{"id":1373,"date":"2022-01-20T08:00:00","date_gmt":"2022-01-20T08:00:00","guid":{"rendered":""},"modified":"2022-08-29T16:33:37","modified_gmt":"2022-08-29T16:33:37","slug":"planteamiento-del-encaje-de-la","status":"publish","type":"post","link":"https:\/\/prayde.com\/empresa\/planteamiento-del-encaje-de-la\/","title":{"rendered":"Planteamiento del encaje de la edificaci\u00f3n en un solar"},"content":{"rendered":"<p><!-- [if gte mso 9]><xml>\n<o:officedocumentsettings>\n<o:relyonvml><\/o:relyonvml>\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]--><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\"><br \/>\n<\/span><\/p>\n<p style=\"text-align: justify;\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">Cuando un Promotor Inmobiliario se propone adquirir su materia prima: el suelo, debe realizar el Planteamiento del encaje de la edificaci\u00f3n para el an\u00e1lisis de esa inversi\u00f3n, caracterizada por su alto riesgo y largo periodo de maduraci\u00f3n, a a\u00f1adir a otros estudios fundamentales<\/span><\/b><\/p>\n<ul style=\"text-align: left;\">\n<li><span style=\"font-family: Symbol; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Symbol; mso-fareast-font-family: Symbol;\"><span style=\"mso-list: Ignore;\"><span style=\"font: 7.0pt 'Times New Roman';\">\u00a0<\/span><\/span><\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">An\u00e1lisis Estrat\u00e9gico<\/span><\/li>\n<li><span style=\"font-family: Symbol; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Symbol; mso-fareast-font-family: Symbol;\"><span style=\"mso-list: Ignore;\"><span style=\"font: 7.0pt 'Times New Roman';\">\u00a0<\/span><\/span><\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">An\u00e1lisis T\u00e9cnico y Urban\u00edstico.<\/span><\/li>\n<li><span style=\"font-family: Symbol; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Symbol; mso-fareast-font-family: Symbol;\"><span style=\"mso-list: Ignore;\"><span style=\"font: 7.0pt 'Times New Roman';\">\u00a0<\/span><\/span><\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">An\u00e1lisis de Mercado.<\/span><\/li>\n<li><span style=\"font-family: Symbol; font-size: 10.0pt; line-height: 107%; mso-bidi-font-family: Symbol; mso-fareast-font-family: Symbol;\"><span style=\"mso-list: Ignore;\"><span style=\"font: 7.0pt 'Times New Roman';\">\u00a0<\/span><\/span><\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">An\u00e1lisis Econ\u00f3mico \u2013 Financiero<\/span><\/li>\n<\/ul>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">\u00a0<\/span><\/p>\n<div class=\"separator\" style=\"clear: both; text-align: center;\"><a style=\"margin-left: 1em; margin-right: 1em;\" href=\"https:\/\/blogger.googleusercontent.com\/img\/a\/AVvXsEiorVeaBFe6jOjhWT4fep3A7Izkknct5TtFzfKjW34XEElWSsK47y1SIfDZJRl_YIyxx7WGaJ5t2MAvRs7e9h-ODq-qDk0fzK5iZd6hrYW5_Ug69bKARMzoVPdmHmy8lXgPDi4DzmccYZ3D4P5rAj5KaNq7UvVVq5ryO0YjQ2BBMhkrjarQkMe0ADaC\"><img loading=\"lazy\" decoding=\"async\" class=\"alignnone\" src=\"https:\/\/blogger.googleusercontent.com\/img\/a\/AVvXsEiorVeaBFe6jOjhWT4fep3A7Izkknct5TtFzfKjW34XEElWSsK47y1SIfDZJRl_YIyxx7WGaJ5t2MAvRs7e9h-ODq-qDk0fzK5iZd6hrYW5_Ug69bKARMzoVPdmHmy8lXgPDi4DzmccYZ3D4P5rAj5KaNq7UvVVq5ryO0YjQ2BBMhkrjarQkMe0ADaC\" alt=\"Planteamiento del encaje de la edificaci\u00f3n\" width=\"320\" height=\"174\" border=\"0\" data-original-height=\"544\" data-original-width=\"1001\" \/><\/a><\/div>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">En general, <b>la situaci\u00f3n de partida<\/b> que suele plantearse en estos casos, es la del <b>ofrecimiento de un terreno, supuestamente edificable<\/b>, ubicado en una zona determinada de un cierto Municipio. <\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\"><b>Del terreno se conoce su precio<\/b> y las caracter\u00edsticas de la edificaci\u00f3n que se puede realizar sobre \u00e9l; datos, que figuran en la <b>ficha de caracter\u00edsticas<\/b> del PGOU correspondiente al municipio y zona en cuesti\u00f3n, o en la C\u00e9dula Urban\u00edstica del terreno en cuesti\u00f3n.<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">En cualquier caso, <b>es recomendable comenzar el an\u00e1lisis con una visita a los t\u00e9cnicos Municipales <\/b>al objeto de comprobar o confirmar el estado urban\u00edstico vigente para el terreno en cuesti\u00f3n. <\/span><\/p>\n<h2 style=\"text-align: justify;\"><b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">Posteriormente podremos establecer la situaci\u00f3n urban\u00edstica del mismo,<\/span><\/b><\/h2>\n<h2 style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\"> fijando los Documentos de Planeamiento que faltan por tramitar, o en su caso el Sistema para la Ejecuci\u00f3n de dicho planeamiento. <\/span><\/h2>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">As\u00ed mismo <b>deberemos confirmar, con toda seguridad, la cuant\u00eda de los par\u00e1metros fundamentales del aprovechamiento<\/b> del terreno: edificabilidad, uso y tipolog\u00eda del uso.<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">El paso siguiente ser\u00e1 <b>definir el tipo de producto<\/b> <b>que queremos generar<\/b>, que servir\u00e1 como par\u00e1metro para fijar el dise\u00f1o de nuestra Promoci\u00f3n Inmobiliaria. Para ello se deber\u00e1 adecuar la tipolog\u00eda del uso, o de los usos compatibles marcado en la normativa urban\u00edstica aplicable, al mercado de la zona de ubicaci\u00f3n del terreno, estudio que realizaremos con un An\u00e1lisis de Mercado, tambi\u00e9n objeto de otro Bloque de estudio de este curso.<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">Con todos estos datos de los ep\u00edgrafes anteriores, <b style=\"mso-bidi-font-weight: normal;\">estamos en disposici\u00f3n de plantear el Encaje de la Edificaci\u00f3n en un Solar determinado.<\/b><\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">Pero hacemos primeramente <b style=\"mso-bidi-font-weight: normal;\">dos observaciones de car\u00e1cter general:<\/b><\/span><\/p>\n<p><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Promotor Inmobiliario tiene la obligaci\u00f3n de <b style=\"mso-bidi-font-weight: normal;\">saber lo que ha adquirido y si la edificabilidad que ha pagado le cabe o no en el solar<\/b> que adquiri\u00f3. Y, de ah\u00ed no debe pasar<\/span><\/p>\n<p class=\"MsoListParagraphCxSpMiddle\" style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">\u00a0<\/span><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">El encaje final <\/span><\/b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">se tiene que dejar para una <b style=\"mso-bidi-font-weight: normal;\">fase posterior,<\/b> de la que es responsable el <b style=\"mso-bidi-font-weight: normal;\">Arquitecto<\/b> al que se le ha encargado el desarrollo del proyecto. <b style=\"mso-bidi-font-weight: normal;\">Pero esa fase tambi\u00e9n debe ser tutelada por el promotor<\/b>, en la fase de Anteproyecto, ambos estudiar\u00e1n los pros y los contras de las alternativas propuestas.<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">\u00a0<\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">En la primera de las fases de Estudio de viabilidad de la adquisici\u00f3n del solar, puede que el Promotor decida pedir la ayuda del Arquitecto o tenga un profesional en su n\u00f3mina que le resuelva esta problem\u00e1tica, pero no obstante vamos a explicar en que consiste y lo intentaremos de la forma m\u00e1s comprensible posible. Ojal\u00e1 nos quede claro.<\/span><\/p>\n<p style=\"text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">\u00a0<\/span><\/p>\n<h2 style=\"text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; line-height: 107%;\">El <b>Planteamiento del encaje de la edificaci\u00f3n <\/b>sigue los pasos siguientes:<\/span><\/b><\/h2>\n<ol style=\"margin-top: 0cm;\" start=\"1\" type=\"1\">\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Datos de partida.<\/span><\/b><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Aplicaci\u00f3n de la f\u00f3rmula que relaciona edificabilidad, con ocupaci\u00f3n m\u00e1xima y numero total de plantas<\/span><\/b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\"> que puede tener el edificio, para obtener la superficie m\u00ednima del solar que ampara esta edificaci\u00f3n. <\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Determinaci\u00f3n de los lados del rect\u00e1ngulo de la edificaci\u00f3n<\/span><\/b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\"> en planta baja y plantas s\u00f3tano. <\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Determinaci\u00f3n del <b style=\"mso-bidi-font-weight: normal;\">portal y n\u00facleos de acceso<\/b> a plantas s\u00f3tano<\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Determinaci\u00f3n de <b style=\"mso-bidi-font-weight: normal;\">locales comerciales <\/b>en planta baja, en su caso<\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Aprovechamiento al m\u00e1ximo de fachadas<\/span><\/b><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\"><span style=\"mso-spacerun: yes;\">\u00a0<\/span>Fijaci\u00f3n de <b style=\"mso-bidi-font-weight: normal;\">patios de luces<\/b>, en caso necesario.<\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Ajuste de los cuerpos volados<\/span><\/b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">: miradores, terrazas y tendederos, en caso de edificios de uso residencial<\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Determinaci\u00f3n de plantas \u00e1tico<\/span><\/li>\n<li style=\"line-height: normal; margin-bottom: 0cm; mso-list: l2 level1 lfo2; text-align: justify;\"><b style=\"mso-bidi-font-weight: normal;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\">Ajuste fino final<\/span><\/b><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt;\"> (a realizar en la elaboraci\u00f3n del Proyecto B\u00e1sico)<\/span><\/li>\n<\/ol>\n<p style=\"line-height: normal; margin-bottom: 0cm;\"><span style=\"font-family: 'Arial',sans-serif; font-size: 9.0pt;\">\u00a0<\/span><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\"><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><\/a><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: yes;\">\u00a0<\/span>CPI 61 \u201c<\/span><span style=\"font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Encaje de la Edificaci\u00f3n en un Solar o Parcela Edificable\u201d, y siguientes, al que se puede acceder desde nuestro BLOG<span style=\"mso-spacerun: yes;\">\u00a0 <\/span><\/span><a href=\"http:\/\/prayde.com\/wordpress\"><span style=\"color: windowtext; font-family: 'Arial',sans-serif; font-size: 10.0pt; mso-fareast-font-family: 'Times New Roman'; mso-fareast-language: ES;\">Cuadernos del Promotor y Gestor Inmobiliario<\/span><\/a><\/p>\n<h2>M\u00e1s entradas sobre este tema<\/h2>\n<p>y otros relacionados con la actividad inmobiliaria y promotora en<\/p>\n<ul>\n<li>La Viabilidad de la Promocion Inmobiliaria <a href=\"https:\/\/prayde.com\/empresa\/busqueda-en-el-blog-viabilidad-de-la-promocion-inmobiliaria\/\">https:\/\/prayde.com\/empresa\/busqueda-en-el-blog-viabilidad-de-la-promocion-inmobiliaria\/<\/a><\/li>\n<li>Cuadernos del Promotor Inmobiliario en <a href=\"https:\/\/prayde.com\/wordpress\/\"><strong>https:\/\/prayde.com\/wordpress\/<\/strong><\/a><\/li>\n<li>Software de An\u00e1lisis de Viabilidad de Promociones, <strong>Gestinmo<\/strong>, en <a href=\"https:\/\/prayde.com\/\"><strong>https:\/\/prayde.com<\/strong><\/a><\/li>\n<li>B\u00fascanos en Twitter \u00a0<a href=\"https:\/\/www.youtube.com\/redirect?event=video_description&amp;redir_token=QUFFLUhqa00wa3NVcmk1NlFiZmpnMDNVLUZTRXFMTmR4Z3xBQ3Jtc0tuZmhUU3J5ZmZUc2x6YTFMbVZwRjVjTFNZTEZ6N0RLVTdBRk92TnpjSHZTbllMZVA3TnlfR2NGdnFLLXdYSmp4eUQ4V292dWRXdm9mc0xnLWRjcS1TcGxqQ0lSSmZxQ2dWNFUzQUlxbnNZUEhnUW1zYw&amp;q=https%3A%2F%2Ftwitter.com%2FPraydeG\">https:\/\/twitter.com\/PraydeG<\/a> <strong>@PraydeG<\/strong><\/li>\n<\/ul>\n<p>Y en nuestros canales de YouTube <a href=\"https:\/\/www.youtube.com\/playlist?list=PL2rXgOV0kih4ImgRs2ky77CTbkIblLX36\"><strong>https:\/\/www.youtube.com\/playlist?list=PL2rXgOV0kih4ImgRs2ky77CTbkIblLX36<\/strong><\/a><\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>Cuando un Promotor Inmobiliario se propone adquirir su materia prima: el suelo, debe realizar el Planteamiento del encaje de la edificaci\u00f3n para el an\u00e1lisis de esa inversi\u00f3n, caracterizada por su\u2026 <a class=\"continue-reading-link\" href=\"https:\/\/prayde.com\/empresa\/planteamiento-del-encaje-de-la\/\">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":[17,29,24],"class_list":["post-1373","post","type-post","status-publish","format-standard","hentry","category-sin-categoria","tag-cuadernos-practicos","tag-suelo","tag-viabilidad"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.4 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Planteamiento del encaje de la edificaci\u00f3n en un solar - Gestinmo<\/title>\n<meta name=\"description\" content=\"Si un Promotor Inmobiliario se propone adquirir su materia prima: el suelo, debe realizar el Planteamiento del encaje de la edificaci\u00f3n\" \/>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/prayde.com\/empresa\/planteamiento-del-encaje-de-la\/\" \/>\n<meta property=\"og:locale\" content=\"es_ES\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Planteamiento del encaje de la edificaci\u00f3n en un solar - Gestinmo\" \/>\n<meta property=\"og:description\" content=\"Si un Promotor Inmobiliario se propone adquirir su materia prima: el suelo, debe realizar el Planteamiento del encaje de la 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