[Yongsan's Future] "New Demand Space, Yongsan as the Core to Strengthen International Competitiveness"

Koo Ja-hoon, Professor at Hanyang University Graduate School of Urban Studies
Overseas International Business District Developments Accelerate in New York Hudson Yards, London Kings Cross, etc.
Shift from Industry-Centered to Live-Work-Play Development Trends
Maximizing Land Efficiency through Multi-Layered, Three-Dimensional City Creation

The Future of Seoul - Professor Joo Ja-hoon, Hanyang University. Photo by Jo Yong-jun jun21@

"Seoul's three central business districts (Gangbuk downtown, Gangnam, Yeouido) are already saturated. Yongsan is a space that can accommodate new demand, and its importance is very significant. It will become a core that helps enhance Seoul's competitiveness and, furthermore, South Korea's international competitiveness."

Professor Gu Ja-hoon of Hanyang University Graduate School of Urban Studies, the master planner (MP) of the Yongsan International Business District, made these remarks about the future value and role of the Yongsan International Business District.

Professor Gu explained, "Most advanced cities are also intentionally developing international business districts or mixed-use business districts. Examples include Hudson Yards in New York, King's Cross in London, Rive Gauche in Paris, and Tokyo Station and Toranomon in Tokyo. In Seoul, the Yongsan International Business District will take on that role."

High-density live-work-play development... Different functions assigned by zone

Not only the Yongsan International Business District but also major overseas cities are undertaking high-density mixed-use developments that combine offices, commercial, residential, and cultural facilities around railway stations. This is why the keyword 'live-work-play' frequently appears in the Yongsan International Business District development plan. Professor Gu explained, "In the past, large-scale developments were often single-use, such as business districts, but recently, rather than focusing on industry, knowledge workers gather in large numbers, and workplaces, residences, cultural and leisure functions, and green spaces suitable for them must be sufficiently provided. These concepts are reflected in the international business district as well."

The Yongsan International Business District is divided into three zones. The International Business Zone, where landmark buildings up to 100 stories tall will be constructed; the Business Complex Zone, where offices, hospitals, and residences can be built; and the Business Support Zone, which handles supporting functions such as housing, education, and startup support centers.

Professor Gu explained, "The International Business Zone will host prime-grade offices attracting knowledge-based industries, along with a mix of culture, leisure, hotels, residences, and MICE (Meetings, Incentives, Conferences, and Exhibitions). The Business Complex Zone will house hospitals and companies linked to new industries, and the Business Support Zone along the Han River includes general business facilities, international schools, startup support facilities, and performance halls. Each zone has distinct characteristics."

The Future of Seoul - Professor Joo Ja-hoon, Hanyang University. Photo by Jo Yong-jun jun21@

The center of the Yongsan International Business District is ‘Yongsan Station’

During the development planning process, Professor Gu shifted the center of the Yongsan International Business District to 'in front of the station.' The original plan assigned the central function to the middle of the business district. Professor Gu said, "I thought the place with the best accessibility should be the center, so I designated the area adjacent to the station, not the center of the business district, as the central business district." He added, "We developed the area around the station with the tallest buildings to accommodate higher functions (international business) and surrounded it with lower functions (residential, etc.) to complement them."

Moving the center of the international business district from the actual center of the zone to the vicinity of the station also fully utilized the characteristics of Yongsan Station. Professor Gu said, "While establishing this plan, we revised it to place the complex transfer center underground at the end of Yongsan Station." He explained, "Previously, escalators connected to the concourse, but the complex transfer center was designed to be used like a single platform underground. The existing platform's upper part was covered to connect with the Green Square."

Three-dimensional city plan, movement through underground, ground, and air

The Yongsan International Business District will be developed as a 'three-dimensional city.' This concept was devised to connect spaces separated by railway platforms. While maintaining the existing transportation functions of Yongsan Station, a multi-layered spatial structure was created to allow people to move underground, on the ground, and in the air, maximizing land use efficiency.

Professor Gu said, "Currently, you have to go up to the third floor level at Yongsan Station to connect to the ground level. The Yongsan International Business District will create an underground connection system. The ground level will inevitably be separated due to railways, but once the third-floor level is connected, it will have a multi-layered structure of underground, ground, third floor, and aerial city. We established the concept to connect via a sky trail so that it is linked even in the air."

Aerial view of Green Square in the International Business District as seen from Yongsan Station (Data provided by Seoul City)

The underground space will have pedestrian pathways connecting Yongsan Station and commercial facilities. An artificial ground will be constructed over the railway tracks and roads, allowing people to walk on top. Professor Gu explained, "The existing platforms at Yongsan Station start from the third floor, but if connected by an artificial ground, commercial facilities, performance halls, exhibition halls, and other cultural facilities will be located on the lower floors." He added, "Podiums (roofs) will be created on the lower floors of the four zones of the international business district, and if the podium heights of the four zones are unified and connected by bridges, it will become a single aerial garden."

Professor Gu added, "When selling lots in the International Business Zone, we intend to guide companies to develop according to these guidelines. We will encourage the inclusion of facilities such as concert halls, art museums (museums and art annexes), and complex libraries by block and assign floor area ratios accordingly."

Sky trail, green spaces... designed for citizens to enjoy

The 1.1 km sky trail connecting 45-story buildings in the Business Complex Zone is a device designed to create a city that 'citizens can also enjoy.' Professor Gu said, "The Business Support Zone will be developed up to 40 floors, and the Business Complex Zone up to 60 floors, but at the 45th floor level, the view must be open to see the Han River. When you go up the tower, you can see the Han River view and also the Namsan view behind it." He explained, "We planned to create viewpoints where citizens can enjoy both river and city views."

The small box-shaped 'Green Cube,' connecting from the third floor above ground to underground, functions to vertically link the three-dimensional city. It has a structure similar to the Scramble Building in Shibuya. Professor Gu said, "We will incentivize the installation of Green Cubes in the International Business Zone." He explained, "It is a structure connecting the International Complex Zone and the Business Complex Zone underground."

A bird's-eye view of the Green Corridor in Yongsan International Business District as seen from Seobui-chon-dong (Source: Seoul City)

The green space in the Yongsan International Business District is 500,000 square meters, comparable to the entire district area. The solution is to implement green spaces three-dimensionally to prevent the area from becoming a forest of 100-story buildings. The design shows green corridors between buildings. There is the park green space 'Green Square,' the curved green space 'Green Curve' between the International Business Zone and the Business Complex Zone, and the linear green space 'Green Corridor' connecting the Yongsan International Business District to the outside.

Professor Gu explained, "The park width of the Green Corridor is 20 meters, but the perceived width will be over 40 meters. This is because, under the district unit plan, buildings are constructed with a 10-meter gap on each side, creating green spaces."

Professor Gu said, "By connecting publicly accessible spaces and green areas, the green space will reach up to 500,000 square meters. Twenty percent will be park green space, and 30 percent will be secured through publicly accessible spaces and landscaping. The lower floors of buildings will have green walls so that the total area reaches 100%."