Tear down that Seoullo?

On Tuesday, Seoul announced that a MOU shall be signed on September 11 (!) between the city, the Ministry of Land, Infrastructure, and Transport, and the National Architecture Policy Committee to elevate certain areas as 'national symbolic spaces'*. Among them, Seoul Station area. The Seoul Institute will complete a master plan for this problematic hub by October, and the removal of the highly controversial Seoullo 7017 is officially on the table.

I hope that will be the outcome, but more fundamentally, I hope that this time, the underlying problems will not be eluded but tackled, and I hope that this time, we will have a proper process with adequate consultation, consensus, and impact surveys (remember how PARK Won-soon rushed ahead of the elections, ignoring all red flags?).

If you follow this excuse for a blog, you already know that I'm not a fan of this urban and environmental nonsense (yes, environmental too: Seoul needs more natural biomass continuity and rich, water absorbing soils, not more thirsty plants isolated in flower pots... and certainly not sorted in alphabetical order, like in MRVDV's winning project).

You already know that the comparison with NYC's highline (itself inspired by Paris' Promenade Plantee) was a fallacy, that Seoullo should rather be compared to Cheonggye Highway, and that it chose not to solve the key issues (street level, railways...). 

You already know that maintenance costs were not sustainable, that visitor numbers started plummeting from the beginning, even before the pandemic, and that they keep decreasing. The expected failure is total.

But you also know that removing Seoullo 7017 will not solve anything by itself, that pedestrians need a safer way of crossing this sea of roads and railways, and that this concrete, steal, and asphalt sea can't remain a sea for much longer:

 

Seoul Station area and Seoullo 7017 (Naver Maps)

To say the least, Seoul Station's multimodal hub is very dense and messy. Tongil-ro, Sejong-daero, and Toegye-ro merge into Hangang-daero, with the Gyeongui Line and its sisters on one side, Huam-ro, and countless car and bus lanes on the other. Dedicated bus lanes have considerably facilitated pedestrian circulation on street level, and this thick ribbon may be further reduced into narrower, crossable axes. 

If going above ground failed and if the underground is saturated, there are possibilities.

Covering the railways remains high on the city's wish list, but this takes a lot of time and money. Seoul is considering moving bus transfers to the back of the station (which will have big impacts as well), and to extend walkways to prolong Sejong-daero's green promenade - I suppose with the necessary bicycle lanes - ultimately all the way from Gwanghwamun to the Han River (7 km).

Improving alternatives may reduce the flow of cars, and not just alternative routes beyond this area; alternatives that reduce the use of cars altogether. Quite a challenge in a multimodal hub already subject to bottlenecks at many levels...

What a fascinating urban challenge! One that calls for innovation instead of band-aids.

In any case, expect more Monday quarterbacking from yours truly.

 

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* I won't elaborate on this 'national symbolic space' concept, but Seoul Station clearly remains a cultural icon for the nation (entry point for many to the capital city, Gyeongui Line between Seoul and Sinuiju, Tongil-ro, KTX, Culture Station Seoul 284...).  

The Yongsan itch and the Sajik balm

One up, one down. Seoul speeds up for the redevelopment of Yongsan 4, and puts the brakes on Sajik 2.

We've known for a while* that the future Yongsan Park would be surrounded by high rise structures. After burning their fingers on the doomed Yongsan IBD project, authorities decided to offer their all-you-can-build gifts to speculators in smaller packages, wrapped in green. Here, at the Hangangdae-ro - Seobinggo-ro interesection (Hangangno-dong), a tentative 'Yongsan Parkway' serves as an environmental alibi for more 30-40+ towers:

In Jongno-gu, a far less popular - and far less tragical** - "drama" has also been running for years: the redevelopment of what I call Sajik Heights, the hilly neighborhood nested between Sajik-ro / Sajik Tunnel, Space Bon, and Gyeonghuigung. I've walked its alleyways countless times, and even wrote a short story about Kim Ki-chan meeting my fictional Kim Mudangnim there (the great photographer also used to live in Sajik-dong).

A pigeon, a hanok, a hilly alleyway, Inwangsan - Sajik Heights in 2009

For a decade, Sajik Heights has been preparing for the transformation, and Lotte Castle eventually won the right to build the New Town.

As far as 'urban continuity' goes, it looked consistent with the Gyeonghuigung Xii (Gyonam New Town) rising from the other side of the tunnel / hill / (now almost totally obliterated) fortress wall... 

But Seoul city seized a debate over modifications to stop the process***. Among the landmarks to be protected (let's hope in a less destructive way than nearby Dilkusha****), the 1906 house where Josephine Eaton Peel Campbell lived. I visited that place at the top of the hill, around the time it was used as an office by local residents. It seems to have never been used for the purpose the Campbell estate sold it, which was to promote the education of young girls, in the tradition of Campbell herself, the founder of Baehwa (girls' schools and women's university in Pirun-dong).

Residents are now wondering what's best for them, particularly after witnessing what happened in the vicinity: Gyonam? newtonized. Seochon? bukchonized. So what for Sajikistan?

Whatever happens in the future, something of the old neighborhood shall survive. Or evolve. 

Anyway, it would be nice to see something decent next to a potential UNESCO Heritage site (Yeol still working hard on the Sajik-dan revival*****).

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* see for instance "Yongsan park - fake forests and real estates" (Feb. 2011)
** if a person died in Yongsan, no casualties for the only tragedy I witnessed when I lived in Sajik-dong, a hanok fire back in 2009.
*** "사직2구역 재개발 추진 7년…110년 된 캠벨 사택 어쩌나" (JoongAng Ilbo 20160413)
**** less forsaken than 5 year ago (see "Sajik Heights and micro-hanokization"), the building seems to have undergone serious change in the name of 'preservation' 
***** rites have been performed for a long while, and the restoration helped as well (see "Sajik-dan enshrined, Naeja-dong revived ?")

Seoul Station 7017: Forget 2017?

Seoul city announced Friday that MOUs have been signed with five downtown buildings for connections to the future Seoul Station 7017.

In case you missed the previous episodes listed below, the highly controversial SS7017 (a.k.a. Seoul's Highline) is Mayor PARK Won-soon's pet project to crown his mandate in 2017:

• January (among Seoul's urban regeneration projects): "Diagonal crossings, High Lines, and Business Verticals (how pedestrians and businesses remodel Seoul... and vice-versa)"
• January (focus): "Seoul Station Elevated Park (Seoul Station Project 7017? The Seoul Vine?) - An Update"
• May (Winy Maas wins the competition): "Seoul Station 7017 blooms into Seoul Arboretum"
• July (mention of Seoul's intense lobbying / advertising / calls for suggestions): ""Sejongdaero" competition officially started"

Here are the 5 buildings, all in Jung-gu (I listed their addresses), all around the Toegye-ro / Tongil-ro intersection facing the station:

• Metro Tower (10, Toegye-ro) 
• Daewoo Foundation Building (18, Toegye-ro) 
• Hotel Manu (19, Toegye-ro) 
• Seoul Square (416, Hangang-daero) 
• Yonsei Jedan Severance (Yonsei Severance Foundation - 10, Tongil-ro)

Among other buildings likely to plug in later, the Namdaemun Church, and the Hilton Hotel*, which itself shall serve as a gateway to Namsan Park. Seoul confirmed April 2017 as the target for the inauguration.

*

Now these MOUs were signed in January. So what's the actual message? 

That Seoul Mayor is not giving up his dream.

The Seoul Station  7017 project is officially dead because national authorities have blocked it for many good reasons: major safety concerns, awful design ruining the surroundings of the old Seoul Station, unsolved traffic issues...

One more good reason is the fact that many people don't want PARK Won-soon to parade with a spectacular new landmark just months before the 2017 presidential elections. If Saenuri's KIM Moo-sung is closing the gap, PARK is still leading in polls that, one should note, don't include BAN Ki-moon (will the UNSG run for South Korea's most suicidal job?):

PARK Won-soon still leads in polls for 2017 prez, but KIM Moo-sung up (NB: no BAN Ki-moon): gallup.co.kr/gallupdb/reportContent.asp?seqNo=677
(twitter.com/theseoulvillage/status/632069833425727489)

Every month of delay makes less likely a delivery on time for the elections.

Personally, I wouldn't have bet on this very risky SS7017 as my main option for a landmark. For instance, solving the Seun Sangga conundrum was also very tricky (starting with safety issues), but much more important for Seoul's balance and urban regeneration.

Still time to reassess priorities, I guess.


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* The Hilton was not among the 5, as I wrongly thought last Friday:

Seoul announced 5 MOU with buildings for connection with Seoul Station 7017 (Hilton etc). National authorities nixed projects, PWS needed lobbying power. (twitter.com/theseoulvillage/status/634720342787796996)