공공임대주택-민간분양주택 간 계획요소 비교연구 -하남미사 공공주택지구를 중심으로-
A Comparative Study on the Planning Elements between Public and Private Apartments
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(연구배경 및 목적) 현재의 공공임대주택은 공급의 확대가 필요했던 과거와 달리 그 수요와 공급에서 다른 양상을 보여주고 있다. 저출산과 고령화라는 인구구조의 변화 속에서 공공임대주택의 미래 역할과 중요성이 더욱 커지고 있지만, 주거의 질적 수준에 대한 불신과 사회적 차별 등의 문제는 방해요소로 작용하고 있다. 이에 따라 본 연구에서는 사회적 변화와 수요에 민감하게 반응하는 민간분양주택과 공공임대주택의 설계요소를 비교분석하여 그 개선방안을 제시하고자 한다. (연구방법) 연구의 범위는 비교에 있어 그 입지와 시기의 차이를 최소화하기 위하여, 공공주택특별법에 따라 준공된 ‘하남미사 공공주택지구’ 내 2016년부터 2019년도 사이에 지어진 단지를 대상으로 하였으며, 이들 단지는 공공임대주택 6단지와 민간분양주택 5단지로 총 11개의 단지를 분석하였다. 공공임대주택의 주거환경을 개선할 수 있는 설계요소를 도출하고자 공유공간에서는 주동계획과 보행로 형태, 커뮤니티의 배치와 주차대수 확보 정도, 평면에서는 실의 구성, 특히 알파룸과 가변형 벽체 등 거주자에 따라 다르게 활용할 수 있는 요소를 민간분양주택과 비교하였다. (결과) 공공임대주택과 민간분양주택 간 일부 설계요소에 차이가 있었다. 공유공간 비교의 결과, 공공임대주택의 생활가로는 순환형으로 단지를 고르게 연결하였지만, 민간분양주택의 생활가로는 관통형으로 중심의 주된 보행로를 통해 단지 내부와 외부를 연결하였다. 공공임대주택의 커뮤니티는 지상에 집중 또는 분산되어 배치하였으나, 민간분양주택의 커뮤니티는 지하에 집중하여 배치하였다. 공공임대주택의 주차장은 지상 또는 지하에 법규 대비 평균 1.26배의 그리고 민간분양주택의 주차장은 지하에 1.35배의 주차면을 확보하였다. 평면구성의 비교 결과, 공공임대주택은 평균 1.5개의 발코니에 팬트리 혹은 알파룸의 적용에는 소극적이며 가변형 벽체는 전무하였으나, 민간분양주택은 평균 1.04개의 발코니에 과반수의 평면에서 팬트리, 알파룸, 가변형 벽체의 적응형 요소가 적용되었다. (결론) 본 연구는 특정 설계요소들이 민간분양주택에서는 일반적으로 확인되지만, 공공임대주택에서는 부재하거나 미흡하게 적용되고 있음을 밝혀냈다. 도출된 요소들은 단지 외부와의 연결성, 효율적인 커뮤니티 공간의 효율성, 주차시설, 주거공간의 유연성 측면에서 긍정적인 효과가 있어, 미래주거로서 공공임대주택의 설계를 개선할 때 참고할 수 있는 설계요소를 도출하였다는 것에 의의가 있다.
Abstract
(Background and Purpose) The current demand for and supply of public housing show different patterns than in the past, requiring urgent expansion to meet immediate needs. Owing to social changes, including low birth rates and increased population aging, expectations of duty and position regarding public housing are expanding, positioning it as a core future housing model. However, public housing is perceived as a low-quality living environment, and social discrimination is a challenge to overcome. Therefore, this study proposes ways to improve public housing by comparing its design elements with those of private housing because of its sensitivity to social changes and preferences. (Method) To minimize the differences in location and timing, this study analyzed 11 complexes constructed between 2016 and 2019 within the Hanam Misa Public Housing District completed under the Special Act on Public Housing. These complexes consisted of six public rental housing complexes and five private housing complexes. To identify design elements that can enhance the residential environment of public housing, shared spaces were analyzed, including the building layout, pedestrian pathways, community facility placement, and quantity of parking provided. Furthermore, the composition of the unit floor plan was reviewed, particularly focusing on adaptable elements such as secondary rooms or removable walls. (Results) A comparative analysis of shared spaces and the composition of unit floor plans revealed distinct characteristics between public and private housing. Regarding shared spaces, public housing pathways featured a loop-type pattern, which uniformly connected the internal areas of the complex, while private housing had a penetration-type approach with main pedestrian routes connecting internal and external areas. Community facilities in public housing were either concentrated or dispersed at the ground level, whereas private housing centralized these community facilities underground. Regarding parking capacity, public housing secured 1.26 times the regulatory requirement number for parking spaces, either above or below ground, while private housing provided 1.35 times the requirement exclusively underground. In terms of unit floor plans, public housing included an average of 1.5 balconies but lacked adaptable elements such as pantries, secondary rooms, or removable walls. However, private housing averaged 1.04 balconies, with more than half of the floor plans integrating these adaptable elements. (Conclusion) This research highlights that certain beneficial design elements commonly found in private housing are absent in public housing. These elements offer positive effects by enhancing the connectivity between external and complex, efficient community spaces, decent parking capacity, and enabling adaptable room configurations. Therefore, this study provides planning elements to be considered when improving public housing as a core future residential model.
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