Excessive Regulations Around Namsan
Notice of Public Inspection for District Unit Plan Amendment
Jung-gu, Seoul (Mayor Kim Gil-seong) has announced a revision plan for the district unit plan of the Jangchung-dong area, which has been subject to excessive regulations due to its proximity to Namsan. The district office stated on the 7th that it will publicly display the ‘Jangchung-dong Area District Unit Plan Decision (Amendment) Proposal’ for residents to review until the 21st of this month and hold a residents’ briefing session on the 13th to gather residents’ opinions.
This revision plan includes various measures to ease regulations and promote development, such as ▲relaxation of building height plans and maximum development scale ▲establishment of special planning (possible) zones ▲adjustment of designated and recommended uses ▲inclusion of remaining sites from redevelopment projects.
The Jangchung-dong district unit planning area covers 407,329㎡ and boasts excellent transportation, cultural, artistic, and commercial infrastructure, as it is traversed by Toegye-ro and four subway lines (Dongdaemun History & Culture Park Station Lines 2, 4, 5; Dongdaemun Station Line 3), and includes landmarks such as Dongdaemun Design Plaza (DDP), Jangchung Gymnasium, Central Asia Street, Gwanghuimun Gate, and the Seoul City Wall.
However, despite not being a height-restricted zone, the area has been subject to height regulations equivalent to those of a height-restricted zone due to its proximity to Namsan. This has resulted in the area becoming a typical aging low-rise residential district, with 97% of buildings over 20 years old and 75% of buildings three stories or less, with 66% used for residential purposes.
Recently, the urban management policy trend in downtown Seoul has shifted towards deregulation, and the height restrictions around Namsan, which had remained unchanged for 30 years, were eased in June. However, the regulations within the district unit plan remained unchanged, leaving the Jangchung-dong area at risk of being excluded from this trend. In response, Jung-gu began the revision process in 2022.
The main directions of the Jangchung-dong district unit plan revision are the relaxation of building heights and the establishment of special planning (possible) zones.
In the second-class general residential area, the maximum height will be raised from the existing 16m to 28m; in the third-class general residential area, from 20m to 50m; and in the general commercial area (south side of Toegye-ro), from 30m to 50m. This aims to align with the new height standards pursued by Seoul City and to resolve height imbalances between the north and south sides of Toegye-ro.
The maximum development scale will also be significantly increased from the existing range of 230?900㎡ to 500?1500㎡ to maintain consistency with surrounding district unit planning areas. Additionally, two new special planning (possible) zones will be established to facilitate rapid residential environment improvements, promote private development, and attract a stable resident population.
Furthermore, remaining sites excluded from the nearby Sindang 10 District housing redevelopment area will be incorporated into the district to eliminate urban management gaps, and adjustments to recommended uses will foster the Jangchungdan-ro area as a mixed cultural axis.
Although the target area borders several redevelopment zones such as Sindang 10 District and Saeun Redevelopment Promotion District, it was removed from redevelopment zones in 2013. Since then, residents have attempted to apply for housing redevelopment candidate sites, but were blocked by the height regulations stipulated in the current district unit plan, resulting in difficulties in advancing redevelopment projects. The district office hopes this revision will become a new driving force for redevelopment projects in the Jangchung-dong area.
The Jangchung-dong district unit plan is scheduled to complete the decision and announcement by Seoul City in the first half of next year after the residents’ public review period.
Jung-gu will hold a residents’ briefing session at 7 p.m. on the 13th at the Paradise Building (299 Toegye-ro, Jung-gu) to gather residents’ opinions on the revision plan.
Mayor Kim Gil-seong said, “Although the residents of the Jangchung-dong area have long had a strong desire for development, excessive height regulations have led to development failures and aging of the area. We will use this revision as a stepping stone to establish conditions for development projects that satisfy residents and a systematic urban management foundation.”
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