Huge apartment complexes were not a common sight on Jeju island six years ago. But in recent years, large wastelands have been cleared and bought up by big corporations in order to construct large, modern apartment complexes. People are amazed when they look down at this sight from airplanes. Though these complexes provide improved living conditions and an influx of new consumers, problems have gradually developed.
      Si-min, the earliest apartment in Jeju, was built in the early 1970's. Following shortly after, many apartments were constructed, such as Jae-won and Lee-do. Because of governmental restrictions written to preserve the scenic beauty of Jeju, apartment buildings had a height limit of ten stories. However, in the 1990's land was becoming scarce, so the rule was relaxed to more effectively use the available land, resulting in buildings that exceed the ten-story limit becoming more common. Because of their great height, some apartments now spoil scenic beauty and infringe on people's right to enjoy sunshine. In the early 1990's, the transformation of fields occurred with the Second Project for Land Development. Many corpo-rations (including Hyundai, Jugong, Hanwha, Daelim, and Booyoung) participated in reclaiming land for huge housing developments. Seven housing districts have been completed or are still under construction in North Jeju Country, Seogwipo city, and Jeju city. The supply of apartments is increasing and the supply rate will have increased by over 60% when the Nohyeong-Dong and North Jeju Country districts are complete. According to statistical analysis, the accumulated number of apartments reached 33,452 units in 2004. 
      The number of apartments rose by 10,902 in 1993. It is amazing that a third of all apartments got permission in only one year. In contrast, only 2,041 units were permitted the next year because the government passed a bill in 1993 requiring sample parking space, one parking space per apartment. However, most applications for construction were applied for prior to this bill. As a result, a shortage of parking spaces has become a serious problem. A lot of the apartment residents are being inconvenienced because parking spaces were not secured.
      Another problem has occurred because most of the new apartments were placed in Jeju city. As a result, more people moved to Jeju city. According to the statistics of 2004, of the 33,000 apartments in Jeju Island, 27,000 apartments were located in Jeju city alone.
      Speculation in apartment purchasing is the most serious problem. Recently, a premium has been placed on building prices for the apartments that center around the capital such as the Yeon-Dong and Nohyeong-Dong apartment complexes. The Booyoung apartments originally cost 110,000,000 won; their prices have risen by more than 40,000,000 won. The cost of the apartments in Daelim and Hanwha has risen between 10,000,000 won and 40,000,000 won. In contrast, the prices of other cluster houses are falling. These houses are in financial difficulty. In Jeju, out of the total of 1,841 houses which haven't been rented 1,300 of those are cluster houses. This situation will have a negative influence on the local economy.
      Political solutions are needed to fix these problems. The government has enhanced the strength of the system against over-development. Nevertheless, the local government allowed the construction of 4,400 units in 2003. The system does not favor the business interests of the major companies, so, it is a good way to induce development in places outside Jeju city.
     The local administration has no authority to permit construction in areas outside of North Jeju County. The Ministry of Traffic and the central government have such authority, so it is difficult for the system to become effective. Jeju is planning to request that the state administration hand over authority over construction in Jeju to the local autonomous government.

     To solve the problem of vacant apartments, the local government is going to give local tax benefits to those who acquire ownership of such apartments. However, most plans haven't been implemented yet. It is important that the local government quickly deal with these matters.
    We already have a surplus of apartments. Despite this, many companies are still constructing apartments and people still prefer the popular apartment developm-ents. Everyone must judge whether it is the right conduct or not.

By Kim Soo-jung
Opinion Reporter
ehtorl88@cheju.ac.kr

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