Magok updates

Last month, ULI organized a presentation of Magok District, starting with an update by SH Corporation, and a visit of the recently inaugurated Seoul Botanic Park, the most significant addition to the puzzle since our 3-part, May 2018 focus (Framing Magok (Part I - Location) / Magok's horizontal verticals (Part II - Cluster) / Magok's lifespace (Part III - Environment)).

'Definitely a greenhouse, and the effect that comes with one. Inside Seoul Botanic Park / 서울식물원. Magok District Seoul' (20190528 - https://twitter.com/theseoulvillage/status/1133291466761969665)

As expected (see the second part of that focus), bringing big players in innovation proved much easier than building a diverse and open startup ecosystem, which requires among other things a vision, planning, and free urban spaces for creativity to bloom. SH decided to devote a stretch along the waterway to a more open neighborhood (명소화거리). Let's hope it will remain low rise, not overly scripted, and free from the usual storytelling and franchises. 

Like the MICE strategy, this happens very late in the process. I couldn't help but think about Canal Walk. Cornerstone hot spots like this new street or the Magok Square should be ready from day one, with the rest of the city revolving around them, not a just final touch supposed to add some sort of soul to a big development.

As I put it in the DMC-Songdo parallel, particularly for a New Town, 'sequence is of the essence'.

'Urban planning sans urban planning. This is where Magok District's 명소화거리 will rise. A potential cornerstone for the whole neighborhood, unfortunately added very late in the project, like Sondo's CanalWalk. Hope it will be low rise, not flashy, but sustainable' (20190528 - https://twitter.com/theseoulvillage/status/1133291466279702528)

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Riding along 'horizontal verticals' in Magok District (Part III)

This is the final part of my focus on Magok District:

1. Framing Magok (Part I - Location)
2. Magok's horizontal verticals (Part II - Cluster)
3. Magok's lifespace (Part III - Environment)

The future Seoul Botanic Park will feature 3,0000 plant species (its flower-shaped indoor facility - bottom right - is already visible from a distance).

***

3) Magok's lifespace


If Gangseo-gu is not an usual darling for real estate speculators, Magok scores much better than most Seoul neighborhoods. Beyond its potential and dynamics in terms of location, connectivity, or research hub, people seem to believe in its quality of life, and to trust SH Corporation for delivering the goods.

Rebranded two years ago Seoul Housing and Communities Corporation*, this public institution has led the development from its early stages, with a mandate to put families, environment and sustainable mobility at the core of the project, a clear difference with other innovation clusters where business preempted everything.

Seoul Business Agency (SBA) did play a central role in Magok as it did in the DMC, but in the latter, residential developments were secondary, and not considered as a key factor of success. And we saw how the Gale International - Posco tandem struggled in Songdo.

Pangyo too enjoyed a partnership between national and local authorities for its Pangyo Techno Valley (Gyeonggi Institute of Science and Technology Promotion established in 2010), but for its residential areas, it only had to surf on the Bundang wave, and from the start flush with private money, that very hyped 'New Town' got 'blessed' with more than a few luxury residences.

Like Pangyo, Magok started essentially from scratch. Revamping Guro Digital Complex, and supporting its evolution into a XXIst century G-Valley demands different efforts from Seoul and Kicox (Korea Industrial Complex Corporation).

Magok wasn't dragged down by ailing neighborhoods in need of regeneration. The central role of public authorities is a guarantee that everybody will profit, not a sign of destitution. I don't think Magok will become as 'bling-bling' as Eastern Gangnam either, but I don't see that as an inconvenient.

* 

How does this 'common good' approach translate into the landscape? For instance, beyond the central park, you don't have a collection of green spaces, each one managed by a gated apartment complex, but neighborhood parks connected by green corridors between open blocks. Branded M-Valley by SH Corporation, the residential complexes remain relatively low rise compared to other recent projects this side of the Han River, keeping in mind that this is a first development. Even if we're still in the classic 'apateu' model, there could be a greater sense of open community than in Pangyo's luxury town houses or from the top of a Songdo penthouse...

The green corridors are wider than Yeonnam-dong's 'Yeontral Park' (the Gyeongui Line Forest Trail), but without the streets, shops or restaurants on their sides, and only a few tables to picnic here and there, which minimizes noise pollution for the residents.

As I noticed before, along large sections of Seoul Botanic Park, blocks devoted to research centers sit right across the street (e.g. for the moment LG Science Park and Kolon One and Only Tower), which could be seen as a form of privatization, but could also become a motivation for them to open up, to let visitors roam their own land, to propose services that would flourish along the frontline in probably more anarchic ways, to blur the lines of a strict zoning. 

Tadao Ando's LG Art Center (see part II) provides a clearer example of how local communities can benefit from private infrastructure: parts of the program will involve residents, and the venue will eventually belong to Seoul city. 

For the moment, residential and research blocks stand out, and local businesses mostly develop around subway stations. The first significant hotel to open in the neighborhood mirrors its positioning: overlooking the park, Courtyard by Marriott is not the chain's most luxury brand, but provides quality stays for both business people and families.

*

Seoul issued guidelines and specs early in the project to make sure that environment, accessibility, or bicycle lanes were taken into account:

Water collection and filtering systems embedded in the buildings, roads, or parks

Accessibility and security at pedestrian crossings

Pedestrian crossings again, this time for bicycle lanes, always a tricky moment for cyclists

With its flatness and absence of major disruptors in its core (hills, river, railways, highways**), Magok District is perfect for cycling. 40% of all roads will have dedicated lanes, in a continuous network connecting the new neighborhood and its Seoul Botanic Park to the Hangang backbone. Beyond a 'Ddareungi' special zone facilitating commuting and leisure rides, or many bike parking facilities, four bike storage systems will be available at subway stations.

Bicycle-friendly Magok (left, one of the green diagonal corridors between apartment blocks - right, a protected bike lane that could be wider, like for instance the one along Seongmisan-ro in Seongsan-dong).

Magok's bicycle network

So it seems that even in this early stage, Magok is aiming at to the vision I finished my 2013 update with (see 'Magok District on cruise mode'):

"Now the most important remains to give some soul and consistence to this alleywayless place. You want to see residents and researchers venture beyond their homes and campuses, roam the streets, enjoy the city. The park and diagonal canal can give purpose, but let's not forget to optimize every single street for pedestrians and bicycles, make this neighborhood a destination from all directions, in continuity with Hangang Park, and the new neighboring communities (Banghwa, Balsan...)."

*

As usual, as an urbanist, I would have done things differently; Magok District doesn't signal a revolution in the Korean New Town or the Korean innovation cluster models. Yet it redefines Gangseo-gu, and beyond Southwest Seoul. It might even demonstrate that a big residential and business project South of the Han River can succeed without arrogance. What matters is that, ultimately, people live happily together in a place where trees, bicycles, and fellow earthlings are welcome.

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* see "Seoul summerscapes: death, taxes, and budongsan" 
** if Gonghangdae-ro is a wide and busy axis, it can't be compared to the Gyeongbu Expressway that separates Seopangyo and Dongpangyo

Riding along 'horizontal verticals' in Magok District (Part II)

This is the second part of my focus on Magok District:

1. Framing Magok (Part I - Location)
2. Magok's horizontal verticals (Part II - Cluster)
3. Magok's lifespace (Part III - Environment)

***

2) Magok's horizontal verticals

In the first part we saw how, by its simple location and connectivity, Magok District enjoyed key assets for a business hub. In the third one, we'll see if its environment can, as advertised, attract researchers and creative minds. Here, we'll focus on the innovation cluster promise.

The signature used in recent advertorials sounds familiar, and as usual with previous Korean projects sharing similar ambitions in the past, 'Korean Silicon Valley Magok' ("한국의 실리콘밸리 마곡") is supposed to create a haven where big fish and small fry cohabit. But as usual, chaebol struggle to envision innovation clusters beyond proprietary ecosystems, which can become a major hurdle for diversity and creativity (see "Redrawing Korean Maps - Innovation Clusters").

Magok doesn't aim at aggregating value around business 'verticals' like the Sangam DMC, conceived as the name suggests for media and entertainment, or even Songdo, when it was desperately looking for a way to reboot and better market itself. Here, we're into 'convergence and fusion technology', more in the Pangyo Techno Valley vein, but with a stronger industrial - manufacturing touch.

As the first big fish to sign for this former swampy rice paddy area, LG Group set the tone for 'convergence and fusion', pooling Research and Development teams from key subsidiaries (LG Electronics, LG Chem, LG Display...) in its LG Science Park complex (18 buildings, capacity of 25,000 employees) to better tackle such challenges as robotics or A.I.. Similarly, Lotte Group is looking for new synergies between Lotte Food, Lotte Confectionery, Lotte Chilsung Beverage, and Lotteria...

Should we dub this higher stage of chaebolism 'horizontal verticals'?

Clockwise, the site of Tadao Ando's future LG Art Center / LG Science Hall, LG Science Park's ISC (Integrated Support Center), Kolon One and Only Tower.

LG Science Park Integrated Support Center (www.instagram.com/p/Bi8rK-slfWJ)

LG also provides the neighborhood with a cultural venue designed by Tadao Ando. The new LG Art Center will open in 2020 on Magokjungang 10-gil, across the LG Science Park and next to the park itself. The group will operate the theater for thirty years before offering it to Seoul city.

It's way too early to judge this new ecosystem, particularly since, like in the DMC, small players are supposed to join after the big ones. Urbanism and architecture can give us clues about the potential, though. For instance, LG Science Park can look like series of containers from a distance, but many buildings are porous, with atria and green walkways, giving the ensemble a campus-like touch, more open to its surroundings than other, more monolithic centers.

Unlike the actual Silicon Valley, where most companies of all sizes and shapes settled in existing urban or peri-urban environments, this research complex consists of contiguous lots, most of which will be developed by one powerful player. So if you're having a coffee in the Eastern half of Magok District, chances are it will be in a building owned by one of those, which may alter the way you pitch your startup over a cup of java.

***

If Magok District will welcome garage startups, they are not its main target. The aim is to boost innovative research in industries that do have fuzzy edges, but also complex cores and cycles, and it already signed enough significant players to succeed. More will want to join in a site ideally located for logistics and within the capital city, but quality of life will also be a factor. Ideally, Magok's environment must stimulate creativity, but in not necessarily too 'speedy' and disruptive ways. 

Is it likely to deliver? That's what we'll check in our last part of this focus.
 
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Riding along 'horizontal verticals' in Magok District (Part I)

As we've seen before*, Magok District deserves specific attention as Seoul's last big chunk of undeveloped land (until they decide to chop off all remaining mountains), and one of Korea's ambitious innovation clusters.

If new pieces keep being added every now and then to this urban jigsaw puzzle, recent weeks have seen major developments and PR operations, particularly with the inauguration of LG Science Park by MOON Jae-in, two years after PARK Geun-hye's speech at its groundbreaking ceremony. Of course, since many initiatives in Korea boil down to real estate, a lot of this PR aims at promoting new residences in a neighborhood that's been rather overperforming the market.

Time seems ripe for an update on Magok's narrative, reality, and fundamentals. Could it mark an evolution in Seoul's postwar urbanism (for the big picture, see 'Inhuman, all too human Seoul')? Certainly not a real disruption, since in many ways it remains a classic, zoned Korean 'New Town'. And the focus being on business, let's see how this 'swamp thing' can compares to - or coopetes with? - neighborhoods I've seen rise from a landfill (Digital Media City), the sea (Songdo), or a valley (Pangyo).

Like my 2013 focus on the DMC and Songdo***, I'll slice this one into 3 pieces:

1. Framing Magok (Part I - Location)
2. Magok's horizontal verticals (Part II - Cluster)
3. Magok's lifespace (Part III - Environment)

'Magok's future Seoul Botanic Park' (20180518 - www.instagram.com/p/Bi6Wi5illxo)

***

1) Framing Magok

What better image to help you grasp the scale and level of completion of the 3.6 M square meter Magok District than this recent aerial view?

Magok District from above in 2017 (Seoul Metropolitan Government)

Stretching over Magok-dong and Gayang-dong, Magok District lies at the very heart of Gangseo-gu, which badly needed a center to make better sense. It's articulated around the gu's backbone: its road to Gimpo Airport, Gonghang-daero.

• To the West: Banghwa-daero, Banghwa New Town, and Gonghang-dong which hosts the airport. 
• To the North: Olympic Expressway and the Han River. 
• To the East: Gangseo-ro (East), and Deungchon-dong. 
• To the South: the new Balsan District and Gangseo Agricultural and Marine Products Market.

Actually, only a tendril of Seoul Botanic Park - but a most essential one - reaches the Han River. Most of the district remains under Yangcheon-ro, blocked to the West by the Seonam Water Recycling Center, and to the East by Gungsan, a cute hill which I hope will be preserved, along with the village at its feet.

Magok's four defining dimensions were 'industrial', 'business and commercial', 'residential', 'parks and green', with zones clearly visible from the initial masterplan:

Within the district, three main axes have been created to border its 503,000 sqm park:

• Magokjungang-ro to the West, with Magok Station (Line 5) at the intersection with Gonghangdaero, and Magongnaru Station (Line 9, and soon AREX) to split what's North of it into two even parts. If Gongangdaero is as wide as a highway, Magongnaru area is booming around the relatively narrow winding road leading to previously developed Banghwa-dong. 
• The much quieter Magokdong-ro to the East separates for the moment two LG research blocks, with Kolon's spectacular One and Only Tower (!) at the interection with the third axis.
• Magokjungang 10-gil marks the park's Southern border, with LG Science Park on the frontline (obviously, LG's L still stands for Lucky; the early bird did catch the worm).

So this is basically the frame being filled step by step...

'#MagokDistrict map keeps filling up (ad in my mailbox)' (20141207 - twitter.com/theseoulvillage/status/541499306344448000)

 ... its central park still missing, but continuously advertised as a key asset:

***

Keep in mind this brief framing of Magok District when we move on to its business purpose (Part II) and living environment (Part III). It already reveals precious advantages:

• a simple, compact, and flat map
• seamlessly integrated to its urban vicinity, unlike Songdo, or even Pangyo (highway) and the DMC (railway). As you know, I value "urban continuity" as a key factor of success.
• even if it's located in the capital's far west, Magok District is very close to the airport (a clear advantage over Pangyo for instance), but also directly connected to the historic center (Gwanghwamun via Line 5), and to key business hubs (e.g. Yeouido, Yeongdongdaero via Bongeunsa Line 9). When AREX opens at Magongnaru Station, the synergies with DMC and Guro Digital Complex, both one stop away, will be even easier.
• in spite of the Olympic Expressway, Magok provides a unique corridor to the Han River, and its park enjoys relatively little competition in a wide radius. Can it bring Gangseo-gu's half million inhabitants closer together, and reach beyond?

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* e.g. "Magok District on cruise mode", "Magok District: SIM City as in "Seoul Intra Muros"? Alleyways as in "Seoul Inter Muros"?", all posts related to Magok District.
** "Songdo, DMC: sequence is of the essence (Part I)", "Part II", "Part III"

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's New Town and Redevelopment Plan Update

Seoul updated its New Town and Redevelopment Plan after two years of probation*. Citizens are still being surveyed and their comments collected to facilitate key decisions: go/no go, and the allocation of resources and support (including in case of cancellation). The whole process is being monitored and doubled with conflict management teams to prevent the usual bubbles and rumor mill frenzies, but also to learn from best and worst practices.

For the cases without promotion, 266 of 286 surveys have been completed, and the rest shall be done by the end of June 2014.

148 out of these 266 cases are on the hot seat, and three projects have already been cancelled: 

• Cheonho-Seongnae (Cheonho-dong and Seongnae-dong, Gangdong-gu), 
• Mia Gyunchok (Mia Sageori, Gangbuk-gu), 
• Banghwa (Banghwa-dong, Gangseo-gu)

The final cancellation of 16 other projects shall be decided by June: 

• Hapjeong (Hapjeong-dong, Mapo-gu), 
• Cheonho (Cheonho-dong, Gangdong), 
• Sangbong (Sangbong-dong, Jungnang-gu), 
• Geoyeo-Macheon (Geoyeo-dong and Macheon-dong, Songpa),
• Junghwa (Junghwa-dong, Jungnang-gu), 
• Guui-Jayang (Guui-dong, Jayang-dong, Gwangjin-gu), 
• Sanggye (Sanggye-dong, Nowon-gu), 
• Ahyeon (Ahyeon-dong, Mapo-gu)
• Singil (Singil-dong, Yeongdeungpo-gu), 
• Susaek-Jeungsan (Susaek-dong, Jeungsan-dong, Eunpyeong-gu), 
• Jangui (Jangwi-dong, Seongbuk-gu)
• Mia (Mia-dong, Gangbuk-gu), 
• Sinjeong (Sinjeong-dong, Yangcheon-gu), 
• Imun-Hwigyeong (Imun-dong and Hwigyeong-dong, Dongdaemun-gu), 
• Gireum (Gireum-dong, Seongbuk-gu), 
• Heukseok (Heukseok-dong, Dongjak-gu).

The 19 potential red lights (the first 3 are already goners - note that Mia used to be a red light district anyway!)

No big surprises here. As I explained in "Inhuman, all too human Seoul", the New Town model belongs to the past, and it lost momentum in the Capital even before PARK Won-soon claimed City Hall. His bottom-up, collaborative approach was the only way of defusing potential outcries in a city where real estate speculation remains pervasive.

New Towns are not dead yet, and among the projects that will go on, some are already well "advanced", Buk-Ahyeon New Town much more than Donuimun New Town (a.k.a. Gyonam New Town).

And they're only part of Seoul's urban planning problems.

PS: Michael, don't rejoice too soon: the potential end of Ahyeon New Town wouldn't necessarily mean the survival of your old hanok.

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* "뉴타운·재개발 수습방안」추진 2년 성과와 향후 방향 발표" (20140221)

Magok District on cruise mode

Since last January's focus ("Magok District: SIM City as in "Seoul Intra Muros"? Alleyways as in "Seoul Inter Muros"?"), Magok District has steadily made the headlines, most notably:

• Business: extension of the LG Science Park project (from 130 to 170,000 sqm, and from 20 to 30,000 Research and Development staff)

At the core of the business district project. New batches of lots are regularly being proposed.

 

• Environment: Seoul city announced for 2016 an eco park combining a lake with a 60,000 sqm urban botanical garden, in addition to wetlands

Forget about the costly and futuristic waterfront project. This ecosystem will host 5,000 species, and might draw researchers as well as tourists.

• Public spaces: selection of Wooridongjin Architects for Magok Central Plaza

A sunken plaza reaching across the street, hopefully more open than the Coex mall patio. Now the neighborhood also needs to care about pedestrians at street level, and this diagonal canal has an interesting potential.

• Commercial and service areas: Shinsegae just signed for a new site connected to the subway. Earlier, Ehwa Hospital confirmed the move from Dongdaemun Gate to Magok.

• Residential areas: emboldened by last July's successful launches, developers started a rather off-the-wall campaign for the new residential blocks (if the visuals are deja vu, you don't often see 'stupid' splashed on the headline of a real estate ad in this town):

The 3 dumb real estate investors: the one who doesn't know Magok, the one who knows Magok but is not interested, the one who knows Magok, is interested, but doesn't buy

 

 

•  ...

The new district is step by step completing its puzzle, leveraging on key assets: Seoul intra muros, the Gimpo airport connection, the DMC-Magok-Guro triangle..., and of course major public transit infrastructures - particularly subway stations - that have been laid out first, far ahead of the inauguration (unlike for most new towns, or Sondgo IBD).

Now the most important remains to give some soul and consistence to this alleywayless place. You want to see residents and researchers venture beyond their homes and campuses, roam the streets, enjoy the city. The park and diagonal canal can give purpose, but let's not forget to optimize every single street for pedestrians and bicycles, make this neighborhood a destination from all directions, in continuity with Hangang Park, and the new neighboring communities (Banghwa, Balsan...).
 
 
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