There is one structure that has become a fixture in high-end branded apartments along the Han River: a sky bridge connecting two buildings at upper floors. Raemian Chelitus in Ichon-dong and Raemian One Bailey in Banpo-dong are prime examples. Hautere Banpo in Jamwon-dong, set for move-in this July, also features a sky bridge and cafe on its 15th floor. While sky bridges have become an essential element in Han River redevelopment complexes due to their exceptional views and rarity, attention is turning to a project that has abandoned the feature.
According to the redevelopment industry on Tuesday, the Shinbanpo 2 redevelopment association in Seocho-gu, Seoul, recently received conditional approval from the Seoul city integrated review after dropping its sky bridge plan. The original proposal had included a sky bridge connecting the complex horizontally, but it was removed during the review process. Seoul city had demanded reduced mass, secured view corridors, and enhanced openness at lower floors, saying that "the Han River area looks congested." In response, the association shifted direction, removing the sky bridge and instead strengthening public walkways, a pedestrian axis connecting to the Han River, and a cultural park along Banpo-daero. The move is being viewed as choosing the practical benefit of accelerating the project over clinging to pride and principle.
Sky bridges, curtain walls, and ultra-high-rise designs had become symbols of landmark competition in the Han River redevelopment market, but the atmosphere has been shifting recently. In the Shinbanpo 19 and 25 redevelopment bidding contest, POSCO E&C proposed specialized designs including a sky bridge, but some union members expressed skepticism, noting that "there are few precedents of Seoul city approving sky bridges along the Banpo section of the Han River." This is because Seoul city has been putting the brakes on excessive specialized designs during the review process, prioritizing openness, view corridors, public interest, and pedestrian connectivity. A Seoul city official explained, "The redevelopment project integrated review committee comprehensively considers landscape factors for each project when deciding whether to approve sky bridges," adding that "various factors are reviewed, such as whether the structure helps with evacuation during disasters." A POSCO E&C official, however, said, "Being on a middle floor, it feels less confined, and it is designed to be used as an evacuation space in emergencies," noting that "the middle-floor sky bridge at Seocho Jinheung was also recognized as an evacuation route and recently passed the integrated review."
Sky bridges also have drawbacks, raising construction costs by hundreds of billions of won while requiring structural safety reviews, maintenance costs, and longer construction periods. With recent surges in construction costs and rising financial expenses increasing the burden of project delays, a growing perception among associations is that insisting on sky bridges will delay reviews and ultimately increase member contributions. Analysts point out that because just a few months of delay can inflate financial costs and construction cost increases, fast permits and groundbreaking have become more important than flashy renderings.
Major redevelopment complexes in Apgujeong, Seongsu, and Seocho are also adjusting their designs in line with Seoul city's demands, lowering the heights of front buildings, widening view corridors, and expanding open spaces. While competition in the past centered on "who can build more lavishly," the key question now is "who can pass review faster and advance the project." Another redevelopment industry official said, "If a review is suspended because an association insists on a sky bridge, the project risk the association must bear grows accordingly."
