From Gaepo and Mokdong to Banwol Industrial Complex... Expanded to 108 'Aging Planned Cities'

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From Gaepo-dong and Mok-dong in Seoul to the national industrial complex hinterland cities in Changwon, a total of 108 areas nationwide, encompassing 2.15 million housing units, have been identified as targets for government-led redevelopment of aging planned cities. When local governments undertake redevelopment projects under the Special Act on Redevelopment of Aging Planned Cities, they can benefit from increased floor area ratios and exemptions from safety inspections, thereby accelerating the pace of redevelopment.

As a follow-up measure to the January 10 supply plan, the Ministry of Land, Infrastructure and Transport (MOLIT) announced the legislative notice of the "Enforcement Decree of the Special Act on Redevelopment of Aging Planned Cities" on the 31st. The enforcement decree, along with the Special Act, will take effect on April 27.

The government expanded the scope of aging planned cities through the enforcement decree. The decree allows development projects aimed at housing supply, such as land development projects and public housing projects, as well as industrial complex development and public institution relocations, to be included as aging planned cities if they involve the creation of residential complexes in the hinterland.

The applicable area criteria were also broadened. Previously, a single land parcel had to be at least 1 million square meters, but now, the combined area of adjacent or contiguous land parcels, old downtown areas, and idle land totaling 1 million square meters or more can also be included as aging planned cities. As a result, the Special Act can now be applied to 108 areas nationwide. Previously, aging planned cities were defined as areas where land development projects, as specified by presidential decree, were completed over 20 years ago and the area was at least 1 million square meters, with 51 areas identified as targets.

An MOLIT official stated, "Under the existing Special Act, there were 51 aging planned cities, but by expanding the designation criteria, the number has increased to a maximum of 108 areas," adding, "Places like Banwol in Ansan and the hinterland cities of the Changwon National Industrial Complex have been newly included."

By region, Gyeonggi Province had the most with 30 areas. Seoul had nine areas including Gaepo, Mok-dong, Godeok, Junggye, and Suseo. MOLIT explained, "The Special Act targets were identified using data simply extracted from the Land Information System and Industrial Location Information System," and added, "When local governments establish basic plans and finalize the scope, the Special Act can be applied."

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Once designated under the Special Act on Redevelopment of Aging Planned Cities, relaxed reconstruction regulations will apply. The building coverage ratio will be allowed up to the maximum 70% under the National Land Planning Act, and the floor area ratio will also be relaxed up to the legal maximum of 150%. An MOLIT official said, "The spacing between buildings will also be relaxed up to the limit set by the Building Act, and regulations requiring an additional 2 square meters of green space per household for parks and greenery during reconstruction will be excluded."

If conditions are met, safety inspections will be exempted. When integrated reconstruction is carried out within a special redevelopment zone and a public contribution exceeding the ratio stipulated by ordinance is provided, safety inspections will be waived. Even if this qualification is not met, local government heads can adjust the weighting of safety inspection evaluation items to conduct the safety inspection.

Detailed requirements for special redevelopment zones were also established. Residential complexes are to be redeveloped in integrated blocks divided by roads at least 25 meters wide. Central districts are defined as areas within a 500-meter radius from railway stations to promote high-density, mixed-use development.

An MOLIT official stated, "Aging planned cities, including first-generation new towns, will effectively be exempt from safety inspections to encourage rapid redevelopment," and added, "Safety inspections will mostly be waived for aging planned cities."

Public contributions will be divided into two sections to prevent excessive high-density development. Up to the standard floor area ratio set in the basic plan (an appropriate average floor area ratio), a lower public contribution rate (determined by ordinance within a range of 10-40%) will apply. For the range exceeding the standard floor area ratio, a higher rate (determined by ordinance within a range of 40-70%) will be applied.

An MOLIT official explained, "For the first section, from the current floor area ratio to the standard floor area ratio, the public contribution amount will be calculated by applying the rate set by ordinance within 10-40% of the increased floor area ratio," and added, "For the second section, from the standard floor area ratio to the floor area ratio determined by the special redevelopment plan, the rate set by ordinance within 40-70% of the increased floor area ratio will be applied."

The lead redevelopment districts for aging planned cities will be selected based on criteria such as 'resident participation' to assess project feasibility, 'degree of aging and resident inconvenience' to evaluate urgent environmental improvements, and 'urban function enhancement' through provision of self-sufficient land like infrastructure and public facilities. Based on this, detailed designation criteria, scoring, and evaluation procedures for each local government will be disclosed in May, with the application process starting in June and designation scheduled for November to December.

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