Aging Buildings Are Risky, but There Is No Channel to Resolve Conflicts

Development Project in Jongno Muak-dong Drifts for Over 2 Years Amid Resident Disagreements

At 63-4 Muak-dong, Jongno-gu, Seoul, banners put up by various development entities hang chaotically. Development has been stalled for over two years due to conflicting interests among residents.

Separate Promotion Committees Established for Residential and Commercial Floor Area Ratio Differences, Leading to Conflict

No Mediation of Opinions... Inevitable Recurrence of Second and Third Muak-dong Incidents

[Asia Economy Reporter Kim Min-young] #On the afternoon of the 1st, the area around 63-4 Muak-dong, Jongno-gu, about 50 meters from Exit 1 of Seoul Subway Line 3 Dongnimmun Station, had a bleak atmosphere despite the midday hour. Entering an alley lined with detached houses with peeling paint, aging commercial buildings with precariously hanging old pipes, and multi-family houses tightly packed together, banners from the 'Muak-dong Station Area Public Rental Mixed-Use Housing Promotion Committee' and the 'Muak-dong Street Housing Maintenance Project Promotion Committee' were hung side by side. Some banners contained criticisms of the other project, revealing serious resident conflicts over the project methods.

The project in this area, which includes multi-family and small-scale mixed-use buildings that are decades old, has been stalled for over two years due to resident disagreements over the project approach.

In July 2019, some residents formed a Street Housing Maintenance Project Promotion Committee, taking the first step toward development, but in December of the same year, a Regional Housing Association Promotion Committee (now the Station Area Public Rental Promotion Committee) was formed, leaving both projects stuck at the promotion committee stage. Due to conflicts between project entities like this, the Jongno District Office even posted a banner stating, "The area around 63-4 Muak-dong is a region with severe development conflicts, so please carefully review before submitting consent forms or joining."

According to the residency and ownership status provided by the Street Housing Project Promotion Committee, the 4,829㎡ site includes 16 multi-family households, 6 row houses, 1 detached house, 41 mixed-use residential units, totaling 64 housing units, and 114 commercial stores. Resident A said, "Homeowners prefer the Street Housing Maintenance Project, but the majority of commercial owners want the station area public rental development method."

Both sides are evenly matched. Kim Jang-su, head of the Street Housing Promotion Committee, said, "If we proceed with the Street Housing Maintenance Project method, the floor area ratio limit of 300% for the three types of general residential areas with a donation of land applies," adding, "Commercial owners heard that if the station area promotion committee changes the district unit plan, the floor area ratio could be relaxed up to 450%, which has split opinions." In fact, the Station Area Public Rental Promotion Committee submitted a district unit plan amendment to Jongno District Office in April, aiming to upgrade the three types of general residential areas to semi-residential areas and increase floor area ratio and building coverage ratio. A representative of the Station Area Public Rental Promotion Committee stated, "The consent requirement for establishing the association to be submitted to Seoul City is 67.6%, and currently over 50% has been achieved," indicating their intention to maintain their development method.

The victims of the conflict over project methods are the residents. Resident B complained, "The septic pipe of the English academy in the commercial building burst, causing chaos," adding, "Even now, when it rains heavily, water leaks from the ceiling."

The problem is the complete lack of communication channels to resolve the conflict. The Street Housing Maintenance Project and Regional Housing Association Project were introduced by Seoul City to revitalize small-scale development projects and improve residential environments. While residents are guaranteed autonomy to choose the development method and promote the project themselves, a promotion committee can be established with as few as 20 people.

A representative of the Street Housing Maintenance Project Promotion Committee pointed out, "Seoul City and Jongno District Office say the conflict arose within the community, so residents should resolve it themselves and just bring the results," emphasizing, "There is a need for a role to mediate between both opinions."

This content was produced with the assistance of AI translation services.