Table of Contents
Announcement of the Decision on the Gwaebeop 1 District Redevelopment Project Maintenance Plan and Designation of Maintenance Area
- Area of Gwaebeop-dong, Sasang-gu, 275-2
The ‘Gwaebeop 1 Redevelopment Project’ in Gwaebeop-dong, Sasang-gu, Busan will officially commence following the finalization of its maintenance plan and designation of a maintenance area on May 28, 2025. The target area for this project is 119,124.2 m² (approximately 36,035 pyung), and a large-scale apartment complex of about 3,000 housing units is expected to be developed.
Currently, there are about 850 landowners in the area, and once redevelopment occurs, commercial facilities, religious facilities, a complex cultural center, public offices, and parks are planned to be harmoniously arranged alongside multi-family housing. The introduction of these diverse facilities is expected to enhance the living environment in the area.
This maintenance plan has been established as a mixed area of general residential area type 3 and general commercial area. The basic floor area ratio is 270%, with an additional 9% for special maintenance zone additions, and a maximum of 299% is permitted with public contribution incentives.
The development site for multi-family housing is limited to a building coverage ratio of 50% or less, and a maximum height of 130m is established, allowing for a high-rise skyline. This plan is expected to positively impact regional development.
The development in this area is currently facing challenges. Despite having posted about the Gwaebeop 1 district multiple times, conflicts with local housing cooperatives are unavoidable. Such disputes are likely to have a negative impact on the development process.
Currently, severe conflicts have arisen between two committees in the Gwaebeop-dong area. The 'Gwaebeop 1 Redevelopment Maintenance Project Preparation Committee' and the 'Sasang Station Gwaebeop-dong Local Housing Cooperative Promotion Committee' are at the center of this conflict. The local housing promotion committee began recruiting members under the Housing Act about three years ago, but the subsequently established redevelopment promotion committee is seeking to designate a maintenance area under the Urban Maintenance Act, thus conflict is unavoidable.
On May 21, there was a change in the member recruitment announcement from the Sasang Station Gwaebeop-dong housing cooperative, and the project continues to progress. This situation significantly impacts local residents, and the differences in positions of each committee may lead to critical outcomes for future maintenance projects.
Allegations of preferential treatment have surfaced as it was revealed that the vice president of the urban maintenance company had previously served as the head of the Busan City Urban Maintenance Department. In relation to this, the landowner housing promotion committee claims that the Sasang District Office is providing administrative convenience that favors the redevelopment side.
In response, they are protesting through various means such as gatherings, banner demonstrations, and reporting public officials. In contrast, the Sasang District Office asserts that all administrative processes have been conducted fairly and that there has been no biased administration favoring any party. This conflict further highlights the controversies surrounding the transparency and fairness of the redevelopment project.
According to the Urban Maintenance Act, local housing cooperatives cannot recruit new members in designated maintenance areas. This forces existing cooperatives to go through dissolution procedures. As a result of this change, the landowner housing representatives express deep concerns about potential legal and financial losses stemming from the dissolution of cooperatives.
In the past, cases like Daegu's Jungdong 5 District and Udong 7 District have seen delays or refusals in the designation of maintenance areas due to conflicts with local housing cooperatives. This situation could potentially lead to lawsuits in the worst-case scenario. Such issues could have serious implications for the management of local housing cooperatives.
With the designation of the maintenance area for Gwaebeop 1 District redevelopment, the selection of an construction company and the establishment of a cooperative will be actively pursued. As a result, competition among large construction companies aiming for a brand large-scale complex of 3,000 housing units is expected to intensify.
Anticipated benefits include improvements in urban scenery through the maintenance of aged residential areas, along with enhanced complex commercial and cultural functions. Additionally, significant enhancements in transportation infrastructure are also expected. These changes will lay the foundation for Sasang-gu to grow into a major residential area.
As the area has been designated, I hope that construction and completion will proceed smoothly.
Public Notice No. 2025-204 of Busan Metropolitan City
Announcement of the Decision on the Gwaebeop 1 Redevelopment Project Maintenance Plan and Designation of Maintenance Area
1. Regarding the maintenance area of the Gwaebeop 1 redevelopment project at Gwaebeop-dong, 275-2, in Sasang-gu, Busan Metropolitan City, the decision on the maintenance plan and designation of the maintenance area is announced in accordance with Article 16 of the Urban and Residential Environment Improvement Act, and the topographic map is announced in accordance with Article 8 of the Basic Land Use Regulation Act and Article 7 of its enforcement decree.
2. Related documents (land use "[http://www.eum.go.kr”](http://www.eum.go.kr”) available for review) are available at the Busan Metropolitan City Urban Maintenance Division (☎051-888-4232) and the Sasang District Architecture Department (☎051-310-4494) for public viewing.
May 28, 2025
The Mayor of Busan Metropolitan City
I. Designation of the Maintenance Area and Decision on the Maintenance Plan
1. Redevelopment Project Maintenance Area Designation Document
| Designation Type | Project Classification | Area Name | Location | Area (m²) |
| New | Redevelopment Project | Gwaebeop 1 Redevelopment Project Maintenance Area | Area of Gwaebeop 275-2, Sasang-gu, Busan Metropolitan City | 126,807.3 |
2. Redevelopment Project Maintenance Plan
○ Land Use Plan
| Category | Name | Area (m²) | Ratio (%) |
| Urban Management Plan Land Use Region | Total | 126,807.3 | 100.0 |
| | General Commercial Area | 15,113.0 | 11.9 |
| | General Residential Area Type 3 | 111,694.3 | 88.1 |
| Urban Management Plan Land Use District | Fire Protection Area | 15,113.0 | 11.9 |
| Total | 126,807.3 | 100.0 | |
○ Housing Site and Maintenance Infrastructure (Urban Planning Facilities)
| Category | Name | Area (m²) | Ratio (%) | Remarks |
| [Housing Site] | Total | 81,111.0 | 64.0 | |
| Multi-family Housing Site | 73,506.0 | 58.0 | Neighborhood living facilities and business facilities | |
| Commercial Site 1 | 2,437.0 | 1.9 | Neighborhood living facilities and business facilities | |
| Commercial Site 2 | 1,788.0 | 1.4 | Neighborhood living facilities and business facilities | |
| Religious Site 1 | 1,739.0 | 1.4 | ||
| Religious Site 2 | 1,641.0 | 1.3 | ||
| [Maintenance Infrastructure] | Total | 45,696.3 | 36.0 | |
| Road | 32,352.3 | 25.5 | ||
| Parking Lot | 1,000.0 | 0.8 | ||
| Linear Park | 5,694.0 | 4.5 | ||
| Buffer Greenery | 3,950.0 | 3.1 | ||
| Public Office | 700.0 | 0.5 | Police Station | |
| Cultural Facility | 2,000.0 | 1.6 | Complex Cultural Center |
○ Plans for Area and District Changes
| Category | Area (m²) | After Change | Ratio (%) | Remarks |
| Total | 126,807.3 | 126,807.3 | 100.0 | - |
| General Commercial Area | 15,113.0 | 15,113.0 | 11.9 | Fire Protection Area |
| General Residential Area Type 3 | 111,694.3 | 111,694.3 | 88.1 | - |
○ Estimated Shares and Calculation Basis for Landowners
| Estimated Amount for Total Interests | Estimated Total Project Cost | Estimated Total Asset Value | Estimated Proportional Rate |
| 1,293,283,941,000 KRW | 901,329,019,000 KRW | 357,629,850,000 KRW | 109.6% |
Calculation Basis
· Estimated Total Asset Value = Sum of estimated total assets per landowner
· Estimated Proportional Rate = (Estimated Amount for Total Interests - Estimated Total Project Cost)/Estimated Total Asset Value
· Share for landowners = Subscription Price for Members - Right Value
※ The estimated total asset value and calculated development contribution amount may vary according to future management and disposal plans
○ Plans regarding the primary use, building coverage ratio, floor area ratio, and height of buildings
| Area Division | Name | Area (m²) | Location | Primary Use | Building Coverage Ratio (%) | Floor Area Ratio (%) | Height (m) |
| Gwaebeop 1 Redevelopment Project Maintenance Area | A-1 | 73,506.0 | Area of Gwaebeop-dong 275-2 | Multi-family Housing and Auxiliary Facilities | 50% or less | 295% or less | 130m or less |
| A-3 | 2,000.0 | Area of Gwaebeop-dong 537-3 | Cultural Facility | 50% or less | 279% or less | 20m or less | Complex Cultural Center |
| A-4 | 700.0 | Area of Gwaebeop-dong 538-10 | Public Office | 50% or less | 279% or less | 20m or less | Police Station |
| A-5 | 1,641.0 | Area of Gwaebeop-dong 244-23 | Religious Facility | 50% or less | 299% or less | 30m or less | Type 2 Religious |
| B-1 | 1,788.0 | Area of Gwaebeop-dong 264-8 | Neighborhood Living and Business Facilities | 60% or less | 365% or less | 30m or less | Commercial Type 1 |
| B-2 | 1,000.0 | Area of Gwaebeop-dong 264-4 | Outdoor Parking Lot and Rest Facilities | 90% or less | 475% or less | 45m or less | Parking Lot |
| B-3 | 1,739.0 | Area of Gwaebeop-dong 266-13 | Religious Facility | 50% or less | 580% or less | 25m or less | Type 1 Religious |
| C-1 | 2,437.0 | Area of Gwaebeop-dong 833-9 | Neighborhood Living and Business Facilities | 60% or less | 629% or less | 45m or less | Commercial Type 1 |
○ Scale and Construction Ratio of Housing
· More than 40% of the total number of housing units to be built must be constructed below 85 m²
○ Matters Regarding the Construction of Rental Housing
· At least 10% of the total number of housing units to be constructed must be built as rental housing
· If the total number of rental housing units is more than 30% or exceeds 5% of the total number of housing units to be constructed → must be built as rental housing with a living area of 40 m² or less
○ Application of Floor Area Ratio Relaxation Standards
· Relaxation of Floor Area Ratio
▸ Incentive for Providing Public Facility Land: 20% applied
▸ Incentive = [1.5×(8,926.0 m² / 81,111.0 m²)]×300% = 49.52%
※ Public interest factor incentives are applicable only up to a maximum of 20%
· Permitted Floor Area Ratio: 299% or less (270% + 9% + 20%) = 299%
· Planned Floor Area Ratio: 295% or less
※ For location numbers B-1 and C-1, according to Article 49-4 of the Busan Metropolitan City Urban Planning Ordinance, a building with a non-combustible structure for major structural parts and external walls in a general commercial area within the fire protection district applies a building coverage ratio of 80% or less.
Category
Announcement
Agency Classification
City
Institution
Busan Metropolitan City
Notice Number
No. 2025-204
Title
Announcement of the Decision on the Gwaebeop 1 Redevelopment Project Maintenance Plan and Designation of Maintenance Area
Date
2025-05-28
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