{"id":1349,"date":"2022-07-14T07:00:00","date_gmt":"2022-07-14T07:00:00","guid":{"rendered":""},"modified":"2022-08-28T10:40:40","modified_gmt":"2022-08-28T10:40:40","slug":"que-son-el-aprovechamiento-urbanistico","status":"publish","type":"post","link":"https:\/\/prayde.com\/empresa\/que-son-el-aprovechamiento-urbanistico\/","title":{"rendered":"\u00bfQu\u00e9 son el aprovechamiento urban\u00edstico y el aprovechamiento tipo?"},"content":{"rendered":"<p><!-- [if gte mso 9]><xml>\n<o:officedocumentsettings>\n<o:allowpng><\/o:allowpng>\n<\/o:officedocumentsettings>\n<\/xml><![endif]--><!-- [if gte mso 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\/>\tmso-para-margin-right:0cm;<br \/>\tmso-para-margin-bottom:8.0pt;<br \/>\tmso-para-margin-left:0cm;<br \/>\tline-height:107%;<br \/>\tmso-pagination:widow-orphan;<br \/>\tfont-size:11.0pt;<br \/>\tfont-family:\"Calibri\",sans-serif;<br \/>\tmso-ascii-font-family:Calibri;<br \/>\tmso-ascii-theme-font:minor-latin;<br \/>\tmso-hansi-font-family:Calibri;<br \/>\tmso-hansi-theme-font:minor-latin;<br \/>\tmso-bidi-font-family:\"Times New Roman\";<br \/>\tmso-bidi-theme-font:minor-bidi;<br \/>\tmso-fareast-language:EN-US;}<br \/><\/style>\n\n<![endif]--><\/p>\n<h1 style=\"margin-bottom: 0cm; text-align: left;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">APROVECHAMIENTO URBANISTICO <span style=\"mso-spacerun: yes;\">\u00a0<\/span><\/span><\/h1>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0El aprovechamiento urban\u00edstico de un terreno incluido en un \u00e1mbito de actuaci\u00f3n urban\u00edstica es un par\u00e1metro que recoge tres valores urban\u00edsticos del mismo:<\/span><\/p>\n<ul style=\"text-align: left;\">\n<li><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Uso<\/span><\/li>\n<li><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Tipolog\u00edarecoge del uso<\/span><\/li>\n<li><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Intensidad del uso que como sabemos es la edificabilidad.<\/span><\/li>\n<\/ul>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Es decir l<b>a edificabilidad no identifica por s\u00ed sola, el valor que alcanza en el mercado inmobiliario, un suelo incluido en un determinado ambito de actuaci\u00f3n urban\u00edstica<\/b><\/span><\/p>\n<div class=\"separator\" style=\"clear: both; text-align: center;\"><b><a style=\"margin-left: 1em; margin-right: 1em;\" href=\"https:\/\/blogger.googleusercontent.com\/img\/b\/R29vZ2xl\/AVvXsEiyNOIvLBDFgYL-XlnhDAo3eJFDYa9fUuMxkCRKO9vX7sfdvSflBCUb7KPfMbpA5Ce-TvlUNJTrePWWH6BbyqJXCgXRj3vUhwta0pzCuTFlNJndxyyftq5UhBDyJQJFiNVZdXxYn5h7a9nvBwTNDlBY0TNlQpPnahTqkTTa311guDBknO_X6O4hH_Ym\/s640\/Planta%20de%20Chalets.jpg\"><img loading=\"lazy\" decoding=\"async\" src=\"https:\/\/blogger.googleusercontent.com\/img\/b\/R29vZ2xl\/AVvXsEiyNOIvLBDFgYL-XlnhDAo3eJFDYa9fUuMxkCRKO9vX7sfdvSflBCUb7KPfMbpA5Ce-TvlUNJTrePWWH6BbyqJXCgXRj3vUhwta0pzCuTFlNJndxyyftq5UhBDyJQJFiNVZdXxYn5h7a9nvBwTNDlBY0TNlQpPnahTqkTTa311guDBknO_X6O4hH_Ym\/s320\/Planta%20de%20Chalets.jpg\" width=\"271\" height=\"320\" border=\"0\" data-original-height=\"640\" data-original-width=\"541\" \/><\/a><\/b><\/div>\n<p><b>\u00a0<\/b><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\"><b>\u00a0<\/b><\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0As\u00ed pues, su verdadero valor se ajusta a los dos par\u00e1metros restantes: uso y tipolog\u00eda del uso.<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Efectivamente, de forma intuitiva <b>podemos identificar inicialmente su valor por la demanda del mercado para cada uso <\/b>y, as\u00ed decir que un uso educacional y sanitario, ambos privados, tienen poca demanda comparada con un uso industrial y<span style=\"mso-spacerun: yes;\">\u00a0 <\/span>esta demanda ser\u00e1 menor que la de un uso residencial. Por lo que podemos se\u00f1alar este \u00faltimo uso como el de m\u00e1s valor con respecto a los anteriores.<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Pero dentro del uso residencial existen varias tipolog\u00edas como: unifamiliar aislado, pareado o adosado, la bifamiliar, la colectivo, etc. Y, en este caso el modelo intuitivo\u00a0 de la mayor demanda, quiebra debido a la influencia de otros factores que no se identifican precisamente con el volumen sino por la calidad y segmentaci\u00f3n de dicha demanda.<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">En definitiva en el valor de un suelo no solo incide su aprovechamiento urban\u00edstico, sino otra multitud de factores<\/span><\/b><\/p>\n<h4 style=\"line-height: normal; margin-bottom: 0cm; text-align: left;\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">DEFINICION<br \/>\n<\/span><\/b><\/h4>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">El aprovechamiento urban\u00edstico es en definitiva la suma de los productos de la edificabilidad de cada uso de la actuaci\u00f3n urban\u00edstica, multiplicada por su valor de mercado <\/span><\/b><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Su c\u00e1lculo se realiza en base a los coeficientes de homogeneizaci\u00f3n que son valores relativos del valor de mercado de cada uso<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Multiplicando la edificabilidad de cada uso por el coeficiente de homogeneizaci\u00f3n, calculamos las unidades de aprovechamiento (UA) o de valor <\/span><\/b><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Se suele asumir un coeficiente de homogeneizaci\u00f3n 1 para el uso caracter\u00edstico que, salvo que el Plan General diga otra cosa, es el uso<span style=\"mso-spacerun: yes;\">\u00a0 <\/span>que tiene m\u00e1s edificabilidad en el sector <\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0El resto de los usos tienen un coeficiente de homogeneizaci\u00f3n relacionado con el de su uso caracter\u00edstico<span style=\"mso-spacerun: yes;\">\u00a0 <\/span><\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0En un determinado sector urban\u00edstico, pueden haberse aprobado en su planeamiento diversas zonas con edificabilidades concretas para cada una de ellas, pero con\u00a0 usos y tipolog\u00edas de uso diferentes, lo que supone que en el sector convivan zonas de diferente valor urban\u00edstico.<\/span><\/p>\n<h4>HOMOGENEIZACION<\/h4>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Para poder manejar estos diferentes valores se utilizan las t\u00e9cnicas de homogeneizaci\u00f3n de valores que nos llevan a la <b>utilizaci\u00f3n de las unidades de valor para poder manejar dichos diferentes valores de una forma adecuada.<\/b><\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0A trav\u00e9s de estos par\u00e1metros como hemos visto en los ep\u00edgrafes anteriores podemos transformar f\u00e1cilmente un uso en otro en t\u00e9rminos de valor, aspecto fundamental cuando estamos estableciendo un proyecto de equidistribucion de beneficios y cargas urban\u00edsticas.\u00a0<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Nos queda ahora estudiar <b>si existe un par\u00e1metro que compare\u00a0 valores de distintos aprovechamientos urban\u00edsticos de un determinado PGOU,<\/b> con objeto de que la administraci\u00f3n actuante compruebe el necesario equilibrio\u00a0 que debe presidir el reparto entre los distintos sectores de ese PGOU.<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Para ello la legislaci\u00f3n urban\u00edstica auton\u00f3mica maneja el concepto de aprovechamiento tipo <span style=\"mso-spacerun: yes;\">\u00a0<\/span><\/span><\/p>\n<h4 style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0<\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">APROVECHAMIENTO TIPO<\/span><\/h4>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Se define como:<b> la edificabilidad homogeneizada dividida por la superficie computable del \u00e1mbito de actuaci\u00f3n. <\/b><\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0<\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">VEAMOS UN EJEMPLO <\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Si la superficie de un sector es de 200.000 m2, y en si tiene unos Sistemas Generales adscritos de 30.000 m2 y en su interior existen caminos p\u00fablicos y v\u00edas pecuarias obtenidos por el Ayuntamiento sin onerosidad, con una superficie total de 5.000 m2,<span style=\"mso-spacerun: yes;\">\u00a0 <\/span><\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Calcular:<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">1\u00ba) El \u00edndice de edificabilidad global del sector<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">2\u00ba) Su aprovechamiento Tipo<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0<b>Soluci\u00f3n <\/b><\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0De acuerdo con el concepto explicado, tendremos:<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0Superficie computable del sector =<br \/>\n200.000 \u2013 30.000 \u2013 5.000 = 165.000 m2: <\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a01\u00aa) Con este dato y el techo edificable, tendremos que el \u00edndice de edificabilidad global del sector, ser\u00e1:<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0 IE = 49.500\/165.000 = 0,3 m2 t\/m2 s<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">2\u00ba) El aprovechamiento tipo ser\u00e1, una vez conocidas las UAs y la superficie computable:<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0AT = 36.900\/165.000 = 0,2236 m2 edificables del uso caracter\u00edstico \/ m2 de suelo.<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">\u00a0<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Este c\u00e1lculo nos vale para el caso de que un propietario deseara quedarse con la totalidad de un uso determinado siempre que fuera aprobado por el resto de los propietarios .<\/span><\/p>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Todos estos temas est\u00e1n desarrollados con m\u00e1s profundidad en nuestros <\/span><a href=\"http:\/\/www.prayde.com\/wordpress\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Cuadernos del Promotor Inmobiliario<\/span><\/b><\/a><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\"> (<\/span><\/b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">CPI), concretamente en el <\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\"><span style=\"mso-spacerun: 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recoge tres valores urban\u00edsticos del mismo: Uso Tipolog\u00edarecoge del uso\u2026 <a class=\"continue-reading-link\" href=\"https:\/\/prayde.com\/empresa\/que-son-el-aprovechamiento-urbanistico\/\">Continue leyendo<\/a><\/p>\n","protected":false},"author":3,"featured_media":0,"comment_status":"open","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[1],"tags":[17,34,29],"class_list":["post-1349","post","type-post","status-publish","format-standard","hentry","category-sin-categoria","tag-cuadernos-practicos","tag-inmosuelo","tag-suelo"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>\u00bfQu\u00e9 son el aprovechamiento urban\u00edstico y el aprovechamiento tipo? - Gestinmo<\/title>\n<meta name=\"description\" content=\"El aprovechamiento urban\u00edstico de un terreno incluido en un \u00e1mbito de actuaci\u00f3n urban\u00edstica 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