3rd new city to build more apartments… to be developed as a compact city like Rotterdam in the Netherlands

picture explanationThe government is considering a plan to develop high-density development centering around the station area in public housing sites such as the third new city. The photo shows a panoramic view of Namyangju’s Wangsuk district among the three new towns. [사진 = 매경DB]

The government is weighing the plans for high-density development centering around the station area in public housing sites such as the 3rd new town. This is because, in order to support the ‘2.5 million household supply plan’ of the Yun Seok-yeol government, the problem of maximizing the use of existing residential land cannot be avoided.

On the other hand, there are concerns that the 3rd new town will retreat from the existing self-sufficient city concept to a bed town while pushing for high-density development too much.

According to the Ministry of Land, Infrastructure and Transport and the development industry on the 26th, the government recently started a study on how to develop a public housing area near a station into a compact city. A compact city is a city model in which residential and commercial facilities are concentrated in the center of the city so that citizens can live on foot without using means of transportation. Rotterdam, the Netherlands, where high-tech residential facilities, office spaces, and cultural and sports facilities are integrated in a skyscraper, is considered a representative compact city.

The Ministry of Land, Infrastructure and Transport has a plan to develop a compact city in the station area where the metropolitan area express train (GTX) reaches from public housing sites. It is known that they are looking for a way to recover appropriate development profits instead of applying urban planning exceptions such as special planning zones and minimum site restrictions to these station areas.

What stands out is the scope of compact city application. The Ministry of Land, Infrastructure and Transport is reviewing ways to apply the compact city not only to new housing sites to be built in the future, but also to existing public housing sites. This is an indication of the intention to apply the compact city to the station area of ​​the 3rd new towns (Namyangju Wangsuk, Hanam Gyosan, Incheon Gyeyang, Goyang Changneung, Bucheon Jangjang, Gwangmyeong Siheung) if possible. An official from the Ministry of Land, Infrastructure and Transport said, “We will look into ways to more efficiently utilize the areas near railway stations, etc., even for the already announced housing sites.”

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Industry insiders do not think that high-density development in the 3rd new city station area is impossible. This is because the floor area ratio can be set again if only the district unit plan is changed during the initial work of the third new town development. The floor area ratio for each district in the third new town is about 190~200%, which is similar to or lower than that of the first new town (average 198%). Even considering the average floor area ratio (220%) of apartments in public housing sites in the metropolitan area, the housing density is low. For this reason, the high-density development of the 3rd new city has been considered as one of the ‘review cards’ whenever housing supply measures are announced during the Moon Jae-in administration. In 2020, the Ministry of Land, Infrastructure and Transport secured an additional 20,000 households from the original plan by increasing the housing density in public housing sites such as the third new town.

Experts diagnosed the need for efficient use of existing policies and housing land in order to meet the supply target of ‘2.5 million households’ of the Yun Seok-yeol government. The decision of the current government to improve and continue the urban public housing complex project (the February 4 measures), which was the key housing supply policy of the Moon Jae-in administration, can be interpreted in a similar context. The urban complex project did not produce results until a year after its introduction, so the possibility of withdrawing the policy was raised, but the decision was made to maintain the project. In addition, the supply of youth cost housing (a house sold at the level of construction cost and shared with the public after sale at the level of construction cost) and the first house near a station area (a house that sells only buildings minus the land by building a public house in the station area) For this, high-density development in the station area of ​​the 3rd new city is necessary.

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Of course, there are many controversies to overcome when trying to develop the third new city at high density. This is because high-density development in the station area cannot avoid criticism that the residential environment in the city will deteriorate. If only the residential function is strengthened in the process of high-density development, other functions such as business and commerce may be weakened. This means that the concept of urban planning for the 3rd new town, which emphasized ‘reinforcement of self-sufficiency’ as a differentiating point in order to differentiate it from the 1st and 2nd new towns that have been criticized as a bed town, may fade. Kwon Dae-jung, a professor of real estate at Myongji University, said, “The most important thing is to match the ratio of residential, business, and commercial functions to a high-density development near the station. It has to fit well,” he said.

[손동우 부동산전문기자]
[ⓒ 매일경제 & mk.co.kr, 무단전재 및 재배포 금지]

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