Abstract

The Remodeling Activation Area system based on the Building Act is designed to promote and induce remodeling by identifying special cases for the mitigation of building regulations. Since 2011, the Seoul Metropolitan Government has designated the Remodeling Activation Area system at Residential Environment Management Project Areas or Urban Regeneration Project Areas for the purpose of promoting existing urban areas and preserving alleys. There are 24 Remodeling Activation Areas as of the end of March, 2018. This study presents a new direction for policies and the systemic improvement of plans so that the Remodeling Activation Area system can be utilized as a practical means of regeneration in old low-rise residential areas.

There are some issues with the Remodeling Activation Area system in low-rise residential areas in Seoul. First, the mitigation of building regulations in the Remodeling Activation Area does not allow for remodeling the physical status and other real conditions of home improvement. The criteria for mitigation and support of building regulations applicable to low-rise residential areas is restricted to the extension of buildings. In reality, the extension of buildings is low due to the physical and economic conditions while home repairs are active. The mitigation of Floor Area Ratio is applicable only to some buildings. There is concern that excessive extension may ruin the residential environment.

Second, it is a matter of the management and operation of the Remodeling Activation Area system. The mitigation of building regulation cannot be universally used, because the procedure of permission and deliberation for remodeling is more difficult than that for a general construction permit. In addition, the municipal government is managing and operating the Remodeling Activation Area poorly.

Third, it lacks the driving force for promoting projects and the necessary associated business systems such as urban regeneration because this system is managed only by the Building Act.

Finally, public support is urgently needed to improve residential environments with the Remodeling Activation Area system for low-rise residential areas. The deterioration of housing is a serious matter, but it is limited to improving the residential environment in such way as to induce individual extension and repairs. It is difficult to push ahead with the housing improvement project because the homeowners are aging and have low incomes. Additionally, it is feared that the rising housing rental costs could reduce the residence stability of low-income tenants.

The plan for improvement of the Remodeling Activation Area system for low-rise residential areas are as follows: First, it redefines the role of the Remodeling Activation Area system for low-rise residential areas. The system for institutional and policy support should be established to activate housing repair, substantial repair and remodeling rather than extension. Second, it should enhance the power of execution of the Remodeling Activation Area system, so it is easier to package with other viable projects and supporting policies and to centrally aid the group project. Third, it makes institutional basis under the Business Act by improving the applicable Act for the Remodeling Activation Area system to be effective. In addition, administrative and field support systems must be prepared to promote and operate the Remodeling Activation Area system and follow-up management. Finally, it is necessary to classify districts for promoting customized plans according to the characteristics of Remodeling Activation Areas and the public support plan will be prepared and customized by these types.

 

 

Contents

01 Introduction

1_Background and Purpose

2_Research Methods

 

02 Review of Related Laws and Policies

1_Review of Related Laws

2_Policy Direction of Remodeling Activation Area System in Seoul

3_Characteristics and Issues of Remodeling Activation Area System

 

03 Current Condition of Remodeling Activation Areas in Low-rise Residential Areas

1_Development Condition and Actual State

2_Housing Improvement Condition

3_Resident Characteristics

4_Issues of Development Condition and Resident Characteristics

 

04 Actual Condition and Possibility of Remodeling Projects

1_Actual Condition of Remodeling Projects

2_Examination of the Possibility of Remodeling Projects

3_Issues of Remodeling Projects

 

05 Improvement of the Remodeling Activation Area System for Low-rise Residential Areas

1_Improvement Tasks

2_Role Establishment of Remodeling Activation Area System for Low-rise Residential Areas

3_Implementation of Projects Customized to Characteristics of Areas

4_Connection with Other Projects and Collective Remodeling Projects for Enhancing the Power of Execution of Remodeling Activation Area System

5_Construction of Support System

6_Improvement of Applicable Law