‘Jongmyo war’ revives long history of battles over development

Jongmyo Shrine sits among newer buildings in Jongno District, Seoul, Tuesday. The site is the center of a political dispute over nearby redevelopment plans. Yonhap

The capital is once again the stage for a familiar political feud as Mayor Oh Se-hoon’s bid to construct a high-rise opposite the UNESCO-listed Jongmyo Shrine has set off a fresh round of sparring with the central government.

The confrontation is hardly unprecedented. It is the latest — and perhaps most consequential — chapter in Seoul’s long history of political friction over marquee development projects. It also underscores a broader dilemma the city has struggled to resolve for decades over how to pursue growth without erasing the traces of its ancient identity. This tension has repeatedly placed the mayor’s drive for modernization at odds with the central government’s responsibility to safeguard national heritage.

The Sewoon redevelopment project — now sometimes referred to as the “Jongmyo war” — has become a showdown between urban renewal and cultural preservation. After Seoul moved to ease height limits and permit buildings up to 141.9 meters, cultural authorities warned that the plan could jeopardize the shrine’s World Heritage status and took the matter to court. The Supreme Court sided with the city, but the dispute continues.

This high-profile drama is the latest in a string of contentious megaprojects where the Seoul city government has seen politics collide over urban development.

Pedestrians relax along Cheonggye Stream in Jung District, Seoul, Nov. 4. Newsis

Cheonggye Stream restoration (2003-2005)

Conservative lawmakers, defending the city’s development push, point to the Cheonggye Stream restoration as a case where initial resistance gave way to broad public support. The project, which revived the historic stream through downtown, dominated the acrimonious 2002 mayoral campaign.

Before his presidency, as a conservative mayoral candidate Lee Myung-bak campaigned on reviving Cheonggye Stream. His liberal opponent Kim Min-seok, now the prime minister, warned the project would spark urban chaos and be the "worst possible pledge" for the city.

Despite heated resistance — including concerns over the displacement of impoverished residents and fears of severe traffic gridlock — Lee pushed ahead with the restoration. Breaking ground in July 2003, the two-year project ultimately adopted a nature-centered design that transcended Lee's initial vision. Today, the restored stream is widely regarded as one of Seoul’s best-beloved public spaces and a major tourist site.

A media facade is displayed on the exterior of Lotte World Tower in Songpa District, Seoul, Oct. 5. Yonhap

Lotte World Tower (2009-2016)

Another high-profile development that drew strong political opposition from the liberal party was the construction of Korea’s tallest building in Jamsil.

Lotte initially purchased the site in 1988, but it took 21 years and repeated government reviews before final approval was granted in 2009. Liberal and progressive lawmakers voiced fierce criticism and demanded comprehensive safety and security reviews.

Critics argued that the planned 555-meter skyscraper could disrupt flight paths for military aircraft using nearby Seoul Air Base, potentially jeopardizing public safety and national security. Then-Democratic Party of Korea spokesperson Lee Jae Myung, now president, issued a pointed critique, calling the approval "a clear violation of the Constitution threatening national security and civic rights."

Despite years of pushback and controversy, the project ultimately received city and central government approval. Today, Lotte World Tower anchors the city’s southeastern skyline.

The Seoullo 7017 pedestrian walkway connecting to the old Seoul Station is visible in Jung District, Seoul, as the structure opened Oct. 28, 2020. Newsis

Seoullo 7017 (2017)

Meanwhile, during periods when the liberal party held control of Seoul city’s administration, the conservative party also opposed large-scale development. One notable case was Seoullo 7017, an elevated linear park built atop the former Seoul Station overpass.

Initiated by progressive mayor Park Won-soon and inspired by New York City’s High Line, the project aimed to transform the aging 1970 flyover into a pedestrian-friendly green corridor. While supporters highlighted its role in reconnecting the divided districts around the station and revitalizing local neighborhoods, critics from the conservative party warned of potential traffic congestion and economic harm to nearby businesses.

Today, Seoullo 7017 provides a botanical promenade featuring native plants, offering residents and tourists a distinctive urban walking experience. Advocates credit it for brightening and activating the neighborhood, while Mayor Oh has stated that its performance falls short and suggested the need for review of its future viability.

Finishing touches are under way at Gwanghwamun Plaza in Jongno District, Seoul, Aug. 5, 2022. The plaza reopened the next day, after a year and nine months of restructuring. Ko Young-kwon

Gwanghwamun Square renovation (2020-2022)

Another major project opposed by the conservative party is the development of Gwanghwamun Square.

Originally envisioned by Mayor Park, the project sought to transform the heart of Seoul into an accessible civic gathering spot. Park articulated this vision shortly after his 2011 by-election win, and by 2016 the city launched a series of public consultations and forums to refine the plan. Construction started in 2020, following Park’s term, and was finally completed in 2022 under Oh’s tenure.

The project provoked sharp criticism from the conservative bloc, which criticized it as wasteful "square plastic surgery" and accused city officials of rushing decisions without due diligence. Despite concerns, many urban planners, civic groups and Seoul residents have offered a positive assessment since completion for improving walkability and turning the plaza into an urban oasis.