Maximizing Public and Private Satisfaction for a Better Privately Owned Public Space: The Case of Yeouido Business District

Abstract

This paper proposes that balancing public and private satisfaction in the creation of privately owned public space (POPS) might be the key to producing more efficient and effective POPSs. Seven qualitative techniques categorized into on-site observations, space syntax, survey, and regulatory review were used to gather data, and triangulation methods were used to derive conclusions. We then discussed methods for improving POPS planning and designs that prioritize both public and private sectors by assessing the indirect and direct benefits of POPS. Indirect benefits are delivered when POPS can elevate the pleasantness of the surrounding environment. In this study, users and tenants of the host buildings were found to obtain the most benefits with their easy access to POPS, while the public saw the existence of POPS as insignificant compared to local parks. Furthermore, the lack of good designs resulted in low public interest and awareness. Although developers gain direct benefits from bonus FAR, a less rigid but more comprehensive system is needed to increase developer motivation to create better POPS. Proposals that combine two or more POPS and regulations that require connection to existing public open space networks should be considered in future.

Keywords

• privately owned public space
• spatial efficiency
• social contribution
• incentive zoning
• POPS in Korea