Análisis de la evolución normativa y potencial de desarrollo edificatorio del predio urbano ubicado en la carrera 6 # 32 a - 35, en el barrio san martín, Bogotá D.C. (1990–2025)

Abstract

The purpose of this study is to analyze the evolution of regulations and their impact on the building development potential of the property located at Carrera 6 #32A–35, San Martín neighborhood, in downtown Bogotá, during the period between 1990 and 2025. The study is based on three fundamental urban planning instruments: Agreement 6 of 1990, Decree 190 of 2004, and Decree 555 of 2021, which have progressively determined the intensity of land use and buildability in the area. The analysis is approached from a random perspective through the application of the dynamic residual method, which allows for estimating land value based on its development capacity. As a result, the regulatory variations that have modified the relationship between urban planning indices, permitted uses, and the residual value of the land are identified. According to the District Planning Secretariat (2021), periodic reviews of the land-use plan aim to balance urban densification with territorial sustainability, which directly impacts the land market. In this sense, the study demonstrates that urban regulations not only govern the city's growth but also act as a determining factor in the economic value of urban land