{"id":1536,"date":"2018-09-13T07:30:00","date_gmt":"2018-09-13T07:30:00","guid":{"rendered":""},"modified":"2022-08-08T09:33:31","modified_gmt":"2022-08-08T09:33:31","slug":"que-sabes-de-edificabilidad-densidad-y","status":"publish","type":"post","link":"https:\/\/prayde.com\/empresa\/que-sabes-de-edificabilidad-densidad-y\/","title":{"rendered":"Que sabes de Edificabilidad, Densidad y Reservas de Suelo urbanizable"},"content":{"rendered":"

<\/p>\n

<\/p>\n

\nEn los desarrollos urban\u00edsticos hay que conjugar varios
\ncondicionantes de superficie y dise\u00f1o, en cuanto a valores m\u00e1ximos y m\u00ednimos,
\nque habitualmente no dan una soluci\u00f3n \u00fanica 
\n<\/span>y que tenemos que contrastar tambi\u00e9n con los condicionantes de mercado
\ndel sector a desarrollar<\/span><\/h3>\n
\n<\/div>\n
\nEstos condicionantes son, entre otros, reservas m\u00ednimas
\nde viviendas para VPP, edificabilidad m\u00e1xima, densidad m\u00e1xima de viviendas,
\nparcela m\u00ednima, cesiones de suelo para dotaciones, viales, zonas verdes, etc.<\/span><\/div>\n
\n<\/div>\n
\nNO es raro que haya que ceder en alguno de estos m\u00ednimos
\no m\u00e1ximos, perdiendo capacidad o derechos, para obtener productos que sean
\ncomercializables<\/span><\/div>\n
\n<\/div>\n
\nPor ejemplo, si no nos cabe toda la edificabilidad en las
\nparcelas de m\u00ednima superficie que haya que tener, perderemos edificabilidad y
\nconsiguientemente los costes de repercusi\u00f3n, unitarios por m2 edificable,
\naumentaran para la misma urbanizaci\u00f3n<\/span><\/div>\n
\n<\/div>\n
\nPor tanto, como promotores tenemos que comprobar que
\nnuestro producto se sit\u00faa dentro de la envolvente de condicionantes y si
\nperdemos edificabilidad o no, e, incluso, si se puede proponer una modificaci\u00f3n
\nde esos condicionantes que optimice el desarrollo<\/span><\/div>\n
\n<\/div>\n

\nLa exigencia en un desarrollo urban\u00edstico de uso
\nresidencial de las dos condiciones simult\u00e1neas:<\/span><\/h4>\n
\na)       
\n<\/span><\/span><\/span>Porcentaje
\nminimo de reserva<\/b> para la construcci\u00f3n de VPP (Supongamos un 30 %)<\/span><\/div>\n
\nb)      
\n<\/span><\/span><\/span>El
\nnumero m\u00e1ximo de viviendas<\/b> en el sector: (1500 en el ejemplo)<\/span><\/div>\n
\nc)       
\n<\/span><\/span><\/span>Superficie util
\nm\u00e1xima de las VPP<\/b>. Seg\u00fan normativa propia de las CCAA (supongamos 90 m2 \u00fatiles) afecta
\nseriamente a la superficie de las viviendas libres, como veremos en el
\nsiguiente ejemplo: <\/span><\/div>\n
\n<\/div>\n
\nVeamos esto con unos ejemplos<\/span><\/div>\n
\n<\/div>\n
\nEJEMPLO 1.-<\/span><\/div>\n
\n <\/span>Elegimos una M2
\n\u00fatil\/constr para vpp = 0,75 para poder pasar los m2 utiles exigidos por la
\nlegislaci\u00f3n a m2 construidos, que son la edificabilidad<\/span><\/div>\n
\n<\/div>\n\n\n\n\n\n\n
\n
\n<\/div>\n<\/td>\n
\n
\nm2
\n edificabilidad<\/span><\/div>\n<\/td>\n
\n
\nud<\/span><\/div>\n<\/td>\n
\n
\nsup
\n util<\/span><\/div>\n<\/td>\n
\n
\nsup
\n constr<\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\nvlibre<\/span><\/div>\n<\/td>\n
\n
\n105000<\/span><\/div>\n<\/td>\n
\n
\n1125<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n93,3<\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\nvpp<\/span><\/div>\n<\/td>\n
\n
\n45000<\/span><\/div>\n<\/td>\n
\n
\n375<\/span><\/div>\n<\/td>\n
\n
\n90<\/span><\/div>\n<\/td>\n
\n
\n120<\/span><\/div>\n<\/td>\n<\/tr>\n
\n
\ntotal<\/span><\/div>\n<\/td>\n
\n
\n150000<\/span><\/div>\n<\/td>\n
\n
\n1500<\/span><\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n
\n
\n<\/div>\n<\/td>\n<\/tr>\n<\/tbody>\n<\/table>\n
\n<\/div>\n
\nComo se observa en el cuadro, la VPP siempre tendr\u00e1 un
\nnumero de unidades fijo, si l as hacemos del m\u00e1ximo permitido, y la diferencia
\ncon el total ser\u00e1n las viviendas libres<\/span><\/div>\n
\n<\/div>\n
\nSe observa en este caso, que resultan 1125 viv. Libres,
\nque su superficie construida es de 93 m2, menos que la de la VPP y que pensamos que,
\ncomercialmente, no tiene salida<\/span><\/div>\n
\n<\/div>\n
\nPor
\nello, habr\u00eda que disminuir el numero total de viviendas para obtener una
\nsuperficie construida razonable para la zona<\/span><\/b><\/div>\n
\n<\/div>\n
\nEJEMPLO 2.-<\/span><\/div>\n
\nCuando, de una actuaci\u00f3n urban\u00edstica de un determinado
\nsector de uso residencial se conocen los siguientes datos:<\/span><\/div>\n
\n1)      
\n<\/span><\/span><\/span>Superficie
\ndel sector: 40.000 m2<\/span><\/div>\n
\n2)      
\n<\/span><\/span><\/span>Edificabilidad:
\n1,5 m2\/m2<\/span><\/div>\n
\n3)      
\n<\/span><\/span><\/span>Tipolog\u00eda
\nde las viviendas; Bloque aislado<\/span><\/div>\n
\n4)      
\n<\/span><\/span><\/span>Ocupaci\u00f3n
\nde suelo m\u00e1xima en planta baja: 50 %<\/span><\/div>\n
\n5)      
\n<\/span><\/span><\/span>Numero
\nde plantas: PB + 7 P-<\/span><\/div>\n
\n<\/div>\n
\nPuede deducirse la superficie m\u00ednima de parcela
\nedificable, por medio de la sencilla formula:<\/span><\/div>\n
\n                
\n<\/span>E            <\/span>1,5 x 40.000<\/span><\/div>\n
\nS = ————— 
\n<\/span>= —————- = 15.000
\n m2 <\/span><\/div>\n
\n            <\/span>OC x
\nNP        <\/span>0,5 x 8<\/span><\/div>\n
\n<\/div>\n
\nSiendo:<\/span><\/div>\n
\nE = Edificabilidad m\u00e1xima del sector = e x SS<\/span><\/div>\n
\nE = \u00cdndice de edificabilidad te\u00f3rica m\u00e1xima<\/span><\/div>\n
\nSS = Superficie computable del sector <\/span><\/div>\n
\nOC = % Ocupaci\u00f3n m\u00e1xima de la edificaci\u00f3n en la parcela<\/span><\/div>\n
\nNP = Numero m\u00e1ximo total de plantas de la edificaci\u00f3n<\/span><\/div>\n
\n<\/div>\n
\n<\/div>\n
\nTodos estos temas est\u00e1n desarrollados
\ncon m\u00e1s profundidad en nuestros Cuadernos
\nPr\u00e1cticos Inmobiliarios (CPI)<\/b>, concretamente en el \u201c<\/b><\/span><\/a>CU<\/span><\/b><\/span><\/a>4a<\/span><\/b> <\/span>EDIFICABILIDAD Y
\nPRECIO DE REPERCUSI\u00d3N DE UN SUELO\u201d  <\/span><\/span><\/b><\/span>y siguientes, al
\nque se puede <\/span><\/span>acceder desde nuestro
\nBLOG  <\/span><\/span><\/span>Cuadernos Pr\u00e1cticos
\ndel Promotor y Gestor Inmobiliario<\/span><\/span><\/a><\/span><\/span><\/span><\/div>\n","protected":false},"excerpt":{"rendered":"

En los desarrollos urban\u00edsticos hay que conjugar varios condicionantes de superficie y dise\u00f1o, en cuanto a valores m\u00e1ximos y m\u00ednimos, que habitualmente no dan una soluci\u00f3n \u00fanica  y que tenemos\u2026 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":[38,34,19,29,31],"class_list":["post-1536","post","type-post","status-publish","format-standard","hentry","category-sin-categoria","tag-conceptos","tag-inmosuelo","tag-legislacion","tag-suelo","tag-vpo"],"yoast_head":"\nQue sabes de Edificabilidad, Densidad y Reservas de Suelo urbanizable - Gestinmo<\/title>\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\/que-sabes-de-edificabilidad-densidad-y\/\" \/>\n<meta property=\"og:locale\" content=\"es_ES\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Que sabes de Edificabilidad, Densidad y Reservas de Suelo urbanizable - 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