Table of Contents
Urban Management Plan (Jangsan Station 1 Quasi-Residential Complex District Unit Plan and District Unit Plan) Decision (Draft) Announcement
- Jung-dong 193, Haeundae-gu, Public Contributions, Donations, DL E&C
The ‘Jangsan Station 1 Quasi-Residential Complex District Unit Plan’, located at 193 Jung-dong, Haeundae-gu, was made public as the urban management plan decision was announced for review on May 28, 2025. This plan aims to restore urban functions and promote systematic complex development.
The main content includes changing a significant portion of the existing 2nd class general residential area to a quasi-residential area to promote high-density development. This is expected to contribute to the development and revitalization of the region. The plan proposed last February had not been finalized and has been postponed for more than a year. This announcement is expected to attract attention from local residents and development companies.
The project site consists of a total of 17,097㎡, currently comprised of a mix of vegetable plots, parking lots, and old houses. Out of the existing 2nd class general residential area, 9,998㎡ has been changed to quasi-residential area, while 4,286㎡ remains as 3rd class general residential area, and the remaining 2,813㎡ will be maintained as 2nd class region.
According to future plans, this area is expected to include not only apartment buildings but also public rental housing, public offices, sports facilities, and commercial and business facilities. These changes are anticipated to significantly enhance the local residential environment and living convenience.
The construction standards for the quasi-residential area are set at a building coverage ratio of 60%, a floor area ratio of 672%, and a maximum height of 145m. These standards indicate that the construction of a high-rise mixed-use building up to 49 stories is possible. According to related reports, there are plans for a 49-story mixed-use apartment building in this area, which is expected to further enhance the development potential of the region.
The implementer is Haeundae Central PFV, and according to DL E&C's Q1 2023 report, Haeundae Central PFV is registered as another related party of DL E&C. This indicates a high likelihood of DL E&C participating as the contractor, and there is considerable interest in whether or not the 'e-Housing' brand will be applied.
The land acquisition is mostly completed, and recent transaction records confirm multiple lots under the name of the project implementer. Fencing has already been installed on-site, and construction permits and groundwork are expected to proceed as early as the second half of 2025 after the district unit plan approval is achieved. This progress is deemed positive for the project's future success.
There are many noteworthy aspects regarding public contributions. The implementer plans to install various public facilities such as rental housing (worth about 427 billion KRW), roads, and sports facilities through a total donation of 42.5 billion KRW. In particular, it is noteworthy that more than 70% of the total rental housing is planned according to the Busan Metropolitan City urban planning ordinance.
Additionally, urban planning roads (Minor road 1-A line, B=10m, L=228m) and a publicly accessible space of 1,813㎡ (5m wide along a major road) are secured to enhance pedestrian environments and local community functions. Furthermore, a 500㎡ sports facility will be newly constructed, which is expected to improve the living infrastructure for local residents. These changes are likely to have a positive impact on community development.
The expected effects are significant. The establishment of high-density residential and commercial complexes in long-neglected low-density areas will increase residential supply in the city center, invigorate surrounding commercial areas, and enhance the value of the transportation hub. In particular, by securing public interest through donations of public offices and rental housing, it is anticipated that controversies regarding 'downzoning for privileges' can be minimized.
However, it will be a significant challenge for this project to resolve potential disputes over views and sunlight as well as traffic congestion and opposition from local residents due to the high-rise buildings. The review and opinion collection process is ongoing until June 11, and if it passes the main deliberation of the urban and architectural joint committee thereafter, development speed is likely to accelerate further.
Busan Metropolitan City Announcement No. 2025-1838
Urban Management Plan (Jangsan Station 1 Quasi-Residential Complex District Unit Plan and District Unit Plan) Decision (Draft) Announcement
1. Reflecting the results of the 5th meeting of the Busan Metropolitan City Urban and Architectural Joint Committee in 2024, the urban management plan decision (draft) for the area around Jung-dong 193, Haeundae-gu (Jangsan Station 1 Quasi-Residential Complex District Unit Plan and District Unit Plan) is announced in accordance with Article 28 of the National Land Planning and Utilization Act, Article 22 of the same Act Enforcement Decree, and Articles 9 and 10 of the Busan Metropolitan City Urban Planning Ordinance.
2. Anyone wishing to express their opinions regarding the content of the urban management plan draft may submit a written opinion to the review location during the review period.
May 28, 2025
Busan Metropolitan City Mayor
a. Review Period: 2025.05.28. ~ 2025.06.11.
b. Review Location: Busan Metropolitan City Hall (Housing Policy Division ☎051-888-4205), Haeundae District Office (Construction Division ☎051-749-4722)
Busan Urban Planning Agora website >> Urban Planning Communication >> Urban Management Plan Draft Announcement
(https://www.busan.go.kr/depart/agora0601)
c. Urban Management Plan: Summary of the plan will be disregarded in the drawing; it will be available at the review location.
▣ Urban Management Plan (District Unit Plan and District Unit Plan) Decision (Draft)
1. District Unit Plan Decision Report
○ District Unit Plan Decision Report
| Category | Drawing Reference Number | District Name | Location | Area (㎡) | Remarks | ||
| Current | Changed | After Change | |||||
| New Establishment | - | Jangsan Station 1 Quasi-Residential Complex District Unit Plan Area | Around Jung-dong 193, Haeundae-gu | - | Increase) 17,097 | 17,097 | |
The district boundary will be adjusted based on the results of the 5th meeting of the Busan Metropolitan City Urban and Architectural Joint Committee in 2024.
This decision is understood as an important measure for regional development and efficient urban management.
| Drawing Reference Number | District Name | Decision Details | Reason for Decision |
| - | Jangsan Station 1 Quasi-Residential Complex District Unit Plan Area | ▪ New Establishment A = 17,097㎡ | ▪ To promote mixed land use for residential and commercial purposes within the surrounding area of Jangsan Station, thereby restoring urban functions and creating a pleasant residential environment, it is designated as a district unit plan area. |
2. District Unit Plan Decision Report
a. Urban Management Plan Decision (Change) Report on Land Use Zone
○ Land Use Zone Decision
(Change)
Report
| Category | Area (㎡) | Composition Rate (%) | Remarks | |||
| Current | Changed | After Change | ||||
| Total | 17,097 | - | 17,097 | 100.0 | ||
| 2nd Class General Residential Area | 17,097 | Decrease) 14,284 | 2,813 | 16.5 | ||
| 3rd Class General Residential Area | - | Increase) 4,286 | 4,286 | 25.1 | ||
| Quasi-Residential Area | - | Increase) 9,998 | 9,998 | 58.4 | ||
■ Land Use Zone Decision
(Change)
Reason Report
| Category | Drawing Reference Number | Location | Land Use Zone | Area (㎡) | Floor Area Ratio | Reason for Decision (Change) | |
| Current | Changed | ||||||
| Change | - | Around Jung-dong 266, Haeundae-gu | 2nd Class General Residential Area | 3rd Class General Residential Area | 4,286 | Under 285% | ▪ To enhance mixed land use within the transportation hub area (Jangsan Station) and expand housing supply and encourage planned development by changing between subdivided land use zones. |
| Change | - | Around Jung-dong 193, Haeundae-gu | 2nd Class General Residential Area | Quasi-Residential Area | 9,998 | Under 672% | |
d. Decision Report on Scale and Establishment of Lots and Households Regarding the Urban Management Plan
| Drawing Number | Household Number | Area (㎡) | Lot | Remarks | ||
| Number | Location | Area (㎡) | ||||
| Total | 17,097 | - | - | 17,097 | - | |
| - | A | 14,784 | 1 | Around Jung-dong 193, Haeundae-gu | 14,284 | Apartment |
| - | 2 | Around Jung-dong 265-5, Haeundae-gu | 500 | Sports Facility | ||
| - | - | 2,313 | - | - | 2,313 | Urban Planning Road |
e. Decision Report on Use, Building Coverage Ratio, Floor Area Ratio, Height, etc. for Buildings in the Urban Management Plan
| Drawing Number | Household Number (Lot Number) | Location | Category | Plan Details | |
| - | A-1 | Around Jung-dong 193, Haeundae-gu | Use | Designated Use | ▪ Apartments and ancillary welfare facilities as per Article 2 of the Housing Act. ▪ Public rental housing as per Article 2, Item 1 (a) of the Special Act on Public Housing. ▪ Neighborhood Living Facilities, Sales Facilities, Business Facilities, and Sports Facilities as per Table 1 of the Enforcement Decree of the Building Act. |
| Prohibited Uses | ▪ Uses other than designated uses. | ||||
| Building Coverage Ratio | ▪ Quasi-residential area: 60% or less. ▪ 3rd Class General Residential Area: 50% or less. | ||||
| Floor Area Ratio | ▪ Quasi-residential area: 672% or less. ▪ 3rd Class General Residential Area: 285% or less. | ||||
| Height | ▪ Quasi-residential area: 145m or less. ▪ 3rd Class General Residential Area: 115m or less. | ||||
| Placement | ▪ Refer to district unit plan enforcement guidelines. | ||||
| Form | ▪ Refer to district unit plan enforcement guidelines. | ||||
| Color | ▪ The color of the building facade should maintain unity and harmony as a principle. ▪ Materials and tones that harmonize with the surrounding landscape should be used for building facades. ▪ Building facade colors should be in accordance with the implementation guidelines. | ||||
| Drawing Number | Household Number (Lot Number) | Location | Category | Plan Details | |
| - | A-2 | Around Jung-dong 265-5, Haeundae-gu | Use | Designated Use | ▪ Sports facilities as per the decision of urban and county planning facilities rules. |
| Prohibited Uses | ▪ Uses other than designated uses. | ||||
| Building Coverage Ratio | ▪ 60% or less. | ||||
| Floor Area Ratio | ▪ 220% or less. | ||||
| Height | ▪ 115m or less. | ||||
f. Other Matters Regarding the Urban Management Plan Decision Report
○ Public Space Decision Report
| Drawing Number | Location | Content | Remarks |
| - | A-1 | ▪ Public space: Secured a 5m width at Daero 2-18 and Minor road 1-29 (A = 1,813㎡) |
■ Public Space Decision Reason Report
| Drawing Number | Decision Content | Decision Reason | Remarks |
| - | ▪ Establishment of public space - A = 1,813㎡ | ▪ Provision of a public space 5m wide along Daero 2-18 (Jwadong-ro) and Minor road 1-29 (Haewoondae road) to promote temporary rest for pedestrians and facilitate pleasant passage. |
g. Donation Plan
| Review Criteria | Review Content | Remarks | |
| 3-3-3 | Increase in land value (difference in land prices before and after the urban management plan change) | 25.055 billion KRW | |
| 3-3-4 | Donation Plan (Planning more than 70% rental housing as per Article 17-2 of the Busan Metropolitan City Urban Planning Ordinance) | 42.512 billion KRW | |
■ Estimation of Installation Costs for Public Rental Housing, Roads, and Sports Facilities (3-3-6)
(Unit: Million KRW)
| Category | Cost | Cost Application | Remarks | |||
| Subtotal | Public Rental Housing | Roads | Sports Facilities | |||
| Total | 42.512 | 42.512 | 17.570 | 18.018 | 6.924 | |
| (1) Land Price | 28.734 | 28.734 | 7.215 | 17.694 | 3.825 | |
| (2) Construction Cost | 13.778 | 13.778 | 10.355 | 324 | 3.099 | |
※ Key Acquired Land: Around Jung-dong 193, Haeundae-gu. End.
Classification
Announcement
Institution Classification
City
Agency
Busan Metropolitan City
Announcement Number
No. 2025-1838
Title
Urban Management Plan (Jangsan Station 1 Quasi-Residential Complex District Unit Plan and District Unit Plan) Decision (Draft) Announcement
Date
2025-05-28
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