{"id":2204031,"date":"2024-02-29T16:42:44","date_gmt":"2024-02-29T07:42:44","guid":{"rendered":"https:\/\/koreapro.org\/?p=2204031"},"modified":"2024-03-01T17:30:56","modified_gmt":"2024-03-01T08:30:56","slug":"why-south-koreas-urban-expansion-is-a-double-edged-sword-for-growth","status":"publish","type":"post","link":"https:\/\/koreapro.org\/2024\/02\/why-south-koreas-urban-expansion-is-a-double-edged-sword-for-growth\/","title":{"rendered":"Why South Korea\u2019s urban expansion is a double-edged sword for growth"},"content":{"rendered":"

The South Korean government\u2019s <\/span>announcement<\/span><\/a> of the deactivation of 131 square miles (339 square kilometers) of military facility protection zones frees up an area roughly half the size of Seoul for development, marking a significant shift in urban and real estate dynamics.<\/span><\/p>\n

However, it simultaneously ushers in concerns over potential speculation, reckless development and the implications for national security and environmental sustainability.<\/span><\/p>\n

THE PLAN<\/b><\/p>\n

The establishment of military facility protection zones, as designated by the South Korean Minister of National Defense, safeguards military bases and operations, covering approximately 8% of the country\u2019s territory. Despite their importance for national security, these zones have introduced challenges for property development and valuation.<\/span><\/p>\n

\u201cThe inability to fully utilize land within these zones often results in suppressed property values and limits opportunities for real estate development,” Lee Eun-hyung, a researcher at the Korea Research Institute for Construction Policy, explained to <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

This situation has sparked a <\/span>debate<\/span><\/a> over the balance between maintaining national security and promoting urban development.<\/span><\/p>\n

In response to these challenges, the defense ministry <\/span>announced<\/span><\/a> the deregulation of these zones in selected areas. Its plan focuses on three key areas: the removal of airfield protection zones, the lifting of restrictions in border areas, and the elimination of zones impacting schools.<\/span><\/p>\n

The initial step involves revoking the designation of military airfields as protected zones in eight specific locations spanning 110 square miles. This measure is designed to ease constraints on construction and expansion projects in these vicinities, enhancing land utility.<\/span><\/p>\n

The ministry has conveyed that this adjustment will \u201csignificantly alleviate local inconveniences,\u201d allowing residents to \u201cundertake construction or modify the use of buildings freely, without the need for military consultation, provided they adhere to the altitude limitations imposed by flight safety zones.\u201d<\/span><\/p>\n

In addition, the plan includes the removal of protection zones across border areas covering 15 square miles. This segment of the policy aims to balance military operations with residential and commercial development, ensuring that \u201cunhampered construction activities and building expansions without height restrictions\u201d can occur, effectively granting \u201cfull property rights for the inhabitants.\u201d<\/span><\/p>\n

The third facet of the initiative focuses on a 5-square-mile area, particularly highlighting the situation of <\/span>elementary schools within Godeok New Town<\/span><\/a>. Notably, Minse Elementary School in Pyeongtaek\u2019s Godeok International New Town is set to open in September, following the removal of nearby protection zones that previously delayed its commencement.<\/span><\/p>\n

This policy shift also includes plans for the early lifting of zones around the Yeongi Airfield, facilitating its integration with Jochiwon Airfield and promoting local development efforts.<\/span><\/p>\n

Amid these announcements, <\/span>speculation<\/span><\/a> has arisen that the initiative may have been timed to influence public opinion ahead of the April general election.\u00a0<\/span><\/p>\n

\u201cThis move could be interpreted as an effort to garner favorable public opinion before the upcoming general elections,\u201d Cheong Seong-chang, the director of the Center for Korean Peninsula Strategy at the Sejong Institute, told <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

In an attempt to get ahead of such speculations, President Yoon Suk-yeol <\/span>emphasized<\/span><\/a> that the policy was a result of careful consideration of evolving urban and technological landscapes since the 1970s, leading to a reevaluation of the necessity for such zones.<\/span><\/p>\n

\"\"

Graphics show the current status of the military facility protection zone (left) and the area of the protected zone being lifted (right) | Image: ROK Ministry of National Defense<\/a>, edited by Korea Pro<\/em><\/p><\/div>\n

REAL ESTATE IMPLICATIONS<\/b><\/p>\n

Experts widely regard the decision to lift military facility protection zone restrictions as a significant opportunity for the real estate sector and urban development.<\/span><\/p>\n

Seo Jin-hyeong, a co-representative of the Fair Housing Forum and a professor at Kyungin Women\u2019s University, discussed with <\/span>Korea Pro<\/span><\/i> the transformative potential of this policy for metropolitan areas grappling with housing shortages, suggesting it could alleviate pressure on the housing market and spur economic expansion.<\/span><\/p>\n

\u201cLifting the military facility protection zones in the metropolitan area can have a positive impact on the land supply market,\u201d he noted, emphasizing the positive outlook for residential development.<\/span><\/p>\n

This policy change is expected to have far-reaching effects beyond the immediate real estate and urban planning sectors. It opens the door for renewed development in <\/span>areas once constrained by military designations<\/span><\/a>, potentially driving regional economic growth, attracting investments and creating job opportunities.<\/span><\/p>\n

Despite the optimism, the impact of these changes on the real estate market may vary.\u00a0<\/span><\/p>\n

\u201cThe potential for development varies based on several factors: the availability of flat land near the military facility, whether the surrounding area is already urbanized and the proximity to downtowns or urban centers,\u201d Lee from the Korea Research Institute for Construction Policy told <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

She cautioned that while the policy represents a positive shift for the long term, the immediate effects on real estate prices are likely to be modest. She attributes this restraint to evolving conditions in the development landscape, influenced by factors such as the COVID-19 pandemic and U.S. interest rates.<\/span><\/p>\n

Moreover, Lee noted the possibility of speculative land purchases in anticipation of these changes, which could temporarily inflate land prices and affect availability. She also pointed to broader market challenges, including unsold properties and financial uncertainties, as variables that could temper the short-term real estate market response to the deactivation of military zones.<\/span><\/p>\n

\"\"

A graphic representing the South Korean government\u2019s projected difference after it has lifted the military facility protection zone | Image: ROK Ministry of National Defense<\/a>, edited by Korea Pro<\/em><\/p><\/div>\n

POTENTIAL DOWNSIDES<\/b><\/p>\n

However, reducing military facility protection zones will likely have environmental and social effects, raising questions about the country\u2019s sustainability efforts and the preservation of greenbelt areas.<\/span><\/p>\n

Choi Bong-moon, a professor of Urban Engineering at Mokwon University, expressed concerns about the policy\u2019s foresight in addressing long-term challenges posed by a declining population and growing environmental issues.<\/span><\/p>\n

\u201cGiven the decreasing population and worsening environmental issues, it appears that this policy does not adequately prepare for such future challenges,\u201d he said.<\/span><\/p>\n

Moreover, the move could also impact the country\u2019s defense posture.\u00a0<\/span><\/p>\n

\u201cIt’s important to remember that once we lift military protection zones, we can\u2019t reverse the decision. We must carefully consider all possible future scenarios and the full range of consequences that could result,\u201d Choi told <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

\u201cThere appears to be no discussion on what specific alternative security measures could be put in place instead of these zones,\u201d he said.<\/span><\/p>\n

However, not all experts agree that the government\u2019s proposed measures will be as detrimental to the country\u2019s national security. Cheong from the Sejong Institute pointed out that the strategic significance of these zones might be diminishing in the face of evolving military threats.<\/span><\/p>\n

\u201cLifting these protection zones might slightly reduce military security, but North Korea no longer has the capability to invade and occupy South Korea with tanks as it did in the past,\u201d Cheong from the Sejong Institute told <\/span>Korea Pro<\/span><\/i>.<\/span><\/p>\n

\u201cOne could argue that the existing military facility protection zones are, in a way, no longer significant in meaning,\u201d he said.<\/span><\/p>\n

As South Korea navigates the implications of this significant policy change, the balance between development, environmental sustainability and national security is becoming increasingly prominent.<\/span><\/p>\n

\u201cHow the government handles the effects of this deactivation will be crucial in achieving its benefits and addressing expert and stakeholder concerns,\u201d researcher Lee said.<\/span><\/p>\n

The adjustment of military facility protection zones in South Korea marks a significant shift in urban planning and development strategies, reflecting an attempt to balance growth with the evolving requirements of national security.<\/span><\/p>\n

This initiative highlights a pivotal moment in South Korea’s approach to the utilization of public spaces for the country\u2019s future growth and security posture.<\/span><\/p>\n

Edited by John Lee<\/span><\/i><\/p>\n

Business & Economy<\/span><\/a>Defense & Security<\/span><\/a>Domestic Politics<\/span><\/a><\/div>","protected":false},"excerpt":{"rendered":"

The South Korean government\u2019s announcement of the deactivation of 131 square miles (339 square kilometers) of military facility protection zones frees up an area roughly half the size of Seoul for development, marking a significant shift in urban and real estate dynamics. 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