SITE.
The Study of Detail is brought up by the streets Sant Robert, Blai Vila, Of Castelló and of the Molins in Paterna, in the delimited island in Urban Ground.
We wanted to retrieve a bag of terrain that had remained closed among constructions of the seventies 'and that suns it was useful of manure heap and waste tip of garbage and it was all infested of rats with the consequent danger for the children of the neighbourhood that they played in him. Because of that, the town council backed up their feasibility and posterior construction. Edification of a promotion dedicated to promotion of protected housing.
OPPORTUNITY AND OBJECT OF THEIR FORMULATION.
In the particular case of the General Plan of Ordering of Paterna, the present study of detail resorts to the judgements of the modification number 9 "studies of Detail" approved definitively by the Territorial Commission of Urban Planning in date 30 July of 1996. In the cases in which they can be written up and the conditions that have to fulfil the same ones come off detailed.
JUSTIFICATION:
The opportunity of the formulation is justified by the Society PROHEMAR 2002, S.L. in the face of the geometric characteristics of the site of which he is an owner (graphed as a site 2 in attached plans) that comply with what has been indicated in the f section of the art. 20 of the mentioned modification number 9 of the P.G.O.U. of Paterna.
In him it justifies that the redistribution of volume will be able to implicate the increase of number of floors in cases justified by alignment of avenue in zones with type of ordering, when the excessive impossible suitable for building depth has to exhaust the allowed maximum construction.
Such increase will be able to be at most from a floor. Considers itself excessive depth suitable for building, in the effects of the application of the former rule, that one that it overcomes the forty (40) linear, moderate meters orthogonally to the alignments of facade from all their foreheads.
These circumstances him comply for the case that study of volumes ordering is developed in the present, where the geometry of the property site of the Society Prohemar 2002 S.L. characterized to have an only forehead of facade in street Sant Robert of little length in proportion on the area and depth that he orders.
The opportunity to formulate a suitable figure of planning comes off therefore enough justified to foresee and to readjust the foreseen construction parameters in the General Plan for the urban zone where the area is included.
The figure in question is the Study of Detail the goals of which they are:
a. - Designation of alignments, with the introduction of an open courtyard configured as an inner free space of private use.
b. - The ordering of suitable for building volumes, with the increase of a suitable for building floor in a limited portion, without increase of the volume and construction, according to justification that next we pass to set forth.
JUSTIFICATION:
The opportunity of the formulation is justified by the Society PROHEMAR 2002, S.L. in the face of the geometric characteristics of the site of which he is an owner (graphed as a site 2 in attached plans) that comply with what has been indicated in the f section of the art. 20 of the mentioned modification number 9 of the P.G.O.U. of Paterna.
In him it justifies that the redistribution of volume will be able to implicate the increase of number of floors in cases justified by alignment of avenue in zones with type of ordering, when the excessive impossible suitable for building depth has to exhaust the allowed maximum construction.
Such increase will be able to be at most from a floor. Considers itself excessive depth suitable for building, in the effects of the application of the former rule, that one that it overcomes the forty (40) linear, moderate meters orthogonally to the alignments of facade from all their foreheads.
These circumstances him comply for the case that study of volumes ordering is developed in the present, where the geometry of the property site of the Society Prohemar 2002 S.L. characterized to have an only forehead of facade in street Sant Robert of little length in proportion on the area and depth that he orders.
The opportunity to formulate a suitable figure of planning comes off therefore enough justified to foresee and to readjust the foreseen construction parameters in the General Plan for the urban zone where the area is included.
The figure in question is the Study of Detail the goals of which they are:
a. - Designation of alignments, with the introduction of an open courtyard configured as an inner free space of private use.
b. - The ordering of suitable for building volumes, with the increase of a suitable for building floor in a limited portion, without increase of the volume and construction, according to justification that next we pass to set forth.
ADOPTED SOLUTION, JUSTIFICATION.
The adopted solution is the most suitable to achieve the consolidation of an urban island of irregular geometry that, with the current distribution of estates, does not allow their optimum exploitation.
It is because of that that they readjust the volumes in the following terms:
1. - The number of altitudes is sustained, for the set of all the existing construction in the island, according to what has described in the P.G.O.U., therefore III + attic, permitting itself the one that orders the art. 147.4. of the general rules for the construction in urban ground collected in the General Plan of Urban Ordering of Paterna. In such article the constructions are allowed, over the regulatory altitude (HcIV = 12.50 m.), that are in the inclined plan in forty-five degrees, authorizing habitable spaces that rejoin the minimum conditions of habitability.
Is increased in a suitable for building floor in the part of the relapsing allotment to the existing sharecropper in the present in the side of the streets the Molins and Sants Robert. This will not be able to suppose an increase of the volume nor of the construction, according to the art. 20. f. of the modification number 9 of the General Plan of Ordering of Paterna..
2. – It is introduced an inner free space communicated with the façade in street Sant Robert of lengthened proportions and in direction in the center of the island, which will come off surrounded for the construction in the inside of the island.
3. - The volume dislodged as an open courtyard in the affected estate comes off offset by the increase of a floor in the same one with respect to the foreseen one in valid Plan placed around the open courtyard without the final volumetric of the surpasses set the foreseen initial.
4. – It is defined therefore the new inner alignments of the new construction, keeping the existing one invariable in the perimeter of island.
5. - The regulatory altitudes with the exception of the suitable for building ground corresponding to site 2, they resort to the valid ones in the General Plan although an error is detected in the obtaining of the one corresponding to IV altitudes the progression of which from inferior altitudes (HcI = 3.50 m, HcII = 6.50 m. HcIII = 9.50 m. HcIV = 12.50 m) corresponds it. That Is 3 meters in each floor corresponding to the "emptiness -and-plenum" that is the "normal" altitude in accordance with the demands of habitability and contemporary facilities.
6. - The arm of sharecropper construction with the background| of site 1 and the refall housings in the street Blai Vila and Castelló will not have, in this it fringes of construction, of attic floor. The resulting suitable for building volumes will come off described in the clear-cut suitable for building limits for the alignments of façades collected in attached plans.
For the construction in inside of island in ground coincident with site 2, the altitude regulatory it accommodates in the valid one in the General Plan corresponding to Open Construction, as it justifies itself in the following section by heart.
It is because of that that they readjust the volumes in the following terms:
1. - The number of altitudes is sustained, for the set of all the existing construction in the island, according to what has described in the P.G.O.U., therefore III + attic, permitting itself the one that orders the art. 147.4. of the general rules for the construction in urban ground collected in the General Plan of Urban Ordering of Paterna. In such article the constructions are allowed, over the regulatory altitude (HcIV = 12.50 m.), that are in the inclined plan in forty-five degrees, authorizing habitable spaces that rejoin the minimum conditions of habitability.
Is increased in a suitable for building floor in the part of the relapsing allotment to the existing sharecropper in the present in the side of the streets the Molins and Sants Robert. This will not be able to suppose an increase of the volume nor of the construction, according to the art. 20. f. of the modification number 9 of the General Plan of Ordering of Paterna..
2. – It is introduced an inner free space communicated with the façade in street Sant Robert of lengthened proportions and in direction in the center of the island, which will come off surrounded for the construction in the inside of the island.
3. - The volume dislodged as an open courtyard in the affected estate comes off offset by the increase of a floor in the same one with respect to the foreseen one in valid Plan placed around the open courtyard without the final volumetric of the surpasses set the foreseen initial.
4. – It is defined therefore the new inner alignments of the new construction, keeping the existing one invariable in the perimeter of island.
5. - The regulatory altitudes with the exception of the suitable for building ground corresponding to site 2, they resort to the valid ones in the General Plan although an error is detected in the obtaining of the one corresponding to IV altitudes the progression of which from inferior altitudes (HcI = 3.50 m, HcII = 6.50 m. HcIII = 9.50 m. HcIV = 12.50 m) corresponds it. That Is 3 meters in each floor corresponding to the "emptiness -and-plenum" that is the "normal" altitude in accordance with the demands of habitability and contemporary facilities.
6. - The arm of sharecropper construction with the background| of site 1 and the refall housings in the street Blai Vila and Castelló will not have, in this it fringes of construction, of attic floor. The resulting suitable for building volumes will come off described in the clear-cut suitable for building limits for the alignments of façades collected in attached plans.
For the construction in inside of island in ground coincident with site 2, the altitude regulatory it accommodates in the valid one in the General Plan corresponding to Open Construction, as it justifies itself in the following section by heart.
JUSTIFICATION IN THE ADOPTION OF THE REGULATORY ALTITUDE.
The determination of the regulatory altitude goes for the following considerations justified:
1. – the environment of the site it is characterized for a topography with slopes accused. The forehead of facade of the site 2 in street Sant Robert of 10.87 m of length corresponds it an unevenness of 98.26 m - 97 .38 m = 0.88 m. according to topographic uprising, which a slope supposes half of 8%.
In this border of facade will have to be solved:
a. - The gauge of step of the vehicles of the Service of Prevention and Extinction of Fires of 5.00 m of width for 4.00 m of free minimum width,
b. - The access of pedestrians and vehicular of vehicle to garage basement.
For the limited length of façade, which has reduced itself as a consequence of the modification of the limits of estates before quoted, and applying the required minimum widths concentrates in this fringes of facade, the existing unevenness in street Sant Robert moves to the inner structure of the building in application of the minimum pending ones in the accesses of vehicles so much of the S.P.E.I.S. that accessing in the courtyard in inside of island like those that accessing in garage plants underground.
Such circumstance forces to placing the levels of being forged with respect to the grazing one of sidewalk on foot of façade for each one of the accesses of vehicles, coinciding the access of vehicles of the S.P.E.I.S. with the highest level of grade line of facade.
This added to the fulfilment of the gauge of vehicles of emergency step elevates the height of the one forged of ceiling of ground floor with a minimum of 4.00 low m of free altitude said forged.
2. - For another side the slopes of the terrain in the inside of the site 2 obtaining a maximum unevenness in the point more driven away from line of façade of 3.72m with respect to the level of sidewalk on foot of dividing with existing construction in street Sant Robert.
The form of site 2 is such that an important portion of their area places behind the background of the site 1 Sant Robert relapsing in street. Of maintaining the criteria of altitudes establishment about grazing on the forehead of site 2 in street Sant Robert it will work out that the arm of construction in semi-detached site 2 to sharecropper with site 1 will remain on a height cleanly lower than the construction to develop in site 1, which is staggered along the upward slope of the street Sant Robert. It loves appropriate that, in spite of that treats itself like an extreme casuistry, the mentioned suitable for building portion will have to have a regulatory altitude more coincident with the physical reality in the way of the building and its environment. A strict application of the current regulations in this concrete case gives place in one lost of the initial criterion establish in the adoption of the regulatory altitude and collected in the P.G.O.U.
In the geotechnical study the existence of a rocky stratum is revealed in the first meters of depth for under the current level of the terrain. As consequent the criterion of regulatory altitudes described until now is appropriate maintaining, with the aim of not to surpass a volume of excavation in basement-parking lot beyond the allowed limit for the purpose of economical feasibility of the suitable for building ground.
This circumstance comes off more patent in the arm of construction in the inside of the dividing site 2 with the funds of the refall housings in the street Blai Vila, as it appreciates itself in the cross-section of the island.
Because of this, for the foreseen construction in site 2, the regulatory altitude fixes in 13,50 m following the existing criterion in the P.G.O.U. of applied Paterna for Open Construction and like in consequence of elevating the height of cornice in the ground floor to street Sant Robert. Its measurement will be made in the middle of the cloth of façade in street Sant Robert.
With this it is intended to give feasibility in the interpretation of the establish criteria in the P.G.O.U. of Paterna for their application to, which we understand, a case limit.
1. – the environment of the site it is characterized for a topography with slopes accused. The forehead of facade of the site 2 in street Sant Robert of 10.87 m of length corresponds it an unevenness of 98.26 m - 97 .38 m = 0.88 m. according to topographic uprising, which a slope supposes half of 8%.
In this border of facade will have to be solved:
a. - The gauge of step of the vehicles of the Service of Prevention and Extinction of Fires of 5.00 m of width for 4.00 m of free minimum width,
b. - The access of pedestrians and vehicular of vehicle to garage basement.
For the limited length of façade, which has reduced itself as a consequence of the modification of the limits of estates before quoted, and applying the required minimum widths concentrates in this fringes of facade, the existing unevenness in street Sant Robert moves to the inner structure of the building in application of the minimum pending ones in the accesses of vehicles so much of the S.P.E.I.S. that accessing in the courtyard in inside of island like those that accessing in garage plants underground.
Such circumstance forces to placing the levels of being forged with respect to the grazing one of sidewalk on foot of façade for each one of the accesses of vehicles, coinciding the access of vehicles of the S.P.E.I.S. with the highest level of grade line of facade.
This added to the fulfilment of the gauge of vehicles of emergency step elevates the height of the one forged of ceiling of ground floor with a minimum of 4.00 low m of free altitude said forged.
2. - For another side the slopes of the terrain in the inside of the site 2 obtaining a maximum unevenness in the point more driven away from line of façade of 3.72m with respect to the level of sidewalk on foot of dividing with existing construction in street Sant Robert.
The form of site 2 is such that an important portion of their area places behind the background of the site 1 Sant Robert relapsing in street. Of maintaining the criteria of altitudes establishment about grazing on the forehead of site 2 in street Sant Robert it will work out that the arm of construction in semi-detached site 2 to sharecropper with site 1 will remain on a height cleanly lower than the construction to develop in site 1, which is staggered along the upward slope of the street Sant Robert. It loves appropriate that, in spite of that treats itself like an extreme casuistry, the mentioned suitable for building portion will have to have a regulatory altitude more coincident with the physical reality in the way of the building and its environment. A strict application of the current regulations in this concrete case gives place in one lost of the initial criterion establish in the adoption of the regulatory altitude and collected in the P.G.O.U.
In the geotechnical study the existence of a rocky stratum is revealed in the first meters of depth for under the current level of the terrain. As consequent the criterion of regulatory altitudes described until now is appropriate maintaining, with the aim of not to surpass a volume of excavation in basement-parking lot beyond the allowed limit for the purpose of economical feasibility of the suitable for building ground.
This circumstance comes off more patent in the arm of construction in the inside of the dividing site 2 with the funds of the refall housings in the street Blai Vila, as it appreciates itself in the cross-section of the island.
Because of this, for the foreseen construction in site 2, the regulatory altitude fixes in 13,50 m following the existing criterion in the P.G.O.U. of applied Paterna for Open Construction and like in consequence of elevating the height of cornice in the ground floor to street Sant Robert. Its measurement will be made in the middle of the cloth of façade in street Sant Robert.
With this it is intended to give feasibility in the interpretation of the establish criteria in the P.G.O.U. of Paterna for their application to, which we understand, a case limit.
CONCLUSION.
The formulation of the present Study of Detail with the adopted solution will improve the quality of the suitable for building housings in this environment urban, assumed the coherent allegations with interest in third and, in other words, cause would give for a consolidation falsely with very disparate constructions of typology. Likewise the characteristics of the sites allow the promotion of official protection housings in this environment urban.
