The age-old ‘floor number conflict’ between the reconstruction association and the Seoul Metropolitan Government, which has continued since 2017 over the Apgujeong-dong apartment complex in Gangnam-gu, Seoul, is expected to continue for another year. The city of Seoul set the maximum number of floors to be around 50 floors through the ‘Rapid Integrated Planning Plan’, a blueprint for reconstruction, in September last year, but the union is pursuing a plan to raise it to the 77th floor. Delays in the project appear to be inevitable as the Seoul Metropolitan Government’s position that it could harm the urban landscape along the Han River and the operator’s will to create a local landmark are in conflict.
On the 10th, the Dong-A Ilbo analyzed the development plan being planned by the Apgujeong District 2-5 Reconstruction Association and found that the number of houses in this area, which currently has 8,443 houses, will increase by 27% to 10,725 houses through reconstruction. The highest number of floors is 77 floors in District 3, 70 floors, and 69 floors in Zones 2, 5, and 4, respectively. This is the result of a compilation of proposals submitted by each district union from June to September for public inspection by residents and consultations with Gangnam-gu, the local government in charge. Compared to Seoul a year ago, the number of houses has decreased by 1,105, and the highest floor number is around 27 floors. The Shintong Planning Plan planned districts 2 to 5 to be around 50 stories, with a total of 11,830 units.
The apartment environmental data application (app) ‘The Stack’ compared the complex layouts of both development plans, and found that the farther away from the Han River in the Seoul city plan and the closer to the Han River in the cooperative plan, the more high-rise buildings were built. According to the real estate industry, it is understood that the amount allocated to union members is concentrated in front of the Han River. The general sales volume is relatively far from the Han River and has a low number of floors. This means that if you move in through a general sale, the view of the Han River may be partially limited.
The city of Seoul believes that if it allows the design of high-rise buildings, some residents may monopolize the view, but it may have a negative impact on the scenery for many citizens. The combination plan exceeds the 69th floor (Tower Palace 3rd floor and Hyundai Hyperion 1st floor), which is currently the highest number of floors in Seoul apartments. In particular, two-thirds of the houses in districts 2 to 5 will be medium to large-sized with an exclusive use area of 85 m2 or more, so high-rise apartments will be built like a folding screen along the Han River.
The union argues that it can actually save the cityscape. Ahn Jung-geun, head of the Apgujeong District 3 Reconstruction Association, said, “In the past, the reconstruction of Jamsil’s ‘Elite (Els Recenz Trigium)’ was carried out uniformly with 35 floors, so a skyline that improved the cityscape could not be created,” and “Apartments were built for a landmark view.” “We just need to increase the number of floors,” he said.
In fact, the power struggle between Seoul City and the union dates back to 2017. At the time, the city of Seoul limited the maximum number of apartments to the 35th floor, but the union insisted on building more than 50 floors. Accordingly, the review of the Apgujeong district unit plan was put on hold three times by the Joint Urban and Architecture Committee. After abolishing the ’35-floor rule’ last year, the Seoul Metropolitan Government decided to allow up to around 50 floors through Shintong Planning. However, each district association is experiencing difficulties in the process of establishing a maintenance plan as it proposes a plan requiring a higher number of floors.
Experts also believe that it is difficult to side with one side. However, although issues within specific areas are important, there are many voices saying that landscape changes that will be felt by all Seoul citizens must also be considered. Lee Chang-moo, a professor of urban engineering at Hanyang University, said, “If a high-rise complex with more than 70 floors is built, it will have such a significant impact on the urban landscape that even drivers driving on the Gyeongbu Expressway can see it from afar.” He added, “As it is difficult to see it as a simple issue of a specific complex, social discussion must be held. “He advised. Kim Jun-hyung, a professor of real estate at Myongji University, said, “The review standards for each complex must be consistent, but there are cases where such preparation is lacking,” and added, “There is a need to make decisions based on accurate numerical analysis.”
Reporter Lee Seok-bok blessings@donga.com