노후택지개발지구 내 점포겸용주택지의 문제점 및 재활성화방안 연구

노후 택지개발지구 점포겸용주택지의 문제와 재활성화 방안을 연구한다.

Rapid economic growth since the 1970s resulted in the phenomenon of overpopulation in the Seoul Metropolitan area. The influx of population into the area centering on Seoul led to the overcrowding of population and the soaring market price of the real estates in Seoul. In the 2010s, there was an odd phenomenon that the population of Seoul flowed into Gyeonggi province instead. Accordingly, to accommodate the influx of the population into Gyeonggi province, the government implemented various policies to provide housing.

To meet the housing demand that rose sharply in the early 2000s, the first group of new cities and the districts of residential land development were established, focusing on the large-scale supply of apartments. However, they failed to establish a proper infrastructure directly related to the quality of life such as leisure, cultural experience, and convenience. At this point in time after a decade went by, the level of inconvenience the residents are experiencing has worsened as the housing and the infrastructure deteriorated and the perspective of living environment and economic status changed.

The problem lies in the fact that development of new residential land continues, disregarding the recession in the deteriorated district of residential land development. Although the housing supply rate has reached 100%, an emphasis is being placed on establishing the new districts of residential land development while no measures are taken for improving the deteriorated districts of residential land development. For example, the population in Hwajung District, which is one of the deteriorated districts of residential land development, has been continuously decreasing for the past 4 years.

By focusing on the mixed-use residential land, which is one of the main problems of the deteriorated districts of residential land development, this study aims to explore the solution for the problem and the strategies to revitalize the deteriorated districts of residential land development by utilizing the attributes of the mixed-use residential land. From the stage of land distribution, residential buildings with commercial use were classified as an alternative housing type in small lots. As the buildings were constructed in small lots, issues concerning parking, noises, foul odor rose and resulted in desertion of residents.

Consequently, the decrease in consumption behavior led to the increase in the number of vacant stores in mixed-use buildings. Nevertheless, the vacancy in mixed-use buildings can be another potential. Based on the survey on residential satisfaction among the residents and the analysis of the characteristics of mixed-use buildings, this study aims to explore the ways to revitalize the mixed-use land. The method of study is as follows. In Chapter 2, relevant theories and previous studies were examined to establish the concept of residential satisfaction and the definition of mixed-use buildings. Based on the investigation, factors influencing the preferred residence were derived.

In Chapter 3, the target land was analyzed from multiple angles. In relation to the previous studies mentioned in Chapter 2, variables of residential satisfaction were extracted. Furthermore, to discover the factors for preferred residence based on the investigation, a questionnaire survey was conducted among the residents of mixed-use buildings. In Chapter 4, the results of analyzing the questionnaire survey were presented.

The factors that influence the residential satisfaction were found to be significant in the following order: anti-crime measures, parking space, community parks, medical facility, and building condition, whereas the importance of the factors for preferred residential satisfaction was found to be in the order of medical facility, community parks, accessibility to shopping malls, various welfare amenities, and ease of using the public transportation. Based on the findings, this study analyzed the problems with mixed-use residential land and discussed the solutions. The national project for supplying housing must not remain at the level of quantifiable supply of housing.

The housing supply rate is almost 100%, and residents’ perspectives of living space are also changing. Residential space no longer means the space only for sleeping and leading daily life. Residential space is the base of our life where education, leisure, cultural and economic activities take place. The plans to revitalize the abandoned and deteriorated districts of residential land development have a greater significance in that sense. Residents will enjoy enhanced quality of life in the improved living environment. In addition, the districts of residential land development can autonomously create values and design the future. 1970년대 이후 급격한 경제성장은 수도권의 인구 과밀 현상을 야기하였다.

서울을 중심으로 이루어졌던 인구유입은 2000년대 중반부터 서울의 인구과밀과 부동산 시세 폭등 등을 겪으며 새로운 분기를 맞이하였다. 경기도의 인구증가율은 서울을 넘어섰으며, 2010년대에 이르러서는 서울의 인구가 오히려 경기도로 유출되는 현상이 발생하였다. 이에 따라 경기도로 유입되는 인구를 수용하기 위하여 정부 차원에서 주택 공급을 위한 다양한 정책이 시도되었다. 2000년대 초 급증한 주택수요를 감당하기 위하여 공동주택 대량공급의 측면에 초점을 맞춘 1기 신도시와 택지개발지구가 건설되었다. 하지만 주민들의 삶의 질에 직결될 수 있는 여가, 문화생활, 편의와 관련된 적절한 인프라가 제대로 구축되지는 못하였다. 십 수 년 의 시간이 흐른 지금, 주택 및 기반시설의 노후화와 주거환경에 대한 주민들의 인식과 경제적 여건의 변화로 인해 주민들의 불편은 갈수록 심화되었다. 문제는 이러한 노후택지개발지구의 침체와는 별개로 새로운 주거지에 대한 개발은 지속적으로 이루어지고 있다는 점이다. 수도권의 주택보급률은 100%에 달하지만, 노후택지개발지구에 대한 개선은 이루어지지 않은 채 새로운 택지개발지구 조성에만 박차가 가해지고 있다. 노후택지개발지구 중 하나인 화정지구의 인구는 지난 4년간 지속적으로 감소하고 있다.

본 연구는 노후택지개발지구의 문제점 중 하나인 점포겸용주택지에 초점을 맞추고, 상가와 결합된 점포겸용주택지의 특성을 활용, 이를 통해 점포겸용주택지의 문제를 해결하고 나아가 노후택지개발지구의 도시재생 방안을 모색하고자 한다. 일종의 대안적 주거유형으로서 점포겸용주택은 택지분양단계에서부터 과소택지로 분양되고, 그 택지위에 건축이 이루어지면서 주차난과 소음, 악취 등의 문제를 야기하며 주민 이탈의 원인이 되었으며, 이로 인한 소비의 감소는 고스란히 점포겸용주택 내 상가로 돌아와 미 입점 점포 증가로 이어졌다. 하지만 점포겸용주택의 비어있는 상가는, 그 자체만으로 하나의 가능성이 될 수 있다. 본 연구는 상가와 주거지가 혼합된 점포겸용주택의 특성과 지역 주민들을 대상으로 한 주거만족도 조사를 바탕으로 점포겸용주택지의 활성화 방안을 모색하고자 한다. 이를 위한 연구의 방법은 다음과 같다. 2장에서는 관련이론 및 선행연구에 대한 고찰을 통해 주거만족도의 개념 및 점포겸용주택지의 정의를 정리하였으며, 이를 바탕으로 주택 선호요인을 도출하였다. 3장에서는 다각적으