the current residents, and is
affordable in the long run and not just in the short?
2. How can we impact policies and other regulations to support the provision of affordable neighbourhoods that are built
up by the community, and not down into the community by developers?
3. How can we activate the community to engage with projects and policies and other strategies that we propose within
Grangetown?
4. Can we root Grangetown in place using a combined effort of all the above topics in a way that leaves it as the
successful flagship that other cities will want to strive for in the future?
As a group, we have identified three types of incipient gentrification within Grangetown: New-build, retail and environmental.
We deem them incipient gentrification because there is not enough evidence to define them as examples of full-blown
gentrification, but they are characteristic of the way that gentrification shows itself in an area. And there is no specified
timescale before the full force of gentrification hits, so it is important to identify these now in order to plan for the future.
However, while we have identified these incipient gentrification types, there is a more important question, that of ‘why’ they
have been allowed to happen. Addressing this ‘why’ is actually more important in design terms, because if you can find the
source, you’re more likely to solve the problem.
What is happening in Grangetown?
DEFINITION OF GENTRIFICATION
Analysis
Within this report, we will be basing the term ‘gentrification’ on Davidson and Lees (2005) definition, which encompasses four
core elements. We found this to be the most accurate definition, because it takes into consideration that gentrification isn’t
caused by just one stand-alone element. Instead, a circumstance requires the presence of four core elements to be deemed
gentrification. Their definition involves;
1. reinvestment of capital
2. social upgrading of local by incoming high income groups
3. landscape change
4. direct or indirect displacement of low income groups
Context in Cardiff
To ground our discussion about gentrification we have chosen to analyse one of Cardiff’s largest suburbs, Grangetown.
Originally farmland, Grangetown has come a long way in the past 100 years, demographically and physically. With Irish
immigrants settling there for the easy access to the local industry in the late 1800’s; to other working class taking up
residence in the early 1900’s; to the middle-class seeing it as a quieter suburb to settle in the late 1900’s; to today, the 21st
century, where a large portion of residents are from ethnic backgrounds.
Grangetown has seen a lot of physical transformation over the years too. Its local retail has seen a decline and a recession
towards the main corridors within the Victorian core, its bay area has become a destination for luxury apartment developers,
a yacht club and the Olympic park facilities and the various road improvements have connected it more directly to both the
Bay and Cardiff city centre.
However, it is the recent changes that have caught our attention.

Addressing the ‘why?’
To address the ‘why’ we took a step back to consider what came before these physical occurrences. The table below
shoes our basic thought process in tracing back the steps to what could have prompted the start of gentrification in the
area. Overall, it seemed to be a lack of policies that protect local residents and businesses from the harmful effects of
gentrification. In addition, with its location so close to Cardiff centre, Grangetown must have a respectable, and increasing,
land value. This is very attractive to developers and their visions of speculative demand for high-rise luxury properties.
With no policies to channel this type of development, in addition to the lucrative benefits the landowner (in this case local
government) can gain from selling or leasing land, there is more incentive to allow this development than leave the land
empty.
We appreciate, however, that our addressing of the ‘why?’ only touches the surface of what could be revealed. But we feel it
is a good start to the conversation and we hope our work provides value in sparking interest in delving deeper into the ‘why?’
Proposal overview
One of the main things we have learned in studying gentrification is that no one strategy will be able to solve it. And in
fact we may never be able to solve it, but we can try to mitigate and channel it into something positive. While policies can
certainly assist with this, no one or group of policies will be able to do the job by itself.
Our overall proposal then, based on our research, is to create a series of corridors throughout Grangetown. On the map
below these are highlighted as the lines in the shades of orange. These corridors attempt to link all parts of Grangetown
together, from East to West and North to South. The idea of the corridor is based around the need to physically ground, in a
strategic way, all the strategies that we will propose later in this report. Instead of offering the strategies individually across
Grangetown, the corridor allows us to strategically place each strategy so that it has the most benefit to the most people.
This also gives our strategies an added depth. We have realised that to create a resilient Grangetown it is paramount to
strengthen it from various angles. Building resiliency is not just about building more affordable homes right now, but it is
about how we can create affordable neighbourhoods for now and for future generations. Working together and embedding
all our topics into these corridors has allowed us, we believe, to create a whole greater than the sum of its individual parts.
However, we do recognise that this is still a working process and elements will need to be adapted as we proceed, some
things might not work at all and others may exceed our expectations. Either way, the strength in our corridor proposals
comes from all our topic layers combined together into one.

To space out the delivery of these corridors, we split them into three phases. Phase 1 was designed to target the areas most
at need right now. Our research concluded that this area was not only the lowest earning area, but was also most in need
for affordable housing units. Therefore, our proposals will begin there and permeate outwards towards the other two phases
in time. Corridor phase 2 also needs a lot of help but in a different way. This area is dominated by industry and is physically
separated from the residential parts of Grangetown. This stage is scheduled to start 10 years after phase 1 begins and will
build on learning outcomes from phase 1. Phase 3 poses an altogether different situation again as it is a mixture of current
affordable homes, retail and commercial and high-end residential all spread over a much larger surface area. We expect
to see many changes in this area over the next 10-20 years so our plans will likely become redundant if designed now.
Therefore, the main plan for this will likely be designed as we progress through stage 1 and 2.

9|PUBLIC POLICIES AND REGULATIONS
PUBLIC POLICIES AND REGULATIONS
To add the first layer to our corridor we began by trying to root Grangetown in place with policy. We did this by looking at
how to mitigate the types of incipient gentrification we talked about earlier. To do this, we conducted analysis into each type,
and proposed a revised policy that could help with the situation. These policies include:
- Developer competitions
- An empty homes policy
- A small business policy
- A special employment subsidy and;
- The Earned Income Tax Credit

10 11| PUBLIC POLICIES AND REGULATIONS |PUBLIC POLICIES AND REGULATIONS
DEVELOPER COMPETITIONS
HOUSING TYPE ANALYSE
Detached
Semi-detached
Terraced
Flat
£359,950
£459,950
£279,950
£210,000 £235,000
£310,000
£165,000
£300,000
£160,000
£115,000 £129,000 £135,000
£137,500
£89,950
£99,950
£64,950
£299,995
£180,000
£289,950
£499,950
The map shows the price of different housing types in different areas from south to north.We can see that the number of flats is the largest, and the price of flat is the
lowest in any regions, followed by terraced. Besides, from south to north, the price shows an downtrend. Therefore, we can regard flats as the main type of affordable
housing, and mainly develop affordable housing in the central or northern part of grangetown.
CURRENT HOUSING TYPE AND PRICE (ON SALE)
Source: By Zhaofan Zhou
from Rightmove
Having research into many of the recent developments in Grangetown, we can almost see a pattern forming. Developers are
coming in, building expensive high-rise luxury apartments, Olympic sports complexes and, apparently, affordable housing
units. However, behind each of these lurk three development drivers, that as urban designers trying to root Grangetown in
place, we have a serious problem with. These include:
• Seeing land as a commodity
• Profit as a value driver
• Speculative demand
This diagram depicts the range and types
of a handful of properties currently for sale
and rent in Grangetown. As you can see,
prices within the bay exceed those, quite
dramatically, elsewhere in Grangetown.
Where the Victorian core boasts an array
of terraced houses, mostly built in the
1900’s, the bay area has exploded with
luxury apartment complex after the next.
From this, we see visual evidence of the
commodification of land, where its value
rises as it becomes ‘more appealing’.
According to our research, the government
actually owns, or did, the majority of this
land, so what reasons, other than land
commodification, would they have allowed
developers to claim and build on this site?
Especially when there is a desperate need
in this area for affordable homes? Therefore,
within the proposal we wish to remove, or at
least mitigate land commodification.
Source: By Zhaofan Zhou from Rightmove
Analysis
BUILD GENRTIFICATION
NEW-BUILD GENTRIFICATION
Purchase
Purchase
take control of community socio-cultural displacement
Cannot afford
Build
Lower income
Middle class
Renovating
&Restoring
+
Middle class
Brown field
Low-income neighbourhoods New-build middle-class neighbourhoods
Middle-class neighbourhoods
Demolish
Historic individual housing units Decorated house
Rising house prices
Rising house prices
Displacement
(lower income)
Displacement
Displacement
Direct displacement
Indirect displacement
Source: by Zhaofan Zhou from "New-build `gentrification' and London's riverside renaissance"
and "New-Build Gentrifi cation: Its Histories,Trajectories, and Critical Geographies"
Improving Attraction
Second order effects
New build gentrification tends to come in the form of new, expensive properties that alter the dynamics of a place and
don’t quite fit in with the vernacular and character of the area. They appeal to a certain user group and often bring along
with them facilities to appeal to these new groups. Within new build gentrification, displacement can happen either
directly or indirectly. However, we can never really measure its effects thoroughly because displacement could happen at
any point for any reason. But ultimately, new build gentrification tends to bring with it a different taste that can mess with
the established ways of a place.
and "New-Build Gentrifi cation: Its Histories,Trajectories, and Critical Geographies"

Proposal
Our strategy, therefore, will be used
to challenge the developers to alter
their current view on property delivery
and demand more of them in terms of
putting community needs first. To do
this, we take inspiration from the Vienna
programme for housing development,
Bauträgerwettbewerbe. In Vienna, these
competitions are paramount to cost
effectively developing high quality, densely
compact housing that people enjoy living
in. Each team who competes will receive a
subsidy for their individual projects. A panel
of judges will determine the winner based
on factors such as the projects’ economics,
architecture, social mix and ecology. This has
basically allowed Vienna to push the cost of
construction down by leveraging its purse.
We respect that this has probably taken
many years to deliver successfully in
Vienna. And it is now at a point where it is
seen as prestigious to take part in these
competitions. Developers engage with the
project to the point where profit comes
second nature to community needs. To
promote this, we have devised the following
structure:
Within this, the developer will work with our proposed Community land
Trust (CLT- discussed later) and the local residents to devise an affordable
housing plan that meets their needs. Ultimately, the development will not be
able to meet every need, but like every development not everyone will be
satisfied. However, the idea of putting the community first should certainly alter
community mindsets about how developers work.
Source: Zhaofan Zhou
DEVELOPER COMPETITIONS
Finally, when we look at the number of houses within the bay that are either for sale or for rent, we could assume that
many of the properties built here were in anticipation of potential buyers, not because there was an immediate need.
Therefore, we question why there always seems to be a speculative demand for expensive residences but never for
affordable housing?
We can also use this image to showcase profit as a value driver. Developers will likely be making a lot of money off
of these developments, even, actually, if they are not in use. While they may have invested a lot of money into these
apartments, the exchange value of the land is likely increasing regularly, especially with Cardiff’s population rising
rapidly. While it might be that not all these apartments get filled up, the value of the land underneath certainly will. In
addition, when we consider what the needs of the local people are, which we will identify later on, we see that what
has been provided in the bay definitely does not meet those.

Considering why there were so many, we research into possibilities. The following came up via various failed policies and
from other similar cases across the UK.
• “Buy to leave” – where developers will buy properties and do nothing with them. The likely reason for this is due to the
exchange value being higher than its use value. Therefore, there is less financial incentive for these developers to actually
put the house into use, when they can do nothing and make more money with less hassle.
• The cost of letting is too high – obviously letting through an agency comes with its costs, and for some people this may
be too much to consider pursuing. Therefore, properties are left empty as in the above case.
• Maintenance costs are too high – similar to the above case the costs associated with maintaining a certain level of
quality for a building can be too much of a financial burden for some landowners. Therefore, homes are left empty again.
• Neighbourhood decline – in some areas of Grangetown there are cases of neighbourhood decline where the
incentives to move there are not very high. A landowner therefore sees no reason to upgrade their stock if they don’t foresee
anyone moving in.
What policies already exist to combat this?
EMPTY HOMES
Analysis
Through our analysis, we came across the
fact that there are a lot of empty houses in
Grangetown. The picture to the right puts this
in context of the rest of Cardiff and shows that
Grangetown actually has one of the highest rates
of empty homes in the city.
In addition, when we mapped these empty homes
(image below), we found the majority to be located
within the Victorian Core. However, there were
also a fair few located in the bay too

Our proposal works as follows. The Community Land Trust, in cooperation with the landowner, will purchase the land.
The CLT will then work with its partners and the community to bring the home back into use, in a way that benefits the
community. As Grangetown is in need of more affordable housing, that would be the initial option to choose. However, as we
will discuss later on, there are an array of other uses that the house could be put to, all of which help to root Grangetown in
place for now and in the future.
The benefits of this arrangement are that it
supports the landowner, especially if they are in
desperate need of help in terms of knowing what to
do with their property. It also maintains a positive
relationship with them, so they would be more
likely to support the process instead of speaking
badly about it. Secondly, the design aspect brings
the community into the picture, so instead of
speculative building, we will be building to meet
the needs of the community. And thirdly, we hope
that this could initiate the conversations with other
landowners in similar situations who would like their
house brought back into use.
The disadvantages include the fact that landowners
may want to make a profit off selling their property,
which would make it more difficult for the CLT,
a non-profit organisation, to engage with. And
secondly, obviously not every decision is going
to meet the needs of everyone in the community,
but we appreciate that and will need to plan
accordingly.
EMPTY HOMES
Proposal
However, while there are policies that do exist, we would question how effective
each of them are. The Houses into homes scheme, for example, was quite
effective when it was in use. According to the Final Evaluation Report for Cardiff
in 2015, £2.2 million was allocated in order to bring back 96 flats, 11 houses
and 4 HMOs. Of these, 8 properties were put up for sale and 103 to let. But,
due potentially to funding issues, this policy is no longer active in Cardiff. The
first-time buyer schemes are very specific and actually too specific to solve the
problem of empty homes as they’re targeting a particular group of people. The
Empty Properties & VAT scheme has better intentions, but this could end up
putting the landowner in more serious debt, especially if they can’t actually afford
to do anything with the house right now. What if the property had been passed
down to them, but they had no money and/ or lack of knowledge to know what
was best to do with it?
In any of these cases, when we look at how many empty homes there still are in
Cardiff, especially in Grangetown, we can conclude that none of these policies is
working particularly well.
In any of these cases, when we look at how many empty homes there still are in
Cardiff, especially in Grangetown, we can conclude that none of these policies is
working particularly well.
Source: Houses into Homes Final Evaluation Report, Welsh Government
And as a last resort the government could use the Empty Dwelling
Management order. This allows them to forcibly take ownership of
a property, which is a good way of transferring ownership, however
it doesn’t create a good relationship between the government and
landowner.
Therefore, our proposal aims to foster a healthy relationship with land
owner, purchaser and so that the property can go back into use to
support the community instead of take away from it.

Ultimately, to meet its demand for affordable housing, Cardiff would need to build just over 2,000 properties a year over the
next 5 years. And considering nothing to the scale has been built since then (6072 units would be the amount expected by
now, 3 years later) we can conclude that while this report set put to deliver something, they are only words. Until action is
taken to meet this demand, words will only remain so.
In their report, Cardiff states that they are seeking creative approaches to facilitate delivery of these affordable housing
units. Their Affordable Housing 5 year Development Plan set outs what approaches they seek to take, but we challenge how
creative they really are, and how they will work in practice.
While we have found evidence of a number of affordable units being delivered across Cardiff, there has not been anything
to this scale. With that in mind, we would like to highlight our next proposal.
INCREASING DENSITY OF EXISTING STOCK
Analysis
Source: Cardiff Housing Strategy 2016-2021. P 6
Source: Cardiff
Housing Strategy
2016-2021. P 9
This proposal can be linked with the empty homes strategy, but requires its own analysis too, as it is also a project in itself.
In Grangetown, there is currently a very long waitlist for affordable housing. Between 2016 and 2021 Cardiff put together a
Housing Strategy that was supposed to deliver high quality affordable homes. They developed a whole system approach,
as seen to the right, that aimed at not only creating additional affordable homes, but set out to improve the quality of existing
ones. In this report, they also discuss empty homes, adapted homes amongst other topics. In 2016, the Housing report
stated that there are almost 24,000 social housing units across Cardiff. Cardiff Council and the 7 Housing Associations it
partners with own and look after this stock, with Cardiff Council looking after the bulk (as seen in this pie diagram). However,
even with these in use, there is still a huge need for affordable housing. So much so that the waiting list is increasing.

Therefore, when we consider that flats are the most available property in Grangetown, they are the cheapest to rent and
they have a lot of potential for adaptations, we propose to increase their stock to meet this demand. Our proposal is to
increase the density of existing housing stock. The floor plan below shows how we have converted a typical terraced house
on Penarth road into two one-bedroom flats on the ground floor, the same on the first floor, a two-bedroom flat on the
second floor and the same on the third floor. Below that is an example of how we can integrate commercial space into these
premises and also accommodate for the larger families in Grangetown who often have to wait a minimum of 5 years for a
space big enough for them. With only a handful of larger properties in Grangetown, creating these 5 bedroom duplexes will
help to meet that demand too.
INCREASING DENSITY OF EXISTING STOCK
Proposal
When we consider the Grangetown housing waitlist, we can identify a few key points that stand out. Highlighted in the red
box below are general needs for 1 and two bedroom properties and the availability of them. From this you should be able to
note that there is a significant deficiency in the availability of these types.

Obviously in such a densely compact building, we want to also ensure that people, especially those with young children,
have access to outside space. Therefore, we propose rooftop gardens for those above the first floor. While in many places
this may be considered an act of gentrification, with our proposals that follow this, we hope to mitigate and even remove that
negative impact. The rooftop gardens will be informal green space for all building tenants to use. It can be designed with the
tenants in mind so that it meets their individual needs. Obviously Grangetown has an array of larger parks, so for activities
that require more space, residents will need to use those. But with better connections and infrastructure to get them around
Grangetown, there should be more of an incentive to make the effort.
The external parts of these buildings will be modified too, to increase the amount of parking at the back of the property and
to improve walking and cycling infrastructure to the front. The reason behind this is to make it easier to move around the
corridors, therefore increasing the range of affordable destinations. Without such infrastructure, those without cars would
find it very difficult to get around. Some of the ideas we put together of making walking and cycling infrastructure more
friendly are laid out below. This might look like gentrification, but the protection of the Community Land Trust will mitigate, if
not remove, any hint of gentrification impacts here.

2015 - Tramshed opened2016 - Big box in Cardiff Bay (planned)
2018 - A new-thru of Starbucks 2017 - GrangeVape opened
Having looked into the why behind retail
gentrification, we found that there were
limited policies to protect and support
local businesses. Obviously, having seen
the visual evidence of their recession,
we wanted ot better understand why this
might have happened. Currently, within
Grangetown,
With regards to retail gentrification, we first noticed potential signs of this while researching the history of the Victorian core.
We noticed that from the 1900’s the retail options had been receding until they only focussed around the main junction of
Penarth and Corporation road. In addition, where many local companies once existed within the industrial quarter, now very
few remain. In their place, a multitude of large national and international companies now stand, offering the same service at
a reduced cost.
However, we’d like to showcase an example of where a local company has succeeded over a global company. Bruton’s
Bakery was established in Grangetown right at its beginning. It has lasted through the years, to today where it occupies a
dominant space within the main Penarth/ Corporation road junction. Within the last 10 years, Greggs moved into the area
with the aim of competing with Bruton’s. Local residents took action against this and chose not to purchase from Greggs
and instead supported their local company. This eventually resulted in Greggs being forced out, leaving a new premises for
Bruton’s to move into. While we appreciate this doesn’t always happen, we wanted to highlight the power than communities
can have over changes they do not wish to see or support in their community.
We then proceeded to look at the more recent types of incipient retail gentrification, of which there were quite a few obvious
examples. Through observations of the area, in addition to secondary research we found the following business had found
their way in:
RETAIL GENTRIFICATION
Introduction

Another aspect to this is the idea of supporting pop-up businesses. Pop-ups are small independents that can have a shorter
lifespan than rooted businesses because their nature is trial and error. Basically, they set up and sell for between 6 and 12
months and if they wish to stay longer they could try and find a more permanent location, or they could close up shop and
be done. It’s a flexible way of being able to start up a business with minimal costs and no long-term contract.
For Grangetown, there are an array of potential services that could be delivered through pop up businesses. They provide
opportunities for all sorts of people, especially young minds who don’t have the financial backing to start up on a larger
scale. Opportunities for starting a pop up within Grangetown are only available to those who are a Community Land Trust
tenant. Doing this ensures that they are protected from market changes and cannot be financially burdened by larger
competition.
The ideas we thought about for Grangetown are highlighted to the right.
In addition to using empty housing
to house the pop up businesses, we
could also use tuktuk’s, and containers.
PRIORITISING LOCAL BUSINESSES
Proposal
To respond to this, we propose to develop a policy that
puts local businesses first, and also supports them from
a variety of angles. In addition, later policies will also
tie into this and, hopefully, strengthen this from both the
business, their employees and the local community. This
can also link into the policy around empty homes where
they can be transformed into small businesses for those
who cannot afford large premises or for small start-ups.
Our policy to prioritize local businesses involves two
core elements, as depicted below.
The policy, which will be implemented across
Grangetown, will identify a number of locations for small
businesses, which it will do so by looking at existing
commercial space and long term vacant housing. It will
then determine a rent cap or tax abatement for certain
businesses.
Source;Yuan Yuan

SMALL BUSINESS OFFICE
Analysis & Proposal
In order to protect and support the new and current businesses within Grangetown, we wanted to ensure there was a
system in place to do so. The CLT would likely have funds to support this, but we would also like to engage with Cardiff
Council, in the hopes that their funding can help sustain an office like this. The way it would work is as follows;
Ultimately, the office should support and assist
local-owned businesses through training
programs (improving facades, financial
training), providing technical assistance and
providing loans. To look into how this could be
done, we research a case study about a Small
Business navigator in Montgomery County
Maryland.
This case study showed that a Small Business
Navigator is great for four main reasons:
A. It is a direct method to assist small business
owners to run their businesses.
B. It is better to teach a man to fish than to give
a man a fish. So, it could be an efficient way in
a long run.
C. Small business loans/funding might solve
the most basic problem.
D. It is a good way to protect/sustain the
existing small businesses.
To generate ideas, we looked into two case studies about pop-up businesses:
A. The Second Street District, Austin, Texas
• The city worked with development partners to set a goal of having at least 30 percent of the
project’s retail space lease to locally owned businesses.
B.The King Street Station, Seattle
• The city’s seeking local businesses for the spaces and is reviewing how to structure
its leases to give them favorable terms, for instance, with flexible lengths, options to extend,
assistance with space improvements or build-outs, and gradual rent increases.
• “Because we control the space, we’re able to set the price in a way that’s going to be
affordable for local businesses,” says Ken Takahashi in the city’s Office of Economic Development.
The advantages of this policy include:
• The fact that it can prompt an immediate reaction
• That it provides and creates more opportunities for locals to have small businesses and;
• It guarantees space for small local business to develop.
The limits include:
• The residents will not necessarily own their own business and at some point may needs to
consider it. However, we want to ensure there is support there for them at this time.
• A certain portion of premises may be difficult to guarantee
PRIORITISING LOCAL BUSINESSES
Case studies

The special employment subsidy
programme could be a Cardiff Council
project that Grangetown could trial
out. The idea is that local businesses
(here is where it links into the above
scheme) would hire people from within
this programme; whose wages will be
subsidised 100% by the Council (or
other funding source). The aim is to
both encourage local businesses to
hire local people and to encourage
local people to take up local jobs. The
target audience for these subsidies is
the younger population of Grangetown,
but if an applicant shows serious need
for the schemes help then they will be
considered. The program, therefore,
benefits both employers and employees.
More than half of the selected employers
could be small local business.
SPECIAL EMPLOYMENT SUBSIDY
Analysis & Proposal
Linked to the above is the Special Employment Subsidy that we wish to propose. The unemployment claimant rate in
Grangetown is not particularly high when compared to the rest of Cardiff (see diagram below), but considering that the bay
data probably skews this, we have taken it into consideration. In addition, while employment rate might not be alarmingly
low, the following section highlights data showing that a vast amount of Grangetown residents are living below the poverty
line, which is unacceptable.

Graphically, we can see the correlation mush more clearly:
Median Household Income
£45,000 +
£37,500 to £44,999
£30,000 to £37,499
£22,500 to £29,999
Source: Cardiff Research Centre
% of households below 60%
of GB median income
50.0+
37.5 to 49.9
25.0 to 37.4
12.5 to 24.9
Source: Cardiff Research Centre
EARNED INCOME TAX CREDIT
Analysis
When we look at the below tables we can see that levels of household income have a strong correlation with income poverty
levels. There are way too many households that are living under the poverty line in Grangetown.

EARNED INCOME TAX CREDIT
Proposal
So what is the Earned Income Tax Credit (EITC) and what does it involve? An EITC is a tax offset placed on income tax, in
order to reduce a household’s outflow of capital. Instead this money can be used for other, more important things. The idea
was formed in the United States, but various versions of it exist across the world today. The amount of tax credit depends on
three things:
Ultimately then, not only does the EITC help to support people, even on a small scale, out of financial difficulties, but it
also incentivises them to strive for a better paid job in order to earn additional tax credit. With the number of families in
Grangetown, the EITC is ideal – especially if there is currently only one earner in the household. From the data above we
can see that there will definitely be a need for this.
We aim to link to the CLT for financial backing on this project, and will look into other partners too.
But why is a project like this needed? In addition to some of the answers alluded to above, we have identified five main
reasons:
• To complement the Special Employment Subsidy
• To help residents reduce their outgoing expenses initially
• To assist those in particular who have children
• Incentivises people to get off welfare support
• Incentivises people to engage more with the Special Employment Subsidy programme to earn more money
1. A person’s income 2. A person’s marital status 3. The number of children in a
family
when we link this to census data such as local qualifications, employment and dependents, economic activity and lone
parents we start to get a better picture of what might help to support the local residents more from an income angle. While
we appreciate that providing affordable homes is a key aspect to rooting Grangetown in place, we also recognise that
we would do much better to challenge it from various angles. Providing opportunities for local people to strengthen their
knowledge, increase their monthly income and do so even without needing to do anything more than what they’re doing
now, makes logical and ethical sense.

| |PATTERNS OF LAND OWNERSHIP AND USESPATTERNS OF LAND OWNERSHIP AND USES36 37
However, when we look at the number of properties for sale and for rent in the area, in addition to those empty properties
we spoke about earlier, it makes us question how many of them are actually regularly occupied…
Properties for sale Properties for rent
Through our primary and secondary research we were able to identify the following characteristics of land ownership and
uses within Grangetown. Firstly, privately owned premises dominate the land ownership. As we can see from the diagrams
below, total owned exceeds both privately and socially rented properties. This tells us that there are few social properties in
the area, and the private market is dominating the area.
PATTERNS OF LAND OWNERSHIP AND USES
Analysis

In addition, the industrial area is dominated by large multinational businesses. Local businesses, we found, were either
managing to survive, had receded into small pockets of Grangetown or had disappeared completely,
Furthermore, there is a huge physical disconnect between the residential area and that occupied by the commercial/ retail,
which is highlighted by this map to the right.
Also, we found that local government own, or did own a large proportion of land across Grangetown, especially within the
bay. Now, when we consider what is currently being constructed in the bay, we would challenge if they had all that land, and
knew there was a need, just speculative, but a need for affordable housing, why would they give up this land for it? This
goes back to our points at the very beginning of this paper about speculative demand, land commodification and profit as a
value driver.
And finally, there are a handful of
planned development sites that aim to
construct a combined 372 affordable
homes across Grangetown- but what
is there to support them?
Source: MAUD Group A 2017/18
Source: MAUD Group D 2017/18
We have identified that land use is split between residential and commercial & retail with the latter urban grain dominating (see
image to the right). However, within this we found very few affordable housing sites (see picture below), which, considering
how large the area is, including all the information previously discussed about empty and vacant properties, it doesn’t make
sense that there are so few affordable houses, especially when the local need is so great.
Source: By Zhaofan Zhou from Google map

PATTERNS OF LAND OWNERSHIP AND USES
Proposal
In order to begin to embed a resiliency in Grangetown, we propose to set up a Community Land Trust (which has been
eluded to throughout the paper). A CLT is a non-profit organisation that, once they have purchased a parcel of land, can
ensure its longitudinal affordability. The affordability comes from the fact that tenant rent is determine by their income, which
will alter according to earnings. Within a CLT, tenants can usually own or rent, but within ours we have decided to keep to
renting only. If tenants could own a property then selling would be restricted so that no profits, or very little, profits could be
made. This is to ensure it is affordable for both now and future generations.
To set up a CLT the following steps must be followed: a community creates a steering group, identifies an area of land or
properties, they make a plan based on the needs of the tenants, they build- either through developers or self-build and then
they live in the properties. While this is a very simplistic version, you can see the below tables for a more thorough process.
The funding options you can see below, and there is a huge range of them. More detail about when they can be applied for
is in the blue tables.
So what does this all tell us? Well, housing stock
is potentially not being optimised, there is a big
disconnect across Grangetown, local retail is often
having to compete with companies much larger
than them, and land commodification is a risk.

45|PUBLIC POLICIES AND REGULATIONS| PATTERNS OF LAND OWNERSHIP AND USES44

But we have adapted out CLT to incorporate aspects we think will be of benefit to the Grangetown area. These include:
A. We will shape it around Vienna housing policies
Vienna spends 570 euros annually on affordable housing, and they
can do this because they have a higher income tax, which gets fed
back into housing. Over 80% of their population rent, and they do this
because the properties are of such good quality and value, there is no
need to buy. And when you consider that a Vienna resident will only
spend 18% of their monthly wage on rent, compared to the 50% in the
UK and 70% in London alone, they must be doing something right by
their population.
So, for Grangetown, where Vienna collects additional income tax,
the CLT will just use portions of tenant rent to produce similar results.
Obviously this will be at a much smaller scale to Vienna, but the main
principles remain the same. Not only does this allow the CLT to collect
more money to support the delivery of new affordable housing, but it
can also keep the existing stock up to a good quality.
B. It encompasses all corridors
Secondly, our CLT will encompass all three corridors, though it will naturally begin within phase 1 and gradually build over
time. The idea is to embed it at the very beginning so that by the time phase 3 comes around, it has gone from strength to
strength and has gained a real community interest and respect for it. The idea of embedding the CLT within each corridor
is primarily to ensure longitudinal affordability no matter what gets developed within it. As rent is determined by tenant
income, no amount of development will be able to raise the costs that people need to pay for housing. In addition, land
commodification is subsequently removed. Furthermore, linking in with the previous developer competitions, by ensuring
that housing within the Trust is delivered with community needs in mind, the area will likely adapt as the community does,
not as and when external developers think it needs to.
C. It is physically grounded within Grangetown
As the CLT, as a physical organisation, will be working so hard within Grangetown to ensure this plan is delivered, it will
need a physical presence. Therefore, we propose to have a type of office within the community so that local residents can
engage with us regularly. More information on this will come in the next section.
D. We will partner with Taff Housing Association and the Salvation Army
We recognise that the CLT will not have all the resources it needs to be able to achieve what it wants. Therefore, we
propose to call upon the help of already established local authorities, associations and groups. Taff Housing Association was
an obvious choice because of all their current work within Grangetown. We think the CLT could work well with them, and
even strengthen their position within the area. We can link in with not only their housing stock, but their contacts with local
government, their community engagement activities and so much more.
Local government are also a key partner to have on board, considering they hold the financial backing for many projects
within the area already, and they also have control over the targets set out in their 2016-2021 housing strategy. A number
of points on it allude to the need to come up with more creative ways of offering affordable housing, and we think the CLT
could be one of those.
The Salvation Army are another obvious choice due to the reasons stated in point F.
E. It includes both residential and commercial
This has not been done successfully before, based on the research we conducted. However, we value the fact that
affordable homes are good but without an affordable neighbourhood to support them they may be isolated still. Supporting
and protecting local businesses too is, we hope, a good way of allowing the area to thrive. The small businesses office that
we talked about earlier will be part of this.
F. We will support the eradication of homelessness in Cardiff
Housing First is set to support homelessness in Cardiff with funding of £548,000. The money will go towards a collaboration
between The Salvation Army and Cardiff Council, where they will work towards reducing and eventually ending
homelessness in the city. The CLT can link in with this by offering up affordable properties to house people and to offer up
spaces for them to receive the care and training they need to leave this life behind.

G. There will be a self-build aspect
In the UK, only around 10% of new homes are self-built
which might be much lower than many other countries.
It just cost 70-75% of its final value. So, how does this
work? Firstly, people have to apply for a self-build within
Community Land Trust. And then they will be divided into
groups by different buildings and floors. Within groups,
they must have some degree of understanding what they
are doing and will be encouraged to attend training to
ensure this. They are not going to own those houses; it
is still owned by CLT. However, the rent will be reduced
since self-build. What’s more, we found that Wales
government is going to provide 210m pounds for self-
builders and the scheme will launch in late spring this
year.
H. It will be flexible and adaptable: it’s a trial!
It is worth mentioning here that our CLT is only in trial stage. We have tried to be ambitious in the design of it to ensure
we can root Grangetown in place from a number of angles; however, we appreciate that not all of these aspects will go to
plan. Some might not even work at all, and others may exceed our expectations. In addition, nothing to the scale of our
three corridors has been done before, but we wanted to ensure that our benefits weren’t just felt in pockets, but were felt
in continuous corridors through Grangetown, that could help the benefits permeate into wider areas. Ultimately, it would
be amazing to have all of Grangetown as part of the Trust; a little isolated island in Cardiff that is built and influenced from
within, with very little influence from the outside- only when it is requested.
The final point about our Trust is inspired by Vienna, again, but is driven by the fact that it might require more than what
the financial capabilities of its funding sources can offer. What we mean is that we have placed a huge amount of work on
the CLT to deliver and support many projects both financially and intellectually within Grangetown, and we felt it needed an
additional source of funding; one that it had more control over and more immediate access to. Therefore, we have proposed
a commercial element, which works as such:
Within the renovation of affordable homes, some of the top floors will be built and offered at market rate prices. This is for
two reasons: one is to increase the capital inflow for the CLT to ensure it ahs enough liquidity to support all the projects we
have mentioned and those yet to come. In addition, it could come in handy also when considering that some ground floors
will be let out to pop up businesses, who may not have the funds to support their rent payments. The market rate income
from the top floor could be used to offset the rent for the ground floor, effectively giving them a space to run a business from
for free.
Secondly, though our CLT will offer a mix of affordable units, we envision there still being the want and need for market rate
properties- especially as Grangetown is so close to Cardiff city centre. And the best thing is, because of the rent security
provided by the CLT, the market rate properties will have no impact on rent for the neighbouring affordable units.

Source: Zhaofan Zhou
Overall then, what we have provided here towards the corridor plan is the base levels. The policies act as the non-physical
supports that are embedded in every corner of the corridor, and the CLT acts as the bridge between the non-physical and
the physical, which is yet to come. So far, our corridor looks like the below diagram, and will be built upon and strengthened
in the sections to come.
CONCLUSION
Corridor & CLT
Source; Yuan Yuan

53
The 2 topics we are studying are Housing Finance and Designing Structures, Spaces and Places. One deals with finance
and other the form. We develop a relation betwwen both the factors that is form and the finance. Form and finance are
inter-related to each other. According to our analysis, the contemporary belief that form follows finance is very true because
initially we need finance to set up our physical as well as non-physical strategies. Later, with our strategies for anti-
gentrification we aim finance to follow the form ; where form means the system of working and management of our strategies.
Source : Shreya Mahajan

55|
To study the finance and designing structures in Grangetown area, we are considering different scales from to understand
the issues in detail. The strategies at different scales are as below :
REGIONAL/ CITY SCALE
GRANGETOWN SCALE
STREET SCALE
SITE SPECIFIC SCALE
Designing FLEXIBLE Transportation for Grangetown
SELF REFURBISHMENT
DIY FOLLIES : Pavilions for the people by the people
DIY HOUSING : Cabinets of Curiosity
Designing FLEXIBLE TRANSPORTATION for Grangetown
Regional / City Scale
DESIGNING STRUCTURES, SPACES AND PLACES

57|56 |
Source : MAUD Autumn Studio Group F Report 2017-18
Source : Yuhang Li
Figure : Walking and Cycling netowrk in Grangetown
Figure : Existing cycling and walking infrastructure
Grangetown has good facilities of
walking infrastructure whereas very poor
connectivityforcycling.Councilhasfurther
plans for improving the cycling network
but none of which has yet come on site,
Source : MAUD Autumn Studio Group F Report 2017-18
There are 3 train stations in sothern part of
Grangetown . Bus connectivity is quite good
as compared to the people who use bus
transport. We see many buses running down
empty because it takes more time to travel by
buses due to narrow roads in Grangetown.
Our aim is to provide flexible affordable
transportation in Grangetown which
connects to the city and other regions.
The aim is to improve cycling networks
and provide infrastructure like cycling
stands at every bus stop and train station.
This will provide options to the residents
travelling to different parts of the city.
The figure shows frequency of bus transport
in different parts of Grangetown from
high (dark) to low (light). It also indicates
that southern part of Grangetown has
very good bus frequency as compared
to the northern part of Cardiff Bay area.
Figure : Current bus and train network in Grangetown

59|58 |
►► Active travel means walking or cycling as a
means of transport in order to get to a particular
destination.
►► It does not cover walking and cycling done
purely for pleasure, for health reasons, or simply
walking the dog.
►► Active travel can be for complete journeys or
parts of a journey.
►► Walking should be promoted for shorter trips.
The impact of policies and development on
pedestrians should be considered. Planning
authorities should, taking into account the
requirements of the Active Travel (Wales) Act
2013, promote specific measures to assist
pedestrians including the provision of safe,
convenient and well-signed routes.
►► Cycling should also be encouraged for short trips
and as a substitute for shorter car journeys or,
as part of a longer journey when combined with
public transport.
WHAT ARE THE BENEFITS?
►► improve health
►► save money
►► reduce traffic congestion and improve air quality
ACTIVE TRAVEL ACT STRATEGY
For developing the transportation network by improving cycling infrastructure, we aim to ban the car park on roads. In current
situation, residents have their car parked on roads which causes delay in public transportation as the roads are too narrow.
Banning car park will cause inconvinience to the residents of Grangetown so the plan is to develop it in different phases. We
consider different widhts of roads for this case and divide it in 3 categories.
Banning Car Park on Road
Main road Secondary road Tertiary road
Source : Google Earth
Above pictures shows that currently there is car parking on roads in every situation, there are no cycling lanes so even if you
take a cycle it is very difficult for one to cross the roads due to lack of infrastructure. The parking makes the narrow road more
narrower and slows down the speed of other vehicles. This may be the reason why residents do not use public transport and
drive car to work.
DESIGNING STRUCTURES, SPACES AND PLACES DESIGNING STRUCTURES, SPACES AND PLACES

60 61| |
Source : Yuhang Li
The map shows 3 different phases
of development of affordable
transportation networks.
Main Roads :These are the wider roads
in Grangetown. There are footpaths
for pedestrians, car park on both the
sides and vehicles move within the
remaining space.
Secondary Roads : These roads are
narroow as compared to main roads,
they have footpaths for pedestrians,
car park on both sides and vehicles
move within it.
Tertiary Roads : These are much
narrow roads of Grangetown, still they
have car park on both sides of the
road. They also have footpaths for
pedestrians.
Figure : Map showing different phases of roads
Source : Yuhang Li
Figure : Current situation (Phase 1) Figure : Design Proposal (Phase 1)
In Phase 1, we consider the main road in Grangetown i.e. the wider roads. Figure on the left shows the current
situation of main roads whereas figure on the right hand side shows the design proposal. Banning car park on
main road will allow addition of cycling lanes and plantation of trees as there are very few trees in Grangetown.

63|62 |
Source : Yuhang Li
In Phase 2, we consider secondary roads in Grangetown i.e. roads narrower than the main roads. Figure on the left shows
the current situation of secondary roads whereas figure on the right hand side shows the design proposal. Banning car
park on secondary road will allow addition of cycling lane. Car park will still be allowed but only on one side of the road.
Source : Yuhang Li
In Phase 3, we consider tertiary roads i.e. very narrow roads of Grangetown. Figure on the left shows the current situation
of tertiary roads whereas figure on the right hand side shows the design proposal. Banning car park on secondary road will
allow faster movement of vehicles. In current situation, due to car park on roads, public transport and cars both move very
slowly through these roads. Banning car park will solve this problem and residents will start preferring public transportation.

64 65| |
Article stating that the Car Ban Strategy is already applied in city
centres of many cities.
Source : https://www.businessinsider.com/cities-going-car-free-
ban-2017-8?r=US&IR=T
How does the strategy help in making the transportation
network affordable and flexible to Grangetown residents?
►► Banning Car park plans to make walking and cycling its
dominant mode of transport. Within the next two decades,
Grangetown will reduce the number of cars by only
allowing pedestrians and bikers to enter certain areas.
►► The only cars that will be allowed downtown will
be those that belong to locals, zero-emissions
delivery vehicles, taxis, and public transit like buses.
►► The strategy aims at investing in public transportation and
replace miles of roads dominated by cars with cycle lanes.
►► Banning car park is not a new and has been applied in city
centres of many cities, we apply the same in Grangetown
area of Cardiff city to propose flexible affordable network.
►► Making the transportation flexible and affordable, people
would like to live in Grangetown and avoid Gentrification.
Self REFURBISHMENT
Grangetown Scale

67|66 |
Empty Management Dwelling
Order
If residential premises had been
left empty for at least six months
and were not likely to be occupied
in the near future, then an EDMO
could be sought by the local
)authority. (Housing Act 2004
Cardiff government own 48
empty houses in Grangetown
now. Majority of them are
located in Upper Grangetown.
These empty houses has
poor maintainance and bad
condition inside.
Such as, built simple shelter
as car garage, mottled wall
and broken interior structure. It
cost a huge amount for house
owner to repair it.
And no tenant would like to
live in a house with such bad
situation.
From Chart 1, it has been found that North and central
Grangetown have more deprived area, and most deprived
area is in GRA04. Although, Upper Grangetown has more
empty houses, local residents still not afford to buy those
broken houses. According to Cardiff average house prices,
the cheapest house tyepe is 142,888 pound, which still a lot
of money for vulneable group to consider. Most of them has to
rely on bank mortgage to buy a poor houses and pay a lot of
money for renovation as well.
Also, numbers of young people moved in Grangrtown age
between 20 to 34 year old. Thus, those young people who live
in Grangetown cannot afford to buy their own property. We
suggest self-refurbishment is a good chance to involve them in.

68 | 69|
This is an old school has been used for more than 100 years. However,
after the school moved in other place, this school facing the risk of
demolish and transfer to new building. Thus, the government designed a
‘self-refurb’ project in order to recycle this building group. This self-refurb
project has successfully delivered very low-cost homes for local people.
They separated the school in different units, small units for single or
couple, mid-sized for couples, and large units for big family. The market
price for each family is only around 10,000 euro which is much less than
a new house. For people who still need loans, government introduce
signposted buyers to four mortgage companies.
Location: 301 Kepplestraat, Netherlands
Type: 3 small units for single or couple
couple of mid-sized units
7 larger homes
Size: 76 sq m to 174 sq m
The main reasons to convert
the old building into residential
is because the land value Will
be largely increased. After
the project completed, the
original land value of 600 per
square meter grown three
times than before. And this
is a good chance for young
couples to have their own
high value assets with less
money. Meanwhile, selected
buyer is an important element
to encourage permanent
living. Government attracts
moderate income groups and
families, and at least one of
them need to have working
experience in housing
industrial.
At the same time, the council
working team was made up by
interior design professionals
and council member to help
with renovation. The buyers
cannot change the outer
look of the buildings, but the
council will add balconies for
each unit. The next regulation
to support the living system
in this project is buyers must
occupy their houses for more
than 3 years and they cannot
sell or rent to other people
with in 3 years.

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Selected Factory
Location : 214A Penarth Road, Cardiff, CF11 8NN
)Total area circa 4,221 sqft (392.15 sqm
We selected a factory which located in central Grangetown.
It can easy link to M4 road and other places. Government
will sponsor to rent this factory. We aim to provide a
processing space for DIY housing buyers and self-refurbish
.to make material they need for house construction
1 Pound selling scheme
Government owned
Grangetown empty houses
with very poor condition and
need urgent maintenance
will be sold for 1 pound. This
offer will primarily give to
young people who have work
experience of design or who
can committee to refurbish
the old house to a livable
standard. At the same time,
selected buyers must rent or
living Grangetown more than
5 years without their own
property. This offer also only
give to first home buyers, this
will be a perfect starting point
for them to have their own
houses.
However, to refurbish the
non-occupied house may
need spend a lot of money.
Therefore, the co-cooperative
bank we proposed will help
will small business loan
with very low interest. For
Refurbishment project buyers,
the highest benefit gap they
can get will be no more than
60,000 pound. The amount
of mortgage they can receive
will decide by the market
evaluation system to decide
how much money can cover
their all renovation spend.
Design workshop
All the buyers must transfer the houses to
a livable condition, if the houses not meet
the live condition. Their houses will be take
back by government and they will not got
compensation. Thus, Grange Pavilion will
provide space for them to work with design
experts. Most of them will be students from
Cardiff university and volunteered designers
and engineers. Also, experts will work with
them in our ‘’ selected factory’’ to manufacture
industrial materials they need, such as,
timber, aluminum, even furniture can be built
in our factories.
Best design competition
After all the self-refurbish project completed,
owners will be automatically involved in ‘’Best
design competition’’, and the winner will be
awarded 1,000 pounds. This competition
sponsored by industrial partner companies.
All Grangetown residents have vote right,
and other people from outer Grangetown can
vote from Grange Pavilion Facebook.
How it can anti-gentrification?
The self-refurbishment project can prevent
gentrification rather than rrefurbishment
companies. Affordable housing price means
80% of market price, when the house
refurbished, Upper Grangetown residents
are still not afford to buy. Thus, the developer
will renew the house market, not the houses.
The decent and beautifully designed house
by themselves can prevent gentrification
caused by rich people.

72 | 73|
DIY FOLLIS : Pavilions for the people by the people
Street Scale
The strategy at Grangetown scale is DIY Follies. These are small
pavilions for the peopel and by the people of Gramgetown. The follies
are physical elements for all the non-physical strategies of finance,
policies and community mobilization. Potential sites we found for
these follies are the open spaces of Grangetown. The aim is to create
a conection through these several open spaces of Grangetown.

75|74 |
Source : Yilin GanFigure : Map showing Follies in open spaces
CONCEPT SKETCH
We started the design with 2 most important characteristics of
Cardiff :
1. Sea waves (as Cardiff is near to Sea)
2. Seagull
Similar elements are used in the
roof of the structure. It represents
the visual link in Grangetown.
All follies have similar roof as
an idenity. Follies are important
ascpect to all the strategies of the
study as they will be managed by
Grangetown residents . This will
also avoid indirect gentrification.
The follies are meant to be DIY i.e Grangetown residents will attend
the workshops and skill sessios to learn the construction and will
contribute in erecting these structures. These workshops will be held
in the abundant industries of Grangetown. This will bring the industries
to use and also create job opportunities for Grangetown residents.
Examples of Folli Structures
These are 3 different examples of folli design. The structure of the
follies can vary depending on the activities and frequency of its use.
Model 1
Model 2
Model 3

77|76 |
►► The follies being DIY are made of timber.
►► Wood working workshops will be held initially for the residents of Grangetown so that they contribute in the construction
of these structures.
►► Designs could be flexible depending on the needs of community.
►► Material describes the identity of the area and ease of construction for common man.
►► Residents get an opportunity to work with the design team for designing these structures.
MATERIALS USED FOR CONSTRUCTION OF FOLLIES
Timber is used for construction of follies because of ease of construction techniques. Also, we do not see any timber structure
in Grangetown, hence using timber as a construction material for the follies will create an identity to the structures and make
them unique for the place.
ACTIVITIES AT DIFFERENT PLACES IN DIFFERENT FOLLIES
Figure : Choosen sites for the Follies. Source : Shreya Mahajan

78 79| |
►► We aim to use the Cardiff City Stadium and Tramshed to start up with the Follis management.
►► These 2 places would be used as a office initially and later could be used for exhibitions and programs.
►► An important factor we choose these places for starting up the follies network is the USAGE RATE of these 2 places.
►► Larger in area with high maintenance cost, these places are not being used all around the year.
►► Using such places for the residents of that area would also contribute in maintenance of the place and such vast pieces
of unused land could be made active.
Cardiff City Stadium Tramshed
SETTING UP THE FOLLIES MANAGEMENT
AttheSevenoaksPark,wehaveHousingexhibhitionandmemoryexhibhitionsasmentionedinGroup3'sstrategies.AofficeforCommunity
LandTrust(Group1Strategy),someskilltrainingworkshopsanddailyservicswhichboostthelocalbusinesswithcafesandshops.

81|80 |
At the Taff river embankment, we have weekly Grange experience markets. This will be the site for Co-operative Bank which
is the strategy for Housing Finance. As group 1 talks about improving educational level, we have language and education help
cenre at this follie. Also, the plan is to develop a open theatre at this place where we project on the walls of follies.
Grange gardens becomes the centre for Grange Pavilion. It will also have Housing Association office for DIY Follies strategy.
It will also have special department for the homeless.

83|82 |
At the Marl, we have memory and housing exhibhitions, local business and designing and refurbishment workshops.According
to our strategy for refurbishment, we have a designing team at this folli which will help the residents for refurbishment as well
as designing their own DIY house. We also aim to have some workshops here along with compititions for the same.
At the Grangemoor park, we have local business opportunities, skill session workshops and memory exhibition.
The aim of using parks as the sites for these follies is to make people move around Grangetown as we see now
Grangetown is still divided in different areas. Different functions all over Grangetown will bring the residents together.

85|84 |
Figure :View of the Folli Source : Shreya Mahajan, Tianhao Bai
Above picture shows the view of Folli. These Follies will create an identity to Grangetown. They become the most important
factor; apart from its physical structure, they institute all facilities that help to avoid gentrification.
FOLLIES ROOTING GRANGETOWN IN PLACE
►► Follies act a physical element to all the non-physical strategies of policies, finance and community mobilization.
►► Follies create a visual link in the area and act as a landmark of Grangetown.
►► Involvement of the community by providing them with employment opportunities and leisure activities create a healthy and
lively atmosphere and make people live in the area.
Follies create visual links though same material and similar construction style. They also create job opportunities for residents
of Grangetown as it aims at bringing the unused industrial area into use again. Currently, there is a lack of communication
between the community and employment opportunities.

86 | 87|
DIY HOUSING : Cabinets of Curiosity
Site Specific Scale
There are four sites have been chosen for DIY Modular Housing (MPH).
The reason why we choose these areas is beacause most of the times,
they in not-used or inactive conditions. our goal is to make full use of
these inactive spaces
2. Ikea
Zip code: CF11 0XR
1. Car park of Cardiff Bus Cooperation
Zip code: CF11 8TB
3. Cardiff Bay Retail Market
Zip code: CF11 0JR
4. Plot near Cardiff Bay
Zip code: CF11 0JS

88 89| |
Ikea locates in the middle of Grangetown. it looks like a huge box lying on the ground. it is so ugly that it is hardly compatible with the surroundings.
Frame structure will be use to
compose the structural frame.
The structure is composed of
8000mm by 8000mm column
grids. According to the family
composition, units can be freely
combined to fit the family. the
area of a single unit is 64m^2,
so after combinition, the area
of one home can be 64m^2,
128m^2, or 192m^2 with one or
two floors.
8000
8000
Block Combinition Unit Plan

90 91| |
There will be different materials being used and mixed to build these
blocks, such as wood, aluminiium, polymer, concrete, and so on.
Residents have chances to design their own houses. Workshops
will be provided in the follies which have been proposed in the last
strategy. Participants can get help and work with professionals. There
will also be finished designs for residents to chose if them are not able
or they do not want to design themselves. An APP will be provided to
assist the design process.
Rendering of DIY modular Prefab housing on top of IkeaThere are corridors outside and inside. When this has been
constructed, it can be a perfect example of Ikea’s housing
programs. (Ikea has been doing housing programs)

93|92 |
Why chosing DIY modular prefab housing (MPH)?
Advantages Disadvantages
• Customizable
• Replicable
• Shorter construction time
• Speed of implementation
• SavetheContractor’sandEmployee’s
profit
• Creative design options
• Collaborations with designers for
workshops
• Lifespan
• Heat accumulation
• Fire resistance
There are several advantages and disadvantages of Modular
Prefab Housing. Except for the numerous advantages, the
disadvantages of MPH are actually drawbacks of the materials.
However this will gradually be sorted with the development of
technology.
Source:http://img25.house365.com/bbsuser-
pic/2014/10/21/thumb/141388032554461a05d9614.jpg
Source:http://img.mp.itc.cn/upload/20170705/3cdafe337f-
fe427c9cc958579048383c_th.jpg
Source:http://file16.zk71.com/File/CorpProductImages
/2017/09/25/0_wuliuhuoyun_3591_0_20170925103939.
jpeg
What can DIY modular prefab housing bring?
1. The abandoned factory which has been mentioned
before will be refurbished for construction materials or
Manufacturing.
2. An industrial chain will be created including
Manufacturing, Material, Logistics and so on.
3. There will be more job opportunities for local residents.
4. It can attract more investments.

94 | 95|
CO-OPERATIVE BANK
Housing Finance
In a five-year agreement, the Welsh Government and official bodies
representing housing associations and councils will sign a pact to work
together on delivering a target of 20,000 new affordable homes. In
total, 399.6 million pounds has been granted by government to invest
affordable housing development in Cardiff. The 5-year target is gathering
1.4 billion to contribute housing for most vulnerable and poorest people.
In 2018, the Welsh government has published the final budget for 2019 to
2020. They set the departmental expenditure limit and annually managed
expenditure for 18,411 million pounds, 5.5% of budget allowance has
grown for this year. The large proportion of funds will spend on Health
and social service to maintain public health system. The rest will
most spend on local government and public service, and education.
Source : https://www.walesonline.co.uk/news/politics/30m-scheme-see-20000-affordable-12256539
Current Government Funds
Tacklling Poverty Fund
(Grangetown)Cardiff Council,
october 2017
Regeneration
Project
￡1,399,500
Private and Public
District centre
Environment Regeneration
Tackle traffic
+
Pedestrians friendly
zone
Grangetown Community
Hub
Jan 2016
Commercial business
improvements
Transform retail shops
(Attract customers)
Source : https://gov.wales/topics/housing-and-regeneration/regeneration/vibrant-and-viable-places/tackling-poverty-fund/grangetown/?lang=en
The city of Cardiff council received 1,339,500 pounds under Tackling Poverty Fund scheme, to help with regeneration project in
Grangetown. The funds have been supported by private and public investment. The projects applied to three main sectors, these
includedcommercialbusinessimprovement,districtcentralenvironmentregenerationandbuildnewcommunityhub.Thisschemeset
toprovideavacantandvibrantplacewithmorelocalshops,easierforpedestrian’saccessandmoreconvenientpublictransporton
PenarthroadtheClareroad.Accompaniedwithanewcommunityhubtohelpunemploymentfindajob,andprovidepartnerservice.
Tackling Poverty Fund
HOUSING FINANCE HOUSING FINANCE

97|96 |
Main Housing Policies
Three most important housing policies are
Community Infrastructure Levy (CLT), Local
Development Plan 2006-2026, and Section
106. These three cooperate with each other to
deliver affordable infrastructure and housing.
The Local development plan 2006 to 2026
reference obligation to section 106, such as
the number of affordable housing should be
provided, where has urgent needs of housing
plan.Governmentcannegotiatewithdevelopers
and make sure the section 106 is deliverable.
The section 106 will ask for infrastructure and
affordable houses. CLT can restrict developers
avoid building affordable housing according to
theflexibilityofsection106.Also,CLTwillprovide
fund for infrastructure regeneration, enhance
to fulfill the community competitiveness.
Current House Funding Policies
Source: Welsh Government 2018
Co-operative Bank Formulation
Source : Yilin Gan
Setting up a Co-operative Bank in Grangetown is the most important strategy for the finance of our designing projects. The
bank will be formed with the associations of Community Land Trust (CLT), Taff Housing Associations and non-governmental
organizatons. They can also be a part of the bank later when the bank is set up properly. Grangetown residents will be
the customers and managers of the Bank. Grange pavilion will help with the financial learning services to the Bank.
HOUSING FINANCE HOUSING FINANCE

98 99| |
Source : Yilin Gan
Residents of Grangetown get a lot of benefits being a part of this bank :
►► The bank lends money to the residents at lower rate of interest and permits more time to repay the money.
►► Residents get benefits in workshops and skill sessions at the Follies and also get a chance to be a part of associations
linked to the bank.
►► People registered to the bank will only be allowed to work in the follies all over Grangetown,
►► They get preference in DIY housing schemes.
►► Also, customers will benefit from Tax avoidance.
►► As the Bank will be managed by Grangetown residents, it will avoid indirect gentrification.
CONCLUSION
The trial rooting Grangetown in Place
HOUSING FINANCE CONCLUSION
►► Initially, form being a physical entity or non-physical
has to depend on finance but with our strategies for
housing finance and designing structure, spaces
and places we aim finance to follow the form.
►► It is difficult to analyse ever if a project is going
to be successful or not. The strategies are so
designed that they could be run for a trial basis
and then modified according to the feedback and
requirements of the residents. Follies being the best
example and proposal for this case, they can be set
up initially at places like Tramshed and Cardiff City
Stadium.
►► These trials of structures and bank with later
modifications can definately help rooting
Grangetown in place.
►► ThestrategiesaimatmakingtheareaofGrangetown
a beautiful place to live of all categories of people,
to generate income and use for the community
and the needy, provide job opportunities and many
more financial advantages from the bank.
Source : Yilin Gan

101|INTRODUCTION
Context
A. DEOMOGRAPHICS ANALYSIS
1Household
2Age
3Living Arrangements
4Household Tenure
5WIND
6Future Trend
7Conclusion
B.PROCESS OF PROPERTY DEVELOPMENT
1The Speculative Model of Property Development
2The Self Build Model of Property Development
3Peer to Peer: An alternative financial model for property development
4Lessons: How to adapt speculative, self-build and p2p models
C. CASE STUDY
1SPARE Housing Exhibition
2Share Food
3Co-housing
D.STRATEGIES
1ROOTED IN PLACE ALLIANCE
2RAISE FINANCE
3MOBILISATION
4SELF BUILT
5FUTURE MOBILISATION

102 103| DEMOGRAPHIC |DEMOGRAPHIC
Demographics
0
5000
10000
15000
20000
25000
30000
35000
40000
45000
Median Household Income (£)
Deomographics Analysis-Household
0
5000
10000
15000
20000
25000
30000
35000
40000
45000
Median Household Income (£)
Source from: Welsh Government. https://gov.wales/?lang=en
The average household income of most areas in Grangetown is lower than the average of Cardiff as well as 60% of GB
Median Income, especially in the area3-5. At the same time, there is a large income gap between some areas and others.
0
100
200
300
400
500
600
700
800
900
Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 Area 8 Area 9 Area 10 Area 11 Area 12
No. of Households Over 60% of GB Median Income
No. of Households Below 60% of GB Median Income
Deomographics Analysis-Household
Demographics

Demographics
0
200
400
600
800
1000
1200
1400
1600
0 to 4 5 to 9 10 to
14
15 to
19
20 to
24
25 to
29
30 to
34
35 to
39
40 to
44
45 to
49
50 to
54
55 to
59
60 to
64
65 to
69
70 to
74
75 to
79
80 to
84
85
Plus
Grangetown Population Estimate by Age and Gender
Male Female
Deomographics Analysis-Age
The proportion of men and women is average.
Meanwhile, Middle-aged and young people make up the majority of the population, which are easier to mobilize and
participate in activities.
It’s might be an advantage of Grangetown. There will be enough people involved in community building activities.
Demographics
Married couples and single residents make up the majority of the Grangetown population.
On the whole, the proportion of two or more people in a family is larger than that of the group living alone, which will affect
housing construction in the future.
Deomographics Analysis-Living Arrangements
32.8
14.7
36
2.7 2.7
7
4.2
38.4
12.1
34
1.4 1.8
6.5 5.6
0
5
10
15
20
25
30
35
40
45
Married/samesex
civil partnership
Cohabiting Single Not living in a
couple
Separated Divorced Widowed
Living Arrangements (%)
People in GRA People in Cardiff
32.8
14.7
36
2.7 2.7
7
4.2
38.4
12.1
34
1.4 1.8
6.5 5.6
0
5
10
15
20
25
30
35
40
45
Married/samesex
civil partnership
Cohabiting Single Not living in a
couple
Separated Divorced Widowed
Living Arrangements (%)
People in GRA People in Cardiff

Demographics
Deomographics Analysis-Household Tenure
Proportionally, there are slightly more people living in GRA rental housing than those living in GRA rental housing. That's a
larger proportion than Cardiff's average.
This means that more than half of the population may not be able to own their own property due to economic problems.
Propotion of household tenure
Owned: Owned outright
Owned: Owned with a mortgage or loan
Shared ownership (part owned and part rented)
Social rented: Rented from council (Local Authority)
Social rented: Other
Private rented: Private landlord or letting agency
Private rented: Other
Living rent free
Propotion of household tenure
Owned: Owned outright
Owned: Owned with a mortgage or loan
Shared ownership (part owned and part rented)
Social rented: Rented from council (Local Authority)
Social rented: Other
Private rented: Private landlord or letting agency
Private rented: Other
Living rent free
CardiffGrangetown
Demographics
Deomographics Analysis- Welsh Index of Multiple Deprivation
Area 4 and 10 are the poorest and richest areas in Grangetown. Although income, employment and health disparities are
wide, the physical environment and housing domain are lower than the average in Wales.
0
200
400
600
800
1000
1200
1400
1600
1800
2000
Overall Index Income Domain Employment Domain Health Domain Physical Environment
Domain
Housing Domain
Welsh Index of Multiple Deprivation
Area 4 Area 10 The Top 10% Most Deprived Areas in Wales

Demographics
Deomographics Analysis-Future Trend
In the coming decades or more, more residents will choose Grangetown as their place of residence.
They are mainly young people with lower incomes and retired elderly people.
If the gentrification of the surrounding areas is quicker than Grangetown, there may be more people with low incomes
choosing to live in Grangetown.
Source from: produced by Yunqi Yang
Demographic
Conclusion
Main Problems:
1. Household incomes are low in most areas.
2. Perhaps because of income, more people live in rented houses than those who live in purchased houses.
3. The overall housing quality and physical environment quality are poor.

110 111| PROCESSES OF PROPERTY DEVELOPMENT |PROCESSES OF PROPERTY DEVELOPMENT
A brief look at some current models of property development and alternative finance
Existing models of property development
To get an overview of the current state of housing building in Wales and the UK more generally we looked at two specific
development models. These were the ‘speculative model’, favourited by large developers, and ‘self-build’, often smaller
DIY and resident-led development. Beyond this we looked at the possibilities for alternative forms of funding that existed
beyond the traditional bank loan, and how a combination of both these property development models and alternative
funding streams maybe brought together to inform the strategy proposals for this project.
Speculative house building is one of the largest models used to develop sites around the UK. It is “speculative” because
there has been no commitment from the end user, as in the final purchaser wont generally be involved until the point at
which units are completed and ready for sale. This introduces a huge amount of risk due to cycles in the property market.
These cycles dictate what the final houses will be worth at the point in future that they are to be sold, and a lot of the focus
of developers is to try and mitigate this risk. Some of the methods of achieve this are mentioned below in relation to the flow
chart outlining a common speculative development process.
Source: produced by Thomas Treacher
A flow chart showing the common stages across a speculative model of property development
The Speculative Model of Property Development

Considering which aspects of this model may have a gentrifying effect on a development we found three key points.
Firstly that it is a profit led model and so to maximise the sale price and profit percentage was a constant focus. Secondly
acquiring “strategic” land had the effect of increasing land prices in the locality. The Office for Fair Trading’s 2008 report
‘Home Building in the UK - A Market Study’ found that 82% of land help by developers was classed as strategic, and there
were no plans to develop it in the near future. The third issue was in the planning permissions stage in which developers
often appealed their Section 106 commitments to a percentage of the housing development being ‘affordable housing’. This
often resulted in a reduction in that percentage, sometimes this became 0% and a Community Interest Levy was negotiated
instead.
Another consideration was how build quality was effected by a profit led model which was under continual pressure to
reduce costs. An RIBA report entitled ‘The Case for Space (2011), found that the average English home was only 92% of
the recommended minimum size and that the UK has some of the smallest new build properties when compared to other
European countries. This may be recognised by the general public, as Jon Neal found that 2/3rds of prospective home
buyers were not considering new build properties (Improving Housing Quality: Unlocking the Market, 2009).
Copy and paste housing
Source: https://www.persimmonhomes.com/new-homes/cardiff/cardiff
Self build takes two forms, the more common is simply a property development undertaken by the residents themselves
using various contractors to undertake the work, the second form involves residents doing the building work themselves. By
looking at a number of examples of self build properties we developed a second flow chart showing key stages in the
working process.
Source: produced by Thomas Treacher
A flow chart showing the common stages across a self build model of property development
The Self Build Model of Property Development

Self build has two distinct advantages over the speculative model. Firstly it’s not profits led, its resident led which has the
effect of reducing cost cutting and in fact produces a form of cost stretching. The Callcutt Review of Housing Delivery (2007)
found that self build projects often attempted to extend the budget in small ways to allow for upgrading of materials or the
introduction of new technologies. The same report states that self build developments characteristically achieve higher
quality of specifications and better cost-in-use, they are more likely to be innovative with construction - especially when
addressing sustainability. The second advantage is that the end purchaser is already known and financially committed to
the development, in fact they are often leading the project. This has the effect of reducing the risks from property market
cycles which places a huge burden on the speculative model. Another positive of this model is its ability to retain profit for
the residents themselves. Any revenue from the sale or rent of additional units or the capital gain in the property over the
construction period is controlled by the residents themselves.
‘The Courtyard’ a self build development including rental units
Source: https://www.brightgreenfutures.co.uk/projects/the-courtyard/
Peer to peer (p2p), sometimes referred to as crowdfunding, is a form of financial practice in which borrowing and lending
is done between individuals rather than through a centralised institution such as a bank. In the last 10 to 15 years a huge
number of property development companies have set up based on financing through p2p networks.
Peer to Peer: An alternative financial model for property development

We found that the majority of these companies replicated the more traditional developers, with language focusing on rates
of return, dividend payments and capital growth. Although this is clearly necessary in terms of bringing in investment, and
we acknowledge the vital role finance plays in almost all current processes of property development, we can see a need to
refocus the discussion around property development and its financing towards the human impact of house building.
There is a long history of the type of informal
lending that p2p in part mimics. This history
has been predominantly found in religious
communities, and an example of this can
be seen at The Shree Swaminarayan Hindu
temple in Grangetown.
Between 2005 and 2007 the temple underwent
a £700,000 redevelopment. The Welsh
Government gave a grant for £110,000 and the
remaining finance was donated by members
of the community. The important take away for
us from this example is that - communities with
a strong sense of cohesion and who have the
intention to develop a site can indeed do so, on
a large scale and importantly in Grangetown.
"We raise money through crowdfunding to purchase and rent 'buy-to-let' properties structured
through an individual limited company."
source: www.thehousecrowd.com/learn-more/how-it-works
"As a shareholder [...] you share in the profits through quarterly dividend distributions and then at
the end of the term, when the property is either sold or refinanced, you receive a share of any capital
growth (after tax)."
source: www.crowdlords.com/about-us
The Shree Swaminarayan temple before and after redevelopment
Source: https://www.swaminarayan.wales/about-us/history
From the above models and examples we condensed five considerations to take forward into our strategies. These would
hopefully protect against some of the high risk, low quality and profit focused housing that has come to dominate property
developments throughout the UK. The five lessons are as follows:
Lessons: How to adapt speculative, self-build and p2p models
1. Prioritise the human need and impact of a development
2. Frame profit as a necessary but secondary concern
3. Make 'affordable housing' the rule not the exception
4. Localise development by having self build projects led by the communities they effect
5. Utilise the peer-to-peer model so that profits from sale or rental can be directed back into local
communities as much as possible

SPARE Housing Exhibition
CASE STUDY 1
SPARC is an NGO formed by social work professionals (1984), connected to state and corporate elites, with strong
ties to global funding sources and networking opportunities. NSDF is a powerful grassroots community-based
organization (1974). Mahila Milan is an organization of poor women (1986). The purpose of the Alliance is to gain
secure tenure of land, adequate and durable housing, and access to elements of urban infrastructure. The Alliance
cuts across between Hindus, Muslims, and Christians.
Housing Exhibitions was organized by the Alliance, for the poor in Mumbai, then spread in many cities in India
and other countries. At first, the house design did not permit creative participation by the beneficiaries themselves.
During this process, the Mahila Milan members in the Byculla neighbourhood of Mumbai began to design their
own ideal home, and from this emerged the idea of holding a housing exhibition at which the model home could be
built on a life-sized scale. Thus, the first housing exhibition was held in Mumbai in 1986, with the women of Byculla
being the main participants.
Appadurai, A. 2002. Deep democracy: urban governmentality and the horizon of politics. Public
Culture 14(1), pp. 21–47. doi: 10.1215/08992363-14-1-21.
SPARE Housing Exhibition
Case Study 1
In brief, there are several benefits in housing exhibition. Firstly, start to learn about different skills, including savings
and credit, house design and construction, and above all, in coming together to design solutions. Secondly, they act
as a means to demonstrate the power of people’s organizations, attracting large numbers of poor people along with
government officials and NGO staff, in order to get a promise and a good interaction. Thirdly, housing exhibitions
offer a community-lead activity that communities are centre-stage and practical solutions are devised and shared.
In a general way, SPARC contributed technical knowledge and elite connections to state authorities and the private
sector. NSDF, through its leader, Arputham Jockin (background in the slums), and his activist colleagues, brought
a radical brand of grassroots political organization in the form of the “federation” model. Mahila Milan brought the
strength of poor women who had learned the hard way how to deal with police, municipal authorities, slumlords,
and real estate developers.
Burra, S. 1999. Space Housing Exhibition. Available at: http://www.sparcindia.org/pdf/articles/
hsgexhib.pdf [Accessed: 7 January 2019]

Share food
CASE STUDY 2
Strategies of Enhancing Cohesion: Sharing dinners
Case from mealsharing.com. Active in the world, mainly in USA.
Sharing food. Food is prepared weekly by different community member and used as a platform for ideas and building
relationship, led by community organisations.
Opportunities for Communication
The Joy of Cooking Together
Promote Bonding
A Platform for Discussions and Exchanges
Boring
Tiring
Lack of time
Resource: https://www.food.ubc.ca/meals-help-you-thrive/
https://www.clintonnazarene.org/events/2017/2/26/bring-share-lunch
Co-housing
Case Study 3
People live in the same building or community and share some facilities (such as activity rooms and kitchens) while having
private rooms.It's a good way to promote community solidarity of Grangetown.
Resource: https://www.improvistos.org/en/project/cohousing-illustration-and-animation/
https://architizer.com/projects/capitol-hill-urban-cohousing/
https://thetyee.ca/Video/2018/04/25/Cohousing-Antidote-Loneliness/

122 123| STRATEGIES |STRATEGIES
Calling upon the existing
organisation in and
outside the Grangetown
into an Alliance.
Set the Alliance
People can self build
according to popular
housing types of housing
exhibition.
Self Build
Enhancing residents’ sense
of belonging.
Memory Exhibition
Providing various options
of self-build housing types
through this exhibition.
Housing Exhibition
Raising finance through
sale and rent of properties.
Raise Finance
Build new houses
Renovate old houses
Attracting young people
with high education level to
become future potential
residents in Grangetown.
Future
mobilisation
0.5 years
Design Strategies
The existing organization in Grangetown and from Cardiff -> Rooted in Place Alliancen
According to demographics and existing models of property development, our proposals combined with community
mobilisation and a new process of property development.
We also considered about the future mobilisation according to demographic trend.
Source from: produced by Yawen Huang
Phase 1: Rooted-in-place Alliance
The existing organization in Grangetown and from Cardiff -> Rooted in Place Alliancen
Resource: http://grangetownwellbeing.wales/local-groups/

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