Utilization Plan for the Former Site of Busan Nam High School: A Comprehensive Development Master Plan Capturing the Future of Tourism and Sports Facilities

Table of Contents


Utilization Plan for the Busan Nam High School Site: A Crossroad for Tourism and Sports Facilities

Busan Nam High School

Busan Nam High School, located in Dongsam-dong, Yeongdo-gu, is set to relocate to Myeongji-ro in Gangseo-gu in 2026, drawing attention as the old campus of approximately 34,823 square meters becomes the focus of new development.

The city of Busan is commissioning the 'Comprehensive Development Master Plan for Busan Nam High School' to transform it into a tourism hub, while the Busan Education Office is considering the establishment of a Sports Complex Cultural Center along with the relocation of the Busan Physical Education High School and the Sports Middle School.

These two goals of promoting balanced development in the old downtown and expanding educational and sports infrastructure provide opportunities for mutually beneficial coordination, becoming a crucial element in determining the direction of the Yeongdo Renaissance.






Overview of the Official Review by the City and Education Office

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The city of Busan prefers a stay-type tourism hub connected to major tourism resources such as Taejongdae and the National Maritime Museum. In this regard, the design of workation centers, marine experience facilities, and family-oriented accommodations are under discussion.

Additionally, the education office requests priority placement of public sports facilities to reflect the needs of local students’ mobility and the demand for community sports. This plan aims to consolidate Busan Physical Education High School and the Sports Middle School to form a sports hub in the Yeongdo area. Given that over 90% of the site is owned by the state, further consultation with the Ministry of Strategy and Finance and the Ministry of Education is required for the project. The final results of the service are expected to be announced in the first half of 2026.

The Busan Nam High School site has strengths due to its proximity to Yeongdo District Office, Korea Maritime University, Taejongdae, and the National Maritime Museum, concentrating tourism, education, and marine industries. However, challenges also exist due to the aging infrastructure in the old downtown and the limited time spent by tourists, classifying it as a 'passing island' that needs to be overcome.




Core Tasks of the Master Plan Project and Challenges in Community and Institutional Consultation



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The establishment service will progress through various processes over one year since its initiation. This includes site and tourism environment investigations, development concept establishment, economic and financial feasibility reviews, and the drafting of a business implementation plan.

Adjustments between tourism and sports demands are necessary. Residents have reported a lack of community sports facilities, while the city aims to increase tourist stays. Various funding models, such as private capital attraction (BTL), campus innovation parks, and local investment booster grants, are required to meet these goals.

Furthermore, thorough review of cultural properties and landscape regulations, such as the preservation of Taejongdae scenery and coastal management areas, is essential. Finally, failure to establish a pedestrian network connecting Cheonghak-dong and Bongnae-dong old towns risks creating an 'isolated complex.' It is critical to consider all these elements comprehensively when planning.

Busan Physical Education High School
Personally,
with Busan Physical Education High School, there are sufficient sports facilities for residents since the Yeongdo National Sports Center and indoor gym are located within 600m,
and I hope that tourism promotion facilities will come in to create demand in response to the population decrease in Yeongdo.





Conclusion and Recommendations for AI Utilization

Busan Nam High School

As changes in industrial structure and trends unfold rapidly, the use of public land can change at any time.

The Busan Nam High School site should develop beyond merely serving as a tourist site or sports facility and should evolve into a multi-functional platform that integrates local economy, education, and culture.

This approach will play a crucial role in promoting the development of the local community.

A view where the old red brick building harmonizes with a modern new construction

Recently, using AI deep research, I input the task instructions, resulting in the creation of an AI master plan. Just inputting basic data quickly presented various elements such as status analysis, concepts, and economic viability, which was very impressive.

In the future, it is anticipated that AI will be responsible for drafting service outlines, while experts will review and supplement them. If the National AI Center is established and supports local governments in easily utilizing AI planning and simulation, even small-scale projects can achieve high-efficiency planning at low costs.

It is expected that the public project sector will also improve through collaboration between AI and human experts. This change will provide an opportunity to innovatively transform the way we work.



Busan Nam High School: 5 Junglibuk-ro, Yeongdo-gu, Busan



AI Master Plan Proposal

Perspective of a community park with an infinity pool and rest area that seems to connect with the sea

Using the AI's Deep Research function, I input the task instructions for formulating the comprehensive development master plan for the Busan Nam High School area, and four zones were proposed. This has made the project’s direction and specific plans clearer.



① Marine Wellness & Workation Zone
② Creative & Cultural Hub
③ Lifelong Learning & Community Core
④ Integrated Commercial and Public Realm
Sunset view from a landmark observation tower on a coastal hill

This document is not an official plan but has garnered attention as a result of the AI simulation. This outcome simultaneously considered the profitability, public interest, and cultural renewal of the site. For example, it proposed combining a thalassotherapy center with coworking spaces to attract high-value stay guests, and converting old classrooms into an artist residency to build a model of industrial heritage and cultural startups.

AI, having learned from cases of repurposed closed schools and abandoned industrial facilities overseas, suggested tailored programs appropriate for Yeongdo's context, generating financial estimates automatically. Thus, the AI-generated comprehensive development master plan for the Busan Nam High School area is gathering significant expectations regarding its potential. Related materials can be found below.




Comprehensive Development Master Plan for the Busan Nam High School Area (Virtual)






Chapter 1: Basic Analysis: Current Status of Yeongdo-gu

To successfully establish a master plan in Yeongdo-gu, it is essential to deeply understand the macro context of the area. Currently, Yeongdo-gu is facing significant situations of demographic changes and a paradigm shift in industry, which presents both challenges and new opportunities. The development of the Busan Nam High School site should not only serve as an answer to these local challenges but also play a critical role in revitalizing the broader region, moving beyond simple development.

A strategic approach for local development is needed to create opportunities that illuminate the future of Yeongdo-gu.



1.1 Demographics and Social Profile: An Autonomous District at a Turning Point



The biggest challenge facing Yeongdo-gu is the ongoing population decline and aging phenomenon. The population, which was 113,342 in 2020, has decreased to 106,548 in 2023, and this trend is expected to continue. Compared to nearly 250,000 in the past, the current decline significantly threatens the vibrancy of the local community.

Dongsam-dong is also not free from this population decline. Dongsam 1-dong currently has the largest population in Yeongdo at 27,548, but this is a substantial drop from 41,580 in the past. Dongsam 2-dong and Dongsam 3-dong have smaller populations of 4,992 and 8,475 respectively. Such population decreases lead to the outflow of young people and an increase in the elderly population ratio, which affect the tax base and reduce economic vitality. Additionally, as seen in the case of the relocation of Busan Nam High School, an issue of the school's idleness as a public asset is emerging.

This analysis provides critical lessons in setting the project's direction. Merely providing facilities for existing residents will not fundamentally solve the issues. The project must function as an attractive element capable of attracting new residents, bringing skilled professionals, stay-type tourists, and lifelong learners. Such efforts will contribute to breaking the cycle of population decline and revitalizing the local area.

CategoryYeongdo-gu
Population Growth Rate (2020-2023)Approx. -5.9%
Population Density (persons/km2)7,240.77
Elderly Population Ratio (65 years or older)High (specific figures needed)
Single-Person Household RatioHigh (specific figures needed)
Key Population TrendsOngoing population decline and intensified aging
Table 1.1: Major Population Indicator Trends in Yeongdo District. (Note: Average data for Busan is provided for comparative reference and is not included in the provided materials. The intrinsic changes occurring in Yeongdo reflect its severity.)​​


1.2 Economic and Industrial Structure: From Rust Belt to Marine Innovation Hub

Yeongdo-gu was once home to shipbuilding companies such as HJ Heavy Industries (formerly Hanjin Heavy Industries), known as a center for shipbuilding and repair. However, with the rapid decline of these industries, idle industrial zones like the old Hankook Tire site in Cheonghak-dong emerged, earning Yeongdo the unfortunate title of 'Korea's Rust Belt.'

Nevertheless, Yeongdo's economy is not limited to just declining traditional industries. Dongsam-dong houses numerous public and research institutions related to marine fisheries, leading to the formation of Dongsam Innovation City. This indicates that Yeongdo can play an important hub role in knowledge-based marine new industries, such as marine science technology, marine bio, and polar industries. In other words, Yeongdo possesses a complex economic structure that encompasses both the legacy of traditional heavy industries and forward-looking marine industries.

This economic diversity represents both a significant challenge and an opportunity that the master plan must address. The project site is strategically located to connect these two economic territories. It is necessary to utilize the abundant research and development (R&D) capabilities of Dongsam Innovation City to build 'software' infrastructure that complements the 'hardware.' This should include elements such as collaboration, technological commercialization, public participation, and talent attraction to enrich the industrial ecosystem of Yeongdo.

Ultimately, Yeongdo holds the potential to transition from its past legacy towards new marine industries. To achieve sustainable development in this regard, it is crucial to effectively link regional resources and infrastructure.





1.3 Infrastructure and Accessibility Assessment: Limits and Opportunities of an Island

Due to its island nature, Yeongdo-gu's transport network heavily relies on the two bridges: Yeongdo Bridge and Busan Bridge. The city bus routes are also largely concentrated in the old downtown areas such as Nampo-dong, making it difficult to move to other parts of Busan. These constraints in transportation infrastructure are hindering the influx of external populations and investment attraction.

However, Yeongdo's transportation environment is expected to undergo significant changes. This is due to the ongoing construction of the 'Urban Railroad Yeongdo Line,' one of the key strategies of Busan City and Yeongdo-gu. Although the route and station locations are yet to be determined, the introduction of the urban railroad is expected to serve as an important turning point in alleviating Yeongdo's isolation.

In line with this change, the master plan needs to designate the area around the newly established urban railroad station as the project site and adopt a public transit-oriented high-density mixed development approach. To achieve this, the concept of Transit-Oriented Development (TOD) should be actively utilized. Considering pedestrian flows arising from the urban railroad station, efficient placement of related public spaces and commercial facilities should be planned to ensure easy accessibility for residents, thus enhancing local vitality.

Ultimately, such improvements and developments in transportation infrastructure are likely to have a positive impact on Yeongdo's future and represent an opportunity to increase local value and attractiveness.



1.4 Tourism and Cultural Landscape: Potential of a Rising Hotspot



Despite various structural challenges, Yeongdo-gu is emerging as a new tourist destination. In addition to traditional tourist sites like Taejongdae and the scenic coastal walking paths, the recent rise of the white cliff cultural village has gained attention nationwide and the emergence of cafes boasting original ocean views has drawn visitors from both domestic and international tourism. Especially since the COVID-19 pandemic, the number of foreign tourists in Busan is gradually recovering, and Yeongdo is making efforts to increase stay times by developing various new tourism products, including night tours and theme bus tours.

The site of Busan Nam High School is somewhat distanced from key tourist routes like the white cliff cultural village and Taejongdae. This suggests that this project must transform into an attractive 'destination-type site' to guide visitors inland without relying solely on existing tourist sites. Additionally, a differentiated approach from existing tourist attractions is necessary. It is important not only to appreciate the coastal scenery but also to establish a complementary relationship through a unique theme of 'marine culture and wellness.'

If such changes and developments occur, Yeongdo-gu is expected to establish itself as an even more attractive tourist spot. Tourists will be able to enjoy various cultures and experiences there. Future developments of Yeongdo-gu's tourism resources warrant close attention.




Chapter 2: Analysis of the Project Site and Strategic Connections

This chapter will investigate the physical and legal characteristics of the Busan Nam High School site in detail and integrate this with the city of Busan's urban planning to enhance the feasibility and strategic consistency of the master plan.





2.1 Historical and Physical Characteristics of Busan Nam High School

Busan Nam High School was established in 1955 and is scheduled to operate until 2025, having deep roots in the community with nearly 70 years of history. Since moving to its current location in Dongsam-dong in 1974, it has produced many graduates and plans to fully relocate to Myeongji International New City in Gangseo-gu in 2026. The school site includes various facilities, such as the main building and the 'Hanmulgyul Gymnasium,' and the native species of pine trees and camellias symbolize the identity and resilience of Yeongdo, which is adjacent to the sea.

This site is not merely a plot of land but is an important asset with historical value as an educational institution. The Busan Education Office has set the direction for site utilization as a 'Complex Educational and Cultural Hub,' which can be interpreted as a clear directive to continue this historical legacy. Therefore, the master plan needs to expand 'education' to encompass 21st-century lifelong learning and civic education, while 'culture' should be creatively interpreted by merging with local identity.

In particular, considering the symbolic nature and potential for reuse of the existing structure, the Hanmulgyul Gymnasium should be actively remodeled rather than simply demolished, to maintain historical continuity and reduce construction costs. This approach will play a significant role in bridging the past and the future, providing an opportunity for stronger ties with the community.



2.2 Land Use and Regulatory Framework: Legal Implementation Tools

Essential legal provisions for advancing large-scale mixed development are based on the "National Land Planning and Utilization Act," specifically the "District Unit Plan." This plan targets specific regions to encourage systematic development and comprehensively manage land use, building purposes, building coverage ratios, floor area ratios, and building heights. Through such plans, various public contributions, such as providing public facility sites, can generate incentives to increase the floor area ratio, thus achieving both public interest and project viability.

Currently, the Busan Nam High School site is classified as a 'school facility,' which limits the development of mixed-use commercial and cultural facilities. Moreover, under the "Education Environment Protection Act," it is designated as a 'relative protection zone,' which may impose constraints on the installation of certain facilities.

Therefore, to implement the master plan, procedures must be prioritized to designate the site as a 'district unit planning area.' In this process, the existing 'school facility' designation should be changed to mixed uses, incorporating 'general commercial areas,' 'quasi-residential areas,' and 'cultural and assembly facilities.' Public contribution plans, such as parks, roads, and community facilities, should be clearly presented to secure corresponding floor area ratio incentives.

This approach will become the most critical factor in legally realizing the project’s vision and attracting private investment.





2.3 Connection with the 2040 Busan Urban Master Plan

All development projects must proceed in accordance with the vision and goals of the '2040 Busan Urban Master Plan.' This plan aims to depart from a single center structure towards a multi-nuclei spatial structure centered on '10 cores' to achieve balanced development among regions. Key strategic directions include: ▲ Strengthening the status as a global marine hub city ▲ Actively utilizing coastal and waterfront spaces ▲ Implementing a carbon-neutral health city ▲ Creating a 15-minute living city. Notably, there is a strong emphasis on nurturing the marine R&D cluster and establishing a marine leisure hub.

This master plan should establish itself as a key project to concretely realize the goals of the 2040 plan within the 'central downtown area.' Through the fusion of education, culture, tourism, and wellness functions centered around the theme of the sea, it can support the vision of becoming a 'global marine hub.' Moreover, creating a pedestrian-oriented mixed space that allows for work, residence, leisure, and learning on the site is likely to become a model for realizing the '15-minute city' at the local level.

Clearly establishing strategic coherence with higher-level plans will contribute to providing a logical basis for future administrative support and securing public resources. If this direction is well set, it is expected to positively influence the future urban development of Busan.




Chapter 3: Vision and Core Concept: 'Yeongdo Edu-Cultural Port'



Based on the results of the basic analysis, this project focuses on creating a new hub that will lead the future of Yeongdo-gu. The proposed vision and core concept are as follows.



3.1 Vision Statement

A new cultural hub called 'Yeongdo Edu-Cultural Port' will be established in Yeongdo-gu, Busan. This complex will serve as a nexus where marine-centered lifelong learning, creative industries, and wellness tourism converge, expected to play a crucial role in the rebirth of Yeongdo.

The name 'Yeongdo Edu-Cultural Port' consists of three core values. First, the Edu part inherits the educational legacy of Busan Nam High School and evolves into a platform for lifelong learning accessible to all generations. Second, Culture establishes a space where new cultural and artistic content can be generated based on Yeongdo's maritime identity. Third, the Port reflects Yeongdo's harbor symbolism, acting as a 'destination' and 'port of call' for a diverse range of people and cultures.

These elements will be key in establishing Yeongdo-gu as a culturally rich area.





3.2 Fundamental Principles

All programs and design elements should be closely connected with Yeongdo's maritime, industrial, and cultural identities. This connection can help provide better identity to local residents.

Furthermore, it should generate quality jobs and positively impact the local economy by attracting new investments. This approach will facilitate the economic revitalization of the local community.

Yeongdo residents need a central space that provides high-quality open public spaces and cultural conveniences. Such spaces will enhance community cohesion.

Finally, the principles of green building should be applied, and the design should be sustainable in both financial and operational aspects. This will strengthen the resilience of the community and aid in preparing for the future.



3.3 Strategic Goals

To create a vibrant 24-hour destination, it is crucial to foster a blend of local residents, experts, and tourists from both domestic and international spheres. It is important to create quality jobs in creative industries, tourism, and knowledge-based services. By collaborating with Dongsam Innovation City, we aim to design new tourist attractions that enhance Busan's global marine city brand. This will facilitate the advancement of the regional economy and tourism industry.






Chapter 4: Master Plan: Program and Space Composition

To realize the vision of 'Yeongdo Edu-Cultural Port', a master plan comprising four interconnected zones is proposed. Each zone is established by analyzing exemplary domestic and international cases and is designed to proactively respond to current issues in Yeongdo-gu.



4.1 Marine Wellness & Workation Zone



This area will serve as the core revenue source of the project and is conceived as a space presenting a new lifestyle. It aims to leverage Yeongdo's pristine marine environment by targeting the growing wellness tourism and workation market.

Key facilities include:

First, a boutique wellness hotel will be developed with about 100-150 rooms. This hotel targets high-value wellness tourists and features ocean views and nature-friendly design.

Second, a thalassotherapy center will be designed. Inspired by Germany's 'Kurort' and France's thalassotherapy facilities, it will become a public space offering services such as warm seawater pools, seaweed wraps, and sea mud treatments. The 'Marine Healing Center' in Wando County, Jeollanam-do, is already leading the way in this area.

Third, a workation hub will be established. This will include flexible co-working spaces, meeting rooms, and high-speed internet to enhance convenience for work. Recently, the workation market has grown rapidly in South Korea with the support of businesses and local governments.

The expected effects of this project are considerable. By attracting long-stay tourists with high purchasing power and digital nomads to Yeongdo, it is expected to contribute to resolving the stagnation issues in the local economy.



4.2 Creative & Cultural Hub

A project will be initiated to transform part of the old school building into a space for creative production and exhibition. This process will play a vital role in connecting Yeongdo's industrial heritage and future creativity, and will become an essential space for the establishment of a 'cultural hub.'

Key facilities include the 'Hanmulgyul' multi-purpose hall with diverse functionalities. This venue will be reconfigured to transform into a black box theater and exhibition space capable of hosting large-scale installations, performances, and community events. This is similar to the context where the Zollverein coal mine in Germany successfully transformed an industrial facility into a cultural space.

Following that, the artist residency project involves renovating the old classrooms to create spaces where artists can create and reside. This will support creators in working in a better environment.

Additionally, a digital media lab and makerspace will be established with shared workspaces equipped with 3D printers and laser cutters. This will contribute to the growth of local creators and marine tech startups in Dongsam Innovation City.

Finally, a public gallery will serve as a space for showcasing the works of resident artists and special exhibitions depicting the transformations of Yeongdo. In South Korea examples include the Dangjin Ami Art Museum and Seongnam Dreaming Arts Center, which have successfully transformed closed schools into cultural spaces.

All these projects are expected to creatively preserve the site's historical value while energizing the local cultural and arts ecosystem and providing unique cultural experiences to visitors.





4.3 Lifelong Learning & Community Core

This project will modernly reconstruct the function of an 'education hub' and provide essential facilities needed by the local community. This space will enhance the quality of life for local residents and break down barriers with outsiders.

The first facility will be the Yeongdo Marine Specialized Library. This modern public library will be equipped with extensive materials on marine science, shipbuilding, shipping, and maritime history, open to both the general public and researchers in Dongsam Innovation City.

The second facility will be a Children's Marine Ecology Discovery Center. This will be an experience-oriented science museum for family visitors, sparking interest in the marine environment through play.

The third facility will be a community kitchen and workshop room. This multifunctional space will be utilized by local residents for cooking classes, club activities, and meetings. Japan's 'Art Chiyoda 3331,' which successfully transformed a closed school into a community space, is a great example to follow.

These facilities will create an environment where both local residents and outsiders can come together, ensuring that the project establishes itself as a crucial part of the local community rather than a mere isolated complex.



4.4 Integrated Commercial and Public Realm

To effectively connect the three main zones and ensure the financial stability of the project, there are plans to place distinctive commercial facilities and quality public spaces on the lower floors.

Key facilities will include unique F&B and retail outlets. Restaurants and cafes reflecting fresh seafood from the Yeongdo region and the recently popular specialty coffee culture will be hosted.

Additionally, a plaza and green space will be created in the center, providing an open area for various events and markets, while also serving as a 'public living room' where local residents can comfortably relax.

Finally, safe and pleasant pedestrian paths connecting all facilities will be created, providing a convenient environment to enjoy all activities within the complex without needing a car.

Through this plan, a vibrant and attractive atmosphere will be generated, aiming to secure long-term operational stability for the project through commercial rental revenues.



Project NameOriginal PurposeKey FacilitiesOperational ModelSuccess Factors
Zollverein, GermanyCoalmine and Coke FactoryRühr Museum, Red Dot Design Museum, Performance Venues, Restaurants, Swimming PoolPublic-Private Partnership (Foundation)Maintaining overwhelming scale of industrial heritage while providing modern functions, branding through UNESCO registration
Ami Art Museum, DangjinElementary SchoolContemporary Art Gallery, Café, Outdoor Sculpture ParkPrivateCombining the analog sensibility of a closed school with nature (ivy) to create a unique atmosphere
Marine Healing Center, WandoNew ConstructionSeawater Pool, Mud Therapy Rooms, Seaweed Spa, Meditation FacilitiesPublic (local government)Professional healing programs utilizing clean marine resources, seizing wellness tourism trends
Art Chiyoda 3331, JapanMiddle SchoolGallery, Shared Office, Community Space, CaféPublic-Private CollaborationOpen space configuration that promotes daily interactions between artists and local residents, urban accessibility
Table 4.1: Analysis of Advanced Domestic and International Regeneration Development Projects​​​​



Chapter 5: Implementation and Feasibility Review Framework

To actually implement the vision and master plan, practical execution strategies are required in terms of legal, financial, and governance aspects. These specific strategies are crucial.





5.1 District Unit Plan Strategy

The most critical factor for the legal execution of this project is the establishment of a 'District Unit Plan.' In accordance with Articles 51 and 52 of the "National Land Planning and Utilization Act," as well as the "Busan Metropolitan City District Unit Planning Guidelines," it is proposed that the area including Busan Nam High School be designated as a 'special planning zone.'

Key implementation strategies of this plan include changes in land use. The currently designated 'school facility' use should be transformed into 'general commercial areas' or 'quasi-residential areas' that include hotel, commercial, cultural, and residential functions.

Additionally, securing incentives is vital. As a public contribution plan, specific ideas should be laid out for creating parks and green spaces accounting for 10-15% of the site area and the establishment of public libraries and children's experience centers. Following Busan city's guidelines, building incentives for these public contributions will enhance the viability of commercial facilities (hotels, retail). This is expected to play a significant role in attracting private investors.

CategoryCurrent StatusPlanned ProposalNotes
Land Use TypeSchool Facilities, 2nd Class General Residential Area, etc.Quasi-Residential Areas, Mixed Uses including Cultural and Assembly FacilitiesChanged through District Unit Plan
Public Contribution-- Central Park (over 10% of site area) - Public Library, Children's Experience Center (construction donation)Basis for securing floor area ratio incentives
Standard Floor Area RatioOrdinance StandardsFloor Area Ratio Based on Changed Land UseEx: Quasi-Residential Area 400%
Permissible Floor Area RatioOrdinance StandardsStandard Floor Area Ratio + Incentive Floor Area RatioCalculated per Busan City Guidelines
Table 5.1: District Unit Plan Land Use and Incentive Framework (example)​​​


5.2 Stepwise Development and Implementation Roadmap



Phase 1 (Year 1-2): Planning and Permitting

In the first phase, the master plan will be officially adopted, and the feasibility study will be conducted in depth. Subsequently, the district unit plan will be established, and a notification of decision will be conducted. This includes a process for soliciting and selecting a private operator through a public-private partnership (PPP) model. Finally, permitting for the detailed plan and construction permits will be carried out.

Phase 2 (Year 3-5): Core Facility Construction

In the second phase, site preparation and infrastructure construction will proceed. During this process, key buildings such as the wellness hotel and multi-purpose hall (remodeled gym), and the community core will be constructed.

Phase 3 (From Year 6): Opening and Operation

In the final phase, 'Yeongdo Edu-Cultural Port' will have its grand opening. Afterwards, ongoing program development, marketing, and operational management must be sustained to contribute to the local community.



5.3 Estimated Project Cost and Funding Strategies

The approximate project cost estimate is based on construction cost analysis data for public buildings and private accommodation facilities. Based on 2024-2025, the construction costs for public libraries and exhibition facilities along with the construction costs per square meter for 3-4 star hotels should be reflected in the calculation. For remodeling, costs may reach 95-100% of new construction costs.

CategoryDetailed ItemsEstimated Project CostsFunding Strategy
Total Project Cost (CAPEX)Civil Works/Infrastructures, Construction Costs (Hotel, Cultural, Public Facilities), Design/Supervision Fees, Ancillary Costs-Public Leadership Investment + Private Investment (PF)
Construction CostsWellness Hotel (approximately 150 rooms)-Private
​Creative Cultural Hub (Remodeling)-Public/Private
​Lifelong Learning/Community Core-Public
Annual Operating RevenueHotel Room/Facility Rental, F&B/Retail Leasing, Wellness Center Admission Fees, Program Participation Fees, Rental Fees, etc.--
Annual Operating ExpensesLabor Costs, Facility Maintenance Costs, Marketing Costs, Utilities, Rent (Private→Public), etc.--
Table 5.2: Summary of Preliminary Financial Viability​​​


The funding methods are based on a public-private partnership (PPP) model. The city of Busan and Yeongdo-gu will provide the necessary land and will also make some initial investments in public facilities. The private operator will finance the entire project cost through project financing (PF) and will recover their investment by operating the revenue-generating facilities. Additionally, the private operator will pay rent to the public sector, securing a stable long-term financial income for the public.



5.4 Governance and Partnership Structure

The public sectors of Busan City and Yeongdo-gu will oversee the master plan as landowners and support the administrative procedures such as the district unit plan. They will also supervise the operations of purely public facilities such as libraries.

The private sector will be responsible for funding the project and managing the overall construction and quality control. They will directly operate the revenue-generating facilities, such as hotels, commercial facilities, and wellness centers, and will coordinate the overall marketing and programming of the complex under an integrated brand.

A 'Community Advisory Committee' for the local community will be formed, continuously providing feedback on program planning and the management of public spaces. This committee plays an important role in monitoring and collaborating to ensure the project aligns well with community needs.






Chapter 6: Conclusion: A New Wave for Yeongdo

This master plan is a comprehensive plan that utilizes the closed school site to respond to various regional crises and open up new growth potential. 'Yeongdo Edu-Cultural Port' is not just a construction project; it is a vital strategy that can transform the future of Yeongdo-gu.



6.1 Summary of Transformative Potential

'Yeongdo Edu-Cultural Port' has the potential to drive innovative changes on multiple fronts.

First, it can significantly contribute to changing the demographic structure. This will create new lifestyles and offer quality jobs, attracting outside talent and young people. Furthermore, it can inject fresh vitality into an aging region, providing a turning point to solve the population decline issue.

Secondly, it is expected to have a positive impact on the economic ecosystem. By establishing an 'intermediate ecosystem' to bridge the gap between declining traditional industries and future knowledge-based marine industries, it will support research and development results in Dongsam Innovation City to lead to actual commercialization and entrepreneurship.

Moreover, it has a great chance of establishing itself as a new cultural tourist destination. By providing unique cultural content that enhances Busan’s identity as a marine capital, new reasons for domestic and international tourists to visit will be created, ultimately boosting the city's appeal.

Finally, it can serve as a central role in building a sustainable community. Maintaining the educational legacy of the school into lifelong learning values, it will create high-quality public spaces for communication and enjoyment among residents of diverse generations, thus functioning as a focal point for the community.





6.2 Recommendations for Implementation and Next Steps

Implementing this vision requires immediate and phased actions.

First, in the initial phase (0-6 months), it is necessary to commission an official 'feasibility study and market analysis service' based on this master plan. Additionally, discussions should begin with Busan Metropolitan City's urban planning department regarding the 'designation of the district unit planning area and plan establishment.'

Next, in the short-term phase (6-12 months), it is necessary to draft and announce the Request for Proposal (RFP) for private sector proposals, including specific project conditions and public contribution plans.

In the medium-term phase (12-24 months), partnerships will be established through negotiations with the preferred bidder, launching detailed architectural and implementation design.

The successful development of the Busan Nam High School site will be an important occasion for presenting new possibilities for Yeongdo-gu. Through bold vision and systematic execution, it is hoped that 'Yeongdo Edu-Cultural Port' will serve as a lighthouse guiding the bright future of the region.



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Frequently Asked Questions (FAQ)

Q. What is the plan for the site after the relocation of Busan Nam High School?
After the relocation of Busan Nam High School, a comprehensive development master plan for creating a tourism hub and expanding sports facilities will be promoted.

Busan Nam High School is scheduled to move to Myeongji in 2026, and the former site of approximately 34,823 square meters is being complementary reviewed for the creation of a tourism hub by the city of Busan and for the installation of a Sports Complex Cultural Center by the Busan Education Office. While Busan is exploring development as a stay-type tourism hub utilizing nearby tourism resources like Taejongdae and the National Maritime Museum, the education office is promoting the construction of a sports hub, including the relocation of Busan Physical Education High School and the Sports Middle School to strengthen sports facilities. These plans interlink and adjust each other aiming at balanced development of the old downtown and expansion of educational and sports infrastructure, with the final results of the service expected to be announced in the first half of 2026.

Q. What are the legal and administrative procedures involved in the development of the Busan Nam High School site?
The project will be pursued through the establishment of a district unit plan and land use change, making administrative consultations essential.
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