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New Urban Planning Code in CABA: key points and changes in housing construction from 2025 - Infobae
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www.infobae.com
December 13, 2024
The new Urban Planning Code, which will be in force for four years, seeks to reinforce the identity of the neighborhoods in the city. The modification, approved by the Buenos Aires Legislature, is promoted by the government of Jorge Macri.
By Jose Luis Cieri
The new CUR will enable large towers to be located on main avenues and near subway entrances.
In a marathon session that included the discussion of the 2025 Budget , among other topics, the Buenos Aires Legislature approved the new Urban Planning Code (CUR), which will define the rules for building housing in Buenos Aires over the next four years.
“The new Urban Planning Code seeks to reinforce neighborhood identity ,” according to the head of the Buenos Aires government, Jorge Macri : “The Legislature has just approved the new regulations for building in the City, a commitment that I assumed with a clear objective: to preserve the identity of the neighborhoods. This Code will be key to fostering urban balance and promoting the development of the south with more incentives for those who invest in that area. In addition, we will prioritize large developments on avenues to protect the appearance of smaller and quieter streets,” the official stressed.
For his part, Álvaro García Resta , Secretary of Urban Development, stated: “This update is excellent news for the people of Buenos Aires. It was the commitment of the Head of Government to generate a balanced City and for that it is necessary to preserve the neighborhood identity, controlling the heights and expanding the lungs of the block, while generating instruments to develop the South zone to expand the territory of opportunities.”
Once the CUR has been approved, it will come into force in 2025 and, according to the CABA Law, its review should be discussed again in the next 4 years. Below are the key points of the modifications and how they will impact the way of building.
The main new features include the Additional Construction Capacity (CAC), the creation of priority development areas and zones to promote green spaces, a height limit of 9 metres in more than 400 passages and new guidelines for the redevelopment of popular neighbourhoods.
Source: Buenos Aires Legislature
The aim is to balance urban development, attract investment and generate concrete improvements where they are most needed. The addition of more green spaces responds to the need to improve environmental quality in a highly densified city. This helps to reduce “heat islands”, improve air quality and offer accessible recreational areas for residents.
The CAC is a tool to balance development between the north and south of the city. It works like this: developers who build in areas in the south, called “metro emitters,” receive permits to build more square meters in areas in the north, known as “metro receivers,” which have higher density and real estate value. This encourages investment in the south while controlling growth in other areas.
Unlike the previous version, specific “emitting” areas have now been defined, which include neighborhoods such as La Boca, Pompeya-Parque Patricios, Constitución, Barracas, Villa Lugano and the Olympic Village.
This modification of the CUR could enhance these areas, beautify them and increase the value of both the homes that are built and those already existing.
Owners of vacant lots or single-story parking lots can hand them over to the city government to turn them into public squares and green spaces. This would benefit neighborhoods such as San Nicolás, Balvanera or San Telmo, increase green areas and improve the quality of life of residents.
In addition, those who carry out works to restore and enhance the value of listed properties ( more than 4,300 properties had already been placed under definitive heritage protection previously ) due to their heritage value will also be beneficiaries.
This includes interventions such as restorations and technological improvements in old buildings that are damaged or abandoned, due to the high cost of their maintenance.
Housing under construction in front of Parque de los Patricios, a green lung in the neighborhood of the same name, an attempt is being made to promote construction in the southern area of CABA
The new regulations increase the open spaces in each block to allow for better air circulation and more sunlight . This helps to improve environmental quality and create healthier and more pleasant neighbourhoods to live in.
"This law was born out of dialogue, listening to each neighbour and the professionals in the sector, and working together with legislators from different sectors, whom I thank for their support with their vote. We are proud to achieve this objective just after completing our first year in office," said the Head of Government.
The new Code includes a system of incentives to encourage construction in the south of the city, a historically neglected area. Those who build housing in specific areas of the south will be able to use that capacity to develop projects in designated corridors in the north.
Macri pointed out: “The new Code will be key to promoting the balance of the City and to promoting the development of the south, with more and better incentives for those who decide to invest in that area. We will also prioritize large developments on the avenues to take care of the appearance of the smaller and quieter streets.”
The adjustment seeks to correct the problems generated by the 2018 regulations, which allowed more tall buildings in neighborhoods with low-rise houses. It also seeks to recover the “block lung,” that is, green areas within each block that help absorb water and improve the environment, something that had been reduced six years ago.
According to Gonzalo Bustos , director of FOT Libre, this initiative seeks to promote investment in historically neglected areas by enabling tools that promote balanced urban development.
This modification of the CUR comes at a time when the rise in construction costs forces us to get the financial equation right in order to be successful with real estate development (Illustrative Image Infobae)
In certain avenues, such as Córdoba, Juan B. Justo, Rivadavia, Cabildo and Alberdi, corridors are defined where the construction capacity obtained in areas of the south can be used. This scheme makes it possible to take advantage of the additional meters generated by new works or restorations in specific areas, improves the south and controls growth in other parts of the city.
A significant impact will be observed in the zoning of the so-called Low Altitude Sustainability Units (USAB).
The new regulations set maximum heights of 14.60 meters for USAB 2, 12 meters for USAB 1 and 9 meters for the new USAB 0 category. In addition, it eliminates setbacks and reduces construction to the Inner Front Line, replacing the previous regulations on foundations.
Bustos also highlighted that the zoning changes already discussed in public hearings will be maintained and some additional modifications will be added. Several blocks, mainly in Núñez, Villa Urquiza and Villa Crespo, which were categorized as USAB 1, “will now be moved to the new USAB 0 zoning, which will further limit the height allowed in these areas,” he said.
Buenos Aires avenues will be key to attracting high-rise developments
For Santiago Levrio, institutional director of Alianza Urbana, this was a key factor in the 2018 regulations attempting to balance urban density.
The regulation established six fixed heights: 9, 14, 24, 29, 38 and 45 meters, with the aim of eliminating the so-called “surprise towers.” These exceptions had generated strong opposition from residents and made property prices more expensive. However, the new scheme recently approved allows three exceptional heights of up to 68 meters on certain avenues in the north, which, according to Levrio, could generate tensions between urban densification and neighborhood demands.
“Buildings aimed at end users will be less frequent, while taller buildings will be aimed primarily at value shelters and the premium segment,” Levrio added. “The challenge remains finding a balance between urban development, land costs and housing needs, a challenge that the city has been facing for years,” he concluded.
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Source:
Nuevo Código Urbanístico en CABA: claves y cambios en la construcción de viviendas desde 2025
Con una vigencia de cuatro años, el nuevo Código Urbanístico busca reforzar la “identidad” barrial en la ciudad. La modificación, aprobada en la Legislatura porteña, es impulsada por el Gobierno de Jorge Macri
www.infobae.com
December 13, 2024
The new Urban Planning Code, which will be in force for four years, seeks to reinforce the identity of the neighborhoods in the city. The modification, approved by the Buenos Aires Legislature, is promoted by the government of Jorge Macri.
By Jose Luis Cieri
The new CUR will enable large towers to be located on main avenues and near subway entrances.
In a marathon session that included the discussion of the 2025 Budget , among other topics, the Buenos Aires Legislature approved the new Urban Planning Code (CUR), which will define the rules for building housing in Buenos Aires over the next four years.
“The new Urban Planning Code seeks to reinforce neighborhood identity ,” according to the head of the Buenos Aires government, Jorge Macri : “The Legislature has just approved the new regulations for building in the City, a commitment that I assumed with a clear objective: to preserve the identity of the neighborhoods. This Code will be key to fostering urban balance and promoting the development of the south with more incentives for those who invest in that area. In addition, we will prioritize large developments on avenues to protect the appearance of smaller and quieter streets,” the official stressed.
For his part, Álvaro García Resta , Secretary of Urban Development, stated: “This update is excellent news for the people of Buenos Aires. It was the commitment of the Head of Government to generate a balanced City and for that it is necessary to preserve the neighborhood identity, controlling the heights and expanding the lungs of the block, while generating instruments to develop the South zone to expand the territory of opportunities.”
Once the CUR has been approved, it will come into force in 2025 and, according to the CABA Law, its review should be discussed again in the next 4 years. Below are the key points of the modifications and how they will impact the way of building.
Changes
In the final version of the project, tools that appeared imprecise in the first sanction were strengthened. The modification seeks to benefit the residents of CABA by revaluing unused areas, enhancing specific areas, organizing permitted heights and creating a more uniform urban pattern.The main new features include the Additional Construction Capacity (CAC), the creation of priority development areas and zones to promote green spaces, a height limit of 9 metres in more than 400 passages and new guidelines for the redevelopment of popular neighbourhoods.
Source: Buenos Aires Legislature
The aim is to balance urban development, attract investment and generate concrete improvements where they are most needed. The addition of more green spaces responds to the need to improve environmental quality in a highly densified city. This helps to reduce “heat islands”, improve air quality and offer accessible recreational areas for residents.
The CAC is a tool to balance development between the north and south of the city. It works like this: developers who build in areas in the south, called “metro emitters,” receive permits to build more square meters in areas in the north, known as “metro receivers,” which have higher density and real estate value. This encourages investment in the south while controlling growth in other areas.
Unlike the previous version, specific “emitting” areas have now been defined, which include neighborhoods such as La Boca, Pompeya-Parque Patricios, Constitución, Barracas, Villa Lugano and the Olympic Village.
This modification of the CUR could enhance these areas, beautify them and increase the value of both the homes that are built and those already existing.
Owners of vacant lots or single-story parking lots can hand them over to the city government to turn them into public squares and green spaces. This would benefit neighborhoods such as San Nicolás, Balvanera or San Telmo, increase green areas and improve the quality of life of residents.
In addition, those who carry out works to restore and enhance the value of listed properties ( more than 4,300 properties had already been placed under definitive heritage protection previously ) due to their heritage value will also be beneficiaries.
This includes interventions such as restorations and technological improvements in old buildings that are damaged or abandoned, due to the high cost of their maintenance.
Housing under construction in front of Parque de los Patricios, a green lung in the neighborhood of the same name, an attempt is being made to promote construction in the southern area of CABA
The new regulations increase the open spaces in each block to allow for better air circulation and more sunlight . This helps to improve environmental quality and create healthier and more pleasant neighbourhoods to live in.
"This law was born out of dialogue, listening to each neighbour and the professionals in the sector, and working together with legislators from different sectors, whom I thank for their support with their vote. We are proud to achieve this objective just after completing our first year in office," said the Head of Government.
The new Code includes a system of incentives to encourage construction in the south of the city, a historically neglected area. Those who build housing in specific areas of the south will be able to use that capacity to develop projects in designated corridors in the north.
Macri pointed out: “The new Code will be key to promoting the balance of the City and to promoting the development of the south, with more and better incentives for those who decide to invest in that area. We will also prioritize large developments on the avenues to take care of the appearance of the smaller and quieter streets.”
The adjustment seeks to correct the problems generated by the 2018 regulations, which allowed more tall buildings in neighborhoods with low-rise houses. It also seeks to recover the “block lung,” that is, green areas within each block that help absorb water and improve the environment, something that had been reduced six years ago.
Heights and construction
A Southern Priority Development Area is established, delimited to the south of San Juan Avenue (the western area of CABA is divided between both radii), which includes polygons issuing Additional Construction Capacity (CCA).According to Gonzalo Bustos , director of FOT Libre, this initiative seeks to promote investment in historically neglected areas by enabling tools that promote balanced urban development.
This modification of the CUR comes at a time when the rise in construction costs forces us to get the financial equation right in order to be successful with real estate development (Illustrative Image Infobae)
In certain avenues, such as Córdoba, Juan B. Justo, Rivadavia, Cabildo and Alberdi, corridors are defined where the construction capacity obtained in areas of the south can be used. This scheme makes it possible to take advantage of the additional meters generated by new works or restorations in specific areas, improves the south and controls growth in other parts of the city.
A significant impact will be observed in the zoning of the so-called Low Altitude Sustainability Units (USAB).
The new regulations set maximum heights of 14.60 meters for USAB 2, 12 meters for USAB 1 and 9 meters for the new USAB 0 category. In addition, it eliminates setbacks and reduces construction to the Inner Front Line, replacing the previous regulations on foundations.
Bustos also highlighted that the zoning changes already discussed in public hearings will be maintained and some additional modifications will be added. Several blocks, mainly in Núñez, Villa Urquiza and Villa Crespo, which were categorized as USAB 1, “will now be moved to the new USAB 0 zoning, which will further limit the height allowed in these areas,” he said.
Other modifications
In 2018, the Urban Development Code was approved to replace the Urban Planning Code. At that time, it was discovered that restrictions on construction capacity had led to the city of Buenos Aires recording the lowest levels of activity in 80 years between 2012 and 2016, and thus both land and housing prices increased.
Buenos Aires avenues will be key to attracting high-rise developments
For Santiago Levrio, institutional director of Alianza Urbana, this was a key factor in the 2018 regulations attempting to balance urban density.
The regulation established six fixed heights: 9, 14, 24, 29, 38 and 45 meters, with the aim of eliminating the so-called “surprise towers.” These exceptions had generated strong opposition from residents and made property prices more expensive. However, the new scheme recently approved allows three exceptional heights of up to 68 meters on certain avenues in the north, which, according to Levrio, could generate tensions between urban densification and neighborhood demands.
“Buildings aimed at end users will be less frequent, while taller buildings will be aimed primarily at value shelters and the premium segment,” Levrio added. “The challenge remains finding a balance between urban development, land costs and housing needs, a challenge that the city has been facing for years,” he concluded.
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