Table of Contents
- Transition to a Future City, Busan Takes the Lead
- Hwamyung and Geumgok Districts, 21 Areas Designated Including 14 Integrated Reconstruction Sites in 2.71㎢
- Haeundae 1st and 2nd Districts, Promoting Mid-Rise Reconstruction with the 'Green City' Vision
- Concurrent Selection of Leading Areas…A Total of 5,700 Households to be Selected
- Future Plans: Expansion to Phase 2 in Dadae, Manduk, Mora, Gaegum, and Dangam
- Adjustment of Public Contribution Ratio to Legal Minimum...Easing Burden on Residents
- Potential of Mid-Rise Reconstruction of Aging Planned Cities with Increased Floor Area Ratio
- Conclusion: The Era of Mid-Rise Reconstruction, Setting a Precedent for Busan-Type Urban Maintenance
- Frequently Asked Questions (FAQ)
Transition to a Future City, Busan Takes the Lead
Busan City has prepared its first ‘Basic Plan for the Maintenance of Aging Planned Cities’. Public consultation will be conducted from July 9 to 30, focusing on Hwamyung and Geumgok Districts as well as Haeundae 1st and 2nd Districts. Additionally, the application process for leading areas will begin, emphasizing fundamental restructuring of urban spatial configuration and striving to realize a mid- to long-term reconstruction roadmap. This plan is expected to be an important turning point in the urban development of Busan.
Maintenance of aging planned cities is a comprehensive maintenance strategy based on the
Through this plan, Busan City aims to address the decrease in urban functionality and the concentration of aging housing, improve residential environments, and enhance urban vitality.
Hwamyung and Geumgok Districts, 21 Areas Designated Including 14 Integrated Reconstruction Sites in 2.71㎢
Hwamyung and Geumgok Districts are residential areas developed from 1995 to 2002. The vision of this basic plan is set as 'Humane City Embracing Forests and Rivers'. The main objectives of this plan are ▲Specialized local hub development ▲Implementation of a 15-minute city ▲Formation of a green and blue network ▲Establishment of a green transport city.
The base floor area ratio has been adjusted up to an average of 350%, with 340% set for 2nd class general residential areas and 370% for 3rd class general residential areas. Accordingly, a total of 21 special maintenance areas have been designated, including 14 areas eligible for integrated reconstruction. This is expected to further drive regional development.
Special Maintenance Areas of Hwamyung and Geumgok Districts (Draft) – 21 Sites
There are 14 maintenance types in housing complexes, 4 relocation support types, and 3 facility maintenance types. Each type has different characteristics; therefore, caution should be exercised in selection.
| Number | Number of Households | Number of Complexes | Remarks |
| 1 | 2,016 | 2 | Baeksansam Cooperative, Geumgok Jugong 3rd Complex |
| 2 | 1,152 | 2 | Geumgok Flower, Hyupjin Taeyang |
| 3 | 480 | 2 | Yurim 2nd, Yurim 1st |
| 4 | 1,366 | 1 | Geumgok Jugong 8th, 9th Complex |
| 5 | 1,217 | 2 | Geumgok Jugong 5th, 6th Complex |
| 6 | 2,014 | 3 | Baeksan Riverside Town, Gyeongnam Honors Ville, Hwamyung Green |
| 7 | 2,729 | 3 | Hwamyung River Villa 2nd, Hwamyung Terrance, Hwamyung Hanil Yun & I |
| 8 | 2,460 | 4 | Hwamyung Green 1st & 2nd, Hwamyung Koh Yong, Green Forest |
| 9 | 2,939 | 2 | Hwamyung Dongbu Daewoo Apartment, Daewoo Ean |
| 10 | 1,047 | 2 | Samhwan Hill Park, Hyundai 1st |
| 11 | 1,099 | 3 | Hwamyung Yurim, Daewoo Prugio, Hwamyung Green Hill |
| 12 | 2,624 | 2 | Koh Yong Haneul Chae 1st & 2nd |
| 13 | 2,638 | 2 | Hyundai 2nd, Daelim Sanyong Riverside Town |
| 14 | 1,780 | 1 | Sujeong Riverside Town |
| Total | 25,561 | 31 |
Relocation Support Type (4 Sites)
| Number | Number of Households | Number of Complexes | Remarks |
| A | 1,099 | 1 | Geumgok Jugong 1st Complex |
| B | 1,460 | 1 | Geumgok Jugong 2nd Complex |
| C | 802 | 1 | Geumgok Jugong 7th Complex |
| D | 1,937 | 1 | Geumgok Jugong 4th Complex |
| Total | 5,298 | 4 |
Facility Maintenance Type (3 Sites)
| Number | Area (㎡) | Plan | Remarks |
| 15 | 1,020 | 3 Parking Lots | Public Development Promotion |
| 16 | 14,771 | 1 Plaza | (Urban Planning Facility Project, etc.) |
| 17 | 18,950 | 1 Public Office |
Haeundae 1st and 2nd Districts, Promoting Mid-Rise Reconstruction with the 'Green City' Vision
The Haeundae 1st and 2nd districts include the Jangsan New Town completed in 1997 and the Jwadong area. Based on the vision of ‘Haeundae Green City, Opening a New Future City with Residents’, the goals are ▲ Sustainable and integrated urban development ▲ Busan-style 15-minute city ▲ Resilient city ▲ Smart mobility city.
This area is designated as a 2nd class general residential area, with a basic floor area ratio of 360% for apartments and 210% for town houses. Additionally, a total of 17 areas, including 13 integrated reconstruction targets, have been designated as special maintenance areas, heightening the potential for future development.
Special Maintenance Areas of Haeundae 1st and 2nd Districts (Draft) – 17 Sites
There are 13 housing complex maintenance types, 1 relocation support type, and 3 facility maintenance types.
| Zone Number | Number of Households | Number of Complexes | Remarks |
| 1 | 1,346 | 3 | Gyeongnam Honors Ville, Daelim 3rd, Lotte 2nd |
| 2 | 4,694 | 3 | Doosan 1st, LG, Daelim 1st |
| 3 | 3,713 | 5 | Samsung, LIG Construction, Dongbu, Lotte 4th, Dongshin |
| 4 | 1,727 | 2 | LH Central Park, Sejong Park |
| 5 | 1,922 | 2 | Daedong Town, Daelim 2nd |
| 6 | 1,762 | 2 | Lotte 3rd, Gunyoung 2nd |
| 7 | 260 | 3 | Dongwon Duke Village (1~3) |
| 8 | 2,254 | 4 | Shinseong, Daechang, Koh Yong, Hanil |
| 9 | 1,348 | 2 | Daewon, Hwamyung Town |
| 10 | 1,978 | 3 | Hanra, Byeoksan 1st, Doosan 2nd |
| 11 | 2,072 | 2 | Daewoo 2nd, Byeoksan 2nd |
| 12 | 1,809 | 2 | Daewoo 1st, I-Park Hyundai |
| 13 | 3,947 | 4 | Yeongnam, Gyeongnam Seonggyeong, SKVIEW, Samhwan |
| Total | 28,832 | 37 | - |
Facility Maintenance Type (3 Sites)
| Zone Number | Area (㎡) | Urban Planning Facility Decision Status | Land Use Status | Usage Area Status | Owner |
| 14 | 3,383 | Parking Lot | Parking Lot (87 cars) | Central Commercial Area | Public Land (Busan City) |
| 15 | 3,693 | Parking Lot | Parking Lot (104 cars) | Central Commercial Area | Public Land (Busan City) |
| 16 | 5,501 | Youth Training Facility | Tennis Court | 2nd Class General Residential Area | Public Land (Busan City) |
Relocation Support Type (1 Site)
| Zone Number | Number of Households | Number of Complexes | Remarks |
| 17 | 420 | 1 | Haeundae Jugong Apartment |
Concurrent Selection of Leading Areas…A Total of 5,700 Households to be Selected
Along with this public consultation, the application process for leading areas begins. It includes a total of 5,700 housing units, 2,500 from Hwamyung and Geumgok areas and 3,200 from Haeundae area. Applications will be accepted from October 13 for 5 days, with final selection results announced in December.
Selection criteria include resident participation, urgency of maintenance, and the ripple effects of project promotion. Selected complexes will prioritize the establishment of maintenance plans to expedite the project.
Future Plans: Expansion to Phase 2 in Dadae, Manduk, Mora, Gaegum, and Dangam
Busan City plans to establish a Phase 2 basic plan for the maintenance of aging planned cities in July, covering the areas of Dadae, Manduk, Mora, Gaegum, and Dangam. These areas are aging land development zones with an area of over 1 million square meters, and tailored maintenance plans will be made.
Furthermore, the city will operate an expert advisory group and actively gather citizens' opinions through a 'Visiting Future City Support Center'. This aims to promote a transparent and fair maintenance project.
Adjustment of Public Contribution Ratio to Legal Minimum...Easing Burden on Residents
To alleviate the economic burden on residents, Busan City enacted the 'Ordinance on the Maintenance and Support of Aging Planned Cities' in May. Under this ordinance, the public contribution ratio has been divided into two intervals. The first interval, below the basic floor area ratio, is set at 10%, and the second interval, for the excess, is set at 41%.
This adjustment is determined to be at the minimum level within the legally permissible range and is expected to increase the success potential of projects and enhance the acceptance of residents.
Previously, in a posting regarding the Special Act on the Maintenance and Support of Aging Planned Cities, it was anticipated that the public contribution ratio would be set quite high. However, the 10% set in Busan City's ordinance indicates significant support at the city level, which is expected to positively impact residents.
Potential of Mid-Rise Reconstruction of Aging Planned Cities with Increased Floor Area Ratio
The most significant aspect of the Basic Plan for the Maintenance of Aging Planned Cities announced by Busan City is the increase in floor area ratio. This aims to secure the profitability of the projects.
For instance, let’s examine the Hwamyung Apartment situated in an excellent location within Haeundae Green City. This apartment currently comprises 896 units, with an existing floor area ratio of 260%. However, if it’s assumed that, through the special maintenance plan, the floor area ratio is increased to 360%, the increased 100% points in floor area ratio would represent an approximate 38.5% increase in construction capacity compared to the existing number of units. Based on this calculation, it indicates that a total of 345 additional units can be built.
According to Busan City’s ordinance, subtracting about 35 units for the public contribution portion, it is predicted that approximately 310 units can ultimately be sold to the general public. This ordinance minimizes the public contribution ratio, and if the sale of these 310 units to the general public is successful, it will substantially help reduce the burden on the existing 896 unit members. Therefore, the success of this sale is key to the success of the mid-rise reconstruction project.
Conclusion: The Era of Mid-Rise Reconstruction, Setting a Precedent for Busan-Type Urban Maintenance
This basic plan (draft) encompasses a future-oriented vision aimed at improving the structure and functionality of the city as well as the quality of life, surpassing merely the reconstruction of aging apartments. Through this plan, Busan has a high probability of simultaneously achieving three objectives: restoring the functionality of planned cities, revitalizing urban vitality, and improving residential environments.
In particular, this plan is gaining attention as a new refurbishment model that breaks away from the existing high-rise centered business approach by establishing the foundation for mid-rise reconstruction. This change is expected to be even more effective when supported by active participation and collaboration from citizens. This plan will serve as an important milestone illuminating Busan's future.
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Frequently Asked Questions (FAQ)
Q. What are the main objectives of the Basic Plan for the Maintenance of Aging Planned Cities announced by Busan City?
The objectives are the maintenance of aging housing and improvement of residential environments, along with enhancing urban vitality.
Busan City aims to resolve the decline in urban functionality and issues with the concentration of aging housing through the maintenance of aging planned cities. It seeks to improve residential environments and generally boost urban vitality, fostering sustainable development in Busan. To achieve this, various projects are being implemented including integrated reconstruction, increased floor area ratios, and the establishment of green transport cities.
Q. What is the vision and main content of the maintenance of the Hwamyung and Geumgok Districts?
'A Humane City Embracing Forests and Rivers' aiming for a 15-minute city and green network.
The Hwamyung and Geumgok Districts were developed between 1995 and 2002, and this plan sets the vision of 'A Humane City Embracing Forests and Rivers'. The main objectives are specialized local hub development, implementation of a 15-minute city, establishment of a green and blue network, and creation of a green transport city. Improvements to the residential environment and urban functions are being pursued through average floor area ratio increases of 350% and the designation of 21 special maintenance areas.
Q. What are the maintenance plans and floor area ratio standards for the Haeundae 1st and 2nd Districts?
Under the Green City vision, the floor area ratio of 360% is applied as a 2nd class general residential area.
The Haeundae 1st and 2nd Districts encompass the Jangsan New Town completed in 1997 and the Jwadong area, and are aimed at sustaining an integrated city and a Busan-style 15-minute city through the 'Haeundae Green City' vision. The floor area ratio for apartments is 360% while it is 210% for townhouses, with a total of 17 sites designated as special maintenance areas promoting mid-rise reconstruction and urban regeneration.
Q. How is the application process for leading areas conducted and what are the main selection criteria?
The application process is conducted through a public solicitation for a total of 5,700 housing units in Hwamyung, Geumgok, and Haeundae districts.
The application process for leading areas will open on October 13 and lasts for 5 days, with results announced in December. It includes 2,500 housing units from the Hwamyung and Geumgok areas and 3,200 units from Haeundae. The criteria for selection are resident participation, urgency of maintenance, and the ripple effects of project promotion. Selected complexes will prioritize the establishment of maintenance plans to expedite the projects.
Q. What does the adjustment of Busan City's public contribution ratio signify?
It lowers the public contribution to the legal minimum, easing the burden on residents.
Busan City has enacted an ordinance establishing the public contribution ratio at 10% below the basic floor area ratio and 41% for the excess. This is set at the minimum level within the legal limits, thereby enhancing the economic viability of the projects and improving residents' acceptance. Consequently, it is anticipated that the residents’ burden will be reduced, facilitating the advancement of maintenance projects for aging planned cities.
