자율주택정비사업의 활성화 제약요인과 개선방안 연구

자율주택정비사업의 활성화 제약요인과 개선방안을 연구했다.

Starting in the 1960s, South Korea saw the emergence of unauthorized shanty towns and substandard residential areas due to rapid urbanization driven by economic development and expanding low-income population. They led to the shortage of urban infrastructure, transportation, and water and sewage facilities and accordingly to the side effects of compromised urban functions. These issues raised a need to make a comprehensive long-term urban general plan. In 1982, a joint redevelopment project began in backward residential environment sites in either overall demolition-development or demolition-redevelopment ways.

In the 1990s, indiscriminate maintenance projects became a social issue along with low-rise residential areas excluded from urban maintenance projects. In February 2018, the Act on Special Cases Concerning Unoccupied Houses or Small-Scale Housing Improvement(hereinafter, the "Act") was enacted to promote the maintenance of deteriorated low-rise residential areas.

In autonomous housing renewal projects, residents form a committee comprised of ten detached houses, 20 row or multi-household houses, and 20 detached, row, or multi-household houses and carry out a construction project themselves in an area where deteriorated or defected buildings account for over two-thirds of the entire buildings in the area. This study aims to identify constraint factors in the vitalization of autonomous housing renewal projects, provide implications for their vitalization, and propose improvement measures for them.

For these purposes, the study examined causal relations between three important influential factors in the legal system, economic, and social-cultural aspects, and the constraint factors and improvement measures for the vitalization of autonomous housing renewal projects. The subjects included autonomous housing renewal projects around the nation. The autonomous housing renewal projects in the Seoul metropolitan area and local metropolitan cities account for 87.6% of the entire autonomous housing renewal projects in the nation, and the spatial scope of research was restricted to the Seoul metropolitan area. The time scope was limited from 2018 when the Act was enacted to 2022.

The content scope covered the requirements of an autonomous housing renewal project, legal grounds, resident committees, residents' consciousness in a project site, management companies with project authorization, residents' fundraising issues, private companies' construction costs and profitability issues, custom designs based on users, and constraint factors in the vitalization of autonomous housing renewal projects including resident conflicts due to irregular lots and lots with no access roads in old downtowns. The investigator adopted such methodologies as literature study, focus group interviews, surveys, and statistical analyses.

Specifically, the investigator first conducted a literature study by analyzing changing government policies and institutions regarding urban maintenance projects from the Japanese ruling to the present along with related regulations(laws), dissertations, academic papers, books, research reports, and press releases of the Ministry of Land, Infrastructure, and Transport. Second, the study identified constraint factors in the vitalization of autonomous housing renewal projects by conducting a focus group interview with professional management firms for renewal projects and construction companies about the constraint factors from previous studies to differentiate itself from them.

And third, the study identified legal system, economic, and social & cultural factors as dependent variables and constraint factors as independent ones to propose improvement measures for autonomous housing renewal projects based on analysis results. The study also conducted a multiple regression analysis for important influential factors in each part of an autonomous housing renewal project. The findings were as follows: first, the study set four independent legal system factors including project requirements, government subsidies, housing management, and expert supports and formulated four hypotheses to identify major constraint factors in autonomous housing renewal projects.

The analysis results show "project requirements" was a significant factor. It is needed to relax the requirements for the number of candidate houses including less than ten households for detached houses and 20 for row houses. It is also needed to expand single-person projects, lift the limits on vacant lots and row houses, and reinforce support for such projects from public agencies. Secondly, the study set five independent economic factors including project size, low profitability, risk of unsold houses, various customer needs, and out-of-pocket expenses and formulated hypotheses accordingly to identify major constraint factors in autonomous housing renewal projects.

The analysis results show that "low profitability, various customer needs, and out-of-pocket expenses" were significant factors. There is a need to increase the floor area ratio(Types 1 and 2 of exclusive residential areas, Type 1 of general residential areas, and use areas) for private businesses pushing forward an autonomous housing renewal project. It is also needed to induce small- and medium-sized companies to participate through public support, lower the percentage of out-of-pocket expenses through diverse house plans, and develop diverse financial supports and products.

Finally, the study set four independent social & cultural factors including residents' consent, promotions and education by the government, residents' consciousness, and resolution of conflicts and formulated hypotheses accordingly to identify major constraint factors in autonomous housing renewal projects. The analysis results show that residents' consent and residents' consciousness were significant factors. A local community and governance should be formed at the government level to obtain consent