[Public Voices] Why Swift Redevelopment and Reconstruction Are Needed Now

Park Kangsoo, Mayor of Mapo District, Contributes
Improving Administrative Practices Is Key to Speed
Restructure Supply Methods and Densely Provide Small Units

Kangsoo Park, Mayor of Mapo District. Courtesy of Mapo District Office.

A Seoul Metropolitan Government survey found that it takes an average of 18 years and 6 months from the start of redevelopment or reconstruction projects in Seoul to actual move-in. From the designation of a maintenance area to project completion, the process is so lengthy that a household may have to move twice, and elderly residents often only move into new homes after retirement. At this point, it is not just a "delay in the project" but a "delay in life."

The root of the problem lies not so much in the system itself as in how it is administered. While the law clearly defines requirements for redevelopment projects-such as consent rates, the degree of aging, and infrastructure standards-on the ground, even after these requirements are met, administrative discretion leads to repeated decisions of "approved" or "rejected." As a result, residents are asked to overcome yet another "invisible barrier" even after meeting legal criteria.

Whether or not to proceed with a redevelopment project should be the domain of the stakeholders: the residents and the project initiators. The role of public officials is to objectively review whether requirements are met and to process permits and approvals without delay. Nevertheless, permits and approvals have long been treated as the "right" of public officials, making "rejection" or "deferral" the safest choices. Meanwhile, issues such as the safety of aging residential areas, slumification, and the burden of housing costs are left for the residents to bear.

The issue of housing prices is no different. While continuous expansion of supply and revitalization of redevelopment projects are directly linked to stabilizing the housing market, in practice, strict safety inspections, excessive regulations on floor area ratio and building height, and complex transportation and environmental reviews have slowed the pace of supply. As a result, housing prices have become even more unstable, caught between regulation and market expectations.

There are also clear factors that undermine the profitability of projects in aging areas. First, when floor area ratio and height regulations are applied uniformly, profitability declines and the burden on cooperative members increases. The fact that Seoul revitalized stagnant projects by raising the floor area ratio is evidence of this. Second, excessive pre-regulations and reviews cause project timelines to become excessively prolonged. This is why the government is promoting "one-stop reviews" and "preliminary and parallel processing." Third, the rigid operation of the land transaction permit system (Toheje). When used not only to curb development profits but also as a tool to control housing prices, designations are made easily but lifted with difficulty, resulting in reduced transactions and a balloon effect.

The greatest harm falls on the residents living in these areas. There is also a need to change the approach to housing supply. While Korea has a supply structure centered on high-rise apartment complexes and rental housing, as society rapidly ages and single-person households increase, demand for small homes is surging. Just as Japan provides a variety of options by supplying small units and "micro-housing" in urban centers, Korea also needs to provide a dense supply of small units at affordable prices.

The policy direction is clear. Projects that meet legal requirements should be approved without delay, and deadlines for each stage of the process should be clearly defined. Administrative discretion should be minimized, and consistent reviews should be conducted based on standardized criteria and manuals. Floor area ratio and height regulations should be rationally eased, taking into account infrastructure and the level of public contribution. A portion of the increased floor area should be allocated to public-interest units such as rental, public ownership, youth, and senior small homes. The land transaction permit system should be operated minimally, strictly within its original purpose of curbing development profits.

The question should no longer be "Can it be done or not?" but "Have the requirements been met, and if so, how quickly can it be processed?" Rapid redevelopment and reconstruction are no longer a choice, but an essential duty for the benefit of citizens.