[Yongsan's Future] Stagnant Waters Blocked by Regulations... '100-Year Plan' Embraced by Citizens

⑪The Han River We Only Watched... Change Begins in Yongsan's Embrace
From 'Great Han River' to 'River City'... Completing the 'Renaissance'
Yongsan International Business District Success Essential... Focus on Han River Linked Projects
Major Han River Transformation in Yongsan... First Pedestrian Bridge and Gondola Installation

Editor's NoteYongsan, which once held the 'forbidden land,' is entering a new turning point. The Yongsan US military base, which had been off-limits to the general public for over a century, has transformed into Yongsan Park, a space for all citizens. With the relocation of the presidential office, it has established itself as the new center of power in the Republic of Korea, and development plans have also begun in earnest. There are ongoing demands to expand its role as a center of history and culture. Despite being a prime piece of land along the Han River connecting Namsan and the heart of Seoul, it still harbors underdeveloped residential areas. Experts believe that to enhance Seoul's global competitiveness as a city where power, business, history, and culture coexist, attention must be paid to Yongsan. In that sense, Yongsan represents both the present and future of Korean cities.

In the past, the Han River was maintained solely as a 'core scenic asset that must be protected' in Seoul's urban planning process. During the previous mayor's term, it was used as a justification for height restrictions to prevent indiscriminate urban development in the city center. The fact that Sebitseom, the world's largest artificial island, was left as a 'ghost island' was largely due to its location along the Han River.

However, the perception is spreading that the Han River should now be embraced as a heritage for future generations, not just viewed by citizens. This reflects the logic that the Han River should be approached with the concept of 'utilization' rather than 'neglect.' Experts analyze that now is the right time to draft a master plan for Seoul 100 years from now for the same reason.

Regulations surrounding the Han River have disappeared, and accessibility to the Han River will greatly increase based on the revival of the Yongsan International Business District and Yongsan Nodeul Art Island. This is an opportunity for Seoul to grow into a world-class waterfront city. Now, the Han River is the key to opening Seoul's future 100 years from now.

Scenery of the Han River riverside in the late 1980s. [Photo by Seoul Metropolitan City History Compilation Committee]

Neglect or Utilization... Concerns Over Underdevelopment Beyond Indiscriminate Development Due to 35-Story Height Restrictions

According to materials held by the Seoul Special City History Compilation Committee and the History Museum, the name Han River originally derives from the native Korean word 'Hangaram,' meaning a large watercourse. 'Han' means 'big, wide, long, full,' and 'Garam' is an old name for a large and wide river.

The Han River was incorporated into Seoul only about 60 years ago. Until the early 1960s, people enjoyed swimming at the sandy beaches near Hangang Bridge, but rapid industrialization deteriorated the water quality of the Han River. The Han River became a landmark in the 1980s with the implementation of the 'Han River Comprehensive Development Plan,' which included dredging, sewage pipe and sewer network maintenance, construction of underwater weirs, and embankment improvements.

The problem lies in the failure to utilize the developed Han River banks. Former Mayor Park Won-soon established the 'Seoul City Skyline Management Principle,' limiting the height of buildings in third-class general residential areas to 35 stories or less and those adjacent to the Han River waterfront to 15 stories or less.

The difference is stark when looking at projects that benefited just before the regulations were applied. Yongsan-gu's Raemian Chellitus, still considered a high-rise landmark along the Han River, is a representative example. It was created before Mayor Oh Se-hoon resigned in 2011 and is recorded as a building that changed the skyline of the northern Han River. This was the result of the architectural review standards at the time, which allowed up to 50 stories for redevelopment projects that donated more than 25% of the site.

Former Mayor Park aimed to prevent high-rise buildings from monopolizing sunlight and views and to harmonize with low-rise buildings and natural scenery. However, Seoul now faces concerns over underdevelopment rather than indiscriminate development. In areas thirsty for redevelopment, some opted to increase the number of buildings instead of height, leading to high building coverage ratios and a return to matchbox-style apartments.

Example of development along the Han River area. [Data provided by Seoul City]

Han River Freed from Regulations... Skyline Transformation Through the ‘Great Han River’

Mayor Oh, returning after 17 years, has announced a major transformation of the Han River, focusing on removing regulations to create a 'Han River to be enjoyed together.' This is the final phase of the 2007 'Han River Renaissance' project, including the 'Great Han River Project' and the 'River City Comprehensive Plan,' which will drive Seoul's urban competitiveness to rank fifth globally.

While the past Han River Renaissance project focused on creating Han River parks in Yeouido, Ttukseom, Banpo, and Nanji, and building the Moonlight Rainbow Fountain and Yeoui Saetgang Ecological Park, this version is divided into more than 50 detailed projects.

The Seoul Metropolitan Government points to the 'Tributary Renaissance' as the biggest difference. Previously, investment and focus were concentrated only on the main stream of the Han River, but now the plan is to transform the 332 km of tributaries with the same concept as the Han River. Existing policies such as park maintenance and expansion of ecological landscape conservation areas will be maintained and expanded, and mega-projects like UAM (Urban Air Mobility), gondolas, and the giant Ferris wheel 'Seoulling' are also included.

For the success of the 'Great Han River Project,' the smooth progress of the Yongsan International Business District is essential. Seoul is applying 'urban innovation zones' to key Han River hubs like Yongsan International Business District and is discussing ways to utilize large-scale urban planning facilities along the Han River in a complex manner. Residential areas in the vicinity will strengthen public interest through urban planning support for reconstruction, and the 35-story and 15-story height restrictions along the Han River waterfront will be abolished to diversify the skyline.

Notably, the Yongsan International Business District development plan includes securing green spaces equivalent to 100% of the project site area (495,000㎡) by utilizing the entire space three-dimensionally from underground to ground and air. This is to create a pedestrian axis connecting Han River Park and Yongsan in conjunction with the 'Great Han River Project.'

Seoul plans to secure vertical and horizontal green spaces widely, including ▲aerial green spaces (Green Square), ▲circular green spaces (Green Curve), and ▲linear green spaces (Green Corridor), completing a green pedestrian axis connecting Yongsan Park, Han River Park, and Nodeul Island. Internally, there are discussions about providing bold incentives in height and design for areas near the Han River, including Yongsan, during the 'Great Han River Project.'

Recently announced by Mayor Oh, the 'River City Comprehensive Plan' focuses on the water surface rather than the waterfront. With a total project cost of 550.1 billion KRW, it plans to build hotels and offices on the water and create marina complexes and food zones along the Han River to increase citizens' access to the river. Seoul expects an annual economic effect of 925.6 billion KRW, including a production ripple effect of 644.5 billion KRW and a value-added effect of 281.1 billion KRW. The creation of about 6,800 jobs is a separate benefit.

Mayor Oh stated, "Through the comprehensive plan to activate the Han River water surface, the Han River, which has only been viewed until now, will be reborn as a space that citizens can enjoy in their daily lives."

Before and after the development of Yongsan International Business District (top) and a bird's-eye view of the Watersports Center development (bottom left) along with the winning design of the Jamsugyo Bridge design competition. [Provided by Seoul City]

Changes to the Han River Begin in Yongsan... First Pedestrian Bridge and Gondola

The biggest change in the 'Great Han River Project' starts in Yongsan. The 795-meter-long Jamsu Bridge, connecting Seobinggo-dong in Yongsan-gu and Banpo-dong in Seocho-gu, will become the first pedestrian bridge over the Han River by 2026. It is designed low to allow rapid military equipment movement in emergencies due to its proximity to the former US military base in Yongsan and to remain unseen from above because of Banpo Bridge.

Now, this place will be reborn with the concept of 'the longest art gallery in the world.' As a result of the 'Jamsu Bridge Full Pedestrianization Planning and Design International Competition,' the work of the Dutch design firm 'Arch Mist' was finally selected.

The Jamsu Bridge will have an aerial pedestrian deck floating above, increasing shared spaces for citizens and enabling three-dimensional viewing. It will continuously provide panoramic views of the Han River, maximizing visual effects. The striking 'pink' color symbolically used aims to convey a message of exchanging overflowing energy among visitors. Seoul City received design proposals with technical safety from five first-round shortlisted teams to ensure the safety of Jamsu Bridge.

Discussions on installing a 'gondola' targeting waterfront activity zones along the Han River, including Yongsan, are cautiously underway. This is also part of the 'Great Han River Project,' aiming to connect major hubs and tourist attractions requiring public transportation between Gangnam and Gangbuk. The review process will consider the impact on aboveground and underground facilities in the area as well as Han River bridges. The city will also examine the effects on mid- to long-term Han River development projects and the three-dimensional expansion and extension projects of Olympic-daero and Gangbyeonbuk-ro. Two pilot project sites are expected to be selected first during this process.

However, considerations regarding economic feasibility and practicality are necessary. Mayor Oh emphasized the importance of careful route selection during his visit to London last year, where he visited the 'IFS Cloud Cable Car.' He said, "Depending on where it is installed, there can be significant differences in economic feasibility, so I think we need to study the route a bit more."