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Neighborhoods at risk: High-rise construction advances while the discussion on the Buenos Aires Urban Planning Code is delayed
December 4, 2023
With six proposals under legislative analysis, the aim is to adjust regulations in single-family housing areas. Neighborhoods such as Villa del Parque, Villa Ortúzar, Chacarita, Palermo, Colegiales and Coghlan express the need for modifications in the urban framework
By José Luis Cieri
El Salvador at 5000, it is demanded that the demolition not continue and that the identity of the neighborhood be respected (Photo Courtesy: Palermo Resiste)
Since 2019, the Buenos Aires Urban Planning Code (CUR) modified the construction possibilities on small plots. There are currently more than 50,000 homes in the process. However, the growth sparked neighborhood criticism. The Secretariat of Urban Development, together with private builders and neighborhood representatives, collaborates in the formulation of a regulatory reform project. This is expected to be submitted for legislative consideration in 2024.
The transformations in almost 20 neighborhoods generated notable changes in neighborhood dynamics. The modifications allowed a greater construction volume in areas of low houses, introducing flushing (an action by which two or more elements are modified so that they are arranged at the same height) and affecting urban harmony. Furthermore, the possibility of advancing up to 89% over the center of the block influences the identity of each neighborhood.
With the inauguration of the new Head of Government of Buenos Aires, Jorge Macri (next week), the reform of the Urban Code must continue its course, complying with the legal deadline of four years. The Secretariat of Urban Development, under the direction of Álvaro García Resta (he has already been confirmed to continue at the head of this organization), is immersed in collecting opinions from neighbors, associations, advisors of the urban environmental plan and institutions, marking the beginning of a key process in the urban planning of Buenos Aires.
After years of efforts, neighborhood organizations managed to implement code changes in specific areas of the city, including Bajo Belgrano, Altos de Núñez and Barrio River. In the Legislature, a dialogue table was established with the active participation of the Secretariat of Urban Development, marking a collaborative process in the definition of urban policies.
Villa del Parque, Villa Ortúzar, Chacarita, Palermo, Colegiales and Coghlan, among others, are some of the neighborhoods that affirm the need for the CUR to be modified as soon as possible.
What the neighbors demand
The group “Palermo Resiste” demands the suspension of construction in areas of low houses in this neighborhood that infringe acquired rights, break into consolidated areas, affect the circulation of air and sun, neglect infrastructure and green spaces, and disregard the quality of life of the inhabitants. The lack of urban planning with citizen participation is evident.
Honduras and Malabia, in Palermo, residents seek to avoid more demolitions and continued invasive construction.
The neighbors argued the following to Infobae: “We are concerned about the delay and that the suspension of permits that we requested for 180 days will not be implemented. The neighborhood suffers irreversible demolitions and excessive construction. The preservation of block lungs and medium and high heights for avenues is insufficient. The false mixture of uses affects. A gastronomic pole that ends up being the opposite and affects the residential identity, turning it into a gastronomic pole that disturbs coexistence. The occupation of public space by gastronomic establishments intensifies the problems.”
From the survey carried out by the neighbors, they detected 180 new buildings, more than 80 demolished homes and 150 houses for sale and they continue to increase.
In some way they demand the suspension of constructions in Palermo that violate rights and lack citizen planning. The delay in dealing with our project aggravates irreversible situations, while current proposals arrive late. The mix of uses has transformed the neighborhood into a gastronomic hub, affecting the quality of life and coexistence with the occupation of public space by locals (with a large presence of decks on public sidewalks).
The suspension of permits for the construction of buildings over 9 meters high and the demolition of buildings of high heritage value are sought through constant pressure on the owners. In addition, it is advocated to cease the issuance of Urban Planning Certificates and the acceptance of extensions for similar projects already authorized.
Villa del Parque also joins the mobilized neighborhoods. From there, they informed Infobae that the goal is to modify the CUR in pursuit of the collective good without stopping building expansion. They express their rejection of the Wine District created in 2021 in Villa Devoto and criticize the poor planning that affects the development of a neighborhood that seeks to maintain its tranquility (and a Villa Del Parque industrial estate would be added to this district, and they do not agree).
Neighbors of Villa del Parque demand changes that benefit everyone, they do not seek to stop progress, but that they be planned.
They are grouped together in the collective Conciencia Urbana Comuna 11 with the aforementioned objective. Streets such as Avenida Nazca, Arregui, Condarco, Nazarre, Tinogasta, among others, currently display 350 houses for sale destined for demolition and more than 180 works under construction.
“We establish communication with officials from the Ministry of Urban Development, although expectations are moderate. Despite achieving an agenda on the issue, the delay in the legislative debate allows developers to continue obtaining permits, advancing construction,” they stated from the Villa del Parque group.
They are also part of Interbarrial Buenos Aires, which leads a comprehensive fight. In September, they requested the immediate suspension of demolition permits, new works (greater than 9 meters) and projects that affect the lungs of the block, without obtaining a resolution. Developers cleverly take advantage of current regulations, preparing to build under regulations rejected by the community in the long term.
Scenery
Legislative inactivity in an election year, both in the Legislature and in the Congress and Senate, affected attention to these problems. Furthermore, the configuration of the Legislature presents a challenge, since the ruling party, with a majority, and La Libertad Avanza, with 9 legislators, have divergent approaches.One of the neighborhoods with a historic neighborhood organization is Coghlan. The Coghlan Station Friends Association was founded in 1991 but they have been working since 1967. References from this entity affirm that the fight to maintain Villa Roccatagliata gave them tools to understand what was coming with this new CUR.
Since 2022, neighborhood protests have intensified.
They understand that the first step must be to stop the delivery of construction permits. Recently, the neighbors promoted an appeal for protection against a work in Freire at 3000, between Quesada and Iberá. The Barthel furniture store operated there and the property occupies almost a quarter of a block, with almost 45 meters of frontage. There are buildings from 1923, neocolonial style, with structural protection (they are “properties of unique character” and with “historical, cultural and urban values”, interior modifications and maintenance tasks can be made, with prior authorization). Also leafy groves.
The project announced by private investors foresees the construction of a building of between four and five floors, with 45 apartments and if the work is not stopped, it would completely advance on the lungs of the block.
Legislator Claudia Neira (Unión por la Patria) demanded harmonious planning in the City, highlighting the Wine District as an example. She criticized the state's encouragement of more economic activity in saturated neighborhoods, promoting high-rise construction and a mix of uses according to the new code. In response, residents demand authenticity: to stop urban saturation.
In 2024, the modification of the CUR will continue to be discussed in the legislature, among other issues. From Villa Santa Rita, the discontent of the residents of the neighborhood originated in the 80s, when the land of the old Particulares cigarette factory (located in Beláustegui, Terrada, Condarco and Remedios de Escalada de San Martín) was used for construction of buildings instead of the requested square. Later, in 2010, the residents of Pasaje Granville were the first to ask for a place on Álvarez Jonte's land at 3200, raising their voices against the lack of green spaces.
The neighbors have already made several complaints: they request to have their own square in Villa Santa Rita
“In this section of the city, surprisingly, there is no plaza. The use of 4 lands inactive for years was requested: Jonte 3200, San Blas and Emilio Lamarca, Concordia and Toay, and Nazca 1500. Although the project has not yet been considered in the Urban Planning Commission of the Legislature, the Neighborhood pressure and neighborhood efforts led to the presentation of a bill by the Executive Branch (3213-2022), which recently became Law No. 6,627. However, after 4 months, no significant progress has been made,” Matías Lockhart, from the Una Plaza Para Villa Santa Rita Collective, told Infobae.
The neighbors carried out several territorial actions such as bicycle rides, days for children and tours of the lots, until they prepared and presented their own bill, but they hope that in 2024 the dream of their own square will take its first steps.
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