대규모 민간개발에서 공공개입의 영향에 관한 실증연구-서울 양동구역 재정비사업을 중심으로-

In recent years, public intervention has played an increasingly significant role in the planning and implementation of urban redevelopment projects in Seoul. Balancing public interest with business feasibility has become a critical challenge. Although public intervention aims to improve the quality and sustainability of the urban environment, few empirical studies have examined how such involvement is reflected in actual planning outcomes. This study analyzes the impact of public intervention on the development planning process by comparing initial private development plans with final plans revised through public intervention in the reorganization projects of Yang-dong Districts 4-2 and 7, both of which experienced major changes during implementation. The analysis shows that public intervention has contributed significantly to qualitative improvements in urban redevelopment, including better urban landscapes, enhanced pedestrian environments, preservation of historical and cultural assets, and expansion of public facilities. However, repeated plan revisions have limited design flexibility and reduced business feasibility due to lowered floor area ratios and total floor areas. Overall, public intervention functions not only as a regulatory tool but also as a key policy mechanism that enhances public value and the overall completeness of urban redevelopment projects. At the same time, it exposes limitations that restrict profitability and design creativity for private developers. To overcome these challenges, the institutional framework should be improved by reorganizing the incentive system, and further research is needed to develop an integrated public intervention policy that promotes balanced development between public interest and business feasibility while supporting design innovation.