From Human Town to Gather Town

Interesting to draw a parallel between OH Se-hoon's last two urban concepts: 'Human Town', which he didn't have time to fully roll out and scale up before the abrupt end of his previous mandate (see " OH Se-hoon launches the "Seoul Human Town" concept"), and 'Gather Town' ('Moa Town'), which has just been announced, less than a year after his return to office.

Both concepts rely on a common goal: revitalizing neighborhoods without destroying them with the usual 'New Town' model, offering community services usually found in big projects while preserving a nuclear, lower rise structure.

Seoul notes that 87% of low-rise neighborhoods don't meet requirements for redevelopment, often because they are not derelict or old enough. Yet many are poorly maintained because they stretch without a common purpose, and their dwellers already struggle to maintain shared spaces within their own buildings.

Where Human Town proposed a smart and light cosmetic revamping, Gather Town hybrid formula includes partial redevelopment to replace shared houses and 'villas' with low-to-mid-rise apartments, while preserving the street structure. Key regulations will be eased, for example the threshold for the proportion of deteriorated units, the type of buildings included. Where big projects cover over 100k square meters and take 8 to 10 years to complete, Moa Towns will start from 1,500m2 and only require 2 to 4 years. Seoul aims at 20 projects every year, and 2,404 units by 2025.

So unlike with Human Town, where individual units keep evolving at their own pace, it won't really the same neighborhood. But shared infrastructures can go much further, for instance a big underground parking that will fully liberate street level, and allow the removal of all these ugly ground floors on pilotis in favor of actual life spaces (shops, terraces, plants and parks, community services like libraries or day care centers...). 

Provided the design is up to the ambition, lively pockets can emerge in the middle of forsaken neighborhoods, and radiate across them.

I like the notion that pragmatism allows the combination of several techniques (certain sections can be redeveloped, other maintained, see schema below), but I wouldn't want it to become just a shortcut to build quickly something that lacks consistence and soul. You want a village where citizens breathe and enjoy walking.

If this rendering of a street (below) doesn't seem very exotic to Western eyes, 80s zoning sure beats the 50s Grands Ensembles that have kept popping up across Seoul ever since the sixties. And this looks much more welcoming than dense, tree-less 'villa' clusters. Provided of course these mid-rise sections conveniently hidden in the background remain a tiny part of the program. Note the post-covid architecture with individual balconies and on the second floor a shared outdoor space running along what must be community services or shops.

The first two projects mentioned on January 13th are Myeonmok-dong, Jungnang-gu, a vast low-rise neighborhood at the feet of Achasan, and Beon-dong in Gangbuk-gu, around Dream Forest and Odong Park, between Suyu-dong, Mia-dong, and Chang-dong, close to the Ssangmun-dong of Seong Gi-hun and Cho Sang-woo (both fictional characters sharing a lot with their author HWANG Dong-hyuk, a true local*).

The Beon-dong project is not small at all (50,000 m2), and the one in Myeonmok-dong is almost twice bigger (97,000 m2). Sorry, but to me, this looks much more like a mini-New Town that to an improved old-town:

Beon-dong's 'Gather Town'

 

Obviously, 'Gather Town'  is less human centric than 'Human Town'. More top down than bottom up, with a top that rises a bit too high above 'low rise' levels... 

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* BTW ICYMI I was mentioned in Charlie Usher's article on not so glamorous Seoul neighborhoods ("The heart of Seoul – the working-class neighbourhoods captured by Squid Game and Parasite"). Of course, less glamorous doesn't mean less valuable, to the contrary. And if you haven't watched it yet, go binge "Squid Game - an addictive slap in the face".

We reject as false the choice between our welfare and our well being

Seoul city is about to sacrifice more of its ever shrinking 'green belt' areas.

This is by no means a new phenomenon. For instance, seven years ago, tens of millions of square meters of these protected lots were destroyed to build more homes, including some for low income families (see "Tighten your greenbelt").

But back then, 'New Town' models were still all the rage, Korea was not yet sitting on an oversupply of one million dwellings, and the population of Seoul was not shrinking.

Which, of course, is the case right now. And to add insult to injury, most of this will be done in the name of social housing. As if the only way to extend welfare was to destroy our environment. Worse: it contributes to real estate speculation across neighborhoods that were relatively spared until now.

Seoul just announced that 15,582㎡ of greenbelt land shall be dismantled around roads in Dobong-gu, Jungang-gu, Gangseo-gu, Gangnam-gu, and Seocho-gu.

Seoul and Korea to sacrifice 40 more of its greenbelt areas for social housing... while there's an oversupply of dwellings! Something is definitely rotten in Korea real estate - this shouldn't be about welfare vs well being and environment! (tweet to Mayor PARK Won-soon - 20171128 - twitter.com/theseoulvillage/status/935712198495584258)

There is a shortage in social housing, but also an oversupply in housing. So instead of digging deeper into failed and costly urban models, wouldn't it be smarter to give incentives to landlords to increase the proportion of existing dwellings devoted to that purpose? Not in new ghettos, but across the city's neighborhoods?

It's also time to cure the country's addiction to building in new spots when so many neighborhoods and structures are falling apart. What happened to interesting initiatives to help struggling landlords do more or better? In "Seoul to tap into vacant homes pool", I already mentioned the potential of housing cooperatives, particularly for dense 'villa' neighborhoods, but it's hard to find a political will to shift away from old models*.

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* even if I'm not forgetting the promising 'human town' concept (see "OH Se-hoon launches the "Seoul Human Town" concept" or "Inhuman, all too human Seoul").

'Horizontal Housing' shouldn't mean 'mini-apateu'

Here's the design selected for Seoul's 'Horizontal Housing' test in Myeonmok-dong, Jungnang-gu:

Nothing disruptive: for years, small developers have been building this kind of things by the dozens in clogged 'villa' areas like Gangseo-gu. If this fits the Hausmman-friendly 6-7 levels limit, it still looks like a 'mini-apateu'... and certainly doesn't deserve being heralded as an 'alternative to the New Town model' and an example of 'urban regeneration. 

This is precisely the kind of architecture that's destroying Seoul streets: a lifeless ground floor where cars matter more than humans. Call it a 'low-rise block' if you want, but if you intend to deliver serious urban regeneration, please go back to the drawing board.

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Seoul LRT Projects Update (Part 2/2)

This post completes my tryptic on the revised Seoul Metropolitan Rapid Transit Master Plan:

• Episode 1 ("If you ain't broke, fix it: Seoul, Welfare and Railways Deficits"): focus on the macro level of this master plan (the big picture, and Seoul's proposed 3 priority axes
• Episode 2 ("Seoul LRT Projects Update (Part 1/2)"): focus on the full list of 10 LTR projects, 3 potential further projects (in blue on the map below), and the first 3 lines of the list, which I dubbed "The 3-Tailed Dragon" (Seobu Line, Sillim Line, Nangok Line)
• Episode 3 (today): the rest of the list, including another intriguing phenomenon, the tentacles of Line 2.
• NB: you may as well browse all posts related to Seoul subway

Before starting, one last glance at the map...

Seoul map with the projected LRT lines: the initial 7 in black, the updated list of 10 in red, 3 potential further projects in blue

... and at the updated list of LRT lines (7 + 3 + maybe 3, see previous post), with their projected daily traffic and length:

• 7 lines in the initial list (in black on the above map):
• Dongbuk Line (183,276 users, 13.3 km extended to 14.3)
• Seobu Line (163,754 users, 15.7 km extended to 19.5) - see previous post
• Sillim Line (119,743 users, 8.9 km extended to 10) - see previous post
• Myeonmok Line (91,472 users, 9 km)
• Mok-dong Line (89,587 users, 10.8 km)
• Nangok Line (54,247 users, 4.1 km) - see previous post
• Ui-Sincheol Extension (30,227 users, 3.5 km)
• 3 new lines (in red on the above map):
• Wirye-Sinsa Line (168,784 users, 14.8 km)
• Subway Line 9 Extension (65,159 users, 3.8 km)
• Wirye (33,081 users, 5 km)
• for the 3 potential further projects (in blue on the above map), see previous post

And remember: this is only Seoul's wishlist, n projects at various stages of maturity, not even a final proposal. Don't expect everything to happen.



Mokdong Line: a new tentacle for Line 2

I'm starting with this project today to wrap up Southwest Seoul (after the Seobu, Sillim, Nangok lines and the Hongdae-Hwagok project). The Mokdong Line seems to be doubling the Subway Line 5 and the weird Sindorim-Kkachisan tentacle that grows from Subway Line 2. Actually, "Mokdong" is basically a new L-shaped Line 2 tentacle reaching from Dangsan to Sinwol, that crosses the first one without any connection, and fundamentally brings more traffic to Line 2 and to the growing Dangsan hub. On a more positive note, it alleviates the Sindorim and Yeongdeungpo-gu Office stations, and serves more directly central Mok-dong (between lines 5 and 9), plus the westernmost neighborhoods of Guro-gu, on the outer side of line 5.

• Fundamentally, I don't like the idea of multiplying converging lines to a saturated axis, and to see all new line projects stop at Seoul borders, as if it were a wall. Particularly when, on the other side of this frontier, Bucheon's Ojeong-gu is solely crossed by the Gyeongin Expressway. I subscribe to the ambition of having most Seoul citizens living a maximum 10 mn walk away from subway stations, but Seoul is not an island, the city must improve its dialog with Gyeonggi-do, offer alternative to cars for commuters, consider maybe a second ring beyond line 2.... Always this deficit in vision and long term impacts, but also always these political bottlenecks at the local, regional, and national levels, which tend to multiply quick fixes, and to prevent larger scale and more sustainable projects from emerging.

• The 12 projected stations (approximative list):
• Dangsan Station (Subway Lines 2, 9) in Dangsan-dong, Yeongdeungpo-gu: a confirmation of the Dangsan-Yeouido-Noryangjin triple hub. The Mokdong Lines heads westwards.
• Ewha Womans University Mokdong Hospital / Wolchon Middle School at the frontier of Yangpyeong-dong, Yeongdeungpo-gu, and Mok-dong, Yangcheon-gu: a high density "apateu" neighborhood on the other side of Anyangcheon
• Mok-dong / SBS in Mok-dong, Yangcheon-gu: on the other side of the Gyeongin Expressway / Gukhoe-daero axis, by SBS center.
• Omokgyo Station (Subway Line 5) in Mok-dong, Yangcheon-gu: still following the general direction of the Mokdongseo-ro / Mokdongdong-ro axis.
• Yangcheon-gu Office in Sinjeong-dong, Yangcheon-gu: the station will be close to the actual office, a couple of blocks away from the Yangcheon-gu Office Station on the older "tentacle" of Line 2... I hope they are somehow connected, or that they'll come up with a different name, otherwise we're in for another Sinchon Station mess (the Line 2 - Gyeongui Line stations share the same name but are not connected). But according to the maps, the new tentacle crosses the old one without any connecting station. I know this is a light rail, low cost project, but considering the scarcity of subway lines in this city, I don't understand how one can come up with non-intersections. This is supposed to be a network, for gimchi's sake! Granted, it's already complicated to get a train in the direction of these weird tentacles...
• Sintree Park in Sinjeong-dong, Yangcheon-gu: at the intersection of Jungang-ro and Sinjeong-ro. Line 2 passes here, and if this Sintree Station were on line 2, it would be exactly halfway between Yangcheon-gu Office and Sinjeongnegeori Stations.
• Seobu Truck Terminal / Yangcheon high schools in Sinwol-dong, Yangcheon-gu: at the intersection between Nambusunhwan-ro (Nambu Ringway) and Sinjeong-ro, which continues across Waryongsan to Bucheon via the Gungdong Tunnel. At one stage, a short sub-tentacle was supposed to grow from here to Sinjeong District 3 and to a line depot, but the line follows Nambu Ringway northwards
• Gangsin Middle School in Sinwol-dong, Yangcheon-gu: further on Nambusunhwan-ro 
• Gangwol Elementary School in Sinwol-dong, Yangcheon-gu: at the intersection with Sinwol-ro. A lot of apartment blocks have been erected to the left of these last two stations, on the eastern slopes of Waryongsan, where the sub-tentacle would have landed.
• Sinwol Interchange in Sinwol-dong, Yangcheon-gu: at the intersection between Nambu Ringway and Gyeongjin Expressway
• Sinwol-dong Sageori in Sinwol-dong, Yangcheon-gu: at the intersection with Garogongwon-ro, which leads to Gogang-dong, Ojeong-gu, Bucheon
• Sinwol in Sinwol-dong, Yangcheon-gu: at the intersection with Hwagok-ro, a significant road that leads to Gayang Bridge and the DMC to the East and (as Bongo-daero) to Jakjeon Station in Incheon

Ui-Banghak Line: not so simple

After yesterday's "3-Tailed Dragon" and this new tentacle, I'm taking a break with the simpler Ui-Banghak Line. No headache here, we're only prolonging the Ui-Sinseol Line, already well under way, to Banghak Station. The vertical between Bukhansan and Line 4 will then follow the parallel all the way to Subway Line 1.

• No headhache? Note that Ui-Sinseol basically prolongs Line 2's eastern tentacle (Seongsu-Sinseol-dong), but that's not the same technology (LRT). Note also that this is not exactly an extension, but an outgrowth starting from the next to last station (Ui - Munigyo)... do we need more sub-tentacles? Typically the consequence of short term planning.

• The 12 initial stations (reminder) - NB: tentative names, as usual here:
• Sinseol-dong (Subway Lines 1, 2) in Dongdaemun-gu.
• Bomun (Subway Line 6) in Seongbuk-gu
• Sungshin Women's University (Subway Line 4) in Seongbuk-gu
• Jeongneung (Jeongneung Samgeori) in Seongbuk-gu
• Kookmin University - Seokyeong University (Jeongneung-dong) in Seongbuk-gu
• Sinmia / Dongbuk Market in Gangbuk-gu
• Samyang-dong Samgeori / Samyang Market in Gangbuk-gu
• Hwagyesa / Sinsuyu in Gangbuk-gu
• Ui Elementary School / Insu / Suyu in Gangbuk-gu
• 4.19 Memorial Cemetery in Gangbuk-gu - close to Duksung Women's University in Dobong-gu
• Ui / Munigyo Samgeori in Gangbuk-gu
• Bukhansan / Ui-dong Resort in Gangbuk-gu. Theoretically the beginning of the line, and the line depot.
• 2 new stations are planned for the new Ui-Banghak Line (4 stations overall):
• Ui / Munigyo Samgeori (Ui-Sinseol Line) in Ui-dong, Gangbuk-gu: intersection of Samyang-ro and Haedeung-ro, which the new line takes eastwards, crossing Uicheon.
• Banghak / Ssangmun / Seondeokgogyoipgu in Banghak-dong and Ssangmun-dong, Dobong-gu: at the intersection between Haedeung-ro and Sirubong-ro, in the middle of a massive new town. The line continues eastwards then takes Dobang-ro to the left.
• Dobang in Banghak-dong, Dobong-gu: intersection between Dobang-ro and Sirubong-ro 15-gil
• Banghak Station (Subway Line 1) in Dobong-dong, Dobong-gu:

Dongbuk Line: The Northeastern Light Rail Highway

One of the longest projects, and the one expecting the heaviest traffic, the Dongbuk Line improves coverage in Northeast Seoul and alleviates traffic from the saturated subway lines 1 and 4. Starting from Wangsimni Station, it initially stopped at Eunhaeng Sageori, but has been stretched to Sanggye Station.

• Wangsimni confirms its role as a major hub west of the city center. Seoul takes care of its bed towns on the way, but doesn't extend the hand to the other side of Buramsan (well in the first place, Gyeonggi-do didn't plan any railway for its own New Towns there - a total nonsense for XXIst century urban planning).

• Projected stations (tentative list):
• Wangsimni Station (Subway Line 2, 5, Jungang Line) in Haengdang-dong, Seongdong-gu
• Doseon Sageori in Doseon-dong, Majang-dong, and Hongik-dong, Seongdong-gu: intersection of Gosanja-ro and Majang-ro
• Jegi-dong Station (Subway Line 1) in Yongdu-dong and Jegi-dong, Dongdaemun-gu. Note that we could have stopped on the way at Yongdu Station in the eastern tentacle of Line 2.
• Korea University Station (Subway Line 6) in Jongam-dong, Seongbuk-gu, Cheongnyangni-dong, Dongdaemun-gu
• Sungnye Elementary School in Jongam-dong, Seongbuk-gu: along Jongam-ro
• Jongam in Jongam-dong, Seongbuk-gu
• Miasamgeori Station (Subway Line 4) in Songcheon-dong and Songjung-dong, Gangbuk-gu. From then, the line follows the Wolgye-ro diagonal
• Odong Park - Dream Forest in Songjung-dong, Gangbuk-gu
• Dream Forest in Beon-dong, Gangbuk-gu, and Jangwi-dong, Seongbuk-gu
• Wolgye Station (Subway Line 1) in Wolgye-dong, Nowon-gu: then, the line crosses Jungnangcheon, and Wolgye-ro becomes Hangeulbiseong-ro
• Hagye Station (Subway Line 7) in Hagye-dong, Nowon-gu: and the new SeMA Nowon
• Daejin High School in Hagye-dong, Nowon-gu: intersection Hangeulbiseong-ro / Nowon-ro
• Eunhaeng Sageori in Junggye-dong, Nowon-gu: intersection Hangeulbiseong-ro / Junggye-ro (reminder: walk up that street to reach Baeksa Maeul). Where the line stopped in previous plans.
• Sanggye Station (Subway Line 4)

Myeonmok Line: Eastern Eggs

Starting from Cheongnyangni, the Myeonmok Line covers a triangle between subway lines 1, 5, and 7 in Dongdaemun-gu, and almost reaches subway line 6 in Sinnae-dong, on the other side of the Jungang Line.

• Private investors are interested by this line. Maybe because it can easily be prolonged, at a cheaper cost than line 6, to the Namyangju New Towns that will necessarily have to be connected some day. And speaking of connections, this line ignores the old Jungan Line as well as the Bonghwasan terminus of Line 6.

• Projected stations (tentative list):
• Cheongnyangni Station (Jungang Line, Subway Line 1) in Jeonnong-dong and Cheongnyangni-dong, Dongdaemun-gu.
• University of Seoul in Jeonnong-dong, Dongdaemun-gu: the gate at Seoulsiripdae-ro and Jeonnong-ro
• Jeonnong-dong in Jeonnong-dong, Dongdaemun-gu
• Jangan-dog Sageori in Jangan-dong, Dongdaemun-gu: at the intersection of Dapsimni-ro and Jangan-ro, the line continues along the former, crosses Jungnangcheon
• Myeonmok / Myeongmokcheon-ro in Myeonmok-dong, Jungnang-gu
• Myeonmok Station (Subway Line 7) in Myeonmok-dong, Jungnang-gu
• Dongwon Sageori / Gyeomjae Samgeori in Mangu-dong, Jungnang-gu
• Yongmasan in Mangu-dong, Jungnang-gu: intersection Yongmasan-ro / Bongujae-ro, former Yongmaland amusement park
• Mangu Sageori in Mangubon-dong, Mangu-bong, Jungnang-gu: intersection Yongmasan-ro / Mangu-ro - NB: we're passing between the Mangu and Yangwon stations of the Jungan Line, but no connection...
• Jungnang-gu Office in Sinnae-dong, Jungnang-gu
• Neungsan Samgeori in Sinnae-dong, Jungnang-gu
• Sinnae in Sinnae-dong, Jungnang-gu

Wirye Sinsa Line & Wirye Line: New Town, Old Routes

At the frontier with Seongnam, Wirye New Town (Geoyeo-dong and Jangji-dong, Songpa-gu) gives its name to two projects:

• The Wirye Line is an omnibus crossing the whole new town with 9 very close outdoor stations (it really looks like the Paris Tramway), and perfectly connected on both sides to existing subway lines (Macheon on line 5, Bokjeong on lines 3 and 8). Again, I'm not a fan of new town, but I would never allow any major project that doesn't from day one include a robust railway backbone, and this one has at least that right. Do we need 9 stations, and did we need this new town in the first place, that's another question.

• The Wirye Sina Line does more than connect this new block to the grid: it goes all the way through to Sinsa, and I think this area has already seen many new lines in a recent past. Almost 15 km of essentially redundant lines, THAT's probably way too much.
• The line would start from the lower third of the new town (7th station out of 9 on Wirye Line), follow line 8 around Jangji-Munjeong, until Garak Market. This first stretch is totally redundant and disproportionate. Remember, Wirye Line IS already connected to Line 8. Had this WSL started from the 5th station of the WL, and added a brand new station in the middle of non covered land (Munjeong-dong - Jangji-dong, halfway to Garak Market) it would still look too much.
• After Garak Market, miracle: a new station in a less covered place (even then, Garak-1-dong is close to Songpa Station. WSL follows Tancheon and Tancheondong-ro, but I don't see any station on that long stretch... which line 9 is supposed to be covering soon anyway. So here again, almost total redundancy.
• What next? WSL goes north, crosses lines 2 (Samseong Station), 9, and 7 (Cheongdam Station). Then it becomes a parallel to the same lines 2, 9, and 7, that will meet the soon to be extended Bundang Line, and meet Line 3.

Line 9 Extension

From the start, the Subway Line 9 Extension tells a lot about the failed Subway Line 5 fork. Forks and tentacles are not natural forms for railways. Line 9 will basically follow this vertical from Seoul Veterans Hospital (Dunchon-dong, Gangdong-gu) to Godeok Gangil District 1 (Godeok-dong, Gangdong-gu), but frankly prolonging subway line 8 would have done the job. It's just that while many neighborhoods have yet to see a railway line, some love to build three or four parallels just for fun. Okay. I'm getting tired here. And it's good to have a line (9) that crosses the whole city - and I hope, one day, beyond (I already wrote that I expected one of these lines to reach to Guri and Hanam. Someday).

*

Now if you don't mind, I'll drop the maps and take a nap.

Until the next batch of projects.


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* see "'서울 어디서나 도시철도 10분' - 철도 중심시대가 열립니다" (seoul.go.kr 20130725)

From tree burials to "Guisin-dong"?

There are basically three topics worth writing about: love, life, and death. And when it comes to fiction, since I am (as I write these lines - knock on wood) lucky enough to be both in love and alive, I tend to stick, by superstition, to death.

Next year, if I keep being lucky*, I might release a new collection of short stories dedicated to Seoul, an eternal source of inspiration, and already a recurring character in my miserable 'dragedies'.

Earlier this year, I wrote "Guisin-dong", a piece about a fictional ghost neighborhood of Seoul**, and I was recently reminded of it when I heard about a potential change in the law which would allow you, under certain conditions, to bury your beloved ones at home.

Even in the dead (yet alive) middle of the city.

Well. Don't imagine tumuli suddenly popping up all over Seoul like goosebumps on a chilly night. I'm not talking Royal-Joseon-Tomb material either (except maybe if Chaebol owners decide to prolong their ego wars post mortem). In any case, don't expect this kind of "danji" to replace your apartment block:

In case you forgot (see "Ghost Month"), I took this picture in Yongmiri Cemetery, a final resting place for Seoulites, up in Paju. And just like in any neighborhood in Korea, each time I pass by Yongmiri, the 'cityscape' has evolved, at the same time growing new tentacles and letting forsaken ones go derelict. Forests are progressively erased to make room for a silent necropolis that requires every year more maintenance - terrace fields of tombs must be tended as well as if they were holding rice paddies, and torrential rains can cause a lot of damage on deforested hills.

Korea's rich funeral traditions are as much a curse as a blessing: more than one percent of the land is already devoted to the dead, and demographic trends announce for a near future massive funeral migrations from late Babyboomers.

Fortunately, Seoul Metropolitan Government and Korea Forest Service are working hand in hand to avoid that terminal real estate bubble. And they came up with a simple concept: promoting tree burial services. The idea is to bury the ashes of the deceased in a natural setting, generally at the foot of a tree. So instead of cutting plants, you feed them.

Literally, the ultimate tree-hugger experience.

Since Koreans have now overwhelmingly replaced traditional burial with cremation, it can really make a difference. Last year, SMG and KFS dedicated a special section of forest, also in Paju. With the new law Seoul city wants to make the phenomenon go "grassroot" - if not viral. That's somehow consistent with the promotion of vegetable gardens across the capital.

Now what's interesting to me is the consequences at a less rational level. Combine for instance Korea's ancient shamanist traditions with its more recent real-estate-speculation addictions: will there be an impact on land value? will some people use the services of their friendly neighborhood mudang, have a "gut" be performed before moving in or out?

Can whole neighborhoods catch the virus? Say Seochon, at the feet of the shamanic magnet of Inwangsan - will it turn into the equivalent of Tokyo's shinto-funeral-crazy Yanaka?

I don't know if I'd prefer my Guisin-dong...

Stephane

PS: if you can't wait, go visit Seoul cemeteries. For instance Seoul National Cemetery in Dongjak-gu (NB: that's not where they bury SNU alumnis, well... not officially), Yanghwajin Foreigners' Cemetery in Mapo-gu, Manguri Park in Jungnang-gu, or the many Royal Joseon Tombs (see "Royal Joseon Tombs Become UNESCO World Heritage Properties"). And don't forget to say hello to "Jongmyo ghosts".

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* and if I start kicking my own behind to devote more time to fiction and less time to this excuse for a blog (not to mention the half dozen even more inept ones I've been publishing for eons) - I'm running out of alibis at the end of this mother of all election years (US, Korea, France, Russia, Younameitstan).
** a (happy?) few among you - fellow members of Seoul Writers Workshop, to start with - might have already read it in avant-premiere

From urban mirages to urban decay

The KRIHS (Korea Research Institute for Human Settlements - 국토연구원 - krihs.re.kr) delivered last week a grim portrait of Korean rust belts: of the 144 industrialized zones it surveyed, 23 would show early signs of urban decay, and 44 would be seriously emptying themselves. Some counties have never recovered from the collapse of the textile industry, but I'm more interested in the stories of urban centers.

Over the past few days, the Korean press buzzed about the findings, and I'm not surprised to see the Korean JoongAng Daily focus today* on the example of Incheon's Nam-gu, and the failures of short sighted urban development. I precisely took downtown Incheon as the textbook case of downtown sacrificed by Korea's suicidal urban planning in a recent focus ("Wet eyes for wetlands and urban mirages"), from which I reproduce here the 'About New Towns and the laws of gravitation' part:

"New cities must always be conceived with a long term vision that encompasses the past as well as the future. And one of the great tragedies in Korean urbanism is the fact that developpers prefer to build from scratch a new city instead of improving existing ones, even if it means the eventual failure of both. I understand the short term economics, but that's simply not sustainable.

That's true for both "Urban New Towns" and "Greenfield New Towns". The first expression may sound like a tautology, but that's how I define New Towns replacing partly or totally an already urbanized area. I often lament about how, in Seoul, New Towns tend to obliterate all reference to the past. There's a quantum leap between improving a city and negating it, and that's exactly what happened when whole neighborhoods vanished, replaced by over-sanitized and over-standardized blocks of tombstone "apateu". If the spirit of Seoul villages could somewhat survive in certain complexes, the city may face new challenges as the generation that ignited the baby boom passes away.

Moving on to "Greenfield New Towns", now. If you want to evaluate their impacts, don't just consider their direct environment. Take Incheon, for instance: even if you remain within Incheon territory, Songdo is only part of a gigantic scheme that involves other greenfield projects (eg Cheongna), and partial redevelopments of existing neighborhoods. But at the heart of the city, many places have regressed over the past decade, surviving in some kind of limbo. In other countries they would have been priorities for improvement, but they don't stand a chance when money talks first in urban planning. What may seem good for business in the short term may prove to be socially, politically, and economically counter-productive in the medium to long term.

In countless places across the country, some cities are already schizophrenic entities with brand new districts totally disconnected from former city centers stuck in the wrong side of the eighties, and if authorities don't invest now to fix the balance, the mess will only get worse (note that the winners of today may not be the winners of tomorrow considering the end of the universal "apateu" model, the relatively low cost of land downtown...).

If you can try to pass the buck to the next administration, you simply can't escape demographics."

In the US, downtown Pittsburgh somehow manages to bounce back after lost decades, but only after land value dived to the point whole parts could be redrawn with a sounder environmental approach. Downtown Incheon remains far from that stage, and will need to find its own model for revival.

The KRIHS found similar patterns in most cities, but I note a clear difference between Seoul and all others. If you take Incheon, Busan, Daegu, Gwangju, or Daejeon, cities are hit in their historic centers, generally in their "Jung-Buk-Nam-Dong-Seo-gu" (Center, N-S-E-W districts). In Seoul, it's more in the periphery, with Eunpyeong-gu, Nowon-gu, and Gwanak-gu in the 'early decaying' stage, and Gangbuk-gu and Jungnang-gu in the 'hollowing out' stage.

Of course, it's not that simple. The survey is based on demographic trends and proportions of old buildings which could also become opportunities, and situations may differ spectacularly at the micro level. Eunpyeong-gu, for instance, exposes spectacular disparities between its new town areas, the Tongil-ro axis, and more withdrawn neighborhoods. Some projects are already under way: Gangbuk might bet a needed boost from the future Ui-Sincheol LRT (Light Rail Transit) line, Nowon from the renovations around its center (see "Nowon confirmed as Seoul's northeast hub"), and Seoul can play on more levers than other cities... but the lack of strategic vision remains embarrassing.

Even with their significant cultural assets, it's hard to tell how Gwanak or Jungnang are defining themselves, let alone where they're heading for. Excluded from major projects, they are more considered as transitional spaces than well defined urban entities, and the only literature I can find about them recycles the usual cliches. Both have the opportunity to build themselves a more balanced future than their neighbors, but for that to happen, they need to solve their own identity crisis, and to stand for something.

And of course, Seoul has the mission to make sure no one is left behind, that each and every one belongs, and at the same time to respect and nurture the originality and diversity that make metropolises sustainable. It's like a soccer team: it's not just about star power, and you can tell the strongest ones by their weakest points.


Seoul Village 2012
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* "Old downtowns in Korea’s cities are hollowing out" (20121112 Korea JoongAng Daily)

Here comes the sun

Seoul city just published* a Request For Proposals for small solar power plants across the city.

Seoul Citizen's Solar Power Coop will operate the following sites:
- the Gangseo Agricultural and Fishery Wholesale Market in Balsan-dong, Gangseo-gu (16,635 sqm, 1,600 KW)
- the treatment station in Sangam-dong, Mapo-gu (3024 sqm, 270 KW)
- the Mangu youth center in Mangu-dong, Jungnang-gu (1,094 sqm, 100 KW)
- the Gangdong Bus Garage in Gangil-dong, Gangdong-gu (895 sqm, 90 KW)
- Dongbu Women's Center (Seoul Women's Foundation) in Jayang-dong, Gwangjin-gu (800 sqm, 80 KW)

The remaining three projects shall be handled by consortia:
- Amsa Water Purification Center in Amsa-dong, Gangdong-gu (10,130 sqm, 1,000 KW)
- Yeongdeungpo Arisu Water Purification Center in Yanghwa-dong, Yeongdeungpo-gu (9,177 sqm, 910 KW)
- Gangnam Resource Recovery Facility in Suseo-dong, Gangnam-gu (3,800 sqm, 380 KW)

Overall: 4.43 MW for 45,555 square meters, a classic ratio of 10 sqm for 1 KW.

Nice, but far from the 230 MW announced last may in Seoul's ambitious plan for hydrogen fuel cell power: by 2014, Seoul will boast power plants, plus 102 cells in buildings. Enough to serve 400,000 households.

Well the economics of solar energy are well known, and you have to start somewhere. And anyway, it's good to see Seoul make good use of its roofs, which are also getting greener by the day. I already mentioned a big boost more than two years ago (see incentives and projects in "Seoul Rooftops Go Green"), and this summer, the above pictured Dongdaemun Design Plaza alone has added 20,330 sqm: 55.3% on the tail, 29.7% on the Convention Hall, 14.9% on the Exhibition Hall. Five different species of sedums have been selected: less demanding than grass or other plants for maintenance, sebum is an interesting CO2 trap that also reduces dust concentration in the air.

Now how to fill the 80,000 sqm inside Zaha Hadid's dramatic empty shell? That's yet another challenge for Seoul Metropolitan Government.

Seoul Village 2012
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* "서울시 햇빛발전소 시범사업 제안서 공모 추가 공고" (seoul.go.kr 20120910)

Sobering news

In which parts of Seoul is heavy drinking the most pervasive? Inje University professors surveyed 11,909 households and 23,126 adults, and published their results yesterday*.

First conclusion: heavy drinking is on the rise and in 2010, 18.2% of Seoulites can be considered high-risk drinkers, with averages ranging from 12.1 to 23.3% depending on districts of residence.

I don't know how detailed the survey is, but you'd like to cross places of consumption with the locations of the homes and offices. The correlation with revenues seems also limited at the "gu" level.

Heavy drinking hotspots don't necessarily match. Typically, Jongno-gu cannot compensate with a large population, unlike Mapo-gu and Seodaemun-gu, which respectively host Hongdae and Sinchon - both serious contenders for Binge-dong -, but belong to the bottom tier (along with Yancheon-gu, Dongjak-gu, and Seocho-gu).

Among the worst performers, Jungnang-gu and Gangdong-gu come more as a surprise than Jongno-gu and Guro-gu, even if Seoul seems overall more loaded on its starboard side:

Seoul Village 2012
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* see article in today's Chosun Ilbo "서울서 최고로 술 많이 먹는 동네, 강남·신촌 아니라…" (Chosun Ilbo 20120724)

Dongdaemun History Culture Park

Dongdaemun History Culture Park was inaugurated last week (on October 27), exposing as planned old walls revealed after the removal of Dongdaemun Stadium (see "Buldozing Seoul again...").

Yesterday, the stadium's second death was voted : Dongdaemun Stadium Station (동대문운동장역) shall be rebranded Dondgaemun History Culture Park Station (동대문역사문화공원역).

I'm glad we're spared "Dongdaemun Design Plaza & Park Station", or "Dongdaemun Design Plaza Station" (or for that matter, any "Plaza"). Insisting on "History and culture" and "park" in this very area is a sound and future-proof choice : the "design" label tends to become obsolete as soon as you apply it, and this could almost depreciate the whole area at the same level as say Doota instead of lifting it up. BTW : the DDP itself is supposed to be inaugurated in 2011, one year after the celebrations of Seoul as the World capital of design.

Another subway station is about to alter its name in Dongdaemun-gu : "University of Seoul" (UOS or "Silibdae", not to be confused with Seoul National University : SNU lies in Gwanak-gu) will be added after "Cheongnyangni Station". It makes sense since that's the closest station to the University, but a future light subway line connecting Cheongnyangni with Sinnae-dong (Jungnang-gu) was supposed to have a stop at the entrance of the University in Jeonnong-dong.

Seoul Village 2009