The purpose of this study is to find what factors are directly related to the delay of public projects, usually going beyond the planned deadline and budget. From a series of System Dynamics simulation works applied to the Cheongju Cremation Project, the research finds that the negative externalities originated from the adjacent location of the LULU(locally unwanted land use) facilities have exerted significant influence on dynamic perceptions of key stakeholders, typically resulting in project delay. As shown repeated experiments, the proposed negotiation-based models would produce relatively higher planning performance level than the typical approaches hinged on the administrative-expediency tactics. Even though the former may require more human and material resources in the very beginning stage, as they have to deal with diverse grievances raised by major stake-holders, most of them would bound for strengthening reinforcing loops within the complex structure. These results also imply that negotiation or consensus-building approaches would enhance mutual agreement among stake-holders, upgrading the overall quality of project management.