(An) analysis on the effect of urban regeneration on the change of alley commercial districts : focused on urban regeneration areas and adjacent alley commercial districts in Seoul

전영재 Graduate School, Yonsei University 2020 국내박사

In the past, a city was usually maintained by large-scale development after complete demolition of buildings, but recently urban regeneration projects are drawing attention for improvement of the living environment while maintaining and preserving the existing structure of the city. The Moon Jae-In government, too, proposed urban regeneration as a major policy for urban management through Urban Regeneration New Deal Project, and Seoul Metropolitan Government has been implementing urban regeneration projects beginning with the New Town and Redevelopment Resolution Plan established in January 2012. Urban regeneration aims to revitalize the entire region by creating jobs, encouraging business foundation by both the young and the middle-aged, etc. based on the improvement of living environment and community revitalization under the big goal of a comprehensive revitalization of the region. Meanwhile, alleys are the base of the activities of the local residents, and most outdoor activities are performed in alleys. Therefore, alleys are very important in urban regeneration project, and revitalization of the alley commercial district formed in and around alleys will certainly contribute to the revitalization of the entire region. In this regard, this study aims to propose an index for revitalization of the regional economy, which is the major objective of urban regeneration, by elucidating the influence of urban regeneration on the change of alley commercial district through analysis of the change of sales and floating population of the alley commercial districts in and near the areas of Phase1 Urban Regeneration Project in Seoul. For such a purpose, this study focused on the influence of Seoul type urban regeneration project of Seoul Metropolitan Government on the change of alley commercial districts and summarized Phase1 urban regeneration project and commercial districts systematically. In addition, this study was conducted on the influence of urban regeneration on alley commercial districts by analyzing the change of sales and floating population of alley commercial districts. The research objects of this study chosen for examination of the influence of urban regeneration on alley commercial districts are the 5 areas of general neighborhood regeneration projects in Changsin‧Sungin, Seongsu-dong, Amsa-dong, Jangwi-dong and Sangdo 4-dong among the Phase1 urban regeneration areas in Seoul and the alley commercial districts within 1km of radius from the areas of general neighborhood regeneration projects. First, this study analyzed the change of the sales and floating population of each alley commercial district and then extracted the factors of urban regeneration project which affected the change of commercial districts through review of preceding researches and examined the change of the alley commercial districts in each area. Meanwhile, the alley commercial districts in the research object areas are adjoining each other, and thus people can use various commercial districts moving across them freely. Therefore, it was expected that spatial autocorrelation will occur due to such a locational characteristic. To verify it, spatial weighted matrix was made up and Moran’s I statistics were measured by using it for analysis of the pattern of spatial cluster. The following are the results of the analysis. According to the analysis of the pattern of change of the sales and floating population of the alley commercial districts in urban regeneration areas as of the fourth quarter of 2018 compared to the fourth quarter of 2014, the average sales increased by 36.6% in the alley commercial districts in urban regeneration areas; increased by 21.8% in the alley commercial districts within 1km of radius from urban regeneration areas; and increased by only 14.6% in the rest alley commercial districts. As for floating population, it decreased by 14.0% in the alley commercial districts out of 1km of radius from urban regeneration areas while the rate of decrease of floating population was 11.6% and 6.3% in the alley commercial districts in urban regeneration areas and in the alley commercial districts within 1km of radius respectively. It shows that urban regeneration had a certain degree of positive effect on the change of sales and floating population of alley commercial districts. According to the analysis of the change of sales of each type of business, the rate of change of sales was the highest in urban regeneration areas in all the types of business of food service, service industry and retail industry. In the case of food service and service industry, the rate of increase of sales in urban regeneration areas was more than double that of the areas out of 1km of radius, and the rate of increase of sales of retail industry was more than 4 times. The rate of increase of sales in the alley commercial districts within 1km of radius from the boundary of urban regeneration areas was also higher than the alley commercial districts out of 1km of radius in all types of business. Thus, it can be estimated that urban regeneration had a positive effect on the increase of sales in the alley commercial districts in and near the urban regeneration area. Next, each alley commercial district of the urban regeneration area was examined in detail. Among the commercial districts in urban regeneration areas, all the alley commercial districts except Seongsuil-ro 6-gil in Seongsu-dong and Amsa-gil in Amsa-dong achieved increase of sales of the entire types of business. In contrast, Seongsuil-ro 6-gil saw decrease of sales of the entire types of business by 3.2%, probably due to the destruction of commercial districts for new construction of Knowledge Industry Center, etc. and decrease of workers in the area. Sales of Amsa-gil decreased by 17.8% but it is expected that sales will increase with the passage of time by the effect of urban regeneration project considering that the sales of Olympic-ro 98-gil, an adjoining alley commercial district of a similar characteristic, increased by 103.9%. The 322.4%~2,621.8% increase of sales of each type of business in Amsa-gil alley commercial district in the second quarter of 2019 supports such a prediction. Meanwhile, floating population decreased by 9.9%~63.4% in all the alley commercial districts except Seoulsup 2-gil, Seongsui-ro 7-gil, Amsa-gil and Yangnyeong-ro 26-gil. It is the same as the general tendency of Seoul which saw average 14.0% decrease in the floating population of all alley commercial districts. Among the alley commercial districts which had more floating population, Seoulsup 2-gil and Seongsui-ro 7-gil are located in Seongsu-dong which is one of the representative areas of gentrification. It is expected that the rise in floating population of the concerned alley commercial district was made possible by the existence of the representative cafe street of Seongsu-dong area. It is thought that Amsa-gil and Yangnyeong-ro 26-gil were affected by the factors of urban regeneration project implemented in the concerned alley commercial district such as the program of improvement of pedestrian space & street environment and the program of improvement & construction of parks and green space. It was expected that there would be spatial autocorrelation due to the locational characteristic of the alley commercial districts which adjoin each other. Thus, the pattern of spatial clustering was analysed by measuring Moran’s I statistics with the dependent variables of the rate of change of sales of the entire types of business, the rate of change of sales of food service, the rate of change of sales of service industry, the rate of change of sales of retail industry and the rate of change of floating population. As a result, spatial autocorrelation occurred in service industry(-0.162), retail industry(-0.127) and floating population(0.323) in Changsin‧Sungin leading area and in service industry(0.482) in Seongsu-dong. In Amsa-dong, spatial autocorrelation occurred in the entire types of business(-0.331), service industry(-0.324) and retail industry(-0.258). In Jangwi-dong, spatial autocorrelation occurred in food service(-0.166) and floating population(0.202). Lastly, in Sangdo 4-dong, much spatial autocorrelation occurred in food service(0.270) and floating population(0.340). A positive spatial autocorrelation means a pattern of spatial clustering of the alley commercial districts with higher or lower rates of change of sales and floating population by themselves, and a negative spatial autocorrelation means that the alley commercial districts with higher and lower rates of change being distributed regularly in mixture taking turns. A spatial autocorrelation close to zero(0) means a spatial pattern of the alley commercial districts positioned randomly in the area. According to the results of this study, urban regeneration has a positive influence on the change of alley commercial districts, but it was difficult to verify meaningful results in the change of sales or floating population by the specific factors of each type of urban regeneration project. However, it is thought that the synergy and ripple effect of comprehensively implemented various types of specific urban regeneration projects had a positive influence on the alley commercial district in and near the location of urban regeneration projects. Thus, it will be necessary to implement the detailed programs of urban regeneration harmoniously with systematic and comprehensive plans reflecting the characteristics of each area in order to restore the vitality of the area through revitalization of alley commercial districts. Meanwhile, it is expected that the types of business which can play a central role in each alley commercial district will appear among food service, service industry and retail industry according to the position of the concerned commercial district and external factors such as the composition of population of the hinterland. It will be possible to achieve the goal of urban regeneration to give a boost to the area through revitalization of commercial districts more easily if the characteristics of each alley commercial district is defined by analysis of the change of sales and floating population of each type of business in alley commercial districts based on such characteristics of the area. The important significance of this study is that it empirically verified the effect of urban regeneration through analysis of the change of sales and floating population in alley commercial district and also examined alley commercial district, which is drawing much attention in recent times, in respect to the specific programs of urban regeneration and the change of alley commercial district. Especially, this study carefully examined the change of the sales and floating population of the entire types of business, food service, service industry and retail industry separately for the short period of implementation of urban regeneration. Therefore, if the results of this study are used for the establishment of systematic plans for future urban regeneration projects, it will be possible to revitalize alley commercial districts effectively by implementing a pilot project for a short time, give a boost to the regional economy using it and contribute to revitalization of urban regeneration areas and the adjoining areas. Meanwhile, this study has limitations due to the problems in selection of the research object areas and the period of research. If sufficient objects of analysis can be secured after completion of the urban regeneration project generating much effect and a quantitative analysis could be made on the effects of the specific factors of urban regeneration project on the change of commercial districts, it will become possible to make a real contribution to the revitalization of the regional economy through urban regeneration. 과거에는 전면철거방식의 대규모 개발이 가장 일반적인 도시관리 방법이었으나, 최근에는 기존의 도시구조를 유지하고 보존하면서 생활환경을 정비·확충하고 개선하는 도시재생사업이 주목을 받고 있다. 문재인 정부에서도 도시재생 뉴딜사업을 통해 도시재생을 도시관리의 주요 정책으로 제시하였으며, 서울시에서도 2012년 1월 뉴타운‧재개발 수습방안을 시작으로 도시재생을 지속적으로 추진해오고 있다. 이러한 도시재생은 지역의 종합적인 재활성화라는 커다란 목표아래 생활환경 개선 및 공동체 활성화를 기반으로 일자리를 창출하고, 청년뿐만 아니라 중장년층 창업 유도 등을 통해 지역의 활력을 도모하고 있다. 한편 골목길은 주민들의 활동에 기반이 되는 장소로서 외부 활동의 대부분은 이 골목길에서 이루어지게 된다. 그러므로 도시재생에 있어서 골목길이 가지는 의미가 대단히 중요하다고 할 수 있을 것이며, 이 골목길을 중심으로 형성된 골목상권을 활성화하게 된다면 지역의 재활성화에 기여하는 바가 매우 클 것으로 보여진다. 따라서 본 연구에서는 서울시 1단계 도시재생활성화지역 내 및 인접한 골목상권의 매출과 유동인구 분석을 통해 도시재생이 골목상권의 변화에 미친 영향을 밝혀 도시재생의 주요 목표인 지역경제 활성화를 위한 지표로 제시하고자 한다. 이에 따라 본 연구는 서울시에서 추진되고 있는 서울형 도시재생사업이 골목상권 변화에 영향을 미쳤는가에 대하여 초점을 맞추었으며, 1단계 도시재생사업과 상권에 대하여 체계적으로 정리하였다. 그리고 골목상권을 대상으로 매출과 유동인구 변화량을 분석하여 도시재생이 골목상권 변화에 미친 영향에 대한 연구를 수행하였다. 연구대상지역으로 서울시 1단계 도시재생활성화지역 중 근린재생 일반형인 창신‧숭인, 성수동, 암사동, 장위동, 상도4동 5개의 지역과 해당 도시재생활성화지역 경계로부터 반경 1km 이내의 골목상권을 대상으로 도시재생이 골목상권에 미치는 영향을 확인하고자 하였다. 이를 위해 각 골목상권의 매출 변화량과 유동인구 변화량에 대한 분석을 시행하였다. 그리고 선행연구를 통해 상권의 변화에 영향을 미치는 도시재생사업 요인을 도출하고. 이를 활용하여 각 지역별 골목상권의 변화를 확인하였다. 한편 연구 대상지역의 골목상권은 서로 인접하여 입지하고 있는 특성을 나타내고 있다. 이는 이용자가 각 상권을 자유롭게 이동하며 이용할 수 있는 형태이며, 결국 이러한 입지적인 특징이 공간적 자기상관성을 나타낼 것으로 예측하였다. 따라서 이를 확인하기 위해 공간가중행렬을 구축하고 이를 이용하여 Moran’s I 통계량을 측정하여 공간적 군집형태를 분석하였다. 이에 따라 분석한 결과는 아래와 같다. 도시재생활성화지역 내 골목상권의 2014년 4분기 대비 2018년 4분기의 매출 및 유동인구 변화 양상을 분석한 결과 도시재생활성화지역 내 골목상권의 경우 평균 매출액이 36.6% 증가하였고, 반경 1km 이내는 21.8% 상승한 반면, 그 외 골목상권의 경우 14.6%의 상승에 그쳤다. 유동인구의 경우에는 도시재생활성화지역 반경 1km 외의 골목상권에서는 유동인구가 14.0% 감소한 반면 도시재생활성화지역 내와 반경 1km 이내의 골목상권 유동인구의 감소는 각각 11.6%, 6.3% 감소에 그쳤다. 이는 도시재생이 골목상권의 매출과 유동인구 변화에 일정부분 긍정적인 영향을 미친것이라고 할 수 있을 것이다. 업종별 매출변화량에 대한 분석결과 외식업, 서비스업, 도소매업 모두 도시재생활성화지역 내에서 매출의 변화량이 가장 높은 것으로 나타났다. 외식업과 서비스업의 경우 도시재생활성화지역 경계로부터 반경 1km 외의 골목상권에 비해 매출이 2배 이상 상승하였으며, 도소매업의 경우 매출의 상승폭이 4배 이상 높게 상승한 것으로 나타났다. 도시재생활성화지역 경계로부터 반경 1km 이내의 골목상권의 경우에도 모든 업종이 반경 1km 외의 골목상권보다 높게 나타나 도시재생활성화지역 내와 인접한 지역의 골목상권 매출 상승에 도시재생이 긍정적인 영향을 미친 결과로 추론된다. 도시재생활성화지역 별 각 골목상권에 대하여 세부적으로 살펴본 결과 도시재생활성화지역 내 골목상권 중 성수동의 성수일로6길과 암사동의 암사길을 제외한 나머지 골목상권은 전체업종의 매출이 상승한 것으로 나타났다. 반면 성수일로6길은 전체업종의 매출이 3.2% 감소하였는데 이는 지역 내 지식산업센터 신축 등으로 인한 상가 멸실 및 지역 내 종사자수 감소 등에 따라 매출이 감소한 것으로 예상된다. 암사길의 경우에는 매출이 17.8% 감소하였는데 이는 성격이 유사한 인접 골목상권인 올림픽로98길의 매출이 103.9% 상승한 것으로 볼 때 도시재생사업의 효과가 아직 나타나지 않은 것으로 보이며, 충분한 시간이 경과하면 도시재생사업의 효과가 발생하면서 매출액이 상승할 것으로 추론된다. 실제로 2019년 2분기 암사길 골목상권의 업종별 매출액이 322.4%~2,621.8%까지 상승한 결과가 이를 뒷받침하는 것이라고 할 수 있다. 한편 유동인구의 경우에는 서울숲2길, 성수이로7길, 암사길, 양녕로26길을 제외한 모든 골목상권이 9.9%~63.4%까지 감소하였다. 서울시 전체 골목상권의 유동인구도 평균 14.0% 감소한 것으로 나타나서 이는 전체 골목상권의 유동인구 변화 경향을 따르고 있는 것으로 보여진다. 유동인구가 상승한 골목상권 중 서울숲2길과 성수이로7길의 경우에는 성수동은 젠트리피케이션의 대표적인 지역이며, 해당 골목상권에는 성수동 지역의 대표적인 카페거리가 입지하고 있음에 따라 유동인구가 상승한 것으로 추론된다. 그리고 암사길과 양녕로26길의 경우에는 해당 골목상권에서 시행된 보행환경 및 가로환경 개선, 공원녹지 조성 및 개선의 도시재생사업 요인에 의한 영향이 있는 것으로 추론된다. 이러한 골목상권은 연접하고 있는 입지특성으로 인해 공간적 자기상관성을 나타낼 것으로 예상되어 전체업종 매출변화율, 외식업 매출변화율, 서비스업 매출변화율, 도소매업 매출변화율과 유동인구 변화율을 종속변수로 하여 Moran’s I 통계량 측정을 통해 공간적인 군집패턴을 분석하였다. 그 결과 창신‧숭인 선도지역에서는 서비스업(-0.162)과 도소매업(-0.127), 유동인구(0.323)에서 공간적 자기상관성이 나타났으며, 성수동은 서비스업(0.482)에서 나타났다. 암사동의 경우에는 전체업종(-0.331)과 서비스업(-0.324), 도소매업(-0.258)에서 나타났으며, 장위동은 외식업(-0.166)과 유동인구(0.202에서 나타났으며, 마지막으로 상도4동에서는 외식업(0.270)과 유동인구(0.340)에서 공간적 자기상관성이 상당히 있는 것으로 나타났다. 공간적 자기상관성이 양의 상관관계를 나타내는 것은 매출과 유동인구의 변화율이 높은 골목상권은 높은 골목상권끼리, 낮은 골목상권은 낮은 골목상권끼리 공간적으로 군집하여 입지하는 패턴을 의미한다. 음의 상관관계를 나타내는 것은 변화율이 높은 골목상권과 낮은 골목상권이 서로 교차하며 규칙적으로 분포하는 것을 의미하며, 공간적 자기상관성이 0에 가깝게 나타날수록 골목상권이 지역 내에 랜덤하게 입지하고 있는 공간적인 패턴을 의미한다. 본 연구의 결과를 토대로 볼 때 도시재생은 골목상권의 긍정적인 변화에 영향을 미친다고 할 수 있을 것이다. 그러나 각 유형별 도시재생사업의 세부요인에 따른 매출변화량이나 유동인구의 변화량에서는 유의미한 결과를 확인하기는 어려웠다. 다만 여러 유형의 세부 도시재생사업들이 종합적으로 시행되면서 이들 간의 시너지와 파급효과에 따라 도시재생사업이 시행된 골목상권과 인접한 골목상권에 긍정적인 영향을 미친 것으로 추론된다. 따라서 골목상권의 활성화를 통해 지역에 활력을 회복하고 종합적으로 재활성화하기 위해서는 도시재생의 각 세부사업들이 체계적이고 종합적인 계획 속에서 각 지역의 특성을 반영하여 조화롭게 추진되어야 할 필요성이 있는 것으로 보여진다. 한편, 각 골목상권은 해당 상권의 입지와 배후지역의 인구구성 등 외부 요인에 따라 외식업, 서비스업, 도소매업 중 골목상권 형성에 중심이 되는 업종들이 나타날 것으로 예상된다. 이러한 지역의 특성을 바탕으로 골목상권의 업종별 매출과 유동인구의 변화를 분석하여 각 골목상권의 특성을 규정하는 것이 선행되어야 보다 수월하게 상권의 활성화를 통한 지역의 활력 제고 및 재활성화라는 도시재생의 목표를 달성할 수 있을 것으로 보여진다. 본 연구는 도시재생의 효과를 골목상권의 매출과 유동인구 변화량의 분석을 통해 실증적으로 확인하였을 뿐만 아니라, 최근 관심이 증대되고 있는 골목상권에 대하여 도시재생 측면에서 영향을 미치는 요인으로 도출된 세부사업요인과 골목상권의 변화에 대해서 살펴보았다는 점에서 중요한 의미를 가진다고 할 수 있을 것이다. 특히 도시재생이 추진된 짧은 기간에 대하여 전체업종과 외식업, 서비스업, 도소매업으로 구분하여 매출과 유동인구가 어떻게 변하였는지를 세밀하게 살펴보았다. 따라서 향후 도시재생을 추진함에 있어 본 연구의 결과를 고려하여 체계적인 계획수립을 통해 사업을 시행한다면 단기간의 마중물 사업 추진으로도 효과적으로 골목상권을 활성화하고, 이를 바탕으로 지역경제에 활력을 불어넣을 수 있을 뿐만 아니라, 도시재생활성화지역과 인접지역의 재활성화에도 기여할 수 있을 것으로 기대된다. 한편 본 연구는 연구 대상지역 선정과 연구시기에 대한 문제로 인한 한계를 지니고 있다. 따라서 향후에는 도시재생사업이 완료되고 충분한 효과가 나타날 시기에 충분한 분석대상을 확보하여 도시재생사업의 세부요인들이 상권변화에 미치는 영향을 정량적으로 분석할 수 있게 된다면 도시재생을 통한 지역경제 활성화에 보다 실제적인 기여를 할 수 있을 것이라고 판단된다.

도시농업을 통한 공간재생 계획 연구 - 청주시를 중심으로 -

이의주 충북대학교 일반대학원 2026 국내석사

Urban agriculture differs from rural agriculture in that it focuses on providing citizens within urban areas with opportunities for production activities alongside diverse social engagement. The multifaceted values of urban agriculture—including social, economic, and environmental benefits—serve as a key driver for urban regeneration, infusing cities with vitality. However, the objectives and policy approaches for revitalizing urban agriculture within city centers vary between domestic and international contexts. Therefore, this study aims to derive specific types and elements that can activate urban agriculture by analyzing overseas urban agriculture cases that embody the meaning of spatial regeneration. This requires prioritizing empirical foundational analysis to identify potential sites, such as vacant lots and areas needing regeneration, for people-centered urban regeneration. Furthermore, it can serve as foundational data for developing concrete spatial plans to overcome the limitations of temporary urban agriculture in Korea. This study examined the relationship between urban agriculture and urban regeneration by reviewing prior research that explored ways to activate urban agriculture using diverse spaces in city centers. It primarily covers urban agriculture cases from Canada, France, and Japan, which have been pioneers in integrating urban agriculture into urban planning. Utilizing the Urban Transect concept, the study understood the location and overall environment of each case. Through CPUL literature, four multifaceted value items (economic viability, sustainability, public benefit, community) were derived for in-depth analysis. By analyzing the pluralistic values, macro-environment, and micro-environment of 19 overseas urban agriculture cases, the study identified ‘types of regeneration targets’, ‘types of urban agriculture’, and ‘types of spatial reconfiguration’. To propose a spatial regeneration planning through urban agriculture, a current status survey was conducted in the Naedeok-dong area of Cheongju City, classifying it into seven zones. Naedeok-dong is an urban regeneration activation area where the high-density residential zones U2 and U3 within the urban transect occupy a large proportion, and underutilized buildings continue to emerge. Zones C and E were selected from the seven zones to apply the urban agriculture types and spatial reconfiguration types. For Zone C, considering the user characteristics of spending most of their daily lives in residential areas, a ‘Park Regeneration Type’ urban agriculture space plan was proposed. For Zone E, considering the complex purpose visitor patterns of public and cultural facilities, a ‘Residential Building Regeneration Type’ urban agriculture space plan was proposed to increase revisit rates. This study is significant in that it specifically proposes sustainable urban agriculture space plans based on empirical analysis processes targeting specific areas. The ‘urban agriculture types’ and ‘spatial reconfiguration types’ derived by analyzing overseas urban agriculture spaces, integrating macro and micro perspectives, contribute to creating innovative urban agriculture spaces. The process of discovering spaces for revitalizing urban agriculture within inner-city areas lays the groundwork for inducing long-term outcomes in urban agriculture and can guide people-centered, practical urban regeneration. The analysis of overseas cases was not based on field surveys examining practical usability and accessibility. Furthermore, when applying the types derived from overseas cases to Korea, they may manifest differently depending on climate conditions, resident characteristics, and policy features; thus, these specific differences were not examined. Furthermore, technical aspects for reconfiguring spaces for urban agriculture were not addressed. Therefore, the plan proposed in this study can serve as a reference for regeneration projects and plans aiming to expand the diversity of urban agriculture.

지속가능한 충북도시재생사업을 위한 주민참여 영향분석

이도헌 충북대학교 일반대학원 2026 국내석사

Urban regeneration in Korea has developed within a top-down system in which the central government establishes project guidelines and local governments prepare proposals based on them. These urban regeneration projects aim to revitalize declining urban areas through physical improvement and socio-economic regeneration, but concerns persist that sustainability is limited and residents lack participation as key players. This study analyzes the sustainability and resident participation characteristics of the urban regeneration project in Chungcheongbuk-do, identifies structural constraints for community-led regeneration, and reviews and suggests strategic improvement measures. A mixed-method approach combining theoretical surveys, case study analysis, and survey studies was used. The literature review explored the concept of urban regeneration, governance, sustainability, and engagement, emphasizing that practical resident participation is an important determinant of long-term project success. When effectively institutionalized, resident participation not only increases the justification and responsiveness of the planning process, but also strengthens regional-based identity, fosters community networks, and supports self-reliant sustainability after project completion. However, it also emphasizes continuous improvement of Korea's policy, such as procedural participation without substantial decision-making authority and avoiding excessive dependence on administrative-led initiatives. According to a case study of completion and ongoing regeneration projects in Chungcheongbuk-do, despite the achievements of improving the environment and creating community facilities, resident participation often remains perfunctory. Most projects rely heavily on the promotion of administrative agencies, and resident councils or local cooperatives tend to lack sufficient authority, competence, and expertise to lead the operation of facilities or programs. Intermediate support organizations designed to connect government and local interests also show limitations in their expertise, making them unable to consistently promote diverse community participation. These structural limitations limit the role of true resident-led governance. The survey results illustrate these results well. Residents express their desire to engage in decision-making more deeply, but believe there is only formal participation. Many respondents acknowledge that urban regeneration projects do not meet local needs, and if government support is interrupted, they question the viability of facilities and programs. Experts likewise stress that lack of systemic capacity building, weak long-term governance structures, and lack of resident engagement undermine the sustainability that urban regeneration must promote. As urban regeneration projects in Chungcheongbuk-do rely heavily on the formal form of resident participation and the promotion of projects by administrative agencies, there is a limit to the realization of true resident-led regeneration. As a result of the analysis, it was found that the institutional intention of resident participation and the actual participation of residents in the project promotion were not connected. The study found that community capacity, functional roles of intermediate organizations, and changes in operational structure after the project had a significant impact on residents' perceptions of sustainability. In particular, the limited participation of residents in continuous and long-term management and governance is closely related to the inability to sustain urban regeneration projects after the end of government support. In conclusion, this study emphasizes the structural weakness inherent in the promotion of administrative agency-led projects and the importance of institutional conditions to increase residents' participation by empirically examining the residents' participation and sustainability awareness in Chungcheongbuk-do. By studying how residents' participation, governance structure, and sustainability awareness interact in the context of non-metropolitan and small and medium-sized cities, this study suggests a way to improve the system for urban regeneration sustainability.

Towards Smart Sustainable Urban Regeneration (SSUR): A strategic performance evaluation for the success of SSUR in residential areas using the balanced scorecard

ESCALONA REYES MANUEL ALEJANDRO 고려대학교 대학원 2022 국내석사

Nowadays, the sustainable performance of cities has become increasingly crucial, especially for urban regeneration. Also, with the rise of approaches such as smart city, it has become more critical to understand the integration of both concepts for better urban development. The present study explores incorporating both concepts under urban regeneration to target critical urban areas such as residential neighborhoods. For this, the research adapts and proposes a Balance Score Card (BSC) that can be implemented as an assessment tool by which the problem described can be targeted. To achieve this goal first, an extensive literature review is performed to define the integration of smartness and sustainability for city development and define the principals of Smart Sustainable Urban Regeneration (SSUR). After this stage it proceed by developing a BSC following the next steps: define the BSC architecture for SSUR; establish the perspectives and strategic objectives based on SSUR; identify possible indicators through the analysis of assessment frameworks related to sustainable and smart development; evaluate the findings through consultation with Korean and Latin American experts, and finally structuring the final BSCs SSUR for residential areas. This dissertation concludes that BSC can have a positive impact on the definition of the objectives strategies and the measure of the impact of a residential area regeneration project. Particularly, it can assist as a viable tool that helps to integrate the smart and sustainable approach in the field of urban regeneration, helping leaders and other stakeholders to have a clear understanding of the decisions to be taken and the resources needed to achieve the targets, at the same time that helps to clear the different needs between contexts. 오늘날, 도시 재생에 있어 지속 가능한 성과는 더욱 더 중요해지고 있다. 특히 스마트 시티와 같은 접근법이 부상함에 따라 더 나은 도시 개발을 위하여 지속 가능성과 스마트 시티, 이 두 개념을 통합하여 이해하는 것이 더욱 중요해졌다. 본 연구는 주거 지역과 같은 주요 도시 지역의 재생에 있어, 이 두 개념의 통합 가능성을 연구하였다. 이를 위하여, 본 연구에서는 균형 점수 카드(BSC)를 활용하여 두 개념의 문제점을 진단하는 방법을 모색하였다. 금번 연구를 위하여, 우선 광범위한 문헌 검토를 수행하여 도시개발을 위한 스마트 시티의 개념과 도시개발 지속가능성의 통합을 정의하고, 스마트 지속 가능 도시재생(SSUR)의 원칙을 정의하였다. 원칙 정의 이후에는 다음과 같은 절차를 거쳐 BSC를 도출하였다: SSUR을 위한 BSC 아키텍처 정의; SSUR을 기반으로 한 관점 및 전략적 목표 수립; 지속 가능 개발과 스마트 개발과 평가 프레임워크의 분석을 통하여 활용가능한 지표 도출; 한국과 중남미 전문가와의 논의를 통한 결과 평가; 주거 지역 SSUR에 대한 최종 BSC 구조 확정. 이번 연구를 통하여 BSC가 목표 전략 정의 및 주거 지역 재생 프로젝트 영향을 측정에 긍정적인 영향을 미칠 수 있음을 알게 되었다. 특히, 이 BSC는 도시 재생 분야에 있어 스마트하고 지속가능한 접근 방식을 통합하는 실행 가능한 도구로 사용될 수 있는 가능성을 발견하였다. 리더와 이해 관계자들은 이 BSC를 이용하여 의사결정과 목표 달성에 필요한 자원을 판단하는 데 도움이 될 뿐만 아니라, 다양한 도시 재생 환경에서 다른 니즈를 확인할 수 있도록 도움을 줄 수 있을 것이다.

수원시 도시 쇠퇴의 공간적 패턴 및 도시 재생에 관한 연구

조용호 충북대학교 2015 국내석사

The present study aims to investigate decline of Suwon city to be preceded in order to study urban regeneration in re-urbanization process in city development steps. The study examined declined areas that requires urban regeneration on the basis of objective data. In order to do this, decline indexes were selected based on basic statistical data on forty administrative blocks in Suwon city and then declined areas were identified. By identifying declined areas. the study patterned and characterized urban regeneration. In order to grasp declining areas in Suwon city, a primary index was applied and six individual indexes such as population fluctuation, an aging index, a rate of change in the number of worker, a rate of change in the number of enterprise, a rate of housing for the aged and a percent of new housing, which are secondary indexes, were standardized through ranking and the weighted values were calculated through factor analysis and then declining areas by block were identified through multiple decline index. Through these, the study patterned and characterized urban regeneration. As a result of multiple decline index, the declining degree appeared in the order of Seryu-1dong, Haenggung-dong, Godeung-dong and Yeonmu-dong. Also, characteristics by block were analyzed by grouping of declining areas through group analysis. The result of analysis of block, in declining areas in the direction of periphery from center based on land use data, more specific declining areas were revealed by applying the principle of overlapping: the inner city areas around the provincial government were in decline. As a result of applying multiple decline index, Suwon was divided into four types; declining type, stable type, growing type and newly growing type. The type of regeneration of declining areas was divided into two: A and B. The tope 10% of declining areas is in the inner area of the city. In terms of urban regeneration, the type A was a type of town forming (history, culture, tourism and resource utilization in he area) and the type B was a type of housing regeneration (neighborhood unit for the aged). As a characteristic of Haenggung-dong, the project of governance participation-based urban regeneration activation. The area has been a center of Suwon-Hwasung in the last two hundreds years. While the area played a role due to the Suwon station opened after modernization, and the establishment of the provincial government in 1960’s, the inner city turned into a declining area because of housing land development attributable to suburbanization, relocation of public institutes and companies, and physical deterioration and so on. The type of urban regeneration is sorted into two: a town-forming type and a housing regeneration type. Establishing data collection for urban regeneration and local potential source for urban regeneration as well as city decline index is required and cooperative relationship with residents for source system development of urban regeneration of Suwon and for a town renaissance project are also necessary.

Research on Urban Regeneration Strategy on Spatial Arrangement under the Background of Inventary Age : Case Study of the Northern Region of Changchun Railway Station, China

HU, Yuan University of Seoul, International School of Urban 2021 국내석사

최근 수십 년 동안 중국은 급속한 인구 집중과 토지 확장을 경험했는데, 이는 수많은 ""도시 질병""을 유발했다. '뉴 노멀'시대 진입 후, 중국의 도시 재생은 특정 단계에 이르기 위한 다양한 도시 개발 방법 중 하나이며, 도시의 공간/구조와 기능 재생을 위한 과정이다('뉴 노멀'의 개념은 2014년 시진핑 중국 주석이 제시한 것으로, 주로 중국의 경제 발전 모델이 양에서 질로 전환하는 것을 의미한다). 따라서 도시 재생은 의심할 여지없이 도시의 지속가능한 개발을 촉진하는 중요한 분야가 될 것이다. 도시 재생은 도시 문제를 해결하고 도시 지향성을 실현하며, 실행 가능성을 보장해야 한다. 도시 재생에는 주로 4개의 연구 포인트가 있다. 첫째, 도시 개발의 문제 및 목표에 대한 이해. 둘째, 문제와 목표에 기반한 도시 재생 전략 모색. 셋째, 기존 도시 계획 시스템과 연결. 넷째, 재생 계획의 이행을 보장하기 위한 정책 및 시스템 구축이다. 본 연구에서는 문헌연구법, 분석 및 비교법, 현장 조사법, 사례 연구법, 차트 분석법의 5가지 연구 방법을 채택하였으며, 중국의 비축 시대(Stocking of era) 도시 재생 사례로 장춘역 북구 재생을 설명한다. 본 연구는 미래 가치를 위해 비축 시대 도시 재생의 적용 방법을 모색하는 일환으로 국내외 개발의 역사 및 관련 이론과 중국의 고유한 상황을 결합하여, 실제 프로젝트를 연구 대상으로 삼아 토지이용, 교통 조직, 도시 기능, 경관 환경 조성 등의 측면에서 재생 전략을 제시한다. 주요어: 비축 시대(Stocking of era), 도시 재생, 기획 전략, 장춘역 북부 지역, 공간 구문 In recent decades, China has witnessed rapid population agglomeration and land expansion, which has brought many urban problems to cities. After entering the ""new normal"" era which refers to the transformation of China's economic development model from quantity to quality, urban regeneration in China also keep pace with this by promoting more sustainable ways of urban development. The research objective of this thesis is to summarize and explore the referable model of urban regeneration in the inventory era in China through the experience, principles and methods of the urban regeneration project of Changchun Railway Station Northern Region conducted by the project team led by myself. To provide more feasible experience and suggestions for more urban regeneration projects in terms of four important parts, spatial structure, urban functions, transportation system and landscape environment. This study adopts 5 kinds of Research Methods: literature review, case comparison, site investigation, chart analysis and space syntax. In this thesis, four key aspects of urban regeneration are studied. Through the study and reference of urban regeneration related cases, the comparison of domestic and foreign urban regeneration actual project methods, in-depth field questionnaire and research, the production of relevant diagrams and tables, and the use of space syntax analysis to draw the corresponding conclusions, these five ways to conduct a comprehensive study. Through the research of this thesis, it is found that under the background of ""new normal"" era, urban regeneration projects have common and reproducible methods to enhance the overall style, function and business form of the city and the vitality of the city. There are four key strategies to perfect the urban regeneration. For example, through optimize spatial structure make the city's skeleton and street grid scale clearer. Through perfect the urban functions, cancel the functions that are not suitable for the current urban development rhythm, and implant the urban functions that are more in line with the actual situation and the future development trend of the city. Through adjustment the transportation system in order to make the city traffic smoother, people reach the destination more convenient, the city road more humanized. Through improve landscape environment in order to improve the beautiful urban environment and create green ecological space. By focusing on the four aspects of urban regeneration, we can improve the quality of the city and create a beautiful space more suitable for human living. Keywords: urban regeneration, planning strategy, Changchun Railway Station Northern Region, space syntax

都市再生의 經濟的 波及效果에 關한 硏究 : 都市整備事業을 中心으로

김남룡 경상대학교 대학원 2009 국내박사

With a great interest in urban regeneration, it has been a critical issue for urban revitalization since 1980s in western countries. From the early of 1930's or 1940's after the World I, most of the nations such as UK and America had began to initiate urban renewal projects on the purpose of community development through the high density in the inner city for the major cities. Recently, the urban regeneration has made various impacts on urban development by social and economic as well as environmental and physical regeneration. Consequently, it has resulted in an holistic approach toward urban rehabilitation projects in more recent times. There is no exception in Japan and Korea. With the Special Act of 2003 for Urban Renaissance in Japan, it has been recently implemented as national projects and become more popular in urban redevelopment. More recently in Korea, it has been a critical and challenging revitalization policy and applicable techniques. It is expected that the urban regeneration policies and techniques will be more robust policy-implementing tools for urban revitalization. Also, many studies on the regeneration have been examined in traditional cities, recently suffered from economic declination, deteriorated and blighted urban environment, and population decrease. However, most have paid much attention to physical and environmental regeneration. Only a few studies on its economic and cultural impacts have been explored for the declining cities and deteriorated areas. Therefore, the study aims to develope an application technique of urban regeneration At same time, this study suggests some implications to identify various impacts such as cultural, social, and institutional impacts to be estimated for the future urban regeneration. through the analysis of economic impacts on various sectors. For this study, using the input-output analysis, economic impacts of urban regeneration were analysed in Gyeongnam Province in Korea. Compared with other results of analyses for large scale projects, it was proved that it had made large effects on various industries. As the results of the analysis, about 100 trillion won of production induced effects and 127 trillion won of value-added effects with new creation of 610 thousands of employees, supposed the amount of 50 trillion Won of investment for the next 5 years. In additions, Gyeongnam Province has been supposing the amount of 3.3 trillion Won of investment for the next 5 years, about 4.9 trillion Won of production induced effects and 600 billion Won of value- added effects with new creation of 32 thousands of employees. As a result of the effects of urban regeneration in general, the pre-study and post-analyses of economic impacts are required as a part of the whole impacts of urban regeneration. Also, the economic impacts on all sectors should be applied to urban policies and techniques. In summary, more holistic approaches toward urban regeneration policies and techniques should be developed by exploring in-depth economic impacts. Also, more robust tools for implementation of policies and techniques based on cultural and social regeneration as well as physical and environmental regeneration are required for urban revitalization and rehabilitation for the future.

한국과 영국의 도시재생 거버넌스 유형 분석 연구

김동현 국민대학교 일반대학원 2024 국내석사

Urban regeneration refers to the economic, social, physical, and environmental revitalization of cities that are declining due to population decline, changes in industrial structure, urban sprawl, and deterioration of residential environments by strengthening local capabilities, introducing and creating new functions, and utilizing local resources (Special Act on Revitalization and Support of Urban Regeneration, 2022. 12). Unlike other countries, Western cities that first experienced urban decline in the 1970s implemented urban regeneration projects to revitalize their cities once again, and the United Kingdom began to explore urban regeneration strategies in the second half of the 20th century when changes in industrial structure led to urban decline. In the case of urban regeneration, traditional, unilateral policy-making is not enough to effectively solve complex urban problems. This means that it is necessary to introduce a governance system that involves and collaborates with stakeholders in urban regeneration projects. In urban regeneration, governance refers to all public activities or interactions that various urban regeneration entities perform through mutual cooperation and collaboration to revitalize a declining city, and defines that the state, local governments, local residents, public institutions, and various related organizations and individuals can participate as urban regeneration entities. Based on the background of urban regeneration in the UK, British urban scholar Andrew Tallon (2009) classified the types of governance that operate in urban regeneration projects into four types of urban regeneration governance: top-down regeneration, bottom-up regeneration, market-led regeneration, and property-led regeneration. The importance of proper functioning of governance in the process of promoting urban regeneration projects has been continuously raised, and continuous research is necessary. Since 2006, the Korean government has adopted urban regeneration as one of the country's future new growth engine industries, and has formed the Urban Regeneration Project Group to conduct R&D projects on urban regeneration policies, systems, legal systems, and environments. However, despite these urban regeneration policies, systems, and legal systems, the concept of urban regeneration and approaches to various types of urban decline are still ambiguous. Therefore, from the perspective of promoting the effective implementation of urban regeneration projects and establishing an appropriate governance structure, this study examines the cases of urban regeneration projects in the United Kingdom, which has promoted urban regeneration before Korea and has developed its cities by recognizing the importance of governance, based on Andrew Tallon's (2009) four types of urban regeneration projects: stakeholder-led regeneration, resident-led regeneration, and market-led regeneration, By examining the cases of urban regeneration projects in Korea, which started urban regeneration projects relatively late, based on the four types of urban regeneration governance, this paper aims to provide clues on the approach of each type of urban regeneration governance to overcome urban decline by exploring the direction that urban regeneration in Korea should go and what should be considered. The scope and method of this study were urban regeneration projects in Korea and the UK, and cases of urban regeneration projects in each country that can be classified based on the four types of urban regeneration governance of Tallon (2009) were selected through prior research and literature review. The cases of government-led regeneration were: Docklands Development Corporation, London, Castle Vale, Birmingham in the UK; Beautiful Making in Buk-gu, Gwangju and Theme Space Creation Project along the Railroad in Ansan in Korea; resident-led regeneration cases were: Coin Street Communities Builders, Northmoor Manchester in the UK; Seoul Pilot Project for Creating a Livable Village and Incheon Cultural Street Activation Project in Korea; market-led regeneration cases were: King’s Cross Development, Thames Gateway, London in the UK; Balsan Creative Culture Village in Gwangju and Renaissance Urban Regeneration Project in Changwon-Masan in Korea; and finally, landowner-led regeneration cases were: Hartcliffe-Withywood, Bristol, Glasgow Clyde Waterfront in the UK and Cheonan in Korea. The Dongnam-gu Office Complex Development Project and the Cheongju City Tobacco Manufacturing Plant Remodeling Project were selected as examples, The research method is to clarify the relationship between urban regeneration projects and governance through theoretical examination of urban regeneration and governance, examine the urban regeneration governance types of Tallon (2009), analyze the regeneration background, characteristics, and participating stakeholders of urban regeneration projects in each country selected based on the urban regeneration governance types, and based on the results of the analysis, examine the two analysis items of organizational structure composition and promotion method and funding and support method, which are important elements related to governance in urban regeneration projects in Korea and the UK, and provide implications by examining the differences in governance in urban regeneration projects by type. Based on the results of the analysis of the above cases, the following conclusions and implications are presented regarding the basic direction of urban regeneration. First, the comparative utilization of urban regeneration governance types. In the case of the UK, the four types are utilized relatively balancedly, and each type pursues a balance of publicness and efficiency with institutional and financial foundations, making it possible to maintain the convenience of government legal and financial support. However, in the case of Korea, most urban regeneration projects are government-led and market-led regeneration, with policies still being enforced. There are various reasons for this, such as centralization, insufficient related legal systems, and the unilaterality of the top-down promotion system. Second, there is a lack of legislation and institutionalization for various funding and support. Funding and support methods are key elements that enable the actual operation of urban regeneration governance. The UK has institutionalized various funding channels, so it can maintain urban regeneration projects of the urban regeneration governance type and operate sustainable regeneration projects based on collaboration among stakeholders. On the other hand, Korea relies on a central government-led subsidy system focused on government-led regeneration, so resident-led and landlord-led regeneration types, excluding market-led ones, have weak independent financial bases or laws and institutinnons. Korea needs institutional diversification of the financial structure that reflects the characteristics of each type and regional demand, as well as the introduction of social finance, public-private partnership investment funds, and similar systems to those in the UK. As seen through this study, each type of urban regeneration governance has clearly different outcomes and limitations depending on the structure of funding, organizational system, and policy support system, and the ability to design and coordinate this institutionally is the key to the sustainability of urban regeneration policy and the recovery of local communities. Although the system was created through a verification process of long-term research and test beds, there are many tasks that need to be refined as there are many new attempts. In order for the newly enacted laws to be established as stable systems that will lead Korea’s urban regeneration in the future rather than just a passing fad, they need to be supported by a more solid logical foundation and detailed operational plans for each area of ​​organization, planning, and support. I believe that this will be a strategic turning point that goes beyond the physical regeneration of the city and lays the foundation for social resilience and community self-reliance. 도시재생은 인구의 감소, 산업구조의 변화, 도시의 무분별한 확정, 주거환경의 노후화 등으로 쇠퇴하는 도시를 지역역량의 강화, 새로운 기능의 도입·창출 및 지역자원의 활용을 통하여 경제적·사회적·물리적·환경적으로 활성화시키는 것을 말한다(도시재생 활성화 및 지원에 관한 특별법, 2022. 12). 1970년대 다른 나라들과 달리 먼저 도시쇠퇴를 경험한 서구 도시들은 다시 한번 도시를 활성화 시키기 위해 도시재생사업을 시행했고, 영국은 20세기 후반에 들어서며 산업구조의 변화로 도시가 쇠퇴하게 되면서 도시재생 전략을 모색하기 시작했다. 도시재생의 경우 전통이고, 일방적인 정책 결정 방식만으로는 도시의 복잡한 문제를 효과적으로 해결하는데 한계가 있다. 이는 도시재생사업에서 이해관계자가 참여하고 협력하는 거버넌스 체계의 도입이 필요다는 것을 말한다. 도시재생에서 거버넌스는 다양한 도시재생 주체가 쇠퇴하는 도시를 활성화 시키기 위해, 상호 협력·협업하여 수행하는 모든 공공활동 또는 상호작용을 말하며, 국가·지방단체·지역주민·공공기관은 물론 관련 다양한 조직과 개인이 도시재생 주체로 참여할 수 있다고 정의하고 있다. 영국의 도시학자 Andrew Tallon(2009)은 영국의 도시재생 배경 아래, 도시재생사업에서 작동하는 거버넌스에 대한 유형을 관주도재생(), 주민주도재생(), 시장주도재생(), 지주주도재생() 4가지의 도시재생 거버넌스 유형으로 분류하여 설명 했다. 이와 같이 도시재생사업의 추진과정에서 거버넌스가 제대로 작동해야 함의 중요성은 지속적으로 제기되어 왔고, 꾸준한 연구가 필요한 실정이다. 우리나라는 정부는 2006년부터 도시재생 분야를 국가의 미래 신성장 동력산업의 하나로 채택하고, 도시재생사업단을 구성하여 도시재생의 정책, 제도, 법체계 및 환경 등에 대한 R&D사업을 추진해 왔다. 그러나 이러한 도시재생정책, 제도, 법체계에도 불구하고 도시재생에 대한 개념과 다양한 도시쇠퇴 유형에 대한 접근방식은 아직까지도 모호한 상황이다. 따라서, 본 연구는 도시재생사업의 효과적인 추진과 사업구조 구축을 위해, 적절한 거버넌스를 구축하는 방안을 도모하는 관점에서, 우리나라보다 먼저 도시재생을 추진하고 거버넌스의 중요성을 인식하여 도시를 발전시켜 온 영국의 도시재생사업 사례들을 Andrew Tallon(2009)의 관주도재생, 주민주도재생, 시장주도재생, 지주주도재생의 4가지 도시재생 거버넌스 유형을 기준으로 비교적 늦게 도시재생사업을 시작한 우리나라의 도시재생사업 사례들을 살펴, 우리나라의 도시재생이 나아가야 할 방향과 고려되어야 할 사항을 모색함으로써 도시쇠퇴를 극복하기 위한 도시재생 거버넌스 유형별 접근방식에 대한 실마리를 제공하고자 한다. 본 연구에서의 범위 및 방법은 우리나라의 도시재생사업과 영국의 도시재생사업을 대상으로 하였으며, Tallon(2009)의 도시재생 거버넌스 4가지 유형을 기준으로 분류될 수 있는 각 나라의 도시재생사업 사례들을 선행연구, 문헌고찰을 통해 선정해 관주도재생의 사례인, 영국의 Docklands Development Corporation, London과 Castle Vale, Birmingham 사례, 우리나라의 광주 북구 아름다운 만들기, 안산시 철로변 테마공간 조성사업 사례, 다음은 주민주도 재생 사례로 영국의 Coin Street Communities Builders, Northmoor Manchester 사례, 우리나라의 서울 살기좋은 마을만들기 시범사업, 인천 문화거리 활성화 사업 사례, 시장주도 재생 사례로 영국의 King’s Cross Developmetn, Thames Gateway, London 사례, 우리나라의 광주광역시 발산창조문화마을, 창원 마산 르네상스 도시재생사업 사례, 마지막으로 지주주도 재생 사례로 영국의 Hartcliffe-Withywood, Bristol, Glasgow Clyde Waterfreon 사례, 우리나라의 천안 동남구청사 복합개발사업, 청주시 연초제조창 리모델링 사업 사례를 선정했고, 연구의 방법으로는 도시재생과 거버넌스의 이론적 고찰을 통해 도시재생사업과 거버넌스의 관계성을 규명하고, Tallon(2009)의 도시재생 거버넌스 유형에 대해 살펴보고, 도시재생 거버넌스 유형을 기준으로 선정된 각 나라의 도시재생사업 사례들의 재생 배경, 특징, 참여 이해관계자 등의 내용을 분석하고 분석된 결과를 바탕으로 우리나라와 영국의 도시재생사업에서 유형별로 분류하였을 때, 도시재생사업에서 거버넌스와 연관한 중요한 요소인 조직체계 구성 및 추진 방식과 자금조달과 지원방식의 두 분석항목을 살펴 각 유형별 도시재생사업에서의 거버넌스의 차이를 살펴 시사점을 제공하고자 한다. 이상의 사례에 대해 분석된 결과를 바탕으로 도시재생의 기본 방향에 대한 결론과 시사점을 제시하면 다음과 같다. 첫째, 도시재생 거버넌스 유형의 비교적 활용이다. 영국의 경우 4가지 유형이 비교적 균형있게 활용되고 있으며, 각 유형이 제도적·재정적 기반을 갖춘 상태에서 공공성과 효율성의 균형을 추구해 정부의 법적·재정 지원의 편의, 유지가 가능하지만 우리나라의 경우, 아직까지도 정책적으로만 강요할 뿐, 대부분의 도시재생사업은 관주도재생과 시장주도재생이다. 이러한 이유는 중앙집중화, 관련 법제도의 미흡, 하향식 추진체계의 일방성 등 다양한 요인이 존재한다. 둘째, 다양한 자금조달과 지원을 위한 법·제도화의 미흡이다. 자금조달과 지원방식은 도시재생 거버넌스의 실질적 작동을 가능하게 하는 핵심 요소로, 영국은 다양한 재원조달 경로가 제도화 되어 있어 도시재생 거버넌스 유형의 도시재생사업을 유지하며 이해관계자 간 협업 기반의 지속가능한 재생사업을 운영할 수 있다. 반면, 우리나라의 경우 관주도재생에 집중된 중앙정부 주도의 보조금 체계에 의존하고 있어, 시장주도를 제외한 주민주도와 지주주도재생 유형은 독립적인 재정 기반이나 법·제도가 취약한 상황이다. 우리나라는 유형별 특성과 지역 수요을 반영한 재정구조의 제도적 다양화와 함께, 사회적 금융, 민관협력형 투자기금, 영국의 유사한 제도의 도입이 필요하다. 이상으로 본 연구를 통해 살펴보면 각 도시재생 거버넌스 유형은 자금조달, 조직체계, 정책 지원체계의 구조에 따라 성과와 한계가 극명히 나뉘며, 이를 제도적으로 설계하고 조율하는 능력이 도시재생정책의 지속성과 지역공동체 회복의 핵심 관건이 된다. 오랜 연구와 테스트베드라는 검증과정을 통해 제도가 만들어지기는 하였지만, 새로운 시도가 많은 만큼 보다 정교화 해야 할 과제도 많이 남아있다. 새로 제정된 법들이 한번 유행하는 것이 아닌, 앞으로 우리나라의 도시재생을 이끌어갈 안정적 제도로서 자리매김하기 위해서는 조직, 계획, 지원 각각의 영역에 관한 지금보다 탄탄한 논리적 기반과 세부운영 방안들이 뒷받침 되어야 한다. 이는 도시의 물리적 재생을 넘어, 사회적 회복력과 공동체 자립의 기반을 다지는 전략적 전화점이 될 것이라 생각한다.

포용도시의 관점에서 도시재생사업에 대한 고찰 : 공주시를 중심으로

남기라 공주대학교 대학원 2020 국내석사

In the past, urban housing regeneration focused on physical improvement projects had side effects such as reckless development and rising housing prices, and the concept of community restoration and resident participation began to emerge in 2002.Resident-participatory urban regeneration Project begin only after the enactment of the Special Actson the Promotion and Support for Urban Regeneration in 2013, and establish the concept of planned and comprehensive urban regeneration. In addition, with the announcement of the urban regeneration new deal in 2017, the current urban renewal paradigm is gradually shifting to a policy to embrace alienated residents and space. Despite such gradual improvement in the system, however, the phenomenon of resident exclusion is still observed at many sites. In this study, Suggest the possibilities and limit of the inclusive city by analyzing Urban Regeneration Priority Regions which could have been converted into a resident participation Urban Regeneration Project, as an example of the Old City Center in Kongju. In the past, the Old City Center which has flourished, continues to decline, and in 2012, it experienced a double urban decline with the growth of nearby Sejong City. Under these backgrounds, the Old City Center has gradually changed into a Citizen-Participatory Urban Regeneration with the promotion of urban regeneration-related projects since the 2000s. The urban regeneration priority regions and the new deal project was complement and reflect the disproportionate growth in the city and the urban problems of the modern city. As an effect of urban regeneration projects, various cultural and art festivals and spaces that have not been seen in the Old City Center for the last five years are observed. However, this only occurs in very few sections and the residents of the rest naturally excluded. In this regard, what is the aspect of the inclusion and exclusion of residents in the Gongju Old City Center in the urban regeneration paradigm that emphasizes the role of the residents and pursues an inclusive city, and the direction of desirable urban policy to move toward inclusive city in the future. In order to specifically diagnose the relationship between urban regeneration projects and inclusive cities, this study examined social inclusion, spatial inclusion, and human inclusion. First of all, in terms of social inclusion, the urban regeneration project did not solve the economic inequality of the residents in the city, which in turn resulted in the formation of the poor due to the residents excluded from economic performance. In addition, through the crime rate, it was found that the effect on physical city safety was insufficient and it could lead to problems such as network collapse and trust among residents in the long term. In spatial inclusion, housing prices rise due to anticipation for business, but gentrification, which is a common problem in urban regeneration has not been observed. This means simply that the effects of economic revitalization were insignificant, but in the case of Gongju Old City Center, the economic situation, which had not improved for a long time, resulted in voluntary migration of the residents. This combined with phenomena such as the influx of foreigners due to urban regeneration projects and economic revitalization of some sections, contributed to the accelerated outflow of residents excluded from economic effects. Although these phenomena were not clearly observed at this time, the Old City Center residents had already been divided with economic effects. In terms of living infrastructure, the lack and satisfaction of transportation and medical facilities were low, but the cultural spaces were exceptionally positive. However, this phenomenon has also been seen only in some areas where economic revitalization occurs. In terms of human inclusion, there was no net influx of young adults (ages 15 to 45) in the Gongju Old City Center for a period of about 10 years. This means that the residents are older, and they have long history of internal conflicts lack the ability to respond appropriately to project. In this regard, Gongju-si tried to reinforce it through appropriate education and programs, residents who do not participate are excluded, so it is important to find out in this process. Through in-depth interviews, the results of the urban regeneration project and the participation and capacity of residents are as follows. The first is the phenomenon of residents exclusion due to the formal system of governance. Residents could not participate in the business and capacity building process with distrust in administration. In the case of the administrative organization, it was recognized that Gongju-si was management who ran the project, and emphasized the persuasion, rationality and objectivity of the residents, rather than cooperating with the residents for reasons of reality and sustainability. This vicious cycle was causing the gap between residents and administrative organizations in carrying out the project together. Second, there were residents who were excluded because of the different direction of urban regeneration projects. In particular, residents who insisted on cultural cities, as well as the administration, who did not want to take risks of urban regeneration projects for various reasons, experience double exclusion by the people who are mostly merchants. On the other hand, when the same organization participated in the project, proper management could not be confirmed, and the project was observed focuse some residents. These two groups did not trust each other, considering each other as a profit group, which was the most important reason cultural and artistic organizations are the main place where the effect of project such as the economic effect and the expansion of cultural infrastructure is present. Third, the phenomenon that residents are excluded due to the distrust of the community organization is observed. Resident community organization covering various resident organizations were organized according to their function by sector and the operating regulations were autonomous, but they were specified to be decided through the consensus process among the residents. However, Gongju, a traditional city with a long history, existing residents influence is strong, and the representative of resident community organization consisted of a small number of residents, all in common: existing residents. In this study, by examining the relationship between the urban regeneration project focuse on Gongju Old City Center and the inclusive city, it was observed that the exclusion and inclusion of the residents appeared at the same time. The effect of urban regeneration projects, which tried to prevent urban decline in local cities such as Gongju, is so small that it is difficult to say it is an inclusive. However, some sections show small changes that were not seen just a few years ago and can be evaluated positively. As a result, this study found that the residents are clearly divided around the economy, and that the equal economic ripple effect is the top priority for the future population outflow and maintenance of the community.

An Analysis of Financial and Physical Incentives on Urban Regeneration Projects in the Metropolitan Area of Japan : Focusing on Kawasaki Station Urban Regeneration Cases

권구황 서울시립대학교 대학원 2009 국내석사

Even though Japan had been experiencing dramatic growth in its economy by the late 1980s, they also had to face striking economic recession over the whole country after the bubble of Japanese economy started busting. Both their prices of houses on the market and the price index of stocks fell remorselessly and never seemed to bottom out. From that time for ten years, Japan experienced long-term recession called as “lost ten years." To overcome this, Japan had driven many policies, and one of them called as “urban regeneration” started in 2001 when the Ministry of Koizumi Junichiro took the office. It was true that Japanese urban regeneration was devised to pull its economy in booming stage again. And by regenerating cities Japan could get not only economic vigor but also perfectly new cities considered to have more competitiveness now. Without vitality of private sector, urban regeneration project cannot fulfill the creativity and show their ideas to the public. Historical events also show that funds and ideas of the private are one of the most critical factors which can lead a project to more successful development. In this aspect, Japan is well known for giving various incentives on urban regeneration cases to generate private companies' participation. This paper aimed at both analyzing the strategies of urban regeneration in Japan through case study and drawing the implication suitable to Korea. By taking a closer look to the Kawasaki Station’s two urban regeneration cases : Lazona Kawasaki Project and Muza Kawasaki Project, this study focused on the incentives the private and public developers could get. In the cases, there were a few incentives the developers took advantage of. First, they took physical incentives which helped the developers change the former land use, so that they could use the land in more effective and efficient way. Given that the changes into large commercial area help the local government revitalize their regional economy and renew the district, this can be an effective way of using demolished industrial plant. Second, giving financial incentives to the regeneration projects also helped the private be a part of the regeneration project. Especially, unique scheme like urban regeneration fund made the developer have easy access to fund-raising from commercial banks and private sectors Third, a long term and comprehensive plan made the two projects better developed. Making detailed plan and discipline on redevelopment as well as giving more opportunity to participate in regeneration cases led to more effective and efficient land use and convenient way of life for citizens. However, in that each incentive system has its own strength and weakness, more complicated studies would be needed to understand the Japanese urban regeneration and to apply the incentive system into Korea. 패전 이후 일본은 1980년대 후반까지의 급속한 경제성장을 통해 초 일류국가로서의 기틀을 마련하였지만 1990년대 초반의 거품경제의 붕괴 이후로 10년 동안 경기침체를 경험하였고, 이 시기동안 부동산뿐만 아니라 주식시장 역시 붕괴되었다. 이러한 거품경제의 붕괴를 극복하기 위하여 일본정부는 다양한 시도를 해 왔고, 그 일환으로써 2001년 고이즈미 내각 당시 도시재생본부를 발족하고 도시재생을 실현하기 위한 정책을 실시해오고 있다. 이를 통해 일본정부는 경기활성화와 동시에 도심공간의 재활성화라는 두 가지의 목표를 달성하기 위해 노력하고 있다. 도시재생과 같이 막대한 자금이 필요한 사업에 있어서 공공의 자금만을 가지고 사업을 추진하기에는 큰 위험과 무리가 따르고 있기 때문에 민간의 활력과 자금을 확보하는 것이 무엇보다 중요하다고 할 수 있을 것이다. 이러한 측면에서 일본은 민간과 공공의 사업참여를 유도하기 위한 다양한 인센티브를 마련함으로써 도시재생을 원활히 추진하기 위해 노력하고 있다. 이에 본 연구는 일본의 도시재생정책의 추진배경과 의의를 보다 구체적으로 살펴보고, 도시재생을 유도하기 위한 다양한 지원제도를 살펴보기 위해, 사례지역을 선정하여 인센티브를 분석함으로써 시사점을 찾고자 하는데 있다. 구체적인 인센티브 및 시사점은 다음과 같다. 첫째, 용도변경의 허가를 통해 공장이전적지 및 저·미이용지의 효율적 활용을 도모하였다. 특히 호리가와쵸공장부지의 경우 공장이전적지를 대규모 상업공간으로 변화시킴으로써 지역경제에 큰 파급효과를 미치고 있었다. 한국의 경우, 공장이전적지의 용도전환에 있어서 녹지위주의 변환 혹은 주상복합의 개발을 통해 주거위주의 개발이 이뤄져왔다는 점에서 본 사례는 의의가 크다고 할 수 있다. 둘째, 도시재생사업의 원활한 사업자금을 확보하기 위해 민간도시개발기구와 일본정책투자은행의 도시재생펀드를 활용하고 있는데, 본 사례는 일본정책투자은행과 미즈호 은행이 공동 투자한 도시재생펀드를 통해 후순위 채권에 자금이 투입되면서 사업이 보다 원활히 진행될 수 있었다는 특징이 있다. 이러한 공공과 민간의 펀드를 바탕으로 한 도시재생사업의 투자는 종래 행해지고 있는 다른 자금조달 방식과 차이점을 보인다는 점에서 의의가 클 것이다. 셋째, 일본의 경우 도시재생을 촉진하기 위해 도시재생긴급정비지역의 지정을 통해 사업의 추진을 돕고 있다. 하지만 하나의 제도를 바탕으로 도시재생사업이 진행되는 것이 아니라, 다른 다양한 정책들의 유기적 지원을 통해 도시재생을 보다 빠르고 강력하게 추진하면서도, 종합적인 규제의 틀을 마련하여 체계적인 개발이 될 수 있도록 하고 있다. 그렇지만 이러한 인센티브 역시 각각의 장·단점을 지니고 있으며 이를 분석하기 위해서는 보다 많은 연구가 진행되어야 할 것이다. 특히 본 연구가 선택한 사업의 경우 다양한 제도가 중첩되어 적용되고 있고, 사례지역의 수 역시 두 개로 한정되어 있어 일본의 도시재생정책의 대표적인 사례라고 단정 짓기 어려우며, 사례지역에 적용된 제도적 수법을 살펴보았을 뿐 이로 인한 경제적 파급효과 및 그 결과에 대해서는 다루지 못했다는 연구의 한계를 지니고 있다. 따라서 일본이 부동산 및 경제의 버블 붕괴이후 극복의 방법으로 제시한 도시재생사업을 보다 구체적으로 연구하고, 그 파급효과를 바탕으로 한국에의 시사점을 도출할 수 있는 연구가 지속적으로 이뤄지기를 바란다.