[The Future of Seochon]② Architect Jo Byeongsu: "A Space Where Past and Present Harmoniously Coexist Must Be Created"

Imminent 'Seochon Era' with Blue House Relocation
Opportunity to Expand Cultural Belt Connecting Seochon and Bukchon
Master Plan Needed to Prevent Reckless Development

On the 15th, the first weekend after the opening of Cheong Wa Dae, many citizens visited Cheong Wa Dae in Jongno-gu, Seoul. Due to the sharp increase in pedestrian traffic following the full opening of Cheong Wa Dae, the Seoul Metropolitan Government will pilot a car-free street on the road in front of Cheong Wa Dae (from Hyoja-dong Fountain to Chun Chu Gate) during the Cheong Wa Dae opening event period. Photo by Yoon Dong-joo doso7@

The relocation of the presidential office to Yongsan also heralds the 'Seochon era.' The now-vacant Blue House has been filled with the footsteps of tourists and the desire for old town redevelopment. Real estate agencies in the Seochon area, including Samcheong-dong and Cheongunhyoja-dong, have been flooded with investment inquiries, and commercial property asking prices have soared.

However, on the other hand, voices are growing that the increase in tourists and revitalization of commercial districts are not the entirety of the 'Seochon era,' nor should they be. With the power that symbolically suppressed the heart of Seoul moving out, it has become an opportunity to rethink the space called Seochon.

Seochon is the old town in the heart of the city, possessing historical and traditional uniqueness. At the same time, it shares the commonality of Korean urban issues as a deteriorated old town. In that sense, Seochon represents both the present and future of Korean cities. What has Seochon looked like so far, and what should it look like going forward? Asia Economy met with Seochon residents, merchants, public officials, and politicians to hear various stories about Seochon's past, present, and future. [Editor's Note]

Architect Byungsoo Cho (Photo by Jaekyung Kim)

Cho Byung-soo, one of Korea's most prominent architects, is also a long-time resident of Tongui-dong. He earned a master's degree in architecture from Harvard University and designed projects such as the Twin Tree Tower in Jongno, Seoul; the Park Tae-joon Memorial Hall in Gijang, Busan; the Southcape Hotel and Villas in Namhae; the Kisswire Center in Busan; the Jipyeong House in Geoje; Queen Mama Market in Apgujeong; and the Hyundai Motor Global Learning Center in Cheonan. Notably, in Tongui-dong, he presented regenerative architecture works such as the 'On Ground Gallery' and 'Makjip.' He was also featured in the globally recognized textbook for architecture students, "Modern Architecture: A Critical History." On the 12th, we met him to discuss Seochon's charm and its future changes. Architect Cho advised that a 'master plan' must be established to preserve Seochon's existing beauty.

- You have worked extensively in Tongui-dong. What do you see as Seochon's charm as an architect?

▶(Cho Byung-soo) Seochon is an area that has long developed its own unique character centered around Gyeongbokgung Palace. It is a place where hanok (traditional Korean houses), Japanese colonial-era houses, and villas are neatly mixed along small alleys, creating a distinctive dignity where the past and present coexist. Because of this, many people visit to experience the comfortable and approachable charm that Seochon offers.

- With the Blue House relocation, the potential for development and change has increased. What are your expectations as an architect?

▶I see this as an opportunity to further expand the cultural belt that Seochon possesses. There is already a cultural belt centered around Gyeongbokgung Palace, including the National Folk Museum, the National Museum of Modern and Contemporary Art, the Sejong Center for the Performing Arts, and Gwanghwamun Square. Additionally, the recently secured Songhyeon-dong site will host the Lee Kun-hee Donation Hall. With the Blue House moving, more space related to the Blue House facilities will become available. It is necessary to leverage the cultural value of this area well and create a vast cultural belt connecting Bukchon and Seochon.

- On the other hand, are there concerns as development expectations rise?

▶If no measures are taken and things are left unattended, there is a risk that indiscriminate development could cause Seochon to lose its cultural identity. If buildings are constructed according to current regulations, parking lot sizes will vary from building to building, resulting in an uneven appearance. The urban aesthetics, where buildings were closely packed and harmonized, will inevitably be compromised. Moreover, if building heights and materials become inconsistent, it could become a chaotic mess.

Architect Jo Byung-su

- Then, how should development be approached?

▶I believe a 'master plan' that can capture both development and preservation is necessary. In many countries such as Japan and France, height restrictions are imposed around palaces or historic buildings. Also, the types of facilities allowed in the area are important, so it is crucial to build consensus through sufficient communication with local residents. Of course, some direction can be set through district unit plans. However, to ultimately maintain unity and harmony, a master plan is needed.

※Master Plan

A master plan is a basic plan that outlines the overview and direction of a project according to its purpose or goals. It encompasses land use plans for the entire district, including housing, road traffic, public facilities, parks, and commercial facilities.

※District Unit Plan

A district unit plan is a plan established considering building plans and flat land use plans for cities and villages. It rationalizes land use, secures a good residential environment, and induces systematic and planned development of the area. As a type of urban management plan, the district unit plan is formulated by actively considering changes in conditions such as growth and development of the area and its future appearance. It encourages residents to diagnose problems themselves and seek solutions, providing incentives such as easing regulations to promote urban revitalization.

- Why can't the district unit plan be the ultimate solution?

▶The district unit plan focuses on building regulations such as building height, floor area ratio, and spacing between buildings. Therefore, within the allowed scope of the district unit plan, buildings can be constructed in completely different ways, resulting in varied exterior wall colors, materials, heights, and shapes for each building. It is practically difficult for adjacent buildings to harmonize.

- Conversely, why is the master plan effective?

▶The master plan has the advantage of being able to conceptualize multiple adjacent buildings together. While not all buildings are constructed identically, they can be regulated to have similar shapes or heights, and materials can be unified to achieve harmony. It also prevents problems such as some buildings protruding toward the road while others are recessed, creating an uneven layout. For example, in Paris, France, buildings in the area are designed to harmonize with neighboring buildings in terms of height, shape, and materials.

Interior view of Onground Gallery in Tongui-dong (Photo by Kim Yong-gwan)

- What approaches can be referenced when establishing a master plan?

▶I believe 'regenerative architecture' can be helpful. Regenerative architecture is not simply recycling old buildings. It creatively preserves the beauty of existing structures while revitalizing modern functions, rebirthing them as completely new spaces. The 'On Ground Gallery' built in Seochon is a representative example. It preserved the appearance of a Japanese colonial-era house while transforming it into a completely new type of building. Instead of demolishing and rebuilding, using methods like regenerative architecture can harmonize the exterior with surrounding buildings while improving interior convenience, preserving Seochon's character.

※On Ground Gallery: The On Ground Gallery is a representative regenerative architecture work by architect Cho Byung-soo. Located in Seochon, this building is a renovated project of a Japanese colonial-era house built in the 1930s. The roof tiles were removed, and the ceiling was covered with glass, allowing sunlight to pour through the wooden gaps. Four walls were opened to connect the previously separated space with a small bookstore located right in front. It preserved the value of the old space while creating a new one.

- What should be cautioned during the development process?

▶Excessive commercialization must be strictly avoided. Of course, some residents want to earn income through business, and with increasing tourists, a certain level of shopping space to accommodate them is necessary. However, looking at cases like Insadong or Samcheong-dong nearby, large franchise cafes and various commercial stores have sprung up like mushrooms, transforming these areas into tourist spots and distancing them from their original character. To maintain Seochon's harmonious appearance, minimal institutional measures to prevent excessive commercialization are necessary.