[The Editors' Verdict] The Sorrow of the Construction Clan

As the Daejang-dong scandal erupted, the term "Togeon-jok" (construction clan) has been frequently mentioned. "Togeon" refers to civil engineering and architecture combined, and "jok" is a derogatory term for a group, so it is extremely uncomfortable for those who major in and teach architecture. The corruption allegations revealed so far involve lawyers, accountants, and at most public enterprise executives, who have no direct connection to Togeon. The term actually refers to forces seeking enormous unearned income through real estate development, so "Togeon corruption clan" or "Togeon speculation clan" would be more accurate expressions.

I teach Togeon-jok and mainly interact with them, but I have also met many Togeon speculation clans. When I worked at a design office in the past, I encountered numerous real estate developers. Although it is a highly specialized field, I was often surprised by the lack of knowledge or different backgrounds of these people. The entry barrier is low. They come boasting with astronomical figures despite not even having the means to pay initial architectural design fees, let alone land prices. Since they are potential building owners, listening to their business plans was a major part of my work. After experiencing various types, I became able to predict the success or failure of projects. First, developers who started with a major in architecture, civil engineering, or urban planning had a low success rate. Even if they succeeded, they did not make much money. Being science majors, they were too rigid. Having learned and undergone training to obtain licenses, they were educated not only in knowledge but also in the social responsibilities of experts. However, their understanding of finance and networks was lacking. Their rigid adherence to existing regulations and professional conscience toward public interest hindered their success.

On the other hand, successful developers were more imaginative than knowledgeable. Their imagination mostly stemmed from ignorance or disregard of real estate-related laws. Yet, with a belief that "nothing is impossible," they pushed forward, and surprisingly, their projects sometimes proceeded as they dreamed. Some skillfully attracted investment funds and changed regulations to succeed in their projects. The price of their imagination was enormous, but Togeon experts only later heard rumors that they had been stingy with fees and amassed large sums of money. I personally speculate that these individuals evolved into Togeon speculation forces.

Real estate involves creating residential environments that last at least 50 years. Moreover, converting natural green spaces, which have been painstakingly preserved like in Daejang-dong, into housing sites and building apartments is irreversible. It requires utmost caution. It is a paradox of our times that speculative forces have much greater influence and success rates than experts who proceed with social responsibility based on professional knowledge.

Coincidentally, on the 21st of last month, the Seoul Metropolitan Government announced plans to relax floor and floor area ratio restrictions in Type 2 general residential areas. They also plan to ease residential ratio restrictions in commercial and semi-residential areas. Presidential candidates are competing to pledge to loosen or abolish principles that have been difficult to uphold for urban management until now. It appears that speculative forces are realizing their imagination by abandoning principles that experts have consistently maintained. I worry that this may legitimize and institutionalize their greed. Experts who work quietly with pride despite low pay, offering opinions to protect the public good as taught in school, are being ignored, and I fear this is a defeat for Togeon majors. If we entrust our living environment to speculative forces who treat real estate as a money game, the future of our cities is bleak. Please listen seriously to the real Togeon-jok, just as you would listen to doctors, lawyers, or accountants.

Kyung-Hoon Lee, Professor, Department of Architecture, Kookmin University