주택재개발 사업 추진에 따른 갈등 유형별 해결 방안 연구 : 성남시 주택재개발 사업을 중심으로

성남시 주택재개발사업 추진 과정에서 발생하는 갈등 유형별 해결 방안을 연구한다.

ABSTRACT A Study of Solutions for Different Types of Conflicts in Housing Redevelopment Projects Moon, Duk Bae Real Estate Graduate School of Real Estate Studies Hanyang Cyber University The redevelopment project in Seongnam, Korea, is characterized by the fact that it is organized as a public project by the City of Seongnam, the local authority. The project was to relocate the renters, who account for 60% of the population in the old downtown area, seamlessly and efficiently. LH (Land & Housing Corporation) and the Seongnam city government entered into a joint business agreement, which secures the substitute residential districts to which the current renters will be moved.

As a result of the agreement, the rehabilitation project will have three different phases. Phase 1 of the project is in Sector Joong3 and Dandae‐dong area, for which LH was designated and announced as the developer. The construction of phase 1 was partially completed and the residences were taken up starting July 27, 2012 for Joong3 district and September 20, 2012 for Dandae district. Additional districts will be completed and put for sale by allotment in December 2013. For phase 2 (Housing Redevelopment Project for 668,314 square metres in Shingheung2, Soojin2, Joong1, Geumgwan1 sectors), the Seongnam city government designated and announced LH as the developer on November 27, 2008.

In May 2010, LH, which had been proceeding with the project after receiving requests from 3,607 households for relocation to the Pangyo relocation complex, suddenly announced verbally its intent to give up phase 2 of the project on July 23, 2010. This sudden turn of events put the redevelopment project at a standstill. When asked why it had given up the project, LH indicated that the prolonged recession in the real‐estate market caused the sales price of the houses in the area to drop below the cost of construction, making it impossible to sustain the cost of the project based on sales revenue.

After LH announced its intention to give up the project, the residents of the redevelopment area were outraged and demanded that LH resume the project. As a result, the general meeting of residents decided that phase 2 of the project should continue as a consolidated public‐private project in October 2011. In April 2012, a public tender was announced to appoint the contractor but the tender resulted in a failure without a bidder. In May, 2013, LH again announced the allotment of Pangyo Bakhyun Maeul Complex No. 4 unilaterally causing conflict with Seongnam City.

The study will examine and analyze the conflicts in urban redevelopment projects or other development projects that have resulted in the delay or termination of the project, and in conclusion, the study will make suggestions for improving such situations. The conflicts shown in the housing redevelopment project of Seongnam can be classified into 10 different types based on the parties involved. In the three phases of planning, developing, and completion, there is a total of 30 different conflict types according to cross‐analysis by the entities and phases. This study focuses on 10 key types of conflict defined by type and by phase.

The conflicts were analyzed for details and examined to find possible solutions. Type 1 conflicts are those which arose between the (renters’) association and the redevelopers. There were conflicts regarding the mode of redevelopment between the private redevelopment and public redevelopment and conflicts related to compensation for the land. As a solution for this type of conflict, it is recommended that developers listen to the residents beforehand and prepare rational assessments of the land and reasonable compensation. Type 2 conflicts are those which arose between the owner of the land and the tenants. These conflicts regarded advance relocation to Pangyo relocation complex.

As a solution for this conflict, LH should normalize the redevelopment project, and it is desirable for the Seongnam city government to prepare support and facilitate the advance relocation. Type 3 conflicts are those which arose between the landowner(s) and the developer. There were additional financial burdens for the landowner(s) if sales were not made for the new, post‐redevelopment apartment(s). To solve the problem, it would be worthwhile for LH and the Seongnam city government, the joint developers of the project, to consider jointly acquiring the left‐over apartments. Type 4 conflicts are those which arose between the landowners and the public sector.

These conflicts involved the retiring of the security deposit for the leveraged ownership rental‐term (called Jeonsae in Korean), the cost of relocation and moving, or other temporary increases of the financial burdens related to advance relocation to Pangyo. For solutions to these conflicts, the Seongnam city government may consider providing: loans to cover the interest cost of the relocation, in recognition of the costs for empty houses in Pangyo relocation complex; other financial support; or other legal supports. Type 5 conflicts are those which arose between the tenants. Such conflicts are caused by LH’s unilateral announcement for general supply of Baekhyun Maeul Complex No.

4 only among complexes 3 and 4. That is, the conflict came about because the tenants in Shinheung2 sector and Joongdong 1 sector did not prefer the general supply, while the tenants in Geumgwan 1 sector did. Since there is a lawsuit pending regarding the request from the Seongnam city government for a court order to suspend the general supply, the only solution is to wait for the court judgment. It is also necessary for LH to show its commitment to continuing the redevelopment. Type 6 conflicts are those which arose between LH (the developer) and the tenants.

These conflicts were due to the advance relocation to Pangyo complex and the tenants of the commercial facilities of Pangyo having no means t 국문요지 성남시 재개발사업의 특징은 성남시가 시행하는 사업이 공영개발이라는 점이다. 이는 옛 시가지내