공공-민간 합동 PF사업의 공모 기준 개선 방안에 관한 연구

공공·민간 합동 PF사업의 공모 기준 개선방안을 연구했다.

Korea Land Corporation has constructed new towns and supplied voluminous residences since Residential Site Development Law was established in 1980. In Residential Site Development Work, it was separated commercial and business sites into small plots and sold by a competitive bid. It caused that many different sorts of commercial buildings were jumbled up which were even built before inhabitants had fit to live in to ensure certain demand. Therefore it appeared to be growing stronger that time interval. Project Financing Business introduced a new system to tide over these difficulties in commercial building development in residential site. Yong-in Jook-jeon Station Project was the first one.

It was put into forced by the induction of private capital to supply inhabitants with commercial buildings on the fringe of Yong-in Jook-jeon station in time. Public-Private Partnership Project Business is the new financial technique from the Currency Crisis upward in 1997, which may maximize many advantages and hedge the risks between Public sector and Private sector. It is the new system that can share the public weal and profitability. It enacted various Laws in a related Project Financing Business with market expansion and positioned the main system of the real estate development.

Public-Private Partnership Project Business is offered for public subscription 50 cases and amount to 100 trillion won until the first half of 2009. On the other hand, it shows lack of qualitative growth as compared with dramatic quantitative growth. Because of the nature of the works which would take long time, they were planned continuously with lack of deeds. And It came out of cases in disregard of end user by shortsighted development. The early days of Korea Land Corporation-centered operation, it has gone on increasing in participation of public institution to 23.

The scale of individual project expenses reached from 100 billion won to 28 trillion won, it is on the increase as well as small-scale projects go on. The sites have expanded to the whole country from the national capital region. The early days of major construction company-centered participate, public institution lifted Financial Investors and minor enterprises to take part in. The guidebook for public subscription has been a primary role in Public-Private Partnership Project Financing Business, it show the way to private enterprisers about the project. The Public institutions have utilized the guidebooks to collect change of the market and lead them for the better.

But some public institutions couldn't reflect the peculiarities of each project because they sticked to existing guidebooks of the others. Public institutions keep on trying to improve them. In spite of that, the attempt had many faults and some of them distorted intention. The past guidebooks generally have insufficient subscription period. It caused difficulties in devising business plan in subscription period and reviewing as well as changing since private enterpriser was appointed. Public-Private Partnership Project Financing Business needs consideration as well as sincerity each other.

The guidebooks for public subscription keep on modification and making up for the weak points, but it brings positive effects with seamy side which might be unexpected. To develop PF Business, first of all, public institutions must change their senses and the parties concerned have to convert a point of view. Public institutions have to procure private enterprisers sufficient period for creative business plan, and assure them presenting concrete and objective standard. And they had better lead to raise sound resource which is the proper aim of the PF Business. Moreover, they had better need to foster the flexibility for confronting various risks during project period.

Public institutions should clearly establish their course for not to be be got to shake their first mission which is the pursuit of public interests and lead private enterprisers in the long-range outlook. And they should avoid posture in chase of their returns up to now and observe the reason why were originally founded. We can promote a long-range growth of Public-Private Partnership Project Financing Business when Public sector and Private sector would get harmony of public interests and gains in cooperation. Global business recently shows some signs of recovery and the government continues supply policies and economic stimulus policies.

So PF Business will extend its range to diverse project for urban renewal and balanced national development. As the PF business market might be reorganized by local autonomous entities, it will be done characteristic development which is satisfied with local conditions and own peculiarities. 1980년 택지개발촉진법 제정 이후 한국토지공사는 택지개발사업을 통해 수도권을 중심으로 신도시를 조성하고 대량의 주택을 공급하기 시작하였다. 이러한 택지개발사업에서 상업·업무용지를 분할하여 입찰을 통해 민간에 매각하였는데 이로 인해 소규모 상업시설들이 난립하고, 이조차도 수요 확보를 위해 주민 입주 후 개발되어 주민 입주시기와 편익시설의 입점시기 간의 괴리로 인한 불편이 큰 문제점으로 대두되었다. 이러한 택지개발사업의 문제점을 극복하기 위하여 택지지구 내 상업시설 개발에 PF사업방식이 최초로 도입되었는데 이것이 바로 용인죽전 특별계획구역 역세권 개발사업이었다.

민간사업자 유치를 통해 자금을 조달하여, 용인 죽전택지개발지구 내 죽전복합역사를 중심으로 한 역세권의 상업·업무시설을 주민 입주시기에 맞추어 공급하기 위해 도입하게 된 것이다. 공공-민간 합동 PF사업은 1997년 외환위기 이후 등장한 새로운 부동산금융기법으로, 기존 사업방식의 한계점을 극복하고 공공부문과 민간부문의 상호간의 장점을 극대화하고 위험요인을 분산하는 시너지효과를 통해 공공성과 사업성을 공유할 수 있는 새로운 사업방식이다. 2001년 택지개발촉진법 개정을 시작으로 PF사업과 관련한 다양한 근거법률이 정비되었고 부동산 시장 확대와 함께 국내 대형 부동산 개발사업의 주요 사업방식으로 자리잡게 되었다. 공공-민간 합동 PF사업은 2001년 1건을 시작으로 2009년 상반기까지 총 50건의 사업이 공모되고 총사업비의 규모가 100조원에 달하고 있다. 그러나 지난 9년간 시장 규모면에서는 이와 같이 비약적인 성장을 이루었으나 그에 비해 질적 성장은 다소 부족했던 것이 사실이다. 장기간이 소요되는 사업의 특성상 실행 경험이 일천한 상태에서 계속해서 신규 사업이 기획되었고, 수익성에 치우친 근시안적 개발로 실수요자들로부터 외면받는 사례가 발생하기도 하였다. 초기 한국토지공사 위주로 시행되었던 PF사업은 2009년 상반기까지 참여 발주기관이 23개로 증가하였다.

개별 사업비 규모는 최저 1000억원에서 최고 28조원으로, 사업비 규모 증가가 점차 가속화됨과 동시에 소규모 사업도 계속되고 있다. 공모 대상지역은 초기에는 수도권 위주로 공모되었으나 점차 전국으로 확대되었다. 또한 초기 대기업 건설사 주도로 이루어졌으나 발주기관들의 유도로 점차 재무적 투자자의 참여가 늘어나고, 중견 건설사 및 지역건설사의 참여도 확대되었다. 공모지침서는 이러한 PF사업의 최초 사업의 방향을 제시하는 수단으로써 발주기관들이 새로운 사업을 기획하고