Table of Contents
- Busan Deokcheong-dong Long-term Unexecuted Park, Reborn as Private Special Project
- Project Delay and Scale Adjustment, Background of 'Renegotiation' for Strategic Environmental Impact Assessment
- From 'Natural Green Zone' to '2nd Class General Residential Area'... Plan for Non-Park Facilities
- Construction of Apartments with Up to 29 Floors and 366 Units... Considering the View of Gupo Fortress
- Future Procedures: Local Plan and Separate Assessment of Park Facilities
- Deokcheong Neighborhood Park Special Project, Harmonizing Development Prevention and Residential Supply
- Deokcheong Neighborhood Park Special Project Urban Management Plan Decision (Change) (Renegotiation) Strategic Environmental Impact Assessment Draft Report
- Frequently Asked Questions (FAQ)
Busan Deokcheong-dong Long-term Unexecuted Park, Reborn as Private Special Project
Deokcheong Neighborhood Park, located in Deokcheong-dong, Buk-gu, Busan, had been left unexecuted for over 20 years since its designation as an urban planning facility in 1972.
According to the 'Sunset System for Long-term Unexecuted Urban Planning Facilities', which came into effect on July 1, 2020, the likelihood of rampant development increases if the park becomes ineffective. To prevent this, the 'Private Park Development Special Project' has been initiated.
This project proceeds by creating and donating more than 70% of the park site as a park while installing non-park facilities such as residential buildings in less than 30% of the remaining area. This way, regional development and park creation are harmonized.
Currently, a renegotiation for the strategic environmental impact assessment for changing the urban management plan regarding non-park facilities, namely housing construction, is in progress. This process is part of the administrative procedure to transition the existing 'Natural Green Zone' to '2nd Class General Residential Area.'
Project Delay and Scale Adjustment, Background of 'Renegotiation' for Strategic Environmental Impact Assessment
The urban management plan for the 'Deokcheong Neighborhood Park Special Project' was agreed by Nakdong River Basin Environmental Agency on June 9, 2020. However, the project was significantly delayed due to the National Heritage Commission's delayed review and increased compensation costs. Consequently, the viability of the project has weakened, and adjustments to the scale of non-park facilities became necessary.
Importantly, although the agreement was completed, five years have passed without a change in the land use zone announcement. According to the Enforcement Decree of the 'Environmental Impact Assessment Act', if five years pass from the date of notification of the agreement, a 'renegotiation' of the strategic environmental impact assessment becomes necessary. Thus, the current renegotiation of the strategic environmental impact assessment is taking place.
From 'Natural Green Zone' to '2nd Class General Residential Area'... Plan for Non-Park Facilities
The key content of the recently announced change in the urban management plan is the adjustment of the land use zone for the non-park area. This plan applies to the area of approximately 24,097㎡ in Deokcheong-dong, Buk-gu, Busan.
The main content of the plan is to change the land use of the non-park area of 24,097㎡ located east of Deokcheong Neighborhood Park from the existing 'Natural Green Zone' to '2nd Class General Residential Area'. This is a measure for the conversion of land use for housing construction, which is a non-park facility, according to the private park special project, emphasizing the importance of balancing development scale and harmonizing with the park. This decision is expected to improve the living environment for local residents and enhance the connectivity with the park.
Construction of Apartments with Up to 29 Floors and 366 Units... Considering the View of Gupo Fortress
A new district unit plan zone for the Deokcheong Park area will be established on the non-park site of 24,097㎡. According to this plan, 96.4% of the total area, or 23,233㎡, is expected to be used as multi-family housing land, while the remaining 3.6%, or 864㎡, will be designated as public facility land to be used as a road.
This multi-family housing site is expected to consist of 366 residential units in three buildings. The building is designed with three underground floors and 29 above-ground floors, with a building coverage ratio of 10.32% and a floor area ratio of 189.09%. Parking will be planned to accommodate 503 cars, exceeding the legal requirement of 409 spaces.
Particularly important is the placement plan. Close to the site is the cultural asset area of Gupo Fortress. Reflecting this, the plan minimizes the disturbance to the terrain around Gupo Fortress and within the site while taking into consideration the historical significance and the view from the residential buildings, concentrating them on the north side.
Additionally, sufficient distance between residential buildings is secured to establish visual axes for viewing the park and external scenery. The height of the buildings has been planned to a maximum of 29 floors to create a natural skyline, reflecting that nearby apartments are between 29 and 35 floors. These elements focus on harmonizing with the characteristics of the area.
Future Procedures: Local Plan and Separate Assessment of Park Facilities
This renegotiation is being conducted for the purpose of 'land use change'. Once this process is completed, decisions regarding the local plan zone for the housing construction project and related strategic environmental impact assessments and small-scale environmental impact assessments will proceed.
Meanwhile, the urban planning facility project for 'Deokcheong Neighborhood Park' was originally approved for the implementation plan on June 30, 2020, but construction has not commenced within five years. Therefore, there will be a process of 'change negotiation' for the small-scale environmental impact assessment before the implementation plan approval.
Deokcheong Neighborhood Park Special Project, Harmonizing Development Prevention and Residential Supply
The special project for Deokcheong Neighborhood Park focuses on preventing indiscriminate development in response to the sunset system for long-term unexecuted urban parks and maintaining green spaces in urban areas. It also aims to supply housing by utilizing the land for non-park facilities.
The ongoing renegotiation for the strategic environmental impact assessment is considered a crucial administrative procedure as it is necessary due to the adjustments in the plan caused by project delays. It will be monitored whether the housing supply plans for 366 units, which consider the harmony with surrounding scenery such as Gupo Fortress, can proceed smoothly.
Deokcheong Neighborhood Park Special Project Urban Management Plan Decision (Change) (Renegotiation) Strategic Environmental Impact Assessment Draft Report
Chapter 2 Overview of the Basic Development Plan
2.1 Background and Objectives of the Plan
1. Background of the Plan
* Deokcheong Neighborhood Park, the site of this plan, has been a long-term unexecuted facility for over 20 years since its initial decision (December 30, 1972). In order to minimize rampant development due to the ineffectiveness of urban parks following the implementation of the 'Sunset System for Long-term Unexecuted Urban Planning Facilities' (July 1, 2020), the 'Private Park Development Special Project' was promoted.
* In promoting the 'Deokcheong Neighborhood Park Private Park Development Special Project' according to Article 21-2 of the 'Act on Urban Parks, Green Spaces, etc.' (special provisions regarding development activities in urban park sites), a change in land use is required for the construction of non-park facilities (housing construction project approval).
2. Objectives of the Plan
* Sequentially carry out administrative procedures necessary for implementing the 'Deokcheong Neighborhood Park Private Park Development Special Project' in accordance with relevant laws and regulations to facilitate smooth project progress, and to decide to change the land use plan (land use zone) appropriateness to the decided types and scales of non-park facilities.
2.3 Progress and Plans of the Project
December 1972: Initial decision of urban planning facility (Deokcheong Neighborhood Park) (Ministry of Construction and Transportation No. 1972-555)
October 1997: Initial decision of the urban planning facility (Deokcheong Neighborhood Park) park development plan (Busan Metropolitan City’s announcement No. 1997-259)
August 2017: Decision (Change) of the urban planning facility (Deokcheong Neighborhood Park) park development plan (Busan Metropolitan City’s announcement No. 2017-266)
December 2019: Decision (Change) of urban management planning (Facility: Park) and publication of topographic maps (Busan Metropolitan City’s announcement No. 2019-376)
February 2020: Designation of project implementing organization for urban planning facility (Park: Deokcheong Park) (Busan Metropolitan City’s announcement No. 2020-27)
June 8, 2021: Completion of negotiations for the strategic environmental impact assessment for the decision (change) of the urban management plan for the Deokcheong Neighborhood Park special project
June 30, 2022: Approval of the implementation plan for the urban planning facility (Park: Deokcheong Neighborhood Park) (Busan Metropolitan City’s announcement No. 2020-241)
November 2023: Decision (Change) of the urban planning facility (Deokcheong Neighborhood Park) park development plan (Busan Metropolitan City’s announcement No. 2023-406)
December 2024: Approval of the implementation plan (Change) for the urban planning facility (Park: Deokcheong Neighborhood Park) (Busan Metropolitan City’s announcement No. 2024-444)
April 2025: Application for decision (Change) of the urban management plan
June 2026: Approval of the implementation plan (Change) for the urban planning facility (Park: Deokcheong Neighborhood Park) (Busan Metropolitan City’s announcement No. 2025-231)
July 2027: Decision (Change) of the urban management plan (Deokcheong Park Development Plan) and publication of topographic maps (Busan Metropolitan City’s announcement No. 2025-268)
July 23 - August 6, 2028: Disclosure of the determination contents of strategic environmental impact assessment items (for 14 days)
* Busan Metropolitan City website, Environmental Impact Assessment Information Support System (EIASS)
August - September 2025: Public exhibition of draft strategic environmental impact assessment report and collection of opinions from relevant administrative agencies
2.4 Contents of the Plan
1. Overview of the Plan
1. Plan Name
Decision (Change) of the Urban Management Plan for the Deokcheong Neighborhood Park Special Project
2. Scope of the Plan
a) Spatial Scope
* Location: Area of Deokcheong Neighborhood Park, Buk-gu, Busan, San78-5 (refer to
* Area: 24,097㎡
b) Temporal Scope
* Reference Year: 2025
* Target Year: 2030
3. Project Implementer and Plan Establishment Authority
* Project Implementer: IPC Development Co., Ltd.
* Plan Establishment Authority: Busan Metropolitan City
4. Approval and Consultation Authorities
* Approval Authority: Busan Metropolitan City
* Consultation Authority: Nakdong River Basin Environmental Agency
2. Contents of the Plan
1. Decision to Change the Urban Management Plan (Land Use Zone)
* Planning to change the land use zone for non-park areas in accordance with the review and decision of the Busan Metropolitan City’s National Heritage Commission (Monument Division) and Urban Planning Committee.
* Planning to change the land use zone for the non-park area (24,097㎡) on the east side of Deokcheong Neighborhood Park while comprehensively considering harmony with the park and the urban landscape.
* Planning to change the land use zone from natural green zone to 2nd Class General Residential Area to prevent excessive development scale.
