- 저자
- LEE Sang Hyun (Professor, Myongji University), LEE Sang yun (Professor, Yonsei University), YOUN Oui Sik (President, SULIM Architectural Design Firm)
- 발간호
- 2017-07
Dynamic Equilibrium between Development and Preservation
The general direction of the regeneration of the old city center has been focused on the low density, culture-oriented and the residence-renewal. The ‘low density’ means to keep the population below the current size by employing the low-rise buildings. The ‘culture-oriented’ means to rule out the commercial and/or industrial development by setting up the culture zone which is full of the cultural facilities. The ‘residence-renewal’ aims at improving the residential performance by way of remodelling the residential buildings without the expansion of the residential area. These directions appear persuasive but there is no reason to set aside all the others considerations. On the other hand, we will address an alternative way of regenerating the old city which is focused on the high density, industry-oriented and mixed-use development.
The following are excerpts from the final report of the Jeju Forum 2017.
Chair
-KIM Jong Hwan Director, Korea Environmental Industry & Technology Institute
Presenter
-LEE Sang Hyun Professor, Myongji University
-LEE Sang yun Professor, Yonsei University
-YOUN Oui Sik President, SULIM Architectural Design Firm
Discussant
-LEE Jae Hoon Professor, Dankook University
-KI Jung Hoon Professor, Myongji University
-KIM Young Chul Professor, KAIST
-LEE Yong Ho President, Real Estate Project Managing Company
-JUNG Tae Yong Professor, Konkook University
-Bla? KRI?NIK Assistant Professor, Graduate School of Urban Studies, Hanyang University
-LEE Sang Hyun: The development of an “old city center” assumes the establishment of a new city center. The cities of South Korea have experienced a rapid expansion from the 1960s as industrialization and urbanization combined with an increasing population. At that point, the only means available were either to develop high-density city centers or to build new downtown areas at a suitable distance from the original ones. Prior to the horizontal expansion carried out with the building of new city centers, the redevelopment of old city centers so as to increase density was rarely attempted anywhere outside of the Seoul region. Nearly every city in the provinces opted to respond to expanding spatial demand by building new city centers. As population inflows declined and low growth led to less demand for space, old and new city centers ended up in a competitive relationship in terms of population inflows. As people left the old city centers, their urban competitiveness increasingly weakened. Unlike measures that are introduced to renew old city centers, some will inevitably be abandoned, while the remaining sections will develop into slums.
The way to renew old city centers is to make residential improvements, restore productive activities, and enable the stimulation of leisure and consumption activities. Given the current focus on new city centers in the development of transportation infrastructure, it will not be easy finding ways to upgrade the old centers’ accessibility to workplaces and homes. Under the circumstances, the renewal of old city centers will require us to find the advantages unique to them. Old city centers have a longer history than their newer counterparts, along with the culture that has formed over that time. They also boast non-artificial environments. Like other regional cities, Jeju City has also experienced processes of old city center emergence and decline. The kind of “old city center renewal” being discussed for Jeju in the Jeju Future Vision is not much different from other ideas for the renewal of regional cities. Methods have been suggested for taking advantage of the history, culture, special natural environment of the old Jeju City center, but Jeju also has one thing that sets it apart from other regional cities in terms of the renewal of its old city center: the future addition of special facilities in the form of a new harbor. In other words, a new population inflow may well be possible.
Deciding whether to renew or redevelop the old city center of Jeju will require us to anticipate whether there will be an increase in spatial capacity or a population inflow. The building of the new harbor is a situation where Jeju City can expect a population inflow. It is clear that new residents will arrive, and it is simply a matter of the number of the people arriving once the new harbor is built. But the size of the anticipated population with the construction of the new harbor is not certain. If it is the kind of new harbor that is currently being discussed, it would appear to be something at the level of an old city center renewal. This means old city center of Jeju will need to undergo renewal.
A net population inflow appears possible if old city center of Jeju is developed into a “company research year town.” A company research year town is a town designed to give people opportunities for paid work in a preferred residential area for a certain period of time once they have worked at a company for a particular time period. First of all, with its natural environment, Jeju has the opportunity to be a place where anyone would want to live. There are around 50 million people working at South Korea’s top ten ranked companies and China’s top 30 ranked companies. If we can attract even a portion of them, we would be able to choose the path of redevelopment rather than renewal for old city center of Jeju.
The following is a more detailed explanation about the company research year town proposed for old city center of Jeju. High-rise office blocks would be designed so that people can see each other within the building, allowing them to learn different corporate cultures as they share the Research and Development space and communicate visually. By enabling people to see users of high-rise structures in old city center of Jeju, we would be providing a different first impression of Jeju with the sight of the coast looking down on port. There would be a shopping mall where people could move around by individual means of transport. They would have the opportunity to experience high technology at new product exhibition halls and test beds, and it could be constructed as a space where you can watch people working in and around the courtyard.
In terms of a more detailed architectural plan, the Research and Development wing where people would work would consist of four 50-story buildings with an area of one million pyeong(py)[33,000 m2] each, or four million py, which could accommodate one million people. The commercial wing would measure eight thousands py, or one-fifth the working facilities, and accommodate two thousand people. If you take into account that the residential wing would measure three million py(a 300 percent floor area ratio) and could accommodate one million people, it would be possible to have 1.5 million py of existing residential improvement area and 1.5 million py of area for terrace housing construction by the waterway. The construction is expected to cost around one trillion won, which means a potential GDP of around nine trillion won if you assume one million people working with sales of 900 million won per ICT employee. If you add this to GDP of Jeju in 2015, about nine trillion won including three trillion won in tourism revenues which means we could double that GDP.
-LEE Sang yun: Recovering the urban functions of declining old city center areas will require the courting of new and creative industries. We can discuss the specific program in the plan Professor Lee proposed, the transportation system, and other potential uses in terms of three perspectives. The first concerns the structure of the old city center. Cities on the water have typically developed along a concentric circle structure. There is the symbolism and economic value of the water and the patterns formed by surrounding zones, which means specialization as a central business district, a transitional belt, and residential areas from the inner city to the periphery. At the same time, linear structures develop along river and transportation corridors that spread out radically from the city center to regions on the periphery. We see a trend of residential areas specializing in a kind of fan shape according to social class. There is a multicenter model that takes shape around several centers rather than just one.
The old city center of Jeju exhibits all three characteristics. What I would propose is to analyze these characteristics and develop a format and pattern that takes into account potential mutual gains for different regions.
The second concerns expansions in cultural and other infrastructure and building public transportation and urban pedestrian systems. The city center is close to both the international airport and seaport, which results in numerous connections between them. The airport and seaport function as bases for urban growth that exists in a relationship of competition, and it is in terms of this relationship that we can talk about the success or failure of the city. With this competitive relationship, we are looking to introduce a new program, build a simple yet environmentally friendly transportation system, and increase access to the sea in different ways. This would have a major impact on the structural format and open space system that are being proposed for the old city center.
The third concerns the newly arriving population and the establishment of a mutually complementary relationship with existing residents. The biggest problem with either urban renewal or redevelopment has to do with restoring relationships among residents. This is not a problem easily resolved with proposals concerning the physical environment alone, but we are trying to make it into an issue by proposing certain elements. Some of the things we might be able to do include forming spaces that take advantage of the pedestrian system, encouraging a complex commercial area using sky decks at the front of buildings, coming up with different programs for the rear of the structures that could be spaces for interaction between the local residents and the incoming population, establishing pedestrian priority zones, and developing public programs for connecting the region
-YOUN Oui Sik: Edward Glaeser called human capital the “heart of a successful city.” The external effects of human capital are correlated with education and GDP. Per capita GDP for a metropolitan region increases by 22 percent for every ten percent rise in the percentage of population with a high school diploma or greater. On average, national per capita GDP has risen by over 30 percent for every additional year of education for the total population of the country. In other words, when a regional educational level increases, it brings with it a rise in the income of local residents unrelated to it.
Historically, Jeju was a place of exile where people like Kim Jeong-hui, Kim Chun-taek, Kim Jeong, Kim Sang-heon, Jeong On, and Kim Yun-sik spent time. Scholar-bureaucrats on Jeju devoted their energies to writing, training future scholars, research, and communicating ideas. Recently, tourist courses have been springing up along the so-called “exile routes.” Their knowledge may be seen as another example of the average educational level of Jeju being increased. But there is also the matter of the suffering Jeju residents endured tending to the exiles’ basic needs. If a company research year town is built, we can expect to see the arrival of highly educated researchers. The goal of redeveloping the old city center is an increase in the income for the island as a whole through their interchange, communication, and learning effects with existing Jeju residents. The area around Tapdong Park is relatively dangerous at present. You cannot have an enjoyable city when there are places where danger lurks. We provide the green space and open space that the old city center currently lacks. By offering a space where researchers can interact naturally with Jeju residents, we can a pleasant city with open spaces that preserve the essence of Jeju. If you go up on one of the oreum(volcanic cones) and go into the basin, you can experience how the wind seems to suddenly die away and time seems to have stood still in the silence. We’re providing windless spaces that use the hollowed-out the basic shape of the Jeju oreum. Around that, we offer a commercial square surrounded by exhibition venues, showcases for new products, and restaurants. We also rethe sea at Tapdong to give it back to residents and tourists. We also want to offer a space where informal contact occurs naturally between Jeju residents and researchers from companies in different industries.
-LEE Jae Hoon: Professor Lee Sang Hyun proposed building 50-story towers in the old city center and promoting the industry by bringing in a company research year town as a kind of future venture project. He interpreted the city in terms of supply and demand. He also expanded a bit more on the presentation by talking about how physical and cultural characteristics of Jeju could be reflected in it. Youn Oui Sik spoke in economic terms about how to a new identity for Jeju through the relationships between outside intellectuals and Jeju residents.
While he looked at the issue of building 50-story buildings in the old city center in terms of supply and demand, people are likely to see it as impossible if you look at it in terms of the skyline. There is an example in the past where there was a plan to build a 50 to 60-story hotel in Jeju, and it ended up being reduced to 38 stories. This also resulted in the lower flowers being built in a bulky way to ensure the necessary floor area ratio. A building like that could give off a somewhat oppressive feeling. So I do not think the decision should necessarily be based on the number of stories. Jeju is a city that is blessed in terms of nature, so it is troubling to think about covering up that view with high-rise buildings. That said some degree of accessibility is necessary for the city to develop. If all of the development is concentrated in one place, that could actually be a way of combining development with the preservation needed to protect nature. One approach may be to loosen the building height restrictions in Jeju City and Seogwipo. Personally, I think it would be a good idea not to let it exceed one-tenth the height of Hallasan Mountain, which is 1,950 meters. I think Professor Lee was right with his opinion of cultural regeneration being reflected in redevelopment, and I do hope that happens. In terms of the next part about attracting new industries, what separates Jeju now from how it was before is its development into a tourism city and the way in which tourism and Jeju have developed side by side. In this case, we could have a situation in which the level of tourists could develop the level of Jeju Island. If we can a new urban industry with a knowledge-based future venture business research year town, I think it could also mean new developments of Jeju Identity.
-KI Jung Hoon: I saw it as being a bit different from the recent direction in redevelopment. It is about educating residents and emphasizing economic development over physical development. While the current approach is similar to previous redevelopment, he seems to be proposing a somewhat different approach that includes a symbolic element in terms of cultural identity and environment. Whatever the approach, I think it is good if you can get a lot of people together. I do have doubts about the feasibility of the company research year town, though. Company research years are found at places like universities and research institutes, but there needs to be more consideration as to why the focus is on companies and whether this project is actually feasible. I also think there needs to be an element of symbolism when you have a project that involves the building of ultra-high rise towers. There should be strategy for how it happens concretely, too. I think the company research year town is something that could be expanded to things like university research institutes, in addition to companies. The key to this project is bringing in more people, and I do think that may be possible with the right strategy and promotion.
-KIM Young Chul: Even if Jeju does support a regeneration project for its old city center, there needs to be enough of a driving force to carry it along for several years. We need to consider whether it is possible to have consistent effects from it. We should give some thought to ways of sustaining that space and allowing it to develop through the next generation.
-LEE Yong Ho: What the presenter suggested is quite different from the current approach to urban renewal. The aims stated in the Renewal Promotion Act are first to respond to decline, second to achieve urban renewal in localized areas, and third to provide maintenance and repairs for individual buildings to prevent long-term social costs. What the presenter seemed to be proposing was more redevelopment than renewal. It seems like a proposal that was about enhancing the competitiveness of Jeju as a whole. With other cities and provinces, there is a certain minimum level in terms of scale, and the industrial infrastructure is already there. That is not the case with Jeju Island, and it is likely there is only so much that can be done through an internal rearrangement of things. So I do not think Jeju Island can achieve the kind of doubling of its GDP that the presenter mentioned. Currently, there appear to be a few projects under way in Jeju with national support from the Renewal Promotion Act, but that is not going to be enough in the long term. It needs to be tied together in the long term at the national level with the issue of industry relocation. There is clearly a connection between that vision and the one in this session. With other cities and provinces, there is a certain minimum level in terms of scale, and the industrial infrastructure is already there. That is not the case with Jeju Island, and it is likely there is only so much that can be done through an internal rearrangement of things. So I do not think Jeju Island can achieve the kind of doubling of its GDP that the presenter mentioned. Currently, there appear to be a few projects under way in Jeju with national support from the Renewal Promotion Act, but that is not going to be enough in the long term. It needs to be tied together in the long term at the national level with the issue of industry relocation. There is clearly a connection between that vision and the one in this session. ?
-JUNG Tae Yong: It is important to remember the fact that the population inflow and the tourism industry are not everything. We can take advantage of the external space that arises from concentrated development of old city center of Jeju, creating a pedestrian-centered city with a waterfront. The combination of those three things is, I think, an excellent outcome. But who is this development for? We also need to think about what kind of relationship the one million new arrivals will have with current population of Jeju. You need a strong public aspect for there to be sustainable. It is a very risky strategy if the global recession continues for another ten years and we do not get the population inflow. I’m aware that a lot of efforts are being made in terms of attracting education and business, but there need to be more. There also needs to be social change.
-Bla? KRI?NIK: I spent a year working in Barcelona in the past. Barcelona has a good balance between development and the environment. They have established that balance over the past 20 years, where they continue to sustain the urban renewal, urban development, and social fusion. But there was too much tourism development, and in the mid 2000s, crisis struck. Barcelona gets around eight million tourists, while Seoul gets six million. Barcelona is about six times smaller than Seoul. In terms of scale, Seoul would have over 50 million tourists. In Barcelona, nearly all public spaces are commercialized. It has gotten more and more Airbnb and tourist accommodation, and many of its houses have become part of the tourism market. Because of speculative urban development, there has been a phenomenon of gentrification due to a segmentation as urban development is integrated with the existing city. I cannot say for certain that Jeju Island will see the same negative results as Barcelona, but we must take into account that the risks are definitely there.
Policy Implications
- A net population inflow can be achieved by taking advantage of the unique natural environment of Jeju, which is something not present in most regions located within two hours flying distance from Jeju(e.g., in Korea or China). A more effective approach for Jeju City may be to adopt a course of old city center transformation through urban redevelopment that assumes a net population inflow. - A net population inflow may be produced by developing old city center of Jeju into a company research year town. By establishing advanced Research and Development industry facilities to take advantage of this outstanding workforce and allowing the shopping center supporting these facilities to serve as a meeting point for high-tech industry and its workforce to encounter tourists and Jeju residents, it may be possible to a structure that brings benefits to companies, tourists, and residents alike. - The aforementioned effects may be compounded in Jeju by developing company research year town into a pedestrian city and effectively designing waterfront spaces. ?