Gwangmyeong, Gyeonggi Province, is facing growing pushback from residents after the city demanded the supply of public rental housing in reconstruction complexes in the Cheolsan and Haan housing sites. The city says part of the development gains generated by a higher floor area ratio should be returned to the public.
Residents, on the other hand, say that if public rental housing increases, the volume for general sales will shrink, raising members' contributions and potentially delaying reconstruction due to worsened project viability.
◇ "As much as the floor area ratio benefit"… city requests public rentals
According to the maintenance industry on the 24th, the city of Gwangmyeong sent an official letter on the 19th titled "Request to reflect public rental housing when establishing or changing reconstruction maintenance project plans" to reconstruction associations and promotion committees in the Cheolsan and Haan housing sites.
In the letter, Gwangmyeong said allowing a cumulative floor area ratio exceeding the legal standard is a policy benefit intended to enhance reconstruction project viability and expand the development gains of owners of land and other assets. It said public contributions are needed accordingly and asked that a public rental housing supply plan be included when drafting or changing maintenance plans.
Under the district unit plan established in 2024, the Cheolsan and Haan housing sites can receive a maximum floor area ratio of 280% and a cumulative ratio of up to 330%. However, the letter did not specify how many public rental units must be supplied or what criteria would apply by complex.
◇ "Why does it have to be public rentals?"… residents fear higher contributions
Residents push back, asking whether public interest must be secured specifically through public rentals. They say additional floor area ratio can also be obtained in the area through eco-friendly buildings, intelligent buildings, and long-life housing.
What residents worry about most is higher contributions. They argue that, with construction costs, financing costs, infrastructure installation costs, and contributed acceptance already on their shoulders during reconstruction, adding public rentals would reduce the volume for general sales and worsen project viability.
One resident posted on the Gwangmyeong city website, saying, "If (due to the supply of public rentals) actual occupants' contributions increase excessively and make resettlement difficult, a contradiction could arise between the intent of the policy and the actual outcome."
After the city's letter became known, opposition petitions have poured into the city website. Funeral wreaths sent by residents also appeared in front of city hall.
Although the letter is labeled a "request for cooperation," residents see it as effectively compulsory. They say it would be hard for associations to refuse the city's demand, given Gwangmyeong's authority over drawing up maintenance plans and various reviews and permits. Since the 21st, the Cheolsan-Haan Reconstruction Association in Gwangmyeong has been collecting joint signatures from owners opposing the public rental demand.
◇ "If benefits were received, return them to housing welfare"… debate intensifies
The approach of securing public housing in exchange for allowing more floor area ratio is being implemented elsewhere. Seoul also requires that a certain volume be supplied as public rentals in some redevelopment projects in return for permitting additional floor area ratio. In areas where height limits and other factors prevent full use of the permitted ratio, the city sometimes lowers public-contribution burdens in line with the ratio actually secured.
Gwangmyeong says that since reconstruction project viability has improved with a higher floor area ratio, part of the development gains should be returned to housing welfare. Residents counter that if public rentals are demanded without weighing project conditions and member burdens by complex, reconstruction could be delayed and resettlement of existing residents could become difficult.
Given the government's push to expand public rentals, similar conflicts could spread to other areas. Because project viability and the actually obtainable floor area ratio differ by complex, it is not easy to set uniform criteria for supplying public rentals.
At 2 p.m. on the day, Gwangmyeong planned to hold a meeting with reconstruction associations, promotion committees, and project operators from the Cheolsan and Haan housing sites to hear opinions. Discussion is expected to continue over standards for public rental supply and members' burdens.