Residents of Gyeonggi Province First-Generation New Towns Prefer "Apartment Redevelopment with Floor Area Ratio Below 300% and 21-30 Stories"

[Suwon Ilbo=Park No-hun] A survey revealed that 83.8% of residents in Gyeonggi Province's first-generation new towns recognize the need for redevelopment of their residential apartments through reconstruction and remodeling, with residents most preferring a floor area ratio below 300% and 21-30 story heights for reconstruction projects.

The findings are contained in a report titled "Gyeonggi Province Residents Anticipate a New First-Generation New Town" released by the Gyeonggi Research Institute on the 9th.

The report is based on a survey of 500 households from first-generation new towns in Gyeonggi Province—Bundang, Pyeongchon, Sanbon, Ilsan, and Jungang—conducted in March and April.

Gyeonggi Province began first-generation new town projects from the late 1980s, with five towns—Bundang, Pyeongchon, Sanbon, Ilsan, and Jungang—developed between 1991 and 1993.

These new towns have experienced deterioration of buildings as they near 30 years since completion. They have garnered particular attention following the new administration's regional pledge to Gyeonggi Province to "establish comprehensive redevelopment measures for the rebirth of first-generation new towns, including reconstruction and remodeling."

Accordingly, in this survey, 83.8% of new town residents responded that "redevelopment of their residential apartments is necessary."

By new town: Jungang 88.6%, Sanbon 86.7%, Ilsan 84.1%, Pyeongchon 83.8%, and Bundang 80.4%.

Regarding preference for redevelopment project methods, reconstruction (48.4%) ranked higher than remodeling (35.1%) and maintenance/management (16.5%).

However, preferences varied by new town: ▲Ilsan reconstruction 46.3% remodeling 36.8% ▲Sanbon reconstruction 35.4% remodeling 44.6% ▲Jungang reconstruction 38.7% remodeling 43.5% ▲Bundang reconstruction 51.9% remodeling 29.6% ▲Pyeongchon reconstruction 67.7% remodeling 25.8%.

For reasons for preference (multiple responses), residents cited flexible floor plans and complex design (61.6%) and structural stability (51.7%) for reconstruction, and shortened project duration (72.1%) and cost savings/environmental friendliness (71.4%) for remodeling.

When asked about an appropriate implementation timeline, within 5 years was most common at 62.8% (within 2 years 21.2%, within 2-5 years 41.6%). Within 5-10 years accounted for 26.4%, and over 10 years for 10.8%.

Regarding willingness to bear project costs, 72.8% agreed, with an average additional contribution amount (after distribution of general sales revenue) of 128 million won.

For reconstruction floor area ratios, 300% or below was most common at 47.8%, and for number of stories, 21-30 stories was most common at 56.2%.

A significant portion of residents agreed on the need for integrated complex management across complexes (80.3%), national and government support (86.7%), and residential stability measures including circular development and timing adjustment of reconstruction (80.8%), indicating substantial policy demand.

In survey findings regarding current residential conditions, only 19.4% of new town residents expressed satisfaction with the overall environment within their complexes.

The most cited dissatisfaction factors were parking lots (64.2%) and water/sewage line corrosion (55.0%). Complex satisfaction among new town residents was only 26.0%, with primary causes being noise and vibration (64.8%), insulation and weatherproofing (48.6%), and water leaks and mold (45.0%).

Regarding regional improvements needed by new town, Ilsan (56.6%) and Pyeongchon (44.6%) identified enhancing inter-city connectivity, Sanbon (40.0%) and Jungang (47.1%) identified expanding street green spaces, and Bundang (43.5%) identified technology-based city management as most necessary.

Accordingly, the institute proposed redevelopment promotion strategies for first-generation new towns considering low growth, post-COVID era, and accelerated digital transformation: ▲New town redevelopment reflecting future urban development trends ▲Establishing a growth system through reuse of idle spaces and facilities and redevelopment of aging infrastructure ▲Creating work environments enhancing connectivity to outdoor spaces and expanding residential floor area to meet demand for larger homes ▲Expanding efforts for coexistence of technology and humanity and preparing industrial location restructuring shifting from urban to peripheral areas ▲Expanding outdoor public spaces for leisure activities and increasing access to activate community through expanded shared spaces ▲Creating diverse green spaces that can enhance physical and mental health of community residents in crisis situations such as infectious diseases.

Jang Yun-bae, senior research fellow at the Gyeonggi Research Institute, stated: "The Ministry of Land, Infrastructure and Transport should establish basic plans and master plans, while Gyeonggi Province should establish administrative and financial support measures to enable local governments to establish complex plans aligned with development plans."