The Mokdong 13 redevelopment project in Seoul has been put on hold due to concerns over its impact on the skyline, prompting other nearby projects to reconsider their designs.
Seoul city officials have advised that the number of high-rise towers should be limited to around 10% of the total and that building heights should vary. As a result, one project has decided to reduce its planned 49-story towers from ten to three. While the maximum height of 49 stories is not being restricted, there are concerns that this change could affect project timelines and design costs for developments that are already well underway.
According to a report by Aju Economy on September 3, the city has indicated that some high-rise designs for Mokdong redevelopment projects differ significantly from the initial recommendations, necessitating adjustments.
A city official stated, “In Mokdong, each project underwent 2 to 4 advisory sessions, but the submitted designs did not adequately reflect the advisory feedback, leading to their suspension during the review process. Other Mokdong projects are likely to revise their designs in light of this situation.”
One project currently preparing for the review is significantly reducing the number of high-rise towers. A representative from a Mokdong redevelopment association said, “After receiving news of the suspension for Mokdong 13, we are adjusting our design to reduce the number of 49-story towers from ten to three.”
Previously, on August 25, the Seoul Integrated Review Committee for redevelopment projects issued advisory guidelines for 14 Mokdong districts, recommending that the number of high-rise towers be diversified to at least three and that the proportion of the tallest towers be kept around 10%.
Mokdong 13 was suspended during the integrated review in July due to concerns that many of its towers were planned at 49 stories without sufficient height variation among buildings. The integrated review is a key step before granting project approval, encompassing assessments of architecture, landscape, traffic, and educational environments.
Seoul city maintains that it is not imposing a limit on the maximum height of 49 stories. The Mokdong 6 project, also designed for a maximum of 49 stories, conditionally passed the integrated review in May. The issue lies not with the maximum height but with the number and arrangement of high-rise towers.
Developers believe that placing more high-rise towers can enhance the distance between buildings and improve views, thereby increasing marketability and sales revenue. Consequently, many Mokdong redevelopment projects have actively incorporated high-rise towers in their designs.
Conversely, the city emphasizes a more comprehensive skyline and public interest, as outlined in the '2040 Seoul Urban Master Plan,' which abolishes the 35-story height limit for residential areas. The recent advisory also suggested increasing the maximum height for low-rise zones from 7 to 10 stories and allowing mid-rise zones to reach up to 20 stories.
However, the Mokdong 13 association believes the suspension will not significantly impact the project. One owner remarked, “Adjusting the heights of individual buildings will not greatly affect construction costs or timelines. If we implement the adjustments requested by the city, we may even expedite the approval process.”
As the project is still in its early stages, it is difficult to predict how design changes will affect construction costs. Depending on how key cost factors evolve, expenses could either increase or decrease.
The advisory also reportedly includes raising the maximum height for low-rise zones from 7 to 10 stories and for mid-rise zones from 15 to 20 stories.
One concern is that the permitting risks could spread to other Mokdong projects. ANU, the firm responsible for the design of Mokdong 13, has secured design rights for a total of five projects in Mokdong, including Mokdong 3, 5, 8, and 11. If other projects have also incorporated numerous high-rise towers, they may face similar design revision requests during the integrated review process.
Notably, five projects are preparing to select construction companies by the end of this year, and for those selecting contractors before the integrated review, design changes could introduce new variables. If the design submitted during contractor selection is not accepted in the integrated review, adjustments may need to be made immediately after the contractor is chosen.
A representative from a construction company stated, “If major design elements such as height or tower placement change after contractor selection, we may need to reassess construction costs and timelines. For the predictability of the project, it is essential that review criteria are clarified early.”
Industry insiders point out that during the design firm selection phase, aggressive proposals emphasizing project viability may overshadow the likelihood of obtaining permits, potentially leading to complications in future redevelopment efforts. One industry source noted, “During the design firm selection phase, maximizing the number of high-rise towers is advantageous for gaining member support, but this could lead to significant friction during the permitting process, resulting in project delays and increased costs.”
* This article has been translated by AI.
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