"Seoul, No Innovative Buildings Due to Regulatory Barriers"
Design-First Administration, Various Regulations Such as Floor Area Ratio to Be Relaxed
First Pilot Project Site is Nodeul Island... A New Hangang Landmark
[Asia Economy Reporter Onyu Lim] Seoul Mayor Oh Se-hoon announced an ‘Urban and Architectural Design Innovation Plan’ to transform Seoul into a free architectural city like Rotterdam in the Netherlands. The core of the plan is to establish a ‘design first, then project planning’ approach and to encourage creative designs through bold incentives such as increasing the floor area ratio (FAR) by up to 120% in special architectural zones. Integrated reviews will also be supported to prevent distortion of existing design proposals. The first pilot project site is Nodeulseom, aiming to transform it into a new landmark along the Han River. Additionally, the plan includes allowing the construction of super high-rise apartments to phase out ‘matchbox apartments.’
At a press briefing held at Seoul City Hall on the 9th, Mayor Oh said, “Major global cities like Rotterdam in the Netherlands and Bilbao in Spain utilize innovative architectural designs as regional landmarks in various ways, but Seoul’s creative architecture has been hindered by regulations such as building coverage ratio and floor area ratio restrictions. We will overhaul various systems and administrative procedures to promote the spread of innovative design.”
Bold incentives such as 120% FAR increase and design-first administrative support
To this end, Seoul plans to implement three major urban and architectural design innovation measures: ▲inducing creative design ▲flexible system operation ▲rapid administration. First, to encourage creative design, public buildings requiring artistic and symbolic value will be supported by a design-first administrative system using the ‘design first, then project planning’ approach. This means that at the early stage of a project, creative designs and content are prioritized and finalized through competitions before project plans are established and appropriate construction costs are set to ensure feasibility. Currently, the development plan is finalized first, and standardized construction costs are uniformly applied, limiting the introduction of special construction methods or the construction of irregular buildings even if competitions are held.
The special architectural zones, which have been operated restrictively, will also be managed more flexibly. This system has so far been used more as a means to relax regulations such as apartment sunlight rights rather than to apply creative designs or innovative technologies. Seoul plans to significantly ease various architectural regulations in special architectural zones, including height and building coverage ratio. In particular, the floor area ratio will be increased by up to 120% to improve project profitability. Mayor Oh explained, “The amount of FAR relaxation will be determined considering public contributions such as creating green spaces and shared spaces, as well as design and public interests like visual corridors and harmonious skyline formation.”
Seoul will also conduct integrated reviews covering urban planning, architecture, transportation, and environment to prevent distortion of innovative architectural designs. There have been frequent cases where original design proposals were altered differently from their intent due to differing opinions among committees during various reviews. Mayor Oh said, “With integrated reviews enabling rapid decision-making and consistent policy implementation, project durations will be shortened, and innovative designs can be maintained through to project completion.”
First pilot project site is Nodeulseom... aiming to become a new Han River landmark
Seoul plans to promote the spread of innovative design through various pilot projects involving both public and private sectors. The first project site is Nodeulseom. The Nodeulseom project aims to create ‘a new Han River landmark full of nature, art, and unique experiences.’ The design competition to develop design concepts has been underway since December last year. Renowned domestic and international architects have been invited through a designated competition. Participants have completed site surveys of Nodeulseom and the Han River area and are now actively developing their designs.
Additionally, four other projects, including the Second Sejong Center for the Performing Arts, Seongdong District Prison, and the Suseo Station public parking lot complex development, will be promoted as pilot projects. Seoul plans to select five pilot project sites in the private sector within the first half of the year.
Phasing out matchbox apartments... allowing super high-rise apartments for skyline enhancement
Seoul’s design innovation will also be pursued in the residential sector. To create a harmonious skyline, the construction of super high-rise apartments will be allowed if conditions such as landscape, views, Han River accessibility, and specialized design are met. This marks the reactivation of the ‘Matchbox Apartment Phase-Out 2.0’ initiative that Mayor Oh declared during his previous term in 2007. Furthermore, excellent design guidelines will be applied to apartment lower floors, Han Riverfront, and waterfront apartment complex plans to create diverse and distinctive residential designs. Low-rise residential areas such as multi-family and row houses, which account for 42% of residential land, will be eligible for design specialization through the ‘Better Neighborhood, More Beautiful Homes Project (tentative name).’
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