[Report] Divided Yongsan: "Exclude Seobu Ichon-dong" vs. "Need Integrated Development"

Visited Yongsan International Business District Project Briefing
Crowded Residents "Seobu Ichon-dong Should Be Developed Integrally"
KORAIL "Seobu Ichon-dong Apartment Area Excluded from Project Site"

On the 23rd, the main auditorium of the Ichon 2-dong Community Center in Yongsan-gu, Seoul, was filled with residents of Seobu Ichon-dong attending a briefing session on the Yongsan International Business District project. Although not part of the development zone, the area borders the project site, prompting the project implementers, Korea Railroad Corporation (KORAIL) and Seoul Housing & Communities Corporation (SH Corporation), to hold the meeting. Despite it being a weekday afternoon, the venue was packed with residents and property owners. They showed great interest, taking photos and taking notes each time a slide detailing the project was presented.

On the 23rd, a residents' briefing session for the Yongsan International Business District was held at the main auditorium of Ichon 2-dong Community Center in Yongsan-gu, Seoul. Photo by Kwon Hyunji

In February, Seoul City announced the development plan for the Yongsan International Business District, excluding Seobu Ichon-dong. Previously, in 2007, Seobu Ichon-dong was included in the project area, but conflicts of interest among property owners over land compensation led to the project's collapse. A KORAIL official attending the briefing emphasized, “To avoid repeating past failures, the apartment area of Seobu Ichon-dong must be excluded from the project site,” adding, “It is appropriate to proceed with the integrated development of Seobu Ichon-dong as a separate project from the Yongsan International Business District.”

However, many residents still advocate for integrated development. They argue that the re-promotion of the Yongsan International Business District project after more than a decade should be an opportunity to redevelop Seobu Ichon-dong as well. Seobu Ichon-dong is an area densely populated with aging residential buildings, including the Jung-sanshimbeom and Ichonshimbeom apartments, which are over 50 years old, and Ichon 1 District, all currently undergoing redevelopment projects.

At the briefing, Lee Ok-hee (72, resident of Ichon-dong, Seoul) said, “Building a 100-story building in the Yongsan International Business District while leaving the shabby neighborhood as is would be visually disharmonious,” and added, “Seobu Ichon-dong should be redeveloped in line with the pace of the international business district development.” Ha Jang-ho (59), who has lived in the area for 13 years, also said, “The master plan for the Yongsan International Business District includes green spaces running through the apartments in this area,” and stated, “If the Seobu Ichon-dong site is to be used for the project, integrated development is the right approach.” He added, “There is still 1 to 2 years before construction begins, so if residents’ consent is obtained quickly, redevelopment can start simultaneously with the international business district project.”

A view of Daerim Apartment in Ichon-dong, Yongsan-gu, Seoul. Photo by Kwon Hyunji

In front of the auditorium where the briefing was held, a group petitioning for integrated development of Seobu Ichon-dong collected signatures from residents. The group claimed, “If integrated development with the international business district occurs, owners of houses and commercial properties in Seobu Ichon-dong will receive the benefit of occupancy rights for apartments and commercial spaces within the Yongsan International Business District,” and added, “Residents such as tenants will receive moving expenses, relocation costs, and business compensation far superior to any other reconstruction or redevelopment.”

A different atmosphere regarding land compensation compared to the past was also sensed. Jo Young-il (69, resident of Ichon-dong, Seoul), a member of the group, said, “Residents are aware that the project failed previously due to unreasonable land compensation demands,” and added, “If the profits are comparable to those from redevelopment, we are willing to follow the city’s policy. We are negotiating with the city and trying to persuade residents.”

They are requesting the city to prepare measures to expedite redevelopment projects even if integrated development is difficult. They argue that ongoing redevelopment and reconstruction projects are being delayed due to the Yongsan International Business District. A representative of the group said, “In some apartments, city-owned land purchases and new planning proposals for reconstruction are not being accepted,” and predicted, “It will be difficult to approve reconstruction prematurely before the international business district takes shape.” Another representative stated, “If integrated development is not possible, the city should prepare and present a separate development plan for Seobu Ichon-dong comparable to the international business district.”

The area of 'Ichon 1 District' in Yongsan-gu, Seoul, where redevelopment projects are underway. Photo by Kwon Hyunji

Regarding this, a Seoul city official explained, “Due to conflicts of interest within Seobu Ichon-dong that caused the project to fail once in 2007, the project method was changed to have the public sector build infrastructure first, followed by private sector sales,” and added, “Currently, projects are underway separately for each redevelopment zone such as Jungsan-shimbeom, Ichon-shimbeom, and Ichon 1 District.”

Some voices oppose the redevelopment projects themselves. Kim (50s), a resident of the area, said, “Residents who have lived here for a long time or cannot afford the redevelopment fees are concerned that they may not be able to return after reconstruction or redevelopment.”