Will Mok-dong Redevelopment Be Halted? Mayor Jin Kyohun of Gangseo District Speaks Out on Gimpo Airport Height Restriction Easing

Jin Kyohun, Mayor of Gangseo District, Seoul:
"Relaxing Height Restrictions Will Transform Gangseo’s Skyline for the First Time in 70 Years"
"ICAO Standard Revisions Allow Flexible Implementation Tailored to Each Country"
"Yangcheon Distric

The most pressing issue currently facing Gangseo District in Seoul is, without a doubt, the relaxation of height restrictions around Gimpo Airport. With the revision of the International Civil Aviation Organization (ICAO) standards, a path has opened to ease the height restrictions at Gimpo Airport.

In an interview with Asia Economy at his office on August 7, Jin Kyohun, mayor of Gangseo District, said, "As aviation technology advances, standards established in the past inevitably need to be updated to reflect current realities. Not only Gangseo District but the entire western area of Seoul is on the verge of its most significant change in 70 years."

Jin Kyohun, mayor of Gangseo District, is explaining the relaxation of height restrictions around Gimpo Airport in an interview with this publication. Mayor Jin responded to claims that the revision of the International Civil Aviation Organization (ICAO) standards would actually tighten height restrictions in neighboring areas excluding Gangseo District by saying, "That is not true at all." Provided by Gangseo District.

"About 97% of Gangseo District is subject to height restrictions. In most areas, buildings can only be constructed up to 45 meters, which is about 15 stories on average. However, under the revised standards, the limit could be raised to 60 or even 80 meters, allowing for buildings of 20 to 26 stories, and in some areas, the restrictions could be lifted entirely."

Mayor Jin explained, "Some areas, such as parts of Banghwa-dong east of Gimpo Airport, as well as Gayang-dong and Yeomchang-dong, are expected to see the restrictions lifted. The skyline along the Han River in Gangseo District will also be elevated." In fact, Gangseo District has already designed the optimal scenario through its own research project and is in ongoing consultations with the Ministry of Land, Infrastructure and Transport and the Seoul Metropolitan Government. He added, "I hope that Gangseo District's proposal will be reflected as much as possible, making it possible to build high-rise buildings of 30 to 40 stories or more."

The relaxation of height restrictions will also serve as a groundbreaking signal for reconstruction and redevelopment. He noted, "There are currently 48 reconstruction and redevelopment projects underway in Gangseo. Easing height restrictions will directly improve project profitability, which will bring a major transformation to the development of the western Han River area, which has not enjoyed the same incentives as the eastern side, such as Mapo."

Balanced development between new and old urban areas is another point that Mayor Jin repeatedly emphasized. He said, "It is important to ensure harmonious development between the new city areas (such as Magok District) and the old city areas. The key to revitalizing the old city lies in height restriction relaxation and redevelopment projects. Both pillars must move forward together for Gangseo to make a leap forward."

There is also controversy surrounding the relaxation of height restrictions around Gimpo Airport. Yangcheon District claims that if the ICAO's revised height restriction standards are applied domestically, "height restrictions in neighboring areas, excluding Gangseo District, will actually be tightened, causing significant obstacles to reconstruction and redevelopment in southwestern Seoul, including Mok-dong."

In response, Mayor Jin said, "I understand Yangcheon District's concerns, but that is not actually the case." Standing in front of a large screen in his office, he explained, "While it is argued that applying the ICAO's revised standards as they are could newly subject areas like Mok-dong, which were previously unaffected by height restrictions, to regulation, the key point is that the revised standards are not 'mandatory regulations' but rather 'review criteria.' Each country can independently decide to exclude certain areas from application or adjust the standards, provided there are sufficient grounds for doing so."

Mayor Jin further explained, "The latest ICAO revision clearly states that 'surfaces that do not affect safety or are not necessary do not need to be protected,' which means differentiated application is possible according to the characteristics of each country. The revision allows for flexible implementation tailored to each country's circumstances, and as long as the differences are reported to the international organization, Seoul and the Ministry of Land, Infrastructure and Transport can set their own standards that reflect domestic conditions."

As a real-world example, under the current (pre-revision) ICAO international standards, there is a restriction on the outer horizontal surface (within 15 km, up to 150 meters in height). However, since this was not applied in Korea, it was possible to construct ultra-high-rise residential-commercial complexes such as Mok-dong Hyperion. Completed in 2004, Mok-dong Hyperion stands at 69 stories and 256 meters, making it the tallest apartment building in East Asia at the time. It is located within 6 km of Gimpo Airport's runway, so if the outer horizontal surface standard had been applied, its construction would have been impossible.

According to Yangcheon District's argument, not only the 49-story Mok-dong reconstruction but also the Seoul Ring project in Sangam-dong (planned at 216 meters), the 65-story Yeouido redevelopment, the district unit plan for East Yeouido's financial district passed last year (which allows for super high-rise buildings over 350 meters), and the development of Yongsan International Business District with buildings up to 100 stories would all have to be scrapped. Gangseo District argues that such a scenario is simply not realistic.

Jin Kyohun, mayor of Gangseo District, said in an interview, "The relaxation of height restrictions around Gimpo Airport will serve as a catalyst to transform Gangseo District into a key economic hub in the western Seoul metropolitan area." Provided by Gangseo District.

Mayor Jin stated, "The draft of the ICAO international standards revision was announced and shared with each country in May 2023, two years ago, and all stakeholders are already aware of the contents. If the Ministry of Land, Infrastructure and Transport establishes a principle that 'no region should be disadvantaged compared to the current situation' and sets realistic standards that reflect the actual operational characteristics of Gimpo Airport, Yangcheon District's concerns can also be resolved."

Mayor Jin added, "The relaxation of height restrictions will act as a catalyst, and the simultaneous completion of large-scale cultural spaces in the Magok landmark area, the completion of a business complex on the CJ site in Gayang-dong, and the development of the E-Mart site near Jungmi Station will all help Gangseo District become a key economic hub in the western Seoul metropolitan area by around 2030."

*The core of the ICAO revision is to separate the previously unified Obstacle Limitation Surface (OLS) regulation into the Obstacle Free Surface (OFS) and the Obstacle Evaluation Surface (OES). Yangcheon District is concerned that with the introduction of the OES, the height restriction area will be expanded to 13 km, within which buildings over 90 meters (about 30 stories) cannot be constructed. The point 13 km east of Gimpo Airport's runway includes Mok-dong, Sangam-dong, Yeouido, and even the western edge of the Yongsan International Business District.