도시재생사업 과정의 소유권 변동 분석 : 청주시 중앙동을 중심으로 = Ownership Changes in the Process of Urban Regeneration Projects : Focusing on Jungang-dong, Cheongju

도시재생사업 과정에서 발생한 토지·건물 소유권 변동을 분석했다.

Urban areas face decline due to factors such as population decrease, changes in business structures, uncontrolled urban sprawl, and deterioration of living environments. To revitalize such cities economically, socially, physically, and environmentally, urban regeneration projects are being pursued through strengthening local capacity, introducing new functions, and utilizing local resources. Despite their positive intentions, urban regeneration projects are criticized for several issues, including short project durations, the occurrence of gentrification, limited effectiveness, and insufficient post-project management.

Gentrification, which occurs in commercial spaces that shape neighborhood images, contributes to increasing real estate values and revitalizing local economies. However, it also brings chronic issues such as involuntary displacement of shops due to rising rents and the loss of local uniqueness caused by increased land values. Gentrification is an inevitable challenge in urban regeneration and development projects. Therefore, there is a growing need for a clear understanding of gentrification issues in South Korea and for the establishment of a diagnostic framework that comprehensively analyzes the influence of various variables.

The Seoul Metropolitan Government’s report on gentrification data analysis highlights the use of real estate ownership data, including the proportion of external ownership, to assess rising economic burdens in an area. Property ownership significantly impacts the gentrification process and regional changes, making ownership changes a critical indicator for understanding gentrification. This study analyzes ownership change data in Cheongju’s Jungang-dong before and after urban regeneration projects to investigate long-term changes and empirically examine ownership changes during the project process.

The aim is to determine whether ownership change is a suitable indicator for diagnosing gentrification. The results of the first research question showed the ratio of ownership changes in Jungang-dong and Seongan-dong consistently decreased. However, the decline was less significant in Jungang-dong compared to Seongan-dong. The results of the second research question showed in Jungang-dong, the ratio of ownership transaction and preservation registration increased. Although the growth was not dramatic, the fluctuations were relatively stable compared to the significant increases and decreases observed in Seongan-dong.

The results of the third research question showed the proportion of external ownership acquisition continuously increased. Corporate ownership acquisition rose during the project phase but declined afterward, showing an overall increase compared to before the project. The results for the fourth research question showed that significant ownership changes occurred in Jungang-dong, particularly in the western area where the streetscape was improved and around the central road (Sonamu-gil). This analysis suggests that both events and capacity-building projects, as well as physical environmental changes like streetscape improvements, collectively influenced ownership changes.

This study highlights the significance of analyzing property ownership, which is rarely addressed in existing studies, to understand changes in property ownership within target areas. It also demonstrates that ownership changes can be a diagnostic alternative for gentrification. Additionally, by comparing Jungang-dong, which underwent urban regeneration, with Seongan-dong, which did not, this study provides a detailed examination of ownership changes in Jungang-dong. However, this study focuses solely on a single project case in Cheongju, thus having spatial and content limitations.

Factors such as real estate policies, external influences, and unforeseen variables like the COVID-19 pandemic were not addressed, which may have impacted the results. With urban regeneration projects being implemented and completed nationwide, continued research on ownership change trends is necessary to enhance understanding and utilize ownership changes as diagnostic indicators for gentrification.

Ⅰ. 서론 1 1. 연구의 배경 및 목적 1 2. 연구의 범위 및 내용 5 3. 연구의 흐름 8 Ⅱ. 이론적 논의 10 1. 이론적 배경 10 (1) 도시재생의 개념 및 역사 10 (2) 도시활력증진지역개발사업 현황 18 (3) 청주시 도시활력증진지역개발사업 20 (4) 성안동 도시재생사업 24 2. 선행연구 검토 26 (1) 도시재생사업으로 인한 영향 26 (2) 도시재생사업으로 인한 젠트리피케이션 29 (3) 소유권 변동을 통한 연구 31 (4) 중앙동을 대상으로 하는 연구 32 Ⅲ. 연구의 틀 38 1. 연구문제 설정 38 2. 자료 구축 43 Ⅳ. 연구 결과 44 1. 소유권 변동량의 변화 44 2. 소유권 변동 원인의 변화 47 3. 소유권 취득자의 변화 57 4. 소유권 변동 위치의 특성 68 Ⅴ. 결론 76 1. 연구결과의 요약 및 결론 76 2. 연구의 의의 및 한계 78 참고문헌 80