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SUMMARY
An Analysis of Public-led Housing Supply Areas in the Downtown of Seoul Metropolitan Area and Policy Tasks
: Focusing on Comparison of Local Characteristics
Byeon Sehil, Go Younghwa, Choi Jin, Lee Samsu
Key words: Public-led Redevelopment, Public-led Reconstruction, Housing Supply
Despite the government's various policies to restrain speculative demand, housing prices rose sharply due to concerns over a shortage of new housing supply. Accordingly, the government announced plans to expand the supply of housing in the downtown of Seoul metropolitan area through public-led maintenance projects such as public redevelopment projects(May 6th, 2020), public reconstruction projects(August 4th, 2020), and public direct implementation maintenance projects(February 4th, 2021). Despite the incentives provided for housing supply through the public-led maintenance project, land designation is taking a little longer than initially expected due to lack of cooperation from landowners due to differences in perceptions of project performance and personal charges according to the implementation method. The purpose of this study is to examine the issues of public-led housing supply expansion policy issues in the downtown of Seoul metropolitan
SUMMARY ․ 109 area, and to suggest future policy tasks after comparing and analyzing business feasibility according to the implementation method.
The main contents of this study are as follows. First, we reviewed the main contents of public redevelopment, public reconstruction, and public direct implementation maintenance projects, and then compared with the differences in project methods, public contributions, and incentives for similar projects such as private redevelopment projects, redevelopment promotion districts, and publicly-planned private redevelopment(Seoul City).
Second, we reviewed the characteristics of candidate sites for public redevelopment, reconstruction, and public direct implementation maintenance projects, and then selected a comparative analysis case area using 10 major variables such as old building(30 years), station area(350m), number of households, expected supply size, upper limit, and volume ratio.
Third, as a result of analyzing changes in business performance and personal charges in the four case areas with private-led maintenance projects plans, it was found that business feasibility improved and personal charges decreased when converted to public maintenance projects.
The main policy proposals presented in this study are as follows. First, it is necessary to expand housing supply of in the downtown of Seoul metropolitan area by adopting a project promotion method suitable for local characteristics.
For example, there is a need to promote public-led maintenance projects in areas where business feasibility is satisfied through incentives for public maintenance projects, and publicly-planned private maintenance projects in areas close to the station and with high housing prices near the project site.
Second, it is necessary to improve incentives, such as strengthening compensation to increase the consent rate of landowners, and supplementing systems such as the cash settlement date and deregulation of sale prices while
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linking with relevant laws such as the Public Housing Special Act, the Urban Maintenance Act, and the Urban Renewal Promotion Act.
Third, it is necessary to strengthen public management through cooperation between the central government and local governments, such as managing housing demolition and completion, and promote sequential maintenance projects, and increase project transparency through dissemination of maintenance project management systems. Furthermore, it is necessary to improve the sustainability of the maintenance project by re-establishing the public role of the public-led maintenance project and strengthening cooperation between private an public sectors.
