[Exclusive] Suspicion Grows Over Changes to Gochang Deoksan District Urban Development Plan

Forest Area Excluded, Nearby Landowners Forced into Project
Residents Not in the Original Plan Blindsided
Some Residents Outraged by Unfair Administration
"Excluded Areas Benefit, Incorporated Areas Suffer"

Concerns persist among residents affected by the changes to the Deoksan (Baekyang) District urban development project currently being pursued in Gochang County, North Jeolla Special Self-Governing Province. Originally, a forested area included in the development zone was suddenly excluded on the grounds that it was classified as "Vegetation Conservation Grade 3," while nearby land not part of the initial plan was forcibly incorporated into the new development area. However, the voices of the affected residents have been largely ignored throughout the project’s progression.

Residents unanimously argue that changes to the development plan for reasons they find difficult to accept have created an unfair structure in which some suffer damages while others, whose land was excluded, benefit from the changes.

The Dusang (Baekyang) District urban development project plan covering an area of 153,033 square meters in Deoksan-ri, Gochang-eup, where Gochang County and Jeonbuk Development Corporation signed a business agreement in December 2020. Provided by Gochang County

According to a comprehensive report by The Asia Business Daily on May 8, Gochang County (then led by County Governor Yoo Kisang) and Jeonbuk Development Corporation signed a business agreement in December 2020 to pursue the Deoksan (Baekyang) District urban development project, covering an area of 153,033㎡ in Deoksan-ri, Gochang-eup. The plan was to invest 46.6 billion won by 2025 to provide 1,256 apartment units and approximately 20 single-family homes.

However, before the project even gained momentum, the development plan was overturned. Jeonbuk Development Corporation explained that a hill next to Baekyang Village, located within a restricted development zone, was found to be "Vegetation Conservation Grade 3" in an environmental assessment. Citing the strategic environmental assessment manual for district designation, the corporation argued that the area should be excluded, preserved in its original state, or developed minimally.

They further explained that preserving the original land or pursuing minimal development would make it impossible to use soil and would reduce available land, undermining the project's feasibility, and that adhering to the original plan would make it difficult to coordinate with the Environmental Office.

As a result, the forested area was removed from the development zone, and in its place, nearby land not included in the original plan was added. The new landowners, suddenly incorporated into the development area without any prior notice, were blindsided by this change.

What most upsets the affected residents is the exclusion criterion itself—namely, the "Vegetation Conservation Grade 3" classification. One affected resident, identified as Mr. A, stated, "After being incorporated into the development district, the damages I suffered will amount to more than 1 billion won," adding, "The development plan was changed without any consultation with the residents." He emphasized, "I doubt there is any case anywhere in the country where land was excluded from a development district solely because of a Vegetation Conservation Grade 3 classification."

Mr. A’s argument has a basis: Generally, according to national land environmental assessment maps, Grade 3 and below are considered already developed or of low conservation value, and thus, comprehensive development is permitted from an environmental perspective. Vegetation Conservation Grade 3 is classified as "subject to development or use," meaning development permits are not strictly restricted, and if "adequate mitigation measures" are established, coordination with the Environmental Office is possible. In other words, residents argue that development is possible if procedures are followed, yet Gochang County and Jeonbuk Development Corporation changed the plan without any such consultation.

Mr. A further stressed, "Even at the time the restricted development zone was designated, anyone could look up the vegetation conservation status on the environmental spatial information service website. The logic that the area had to be excluded due to its conservation grade after the restriction designation simply makes no sense." He pointed out that using a fact that could have been known from the start as a justification later on is illogical.

‘Designation of Gochang Deoksan District Urban Development Zone and Establishment of Development Plan’ announced by Jeollabuk-do in March 2023 after changes made in 2022. Provided by Gochang County

At a resident briefing held in January 2022, there was strong opposition from new landowners incorporated into the development district. They argued that they had expected an increase in land prices with a large-scale residential development project announced right next to their property, but less than a year after the restricted development zone designation, their land was suddenly incorporated into the planned development area without any consultation, amounting to a serious violation of private property rights.

The residents proposed an alternative: reduce the development area and carry out the project within the existing district, while turning the excluded hill into a minimally developed park that Baekyang Village residents could use. They argued that this would actually increase public benefit. However, this proposal was not accepted.

Jeonbuk Development Corporation maintained its position that reducing the scale of the project as requested by residents would make the project infeasible, and since Gochang County had accepted the proposal for urban development district designation, administrative procedures would proceed based on the current plan.

The main source of residents’ anger is the unfair consequence of the plan change. The forested area excluded from the development district escaped various regulations and expropriation related to the development and ended up enjoying windfall benefits. In contrast, residents whose land was newly incorporated into the district found themselves suddenly facing restrictions on exercising their property rights without any preparation.

Mr. A said, "The reasons for the plan changes are unacceptable, and while only the residents are suffering damages, it is infuriating to see areas removed from the development district openly benefiting from these unfair outcomes."

Gochang County explained that the plan changes were due to a combination of reasons, including discrepancies between district boundaries and current roads, conflicts with well-preserved forests, concerns about unplanned development outside the district, and risk of flooding during heavy rainfall. The county stated that, according to Ministry of Environment guidelines, the exclusion of well-preserved forests from the district and the avoidance of reckless development and disaster safety concerns were unavoidable measures.

Despite the controversy, the project—delayed by more than two years compared to the original plan—ultimately proceeded.

In March 2023, Jeollabuk-do officially announced the "Designation of Gochang Deoksan District Urban Development Zone and Establishment of Development Plan," and civil engineering work began that December. On April 30 this year, Jeonbuk Development Corporation commenced landscaping and electrical work in earnest, pushing ahead with the goal of completing the project by June 2027.

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