'In-Demand' Riverside High-Rise Apartments by the Hangang... No Evacuation Elevators in Case of Fire [What Happens in My Home]

Absence of Elevators for Resident Evacuation in Emergencies
Homebuyers: "Government and Developers Neglect Complexes in Blind Spots"

Last year, prospective buyers of 'Lotte Castle Eastpole,' which received the highest number of subscription applications in Seoul, rose up because no evacuation elevators were installed. The absence of evacuation elevators in this ultra-high-rise residential-commercial complex, which reaches 48 floors, means residents would have to escape via stairs in case of fire. Lotte Construction stated that there is no legal issue since the project plan was approved before the related law was enacted, but prospective residents criticized the construction company and government for responding complacently to the possibility of emergencies.

'Lotte Castle Eastpole' bird's-eye view / Image courtesy of Lotte Construction

A representative of the Lotte Castle Eastpole Prospective Residents Association (PREA) said on the 28th, "We were told by Lotte Construction (the contractor) that installing evacuation elevators is technically impossible, but this prioritizes the profitability of the project stakeholders (KT, Lotte Construction) over the safety of residents."

Lotte Castle Eastpole is an apartment complex located at 680-63 Jayang-dong, Gwangjin-gu, on the site where the KT Gangbuk Regional Headquarters used to be. It consists of six buildings ranging from seven basement floors to a maximum of 48 floors above ground, with a total of 1,063 households. Being near the Han River and close to Guui Station on Subway Line 2, the complex attracted 41,344 applications for 420 units (excluding special supply) in the first subscription round last year, achieving a competition rate of 98.44 to 1. It was sold out in about a month.

This popular complex is classified as a quasi-super high-rise building (between 30 and 49 floors). According to current law, quasi-super high-rise buildings are required to have evacuation elevators installed under the Building Act. This law was introduced to strengthen evacuation measures after fires occurred in ultra-high-rise officetels. For example, 'Brighton Yeouido,' a 49-floor building on the MBC site in Yeouido, has separate evacuation elevators installed.

Evacuation elevators refer to elevators used for resident evacuation during emergencies. They are distinct in function and role from regular passenger elevators and emergency elevators used by firefighters during fires. All buildings over 31 meters in height must have emergency elevators installed, and this applies to apartment complexes as well. However, the number of elevators varies depending on the area, and in apartment complexes over 10 floors, all elevators must be installed as emergency elevators according to regulations.

According to these regulations, Lotte Castle Eastpole should have had separate evacuation elevators that can substitute for passenger elevators. However, the problem arose because the Building Act amendment mandating evacuation elevators in quasi-super high-rise residential buildings came into effect in October 2018. For high-rise complexes like Lotte Castle Eastpole that applied for project approval before the amendment, the law was not applied retroactively, so no separate evacuation elevators were installed. A Ministry of Land, Infrastructure and Transport official said, "The amendment was not applied retroactively to maintain trust with project operators before the amendment took effect."

Prospective residents are anxious about the lack of elevators for evacuation during fires. The representative said, "It is surprising that local governments approved the project as is just because the application was made within six months between the announcement and enforcement of the amendment," adding, "This leaves the complex in a blind spot." They also emphasized that since project implementation changes have been approved intermittently since 2020, and the amended Building Act applies then, evacuation elevators should be installed according to current law. A legal firm representative said, "Neither the developer nor the contractor took any action, prioritizing only their own interests," and added, "Since this is not a redevelopment project with an association, all development profits go to the project stakeholders."

From the developer's perspective, the burden of installing additional evacuation elevators is significant. A construction company official said, "Not only does it increase material costs, but since space must be allocated within a limited project site, adjustments such as reducing the saleable area are necessary. It is not beneficial in terms of profitability."

Meanwhile, the Lotte Castle Eastpole PREA plans to hold a rally in front of Gwangjin District Office this afternoon.