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Study for the urban redevelopment business - Mainly about the urban redevelopment business for Sungnam-si -

  • Public Land Law Review
  • Abbr : KPLLR
  • 2012, 57(), pp.41-82
  • Publisher : Korean Public Land Law Association
  • Research Area : Social Science > Law

lee jae sam 1

1가천대학교

Accredited

ABSTRACT

The redevelopment business for Sungnam-si, which was the redevelopment of old urban area of Sungnam-si, was planned to have three steps from 2006. After two steps, however, the redevelopment business was stopped because of the declaration of the Land and Housing Corporation’s suspension of the business in 2010. The reasons were that systemic and operating problems are increasing, such problem that housing payment could not cover the business cost since local market value for trade, which is the standard for housing payment, was lower than the original cost of construction; this was resulted by the extended period of real estate recession. Thus, in order for efficient redevelopment business such as aiming the rationality of redevelopment system, consistency of the business, and reduction of cost, it is required to solve the problem about the business and to have alternatives. First, citizens’ active participation is required. For the business of redevelopment, public offices should motivate citizens to participate, provide information, and build close relationship with them from the beginning of planning to the end of the business. Second, proper rental fees for rental housing should be set up. For the case of subdivision areas made for moving resulted by circulating maintenance system, proper rental fees should be set up which consider the level of citizens’ living status. In other words, to achieve high level of resettlement ratio by aiming settlement for small residents, the rental fees should be adjusted properly. Third, tenants should be secured. For high resettlement ratio of tenants, it could be considered as the method that public offices as the main agent should provide incentives regarding floor area ratio, expand and supply rental housing obligatorily, and lower the burden of move-in by paying the shares monthly. In addition, they should allow unqualified tenants to move-in to circulation housing, and there should be enough commission to general tenants and shopping district tenants. Fourth, public functions should be expanded. In order for a public organization to take the main role in public development, enough level of financing system should be established. Governmental support, such as enough finance, public funds and tax favor, is vital. Fifth, lower residents’ share for the cost of development. Today, as a result of real estate recession and Land and Housing Corporation’s financial status, the residents’ share for the cost of development is expected to be 20 billion won; therefore, the first step to make is to lower the burden of residents by raising funds for housing renewal. In other words, evaluation system of wealth level favorable to residents is considered as a detailed plan to reduce burdens and accelerate redevelopment. Sixth, cooperated redevelopment plan can be considered. Now, for the solution of real estate recession and Land and Housing Corporation’s financial problem, it is required to have the alternative plan of cooperated redevelopment of the public and the private in order to accelerate the business. This is, Land and Housing Corporation needs to keep the position of business performer, and private companies participate as the actual main performers of the business with the condition of financing through lump work, responsibility of completion and responsibility of selling in lots; the Land and Housing Corporation can focus on the publicness of the business without worrying about financing, and the private can be guaranteed with comprehensive and creative autonomy. Conclusively, the reason of delay of urban development in Sungnam-si is the complexity of interest from the redevelopment business and the problem of raising a lot of funds. It is hard to accelerate the redevelopment of Sungnam-si only with cooperating plan. Thus, achieving publicness through active participation of the public and the private is the key to solve the problem of interest and accelerate the business.

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