사회환경변화에 따른 재개발•재건축사업의 절차적 개선방향에 관한 연구

사회환경 변화에 따른 재개발·재건축사업의 절차 개선을 연구했다.

Since the 1970s, houses that were supplied in large quantities during the industrialization and urbanization process have become old. The old houses have been systematically and efficiently renovated to improve the urban and residential environment. The redevelopment projects related to this are redevelopment and reconstruction projects. Redevelopment projects are projects to renovate areas with poor redevelopment infrastructure and dense concentrations of old and substandard buildings to reorganize residential and urban environments. This project is designed to stabilize the housing lives of economically vulnerable, low-income families.

Therefore, redevelopment projects are public projects with strong government intervention. The purpose of redevelopment projects is to reorganize the area and resettle low-income residents. However, these residents rarely return due to economic problems, so there is a negative aspect. Government support is needed to solve these problems. Meanwhile, reconstruction projects are projects to improve the living environment in areas where the maintenance infrastructure is good but old and poor buildings are densely located.

In addition, reconstruction projects are projects to build and supply apartments and auxiliary and welfare facilities according to management and disposal plans in areas within or outside the maintenance zone. And reconstruction projects are projects that aim to improve the residential environment, residential stability, and residential quality of the area, thereby increasing the economic efficiency of the residents of the area. They are projects that fall into the realm of private luxury with strong private interests rather than public interests. Therefore, reconstruction projects are carried out autonomously with little government intervention.

Therefore, reconstruction projects are often subject to speculation due to excessive pursuit of private interests and excessive development activities. Redevelopment and reconstruction projects are developed according to the plan first to prevent overdevelopment. Therefore, redevelopment and reconstruction projects have a long project period, and many variables occur during the project period, which can cause the project to be delayed or suspended. In addition, Korea has a housing supply rate of over 100 percent, except for the metropolitan area. Therefore, redevelopment and reconstruction projects do not need to be implemented on a large scale in terms of housing supply.

In the future, such projects should be implemented on a small scale in terms of urban regeneration. In addition, our country is experiencing a population decline due to low birth rates, and the public's awareness of housing life is changing, and it is changing from ownership to rental. Such changes in the social environment are affecting redevelopment and reconstruction projects. Therefore, in the future, redevelopment and reconstruction projects should be implemented with a focus on supplying rental housing. For the above reasons, we studied the direction of improvement of redevelopment and reconstruction projects according to changes in the social environment.

This paper presents improvement directions for the preparation stage, implementation stage, and completion stage of redevelopment and reconstruction projects. In the preparation stage of the project, improvement measures were derived for issues such as the establishment of a redevelopment plan, the safety diagnosis in a redevelopment project, and the proposal for the establishment of a redevelopment plan.

And in the implementation stage, improvement measures were presented for the following issues: the promotion committee's issues, issues regarding approval of the project implementation plan, issues between the cooperative and the construction company, issues regarding the sale announcement and new railroad for sale, issues regarding approval of the management disposal plan, and issues regarding sale claims and sale claim lawsuits for reconstruction projects. Finally, in the project completion stage, improvement directions were presented for issues regarding relocation and demolition and issues regarding the dissolution of the cooperative.

In the end, redevelopment and reconstruction projects should not simply be limited to improving the physical environment or mass supply of housing, but should be changed in a direction that can respond to changes in the social environment. Accordingly, redevelopment and reconstruction projects should be implemented in a way that improves the quality of residential life for the people. In addition, these projects should be implemented in a way that allows residents of the Haengdang district to resettle. In addition, rather than large-scale projects, they should be implemented in a way that supplies rental housing on a small scale.

Keywords: Redevelopment projects, reconstruction projects, social environmental changes, housing supply rate, maintenance plans, safety diagnosis, promotion committee, approval of project implementation plan, sale announcement and sale application procedures, approval of management disposal plan, sale request, sale request lawsuit, relocation and demolition, dissolution of association 1970년대 이후 산업화·도시화 과정에서 대량 공급된 주택들이 노후화되었다. 노후화된 주택들은 도시 및 주거환경을 개선하기 위하여 체계적이고 효율적으로 정비되었다. 이와 관련된 정비사업이 바로 재개발·재건축사업이다. 재개발사업은 정비기반시설이 열악하고, 노후ㆍ불량건축물이 밀집한 지역을 새롭게 정비하여 주거 및 도시환경을 다시 정비하는 사업이다. 이러한 사업은 경제적으로 연약한 저소득층의 주거생활의 안정을 위한 사업이다. 그래서 재개발사업은 공공성이 강한 사업으로서 정부의 개입이 적극적이다.

재개발사업의 취지는 해당 구역을 정비하여 저소득층의 주민들을 재장착하게 하는 것이다. 그러나 이러한 주민들은 경제적 문제로 다시 돌아오는 경우가 적어 부정적인 측면이 있다. 이러한 문제를 해결하기 위해서 정부의 지원이 필요하다. 한편 재건축사업은 정비기반시설은 양호하나 노후·불량건축물이 밀집한 지역에서 주거환경을 개선하기 위한 사업이다. 또한 재건축사업은 정비구역 안 또는 정비구역이 아닌 구역에서 관리처분계획에 따라 공동주택 및 부대·복리 시설을 건설하여 공급 하는 사업이다. 그리고 재건축사업은 해당 지역의 주거환경 및 주거안정, 주거의 질을 향상시켜 그 지역 주민들의 경제성을 높이기 위한 사업으로서 공익성보다는 사익성이 강한 사적사치 영역에 해당하는 사업이다. 따라서 재건축사업은 정부의 개입이 소극적이며 자율적으로 이루어진다. 그래서 재건축사업은 사익을 지나치게 추구하여 개발행위가 난립하여 투기의 대상이 되기도 한다.