民間宅地開發事業의 構造的 限界와 參與擴大方案

민간택지 개발사업의 구조적 한계와 참여 확대방안을 연구한다.

Up until the early 1990s, there had been a division of labor in real estate development market. Mostly land development was for public sector, while housing construction was for private sector. This division of labor was not effective to stabilize real estate market. The abnormal increase of housing prices was mostly due to the mis-match of demand and supply of housings. To increase the supply of housing, it was necessary to increase the supply of the serviced land for housing. Tight regulation on private sector's land development was moved out. In 1993 the National Land Use and Management Law was revised.

The Semi Agriculture/Forestry Region was introduced, where private sector rather easily conducted land development projects for housing construction. During 1994-1999, the total 360,000 units of housing were supplied through private sector's land development, which was about 11.5% of all the new houses supplied during that period. This deregulation, however, produced several policy problems. Private sector's land development was criticized for its disorderly development. Among others. private sector did not supply enough on-site infrastructure, and natural environment was not conserved enough for upgrading the quality of life.

The government finally announced the Comprehensive Measures against Disorderly Development on May 30, 2000. Two years later, the National Land Planning and Use Law was enacted, which was the result of unifying the Urban Planning Law of 1962 and the National Land Use and Management Law of 1972. The new law aims to address the disorderly development but to achieve the sustainable development. Several important policy measures were introduced. First, land use zoning system was changed. The Semi Agriculture/Forestry Region and the Semi Urban Region were moved out and integrated into the Managerial Region. Land suitability assessment system was introduced.

It decides whether the land can be developed or should be conserved. The Second District Planning system and development impact fees system were also introduced, by which private developer should install infrastructure or pay for the costs for infrastructure. Finally, development permit system was widely introduced. Before 2002, development permit system was only applied to land within Urban Region. Since 2002, private sector's land development and also housing construction had reduced significantly. Ironically, the government anticipates the increases in the role of private sector's land development from 43% to 55% in its 10 Year's Housing Comprehensive Planning(2003-2012).

To achieve the policy goals, it seems to be inevitable to invite private sector to land development market. Under the current laws and system, however, it seems to be impossible for private sector to involve in land development in large scale. This thesis aims to find out solutions to overcome the present structural limitations and thus enlarging private sector's participation in land development. It consists of seven chapters. Following the Introduction, Chapter 2 summarizes the situation of land development and supply of both public and private sectors. Then it indicates the reasons why private sector's participation in land development is inevitably necessary.

Chapter 3 studies foreign countries' land development and supply system. It includes France, Germany, Sweden, England, USA, Canada and Japan. The level of regulations and/or incentives for private sector's land development depend on each country's uniqueness. Nevertheless, we may say that the well designed division of labor between public and private sector is very important, and the roles of public and private sector are not mutually exclusive but should go all together. Chapter 4 shows the result of the case study. It take the Seongbok District as a case study. Seongbok District is in the West-Northern region of Yongin city, Gyeonggi province.

The district is famous that private sector developed whole area for the first time. Before then, the project size developed by private sector were mostly about 50,000~100,000 square meters. So, Seongbok District is the first case that has been carried out by private sector in large scale, which can have a profound implication in our current study. The most difficult task in private sector's land development project is project financing. Chapter 5 shows the contents and procedures of fund raising and management in the case of Seongbok District development. Chapter 6 is the main body of the thesis. It analyses the structural limitations for private sector to carry out land development.

Then it suggests alternative to enlarge private sector's participation for land development. Chapter 7 is conclusion of the thesis, summarizing findings and implications. In the global era, private sector's contribution is inevitable. To let market work, private sector's ingenuity, skills and experiences, the efficiency should be utilized. It is because, the central and also local government are usually not flexible in making urban planning and land use planning suitable to the changes of market conditions. In addition, private sector has difficulties in conducting land development project because of heavy regulations.

Particularly, private sector is too hard to access the project financing, partly because of the immaturity of financing system. The alternatives suggested can be summarizes as follows: First, small and medium sized private sectors are having difficulties in providing the expenses of land acquisition and project management. This, in the respect of the publicity of land development project and improving infrastructure, it is needed to lighten the initial burdens of private sector by creating public support system or land development project fund, etc. Second, varied methods of land development should be developed in order to fit for the conditions of project sites.

The development permit system should be made simpler to reflect the situations of project