Changwon's Largest Reconstruction Project Sapa 1 District... Regulation Blocks Raise 'Gentrification' Concerns

Difficult to Promote Reconstruction Due to Restriction in Type 2 Exclusive Residential Area
If Developed Without Zoning Upgrade, Owners Will Be Forced Out
"At Least Consider Raising Incentives..."

Changwon Sapa 1 District, which received a D grade in the reconstruction safety inspection in January this year and officially announced redevelopment, is struggling to gain momentum. Although it is considered the largest reconstruction complex in the Changwon area, development is limited due to its designation as a ‘Type 2 Exclusive Residential Area’ in the 1970s.

Type 2 Exclusive Residential Areas are subject to a building coverage ratio of 50% or less and a floor area ratio of 100% to 150% or less. The maximum height is only five floors. Although the apartments in Sapa 1 District were built in the 1980s and are severely aged, due to restrictions on building coverage and floor area ratios, land and building owners (landowners, etc.) must bear individual contributions exceeding the current house prices when developing.

Sapa 1 District, considered the largest reconstruction complex in the Changwon area, has been unable to accelerate the project due to its designation as a 'Type 2 Exclusive Residential Area' in the 1970s. The photo shows an apartment complex within Sapa 1 District. Photo by Cha Wanyong

Accordingly, the Sapa 1 District Housing Reconstruction Maintenance Project Promotion Committee (hereinafter referred to as the Promotion Committee) and residents are pointing out the problem of unreasonable past area designations and are requesting Changwon City to upgrade the zoning (from Type 2 Exclusive Residential Area to Type 3 General Residential Area).

According to the Promotion Committee of Sapa 1 District on the 1st, they have petitioned Changwon City several times for zoning upgrades to redevelop the aging Sapa 1 District, but Changwon City has taken the position that zoning upgrades are not possible.

If the reconstruction project proceeds by applying the floor area ratio incentive according to Changwon City's current regulations (standard floor area ratio 150% + incentive 66% = floor area ratio 216%), landowners must provide infrastructure sites, secure rental housing, and contribute to village trace preservation projects, resulting in a burden of individual contributions.

Moreover, with rising construction and labor costs causing reconstruction contributions to soar, if development proceeds without zoning upgrades, the majority of owners who cannot afford the contributions will be forced to leave. This makes the 'gentrification' phenomenon, where existing merchants and original residents are displaced, inevitable.

However, redevelopment cannot be avoided. Sapa 1 District is home to a total of 2,967 households (including commercial units) in apartments such as Sapa Daedong 1 and 2 Apartments, Samik 1 and 2 Apartments, Dongseo Apartments, and Mugunghwa Apartments, all built in the 1980s and severely aged. Basic living convenience facilities are poor, with not even elevators installed.

The Promotion Committee also points out the problem of discriminatory urban master plans within the same jurisdiction (Seongsan-gu). Across the road (Wonidaero), the Seongwon Towol Grand Town faces Sapa 1 District and is designated as a Type 3 General Residential Area, with apartment complexes up to 25 floors high. Currently, remodeling projects are underway there, and the floor area ratio differs significantly from that of Sapa 1 District.

Jung Haeng-gyu, chairman of the Sapa 1 District Promotion Committee, stated, “There is no other area nationwide where a multi-family residential area is composed of exclusive residential zones like Seongsan-gu and Uichang-gu, where Sapa 1 District is located,” and added, “The local government irresponsibly insists that the designation was made long ago and cannot be changed now, causing suffering for citizens and landowners.”

He continued, “We earnestly hope that the government’s ‘Aged Planned City Maintenance and Special Act’ will include Seongsan-gu and Uichang-gu in Changwon City, and that the zoning will be changed or upgraded to Type 2 General Residential Area,” adding, “At the very least, we hope they will consider increasing the incentives.”