[Issue] U-Square Demolition Complete... Has the Construction Clock Stopped on the Gwangcheon Terminal Complex?

Follow-up Procedures Delayed for Two Months After District Unit Plan Amendment Application

Shinsegae: "Despite Preliminary Negotiations and Transportation Task Force, Process Remains Slow"

Gwangju City: "Re-examination of Traffic Impact Scheduled for the 22nd... Will Proceed as Quickly as Possible"

While the demolition work at U-Square has been completed, the Gwangcheon Terminal Complex Development Project has not yet reached the full-scale construction phase. Gwangju Shinsegae stated, "Many transportation issues were coordinated during the preliminary negotiations, but the subsequent administrative procedures are progressing more slowly than expected." On the other hand, the Gwangju City Government explained, "Essential procedures such as the traffic impact assessment and district unit plan amendment are currently underway." As approximately 3 trillion won is being invested in what is the largest private development project in Gwangju, the project developer is emphasizing 'speed,' while the authorities are stressing 'procedure,' highlighting a difference in priorities.

According to Gwangju Shinsegae and the Gwangju City Government on May 10, Shinsegae signed a 'Memorandum of Understanding (MOU) for Investment in Urban Planning Amendments for the Gwangcheon Terminal Complex Development Project' with the city on February 5, and completed the application for the district unit plan amendment on March 5. The demolition work at the U-Square site was also completed afterward.

The Great Gwangju (Shinsegae) Bird's-eye View.

According to the 'Development Plan for the Gwangju Comprehensive Bus Terminal Complex Project' released by the Gwangju City Government, the project site covers 101,150 square meters in the Gwangcheon-dong area of Seo-gu, Gwangju. Centered around the bus terminal, the site will include a department store, cultural, commercial, office, hotel, educational, medical, and residential facilities. The building will consist of seven underground floors and up to 47 floors above ground, with a total floor area of 814,675 square meters. The total project cost is estimated at approximately 2.9 trillion won. The core of the project is to completely redevelop the aging Gwangju Comprehensive Bus Terminal into a large-scale integrated hub that combines transportation, commercial, and cultural functions.

However, there are concerns within the organization that the project's pace is slow, as there has been no visible progress in follow-up steps such as interdepartmental consultations or gathering resident opinions for more than two months after the project application was submitted.

A representative from Gwangju Shinsegae commented, "There are similar cases where the district unit plan amendment process proceeded relatively quickly, but this project is still at an early stage." The representative added, "To achieve the goal of starting construction within this year without setbacks, the administrative procedures also need to proceed at a matching pace." The official further said, "During the preliminary negotiations, a transportation-focused task force was in operation to coordinate major details, so it is disappointing that transportation issues are now being raised as new variables. If there had been a need for supplementation or modification, it could have been addressed through mutual discussions, but there has been little such consultation."

Both inside and outside the retail industry, there is a view that the procedural pace of this project is much slower compared to The Hyundai Gwangju development project. One industry source said, "For a company, the mere fact that a project is halted after it has started is a significant burden."

On the afternoon of January 7, passengers are waiting for the bus inside the waiting room of Gwangcheon Terminal (U Square) in Gwangju. Photo by Bohyun Song

In contrast, the Gwangju City Government maintains that the current stage is part of the standard permitting process.

An official from the Gwangju City Government explained, "The Gwangcheon Terminal Complex Project is one that requires a series of permitting procedures, including a district unit plan amendment." The official continued, "Sequential steps such as consultations with related agencies, gathering resident opinions, reviews by the Urban and Architectural Joint Committee, signing a public contribution agreement, and final public announcements will be conducted." The official added, "After the results of the traffic, disaster, and environmental impact assessments are reflected in the district unit plan, the process moves on to review and public notification. Currently, there are some supplementary items related to the district unit plan."

The Gwangju City Government also said that it is difficult to simply compare this project to The Hyundai Gwangju case. A city official explained, "In the case of The Hyundai Gwangju, changes to the transportation plan had a relatively limited impact on the overall architectural plan. In contrast, for the Gwangcheon Terminal Complex Project, the outcome of the traffic impact assessment could affect whether to install internal roads or change the locations of entrances and exits, potentially altering the overall layout and architectural plan."

Notice Board for the Dismantling Work of the Existing Facility at Gwangcheon Terminal Installed in Gwangcheon-dong, Seo-gu, Gwangju. Photo by Bohyun Song

This official added, "From the city's perspective, we also wanted to expedite the project and even had some members of the review committee participate in the transportation task force during the preliminary negotiations." The official noted, "A re-examination of transportation-related matters is scheduled for May 22, and we will continue to coordinate necessary issues with Shinsegae and proceed as quickly as possible." The official concluded, "With about 3 trillion won being invested in this project, there is no reason to delay it."

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