민간택지개발사업 활성화 방안에 관한 연구 : 도시개발사업에 의한 민간택지 공급을 중심으로

도시개발사업을 통한 민간택지 공급 활성화 방안을 연구했다.

Since 1960's, a series of full-scale economic development plans and industrialization policies began to be implemented only to facilitate urbanization and nuclear families, and as a result, demands for houses in cities have been created explosively. Thus, despite sustained housing constructions, our cities still fall short of houses. According to the 4th National Land Plan, it is estimated that new urban sites amounting to about 3,800k㎡ or 3.8% of our entire land would be required by the target year or 2020.

Thus, it is necessary to supply the urban site of 192k㎡ every year, but given the fact that only 126.9k㎡ sites have been supplied over last 3 years, it is conceived that the current urban land supply plan would not meet the demands timely, much less efficient land supplies. In order to solve such a problem of land shortage, the urban land development projects by the private sector is suggested as an alternative to complement the housing site developments by the public sector and supply the private housing sites in a sustainable way.

Urban Develop Project Law was enacted in July, 2000 to diversify the developers as well as the modes of development to create the towns with complex functions instead of individual urban land developments, but as of now when it is 6 years since its implementation, we have still to see its tangible effects. Hence, it is deemed necessary to activate the urban land development projects for smooth supplies of private housing sites, and to do so, it is essential to identify the obstacles to the projects and thereupon, reform the relevant systems to remove the obstacles. The purpose of this study was to suggest the ways to construct an efficient private housing site supply system.

For this purpose, the researcher reviewed the cases of urban land development projects initiated by the private sector and surveyed an expert group to address the institutional and operational problems and analyze the challenges of urban planning, and thereupon, suggested the ways to reform the current systems in terms of appropriations of lands and modes of development to facilitate the urban land development projects by the private sector.

To this end, the researcher reviewed the theories about urban land development to set a framework of analysis for survey of the urban land development projects initiated by the private sector and therewith, addressed the problems through case study, consultation with an expert group and a questionnaire survey, in view of appropriation of the land required, basic facilities, permit and licence procedures, participation of the private sector, initial investment and financial burden, mode of participation and the like.

Based on the results of analysis, the researcher put forwards the following reform measures for urban land development projects; First, in order to appropriate the urban land smoothly, it is necessary to reform the current urban planning systems so that the land required for next 5 years can be appropriated always and thereby, that developers can secure their developed land. In this context, local autonomous administrations and Korea Land Corporation should operate a land bank jointly to prevent privatization of the accidental profits in the regions designated for urban land development projects and at the same time stabilize housing and real estate prices ultimately.

Second, in order to have the basic facilities and urban land development projects financed smoothly, it is deemed desirable to obligate the local autonomous administrations to construct such basic facilities outside of the roads or make the private developers responsible for such facilities by paying their costs for their sub-contracting. In addition, types of basic facilities and scope of costs payable should be made clear. Third, in order to simplify the procedures for pre-development assessment of the environmental and other various effects, it is necessary to have the environmental effects assessed at the stage of approving the implementation plans.

In other words, the pre-development environmental assessment at the stage of master-planning needs to be replaced with a report about overall environmental effects, while various assessments should be integrated to reduce the period for urban land development projects. Fourth, in order to activate the urban land development projects initiated by the private sector, it is necessary to help private developers appropriate the land smoothly, relieve them of the financial burden for basic facilities, simplify the permit and license procedures and help them save the costs and diversify the modes of projects.

In addition, it is also desirable to activate the joint (public-private) urban land development projects to diversify them to meet a variety of needs for them. Fifth, in order to solve the problems involving initial investments and financing, it is deemed necessary to operate a 'Initial Housing Site Development Project Fund' and thereby, relieve the private developers of the costs required for initial planning and feasibility study.

Sixth, in order to reform the modes of urban land development projects, it is deemed necessary to introduce such diverse modes as partnership between land owners and developers and trust development, so that private developers can be encouraged to participate in more diversified urban land development projects. 1960년대에 들어 시작된 본격적인 경제개발계획과 산업화 정책에 따른 급격한 도시화 현상과 핵가족화는 도시지역에 있어 폭발적인 주택수요를 창출하게 되었으며, 지속적인 주택건설에도 불구하고 도시의 주택문제는 여전한 실정이다. 제4차 국토종합계획에 의하면 목표연도인 2020년까지 전국토의 3.8%인 약 3,800k㎡의 새로운 도시용지 공급이 필요한 것으로 추정되고 있다. 이를 위해서는 매년 192k㎡의 도시용지를 공급해야 하나 최근 3년간 126.8k㎡가 공급된 사실에 비추어 볼 때, 현재의 도시용지 공급체제로는 수요에 적기 대응하기가 곤란하여 효율적인 공급체계 확보가 중요한 실정이다.

따라서 현행 도시개발사업제도 체계 하에서 공공의 택지개발사업의 문제점을 보완하면서 지속적으로 필요한 민간 택지를 공급할 수 있는 대안으로 민간에 의한 도시개발사업이 부각되고 있다. 도시개발사업은 2000년 7월 특별법 위주의 기존 도시개발방식을 지양하고 복합적인 기능을 가진 도시개발제도를 마련한다는 취지에서 개발주체의 다양화, 개발방식의 다양화 등을 목표로 제정되었으나, 시행 6년째인 2006년 현재 그 실적이 아직은 미미한 상황이다. 따라서 향후 민간택지의 원활한 공급을