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1. Disposiciones generales.

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Así, se ha ampliado el objeto de la reparcelación y extendido su aplicación a todos los sistemas de ejecución; la reparcelación puede ser forzosa, para caso de propietarios incumplidores, y económica, cuando se den determinadas condiciones.

Con una finalidad y regulación similar a la figura del agente urbanizador, así como para reforzar los mecanismos de. Intervención en la ciudad existente, se crea la figura del edificador, en sustitución del propietario incumplidor. Se mejora la regulación del deber de conservación de las obras de urbanización y conservación de las edificaciones; en el caso de las obras de urbanización se regula la recepción de las obras, sus condiciones y responsables.

En el caso de las edificaciones, se establece el deber de conservación y. En el Título V se regula la expropiación forzosa por razón de urbanismo. En él se mantiene la regulación del procedimiento de tasación conjunta y el de tasación individual. Se han ampliado los supuestos expropiatorios en las denominadas Actuaciones Singulares en suelo no urbanizable, así como en los casos de terrenos que resulten especialmente beneficiados por servicios y dotaciones establecidas en sus inmediaciones.

También se pormenorizan y detallan los supuestos de incumplimiento de la función social de la propiedad y de sus deberes urbanísticos. En el Título VI se desarrolla la intervención administrativa en la edificación y usos del suelo, cuyas disposiciones generales sobre las potestades administrativas dan paso a una amplia regulación de dicha intervención, comenzando por las licencias urbanísticas, precisando los actos sujetos a ellas, así como el procedimiento para su otorgamiento, y recogiendo las medidas de garantía y publicidad de la observancia de la ordenación urbanística.

Se refuerzan las actuaciones de inspección urbanísticas dotando, tanto a los Ayuntamientos como a la Administración de la Junta de Andalucía, de unidades. La minuciosa regulación de la protección de la legalidad urbanística parte de la base de que ésta pasa a ser una competencia municipal universal, sin que quepa la subrogación de la Administración de la Junta de Andalucía en todo tipo de actuaciones.

Esta sí comparte la competencia en protección de la legalidad urbanística en aquellos casos en los que la infracción pueda tener una especial incidencia en la ordenación urbanística, tales como en los actos ejecutados en ausencia del planeamiento preciso para su legitimación, en el supuesto de parcelaciones urbanísticas en suelo no urbanizable, aquellos actos que afecten a la ordenación estructural del planeamiento y todos aquellos que sean calificados de interés autonómico.

En los casos de parcelaciones urbanísticas en suelo no. En consonancia con ello, la cuantía de las multas se establece en función de su tipificación y gravedad, manteniendo la Administración que ha iniciado e instruido el expediente la competencia para su resolución. Se ha ampliado el concepto de persona responsable de la comisión de una infracción urbanística, a los promotores o constructores de las obras e instalaciones, a los titulares, directores y explotadores de los establecimientos, y a los técnicos titulados directores de las obras o instalaciones.

Asimismo, se determina la responsabilidad de los titulares o miembros de los órganos administrativos y funcionarios. En los tipos específicos de. Aprobados y en vigor, en situación legal y real de ejecución, en curso de aprobación, y sin aprobación inicial. La presente Ley tiene por objeto la regulación de la actividad urbanística y el régimen de utilización del suelo, incluidos el subsuelo y el vuelo, en la Comunidad Autónoma de Andalucía. En ejecución de esta Ley y en las respectivas esferas de competencia que ella les asigna, la actividad urbanística corresponde a la Administración de la Comunidad Autónoma de Andalucía y a los municipios.

La ordenación urbanística establecida en los instrumentos de planeamiento, en el marco de la ordenación del territorio, tiene por objeto, en todo caso:. La gestión de la actividad urbanística se desarrolla en las formas previstas en esta Ley y, para todo lo no contemplado en ella, en cualquiera de las autorizadas por la legislación reguladora de la Administración actuante. Los titulares del derecho de propiedad y, en su caso, de cualesquiera otros derechos sobre el suelo o bienes inmuebles intervienen en la actividad urbanística en la forma y en los términos de la legislación general aplicable y de la presente Ley.

Los ciudadanos tienen el derecho a participar en los procesos de elaboración, tramitación y aprobación de. También tienen el derecho a exigir el cumplimiento de la legalidad urbanística tanto en vía administrativa como en vía jurisdiccional, mediante las acciones que correspondan.

En la gestión y desarrollo de la actividad de ejecución urbanística, la Administración actuante debe fomentar y asegurar la participación de los ciudadanos y de las entidades por éstos constituidas para la defensa de sus intereses, así como velar por sus derechos de información e iniciativa. Los Planes Generales de Ordenación Urbanística establecen, en el marco de los Planes de Ordenación del Territorio, la ordenación urbanística en la totalidad del término municipal y organizan la gestión de su ejecución, de acuerdo a las.

B Mantener, en lo sustancial, las tipologías edificatorias, las edificabilidades y las densidades preexistentes en la ciudad consolidada, salvo en zonas que provengan de procesos inadecuados de desarrollo urbano. E Procurar la coherencia, funcionalidad y accesibilidad de las dotaciones y equipamientos, así como su equilibrada.

La ubicación de las. G Evitar procesos innecesarios de especialización de usos en los nuevos desarrollos urbanísticos de la ciudad. La ordenación estructural se establece mediante las siguientes determinaciones:. Los usos incompatibles con esta categoría de suelo, las condiciones para proceder a su sectorización y que aseguren la adecuada inserción de los sectores en la estructura de la ordenación municipal, y los criterios de disposición de los sistemas generales en caso de que se procediese a su sectorización.

B En los municipios que por su relevancia territorial lo requieran y así se determine reglamentariamente o por los Planes de Ordenación del Territorio:. Los Planes Generales de Ordenación Urbanística establecen, asimismo, la ordenación pormenorizada mediante las siguientes determinaciones:.

Los Planes Generales de Ordenación Urbanística contienen las previsiones generales de programación y gestión de la. Los Planes de Sectorización tienen por objeto el cambio de categoría de terrenos de suelo urbanizable no sectorizado a suelo urbanizable sectorizado u ordenado, innovando los Planes Generales de Ordenación Urbanística y complementando la ordenación establecida por éstos.

Los Planes Especiales desarrollan y complementan las determinaciones del Plan General de Ordenación Urbanística, pudiendo modificar las pertenecientes a su ordenación. En los sectores de suelo urbano no consolidado y suelo urbanizable, el Plan General de Ordenación Urbanística o el Plan Parcial de Ordenación y, en su caso, los Planes. A de esta Ley. Las Normativas Directoras para la Ordenación Urbanística. Las Normativas Directoras para la Ordenación Urbanística tienen por objeto contribuir a la correcta integración de la ordenación urbanística en el marco de la presente Ley y su desarrollo reglamentario.

Modular las determinaciones que hayan de contener los Planes Generales de Ordenación Urbanística, en desarrollo de la regulación legal y reglamentaria, en atención a la. La formulación y aprobación de las Normativas Directoras para la Ordenación Urbanística corresponde al titular de la Consejería competente en materia de urbanismo, con.

Las Ordenanzas Municipales de Edificación y las de Urbanización tienen por objeto completar la ordenación urbanística. La formulación y aprobación de las Ordenanzas Municipales de Edificación y las de Urbanización corresponde a los respectivos municipios. La elaboración y aprobación y sus efectos, la vigencia y la innovación de los instrumentos de planeamiento. Suspensión de aprobaciones y otorgamientos de autorizaciones y de licencias urbanística.

La suspensión se extingue, en todo caso, con la publicación de la aprobación definitiva del instrumento de planeamiento. Administración urbanística competente en los términos previstos en el artículo Esta sustitución sólo procede respecto de municipios que carezcan de Plan General de.

Ordenación Urbanística y de aquéllos cuyo Plan se encuentre manifiestamente desfasado, bien por haber transcurrido el plazo fijado para su revisión, y en todo caso quince años, bien por sobrevenir circunstancias objetivas de suficiente trascendencia para alterar los supuestos en los que se fundamente su.

Corresponde a cualquier Administración o entidad adscrita o dependiente de la misma para el ejercicio de sus competencias con relevancia o repercusión urbanísticas y territoriales, así como a los particulares, la elaboración técnica y la. Ayuntamientos de los municipios colindantes cuando se trate de Planes Generales de Ordenación Urbanística. En los procedimientos iniciados a instancia de parte, conforme a lo establecido en el apartado b de la regla 1. Efectos de la aprobación de los instrumentos de planeamiento o, en su caso, de la resolución que ponga fin al correspondiente procedimiento.

La modificación de las previsiones a las que se refiere el artículo En este sentido, las nuevas soluciones propuestas para las. Sectorización, corresponde a la Consejería competente en materia de urbanismo.

En los restantes supuestos corresponde a los municipios, previo informe de la Consejería competente en materia de urbanismo en los términos regulados en el artículo. Se entiende por revisión de los instrumentos de planeamiento la alteración integral de la ordenación establecida por los mismos, y en todo caso la alteración sustancial de la. La revisión puede ser parcial cuando justificadamente se circunscriba a una parte, bien del territorio ordenado por el instrumento de planeamiento objeto de la misma, bien de sus determinaciones que formen un conjunto homogéneo, o de ambas a la vez.

Las copias de los documentos de los instrumentos de planeamiento correspondiente expedidas por el registro, una vez en vigor y con los debidos requisitos, acreditan a todos los efectos legales el contenido de los mismos. Los acuerdos de aprobación definitiva de los instrumentos de planeamiento que correspondan a la Administración de la Comunidad Autónoma, así como el contenido del articulado de sus normas, se publican en el Boletín Oficial de la Junta de Andalucía por disposición del órgano que los haya adoptado.

Respecto a los instrumentos de planeamiento cuya aprobación corresponda a los municipios, es de aplicación lo establecido en la legislación de régimen local. C Justificación y fundamentación, en su caso, de los siguientes extremos:.

Integran el suelo urbano los terrenos que el Plan General de Ordenación Urbanística, y en su caso el Plan de Ordenación Intermunicipal, adscriba a esta clase de suelo por encontrarse en alguna de las siguientes circunstancias:.

A Suelo urbano consolidado, integrado por los terrenos a que se refiere el apartado anterior cuando estén urbanizados o tengan la condición de solares y no deban quedar comprendidos en el apartado siguiente. B Suelo urbano no consolidado, que comprende los terrenos que adscriba a esta clase de suelo por concurrir alguna de las siguientes circunstancias:.

Precisar la urbanización existente de renovación, mejora o rehabilitación que deba ser realizada mediante actuaciones integradas de reforma interior, incluidas las dirigidas al establecimiento de dotaciones. Pertenecen al suelo no urbanizable los terrenos que el Plan General de Ordenación Urbanística adscriba a esta clase de suelo por:. La clasificación y las restantes determinaciones de ordenación urbanística del suelo vinculan los terrenos y las.

En los suelos clasificados como urbano no consolidado o urbanizable ordenado, la participación de la comunidad en el aprovechamiento generado por la ordenación urbanística y el reparto entre los propietarios afectados por ésta de las cargas y los costes de la urbanización precisa para su.

La recaudación puede tener beneficiario privado cuando la urbanización se realice por gestión indirecta o mediante la aplicación de un sistema de actuación privado. Forman parte del contenido urbanístico del derecho de propiedad del suelo, sin perjuicio del régimen que le sea de aplicación a éste por razón de su clasificación, los siguientes derechos:.

A El uso, disfrute y la explotación normal del bien, a tenor de su situación, características objetivas y destino, conforme, o en todo caso no incompatible, con la legislación que le sea aplicable, y en particular con la ordenación urbanística. B Cuando se trate de terrenos que pertenezcan al suelo no urbanizable, los derechos anteriores comprenden:. Los trabajos e instalaciones que se lleven a cabo en los terrenos quedan sujetos a las limitaciones impuestas por la legislación civil y.

El ejercicio de este derecho requiere la innovación del correspondiente Plan General de Ordenación Urbanística mediante la aprobación del Plan de Sectorización. E Cuando se trate de terrenos clasificados como suelo urbano no consolidado, los derechos del apartado A incluyen el de ejecutar las obras de urbanización precisas.

En los supuestos en los que la ejecución del instrumento de planeamiento deba tener lugar, conforme a éste, en unidades de ejecución, los derechos son los reconocidos a los propietarios de suelo urbanizable sectorizado u ordenado.

F Cuando se trate de terrenos clasificados como suelo urbano consolidado, habiéndose cumplido respecto de ellos todos los deberes legales exigibles y permitiendo la ordenación.

Forman parte del contenido urbanístico del derecho de propiedad del suelo, sin perjuicio del régimen a que quede éste sujeto por razón de su clasificación, los siguientes deberes:. D Cuando los terrenos pertenezcan al suelo urbano consolidado, cumplir con los deberes previstos en las letras b y c del apartado anterior. El cumplimiento de los deberes previstos en el apartado anterior es condición del legítimo ejercicio de los.

En los terrenos clasificados como suelo no urbanizable que no estén adscritos a categoría alguna de especial protección, pueden realizarse los siguientes actos:. A Las obras o instalaciones precisas para el desarrollo de las actividades enumeradas en el artículo B Las segregaciones, edificaciones, construcciones, obras o instalaciones que, estando expresamente permitidas por el Plan General de Ordenación Urbanística o Plan Especial de.

La eficacia de la licencia. Cuando la ordenación urbanística otorgue la posibilidad de llevar a cabo en el suelo clasificado como no urbanizable actos de edificación, construcción, obras o instalaciones no. La prestación compensatoria en suelo no urbanizable tiene por objeto gravar los actos de edificación, construcción, obras o instalaciones no vinculados a la explotación agrícola,. El régimen del suelo urbano no consolidado no incluido en unidades de ejecución es el siguiente:.

El compromiso de no ocupación ni utilización incluye el de la consignación de tal condición, con idéntico contenido, en cuantos negocios jurídicos se celebren con terceros e impliquen el traslado a éstos de alguna facultad de uso, disfrute o disposición sobre la edificación o parte de ella. Es de aplicación al suelo urbano consolidado el régimen previsto en el apartado 2 del artículo anterior, salvo en lo relativo a las obligaciones de cesión de suelo y. B b , siempre que en ellos la actividad de ejecución no deba producirse en el contexto de unidades de ejecución.

Se entiende por aprovechamiento objetivo la superficie edificable, medida en metros cuadrados, permitida por el planeamiento general o los instrumentos que lo desarrollen sobre un terreno dado conforme al uso, tipología y.

Se entiende por aprovechamiento subjetivo la superficie edificable, medida en metros cuadrados, que expresa el. Si así lo previera el instrumento de planeamiento aplicable, los propietarios de una parcela o solar pueden transferir el aprovechamiento subjetivo que les corresponda y no puedan materializar en una u otro a otras parcelas o solares en situación inversa, es decir, que tengan atribuido un. La transferencia determina la justa distribución del aprovechamiento objetivo entre los propietarios.

La eficacia de toda transferencia requiere la cesión gratuita al municipio, libre de cargas y en pleno dominio, de las superficies de suelo de que traiga causa el aprovechamiento subjetivo que sea objeto de transferencia y la equivalencia, en términos de valor urbanístico, entre dicho aprovechamiento subjetivo y el aprovechamiento objetivo que sea atribuido por razón de éste.

Las transferencias de aprovechamiento convenidas por los propietarios para el cumplimiento de sus deberes y obligaciones urbanísticos y el cumplimiento del principio de justa. Cuando el aprovechamiento subjetivo que, en conjunto, corresponda a los propietarios afectados por una actuación urbanizadora sea inferior al aprovechamiento objetivo total de los terrenos comprendidos en la correspondiente unidad de ejecución, la Administración o la persona que asuma la.

En esta clase de suelo también se consideran actos reveladores de una posible parcelación urbanística aquellos en los que, mediante la interposición de sociedades, divisiones. En terrenos con régimen del suelo no urbanizable quedan prohibidas, siendo nulas de pleno derecho, las parcelaciones urbanísticas.

La Administración de la Junta de Andalucía y los municipios deben constituir, mantener y gestionar el Patrimonio. Autonómico de Suelo y el Patrimonio Municipal de Suelo, respectivamente, con las siguientes finalidades:. Los bienes y recursos que, conforme a lo dispuesto en el artículo 72 de esta Ley, deban integrar legalmente los. Los ingresos procedentes de la enajenación o. Administración en el aprovechamiento urbanístico por ministerio de la ley o en virtud de convenio urbanístico.

Administración titular en virtud de cualquier título con el fin de su incorporación al correspondiente patrimonio de suelo y, en todo caso, los que lo sean como consecuencia del ejercicio de los derechos de tanteo y retracto previstos en esta Ley. El establecimiento o la delimitación de las reservas de terrenos con la finalidad expresada en los apartados anteriores comporta:. La incorporación al proceso urbanizador y la realización de cualesquiera actuaciones o actos en los terrenos y las.

Excepcionalmente, y previa declaración motivada de la. No obstante lo dispuesto en el apartado 1, la actividad de ejecución corresponde a los particulares en los supuestos de determinación de un sistema de ejecución privada y en los términos establecidos en esta Ley. En el marco de la organización temporal de la ejecución que esté establecida, los municipios pueden concretar,.

Administraciones, organismos de ellas dependientes o entidades por ellas fundadas o controladas; constituir consorcios urbanísticos, y transferir o delegar competencias propias en otras Administraciones, organismos de ellas dependientes o entidades por ellas fundadas o controladas para el desarrollo de la actividad de ejecución y conforme a la misma legislación a que se refiere el apartado anterior.

Administraciones consorciadas que en dichos estatutos se especifiquen. La delegación, y en su caso la revocación, precisan para su eficacia de la publicación en el Boletín Oficial de la Junta de Andalucía. La delimitación de la unidad de ejecución implica la afectación de las fincas, parcelas o solares a la operación reparcelatoria, con prohibición de otorgamiento de licencias de parcelación y edificación hasta la firmeza en vía.

Recaída la aprobación municipal o producida ésta por silencio, la documentación que deba. Cuando en la unidad de ejecución, cualquiera que sea el sistema de actuación determinado para llevar a cabo la. Corresponde igualmente a la propiedad del suelo, en caso de aplicación del sistema de actuación por compensación, los gastos relativos al mantenimiento de todas las obras y los servicios previstos en el apartado anterior hasta la recepción de la urbanización por el municipio.

Administración actuante aplica la expropiación a la totalidad de los bienes y derechos de la unidad de ejecución y desarrolla la actividad de ejecución mediante cualquiera de las formas de gestión permitidas por esta Ley. El fin de la expropiación se agota y cumple, en este caso, con la ejecución del.

La valoración de los terrenos incluidos en la unidad de ejecución, fijando un precio en función de los criterios establecidos en la legislación general aplicable y, en base a éste, la oferta de compra y pago del precio en dinero o en especie mediante la entrega de bienes de naturaleza. Documentación técnica relativa al proyecto de urbanización, con descripción de las obras de urbanización y, en su caso, de edificación a realizar e indicación de los costes de ejecución estimados de conformidad con el artículo Fases y plazos en los que se compromete al desarrollo de los distintos trabajos que conlleve la actuación.

A solicitud del interesado y con la conformidad, en su caso, del concesionario de la actividad de ejecución, la. Los bienes y derechos afectados por la liberación; los términos y las condiciones de la vinculación de dichos bienes y derechos al proceso.

B La Administración actuante asume íntegramente la actividad de ejecución pudiendo optar para su desarrollo entre:. Los propietarios que no hubieren efectuado dicha opción, o que rechazaran el sistema, quedan vinculados al régimen de. La implantación del sistema sustitutorio de cooperación implica la asunción del control directo de la actuación urbanística por parte de la Administración, al objeto de proceder a su total cumplimiento por cuenta y cargo de los propietarios de los terrenos y, en su caso, del agente.

Concluidas las obras de urbanización y recibida ésta definitivamente por el municipio o, en su caso, por la. En el sistema de actuación por compensación los responsables de su ejecución aportan los terrenos de cesión obligatoria y gratuita, y realizan a su costa la urbanización de los sectores o, en su caso, unidades de ejecución, conforme a las.

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