SUSTAINABLE PLANNING AND LAND VALUATION. NEW FORMS OF SUBURBAN GROWTH IN AREAS OF THE SPANISH MEDITERRANEAN COAST.

misbe2011 Tracking Number 7

The present paper, linked to the analysis of residential models in tourist coast areas, the sustainability of its planning and its repercussion in the urban value, is included in MISBE2011. A study is suggested with the objectives of establishing a methodology for territorial valuation through the analysis of externalities which have had an influence on the urban growth and its impact on the formation of the value of the residential real estate. The objectification of said valuation is established by determining the preferences and necessities of society through the analysis of the real estate’s supply and demand. This will allow the creation of a map for the qualitative valuation of the land, as a result of the combination of environmental, landscape, social, productive and cultural valuation, which will establish a value reference for each one of the areas, as well as their spatial interrelations. The value becomes a guideline for the study of the different territorial scenarios offering a comprehensive view of the field for its urban planning. Once the social requirements and the environmental and economic potentialities are known we would be in a position to set out guidelines which contribute to an improvement of the process for the sustainable territorial planning. The object of study is located in the Spanish Mediterranean coast, in the region of the Vega Baja del Segura, an area with a large ecologic and landscape diversity, in which a clear distinction between urban space and rural space has existed historically. This dichotomy has changed drastically during the last decades, with a strong demographic and economic growth through tourism, which has become an instrument for the stimulation of the development of a land market extremely dynamic. The residential model as an answer to the tourism phenomenom proposes low density developments with growth of a suburban character, which penetrate from the coastline towards the interior of the region, causing a significant scattering of the population. This process has been accompanied by a clear modification of the population structure and the production sectors. An increasing homogenisation of the space where the rural environment has incorporated to its agricultural function other activities linked to the tourist development such as industry, construction and the service sector. We are before a transformation process where the rural character which has historically identified the region is not given up. The justification for maintaining the rural space alive can be found in the paradigm of sustainability understood as safeguard of the environment. This environment is used as a mechanism for conservation, for green spaces equipment, as a support for landscape, recreational and touristic resources, and as an essential space to create areas of discontinuity between built-up urban areas. Another question would be whether to keep the framework implies necessarily the sustainability on every level, both economic as well as environmental, of the content. The development of the region has taken place under criteria responding to the guidelines defined by the land markets against the interests of the sustainable integration of the environmental elements. This has caused a significant increase of residential land which has contributed to a gradual loss of the environmental values of the territory. Within this context, the city depends on a number of attributes that qualify each location and directly affect your training. Defining this process involves selecting a number of variables of an economic, social, environmental and urban presenting mathematical relationships with the value of the property. It presents a detailed market study, with samples geographically qualified and values of finished product sales to establish the criteria for determining the potential demand. It does so by using methods that allow the territorial level management of data such as analytical cartography andGeographicInformationSystems(GIS). Later there will be an econometric analysis based on hedonic pricing models, factor analysis and multiple regression functions to determine whether the distribution of values depends on events for statistical significance with economic and what are the variables with a significance level more or less valued. This is a rating scale urban planning, where the result allows us to establish, through the demand for housing, how the specific characteristics of the coast are valued and how they can be incorporated into a sustainable political development.