The low-rise residential area around 359-1 Bulgwang-dong, Eunpyeong-gu, Seoul, where a fast-track redevelopment plan was finalized Wednesday. [Naver Street View]
The low-rise residential area around 359-1 Bulgwang-dong, Eunpyeong-gu, Seoul, where a fast-track redevelopment plan was finalized Wednesday. [Naver Street View]

A low-rise, aging residential neighborhood in Bulgwang-dong, Eunpyeong-gu, Seoul is set to be redeveloped into a large complex of approximately 3,100 units rising up to 29 stories. The project aims to improve living conditions in the Bulgwang 2-dong area by capitalizing on its location behind Yeonsinnae Station, views of Bukhansan and proximity to nearby schools.

The Seoul Metropolitan Government said Wednesday it had finalized the fast-track integrated plan for the housing redevelopment project at 359-1 Bulgwang-dong, seven months after the planning process began.

The site covers 132,190 square meters around 359-1 Bulgwang-dong in Eunpyeong-gu. Formed in the 1960s, the low-rise neighborhood sits between Yeonsinnae Station and Eunpyeong New Town and has long been hampered by narrow roads and steep slopes that made pedestrian and vehicle access difficult.

Urban regeneration efforts in the area date to 2017, but deteriorating living conditions have persisted. The site does, however, offer natural assets — including Bukhansan and Hyangnim Neighborhood Park — as well as elementary and middle schools nearby. It also benefits from strong transport links: Tongillo and Yeonseo-ro connect the area to Goyang and Eunpyeong-gu, while Yeonsinnae Station serves subway lines 3 and 6 and the GTX-A and GTX-E lines.

The entire site, currently zoned across first-class, second-class seven-story, second-class and third-class general residential categories, will be uniformly upgraded to third-class general residential zoning. Buildings are planned at a maximum height of 29 stories, and the total unit count — including public rental housing — is expected to be around 3,100. Floor area ratios are set at no more than 280 percent for Plot 1 and 260 percent for Plot 2.

A rendering of the housing redevelopment project planned for the area around 359-1 Bulgwang-dong. [Seoul Metropolitan Government]
A rendering of the housing redevelopment project planned for the area around 359-1 Bulgwang-dong. [Seoul Metropolitan Government]

To handle future traffic demand, the plan calls for widening sections of Tongillo and Yeonseo-ro by one to two lanes, while east-west connector roads will be improved to facilitate access to and from the complex. New north-south roads will also be built to improve access to key facilities such as schools and public parking lots. Five vehicle entry and exit points are planned.

The plan also addresses the site's steep terrain. Given elevation differences of up to 40 meters, the design follows the natural contours of the hillside, and terrace-style housing that takes advantage of the level changes is also planned. Elevators and gentle ramps will be installed for those with limited mobility.

Measures to improve project viability are also included. The Seoul Metropolitan Government will apply up to a two-step zoning upgrade and a project viability adjustment coefficient. A section of Tongillo 88-gil — the road leading from Tongillo into the complex — proved too steep and uneven to secure a conventional entry point, so it will be developed as a multi-level road, with the land remaining in private ownership while the road is used and managed by the public.

The Seoul Metropolitan Government said the finalization of this fast-track plan brings the total number of completed plans to 194 out of 309 sites designated for the fast-track integrated planning process. Following this month's official confirmation and notification, the 359-1 Bulgwang-dong area will proceed to the improvement plan drafting and approval stages.

"Through this fast-track integrated plan, we hope the 359-1 Bulgwang-dong area will become a flagship residential complex in Bulgwang 2-dong — one where residents can enjoy education, nature and transport all at once," said Kim Chang-gyu, head of the Seoul Metropolitan Government's Urban Space Bureau. "We will move quickly to support the follow-up permitting procedures, including the designation of the improvement zone, so the project can advance without delay."


quq@heraldcorp.com