{"id":89,"date":"2019-03-21T14:48:25","date_gmt":"2019-03-21T13:48:25","guid":{"rendered":"http:\/\/blog.cityandyou.com\/?p=89"},"modified":"2023-09-13T10:14:08","modified_gmt":"2023-09-13T08:14:08","slug":"calcul-constructibilite-terrain","status":"publish","type":"post","link":"https:\/\/www.cityandyou.com\/blog\/2019\/03\/21\/calcul-constructibilite-terrain","title":{"rendered":"Comment se calcule la constructibilit\u00e9 d\u2019un terrain ?"},"content":{"rendered":"\n<p><em>La vente \u00e0 un promoteur est conditionn\u00e9e \u00e0 une donn\u00e9e cl\u00e9&nbsp;: la constructibilit\u00e9 du terrain. Alors comment ce chiffre est-il calcul\u00e9&nbsp;? Voici quelques \u00e9l\u00e9ments de r\u00e9ponse.<\/em><\/p>\n\n\n<div class=\"cta-wrapper\">\n    <a class=\"cta-custom\" href=\"\/simulation-projet\">Simulez votre projet<\/a>\n<\/div>\n\n\n\n<p><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>L\u2019importance de la\nconstructibilit\u00e9 dans votre projet de vente<\/strong><\/h2>\n\n\n\n<p>Le plus souvent exprim\u00e9e en m\u00b2 de surface de plancher (SDP), la constructibilit\u00e9 d\u2019un terrain permet de d\u00e9terminer la <strong>taille du projet immobilier qu\u2019il est possible d\u2019envisager sur votre propri\u00e9t\u00e9<\/strong>. Par cons\u00e9quent, c\u2019est une donn\u00e9e fondamentale si vous pr\u00e9voyez de vendre \u00e0 un promoteur. Plus la constructibilit\u00e9 est \u00e9lev\u00e9e, plus les professionnels de la promotion seront, en effet, int\u00e9ress\u00e9s par votre bien. Et mieux vous pourrez le vendre !<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>De quoi d\u00e9pend la\nconstructibilit\u00e9 d\u2019un terrain&nbsp;?<\/strong><\/h2>\n\n\n\n<p>La constructibilit\u00e9 est conditionn\u00e9e par les r\u00e8gles d\u2019urbanisme \u00e9tablies par la commune et regroup\u00e9es au sein d\u2019un document : le <a href=\"http:\/\/13.38.28.60\/2020\/05\/21\/quest-ce-que-le-plu\">Plan Local d\u2019Urbanisme<\/a> (PLU).<\/p>\n\n\n\n<p>Ce dernier se compose lui-m\u00eame de deux documents principaux pour d\u00e9terminer la constructibilit\u00e9 d\u2019un terrain. Tout d\u2019abord, il convient de localiser votre terrain sur <strong>le plan de zonage<\/strong> afin de conna\u00eetre la \u00ab zone \u00bb dans laquelle se situe votre terrain. Ensuite, chaque zone r\u00e9pond \u00e0 des r\u00e8gles tr\u00e8s sp\u00e9cifiques pr\u00e9cis\u00e9es dans l\u2019autre document-cadre : <strong>le r\u00e8glement<\/strong>. <\/p>\n\n\n\n<p>Le plan de zonage est important, car\nil identifie \u00e9galement :<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>les espaces verts prot\u00e9g\u00e9s ;<\/li>\n\n\n\n<li>les servitudes ;<\/li>\n\n\n\n<li>les emplacements r\u00e9serv\u00e9s ;<\/li>\n\n\n\n<li>les commerces \u00e0 conserver ;<\/li>\n\n\n\n<li>les\nb\u00e2timents remarquables.<\/li>\n<\/ul>\n\n\n\n<p>Une fois la zone identifi\u00e9e, la lecture du<strong> r\u00e8glement<\/strong> permet donc de conna\u00eetre les conditions de construction et d\u2019am\u00e9nagement et donc de d\u00e9finir la constructibilit\u00e9 du terrain. Parmi les informations essentielles contenues dans les 16 articles qui le composent, on citera ainsi : <\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>les types de constructions autoris\u00e9es (logements, bureaux, commerces, etc.) [art. 1 et 2] ;<\/li>\n\n\n\n<li>les reculs \u00e0 respecter vis-\u00e0-vis des limites [art.7] ;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>l\u2019emprise au sol maximal des constructions [art. 9] ;<\/li>\n\n\n\n<li>la hauteur maximale des b\u00e2timents [art. 10] ;<\/li>\n\n\n\n<li>les obligations pour les stationnements [art. 12].<\/li>\n<\/ul>\n\n\n\n<p>Ainsi, l\u2019approche d\u2019un promoteur\nimmobilier ou d\u2019un architecte consiste souvent \u00e0 appr\u00e9hender la lecture du PLU\nen trois temps : <\/p>\n\n\n\n<ol class=\"wp-block-list\">\n<li>la d\u00e9finition du volume constructible ;<\/li>\n\n\n\n<li>la prise en compte de l\u2019emprise au sol maximale ;<\/li>\n\n\n\n<li>le respect des obligations de stationnement.<\/li>\n<\/ol>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Le volume\nconstructible ou \u00ab&nbsp;gabarit enveloppe&nbsp;\u00bb <\/strong><\/h2>\n\n\n\n<p>De m\u00eame, la constructibilit\u00e9 d\u2019un terrain d\u00e9pend notamment de l\u2019ensemble des r\u00e8gles de recul [art. 6, 7 et 8] et de hauteur [art. 10] qui permettent de d\u00e9finir<strong> le volume dans lequel il est autoris\u00e9 de construire un ou plusieurs b\u00e2timents neufs<\/strong>.<\/p>\n\n\n\n<p>\u00c0 l\u2019int\u00e9rieur de ce \u00ab volume th\u00e9orique \u00bb, le professionnel va ainsi chercher \u00e0 ins\u00e9rer le plus de surface construite possible. Cependant, il y a des standards impos\u00e9s : par exemple un b\u00e2timent de logement mesure rarement plus de 15 m\u00e8tres d\u2019\u00e9paisseur.<\/p>\n\n\n\n<p>Ainsi, le volume constructible n\u2019est jamais exploit\u00e9 au maximum. Il est le volume dans lequel on va chercher le meilleur agencement des b\u00e2timents pour optimiser le potentiel de constructibilit\u00e9 du terrain : <strong>construire plus et le plus efficacement possible !<\/strong><\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Le coefficient d\u2019emprise\nau sol, un facteur d\u00e9terminant<\/strong><\/h2>\n\n\n\n<p>Quant au coefficient d\u2019emprise au sol (CES) maximal indiqu\u00e9 dans le PLU, il d\u00e9termine la surface maximale que peut occuper le(s) b\u00e2timent(s) sur votre parcelle. Ainsi, pour 1 000 m\u00b2 de terrain, si le CES est de 40%, la surface mesur\u00e9e du rez-de-chauss\u00e9e de votre b\u00e2timent sera, au plus, de 400 m\u00b2. <\/p>\n\n\n\n<p>Gabarit enveloppe et CES sont ainsi les deux fondamentaux pour faire une estimation de la <a href=\"http:\/\/13.38.28.60\/2020\/05\/30\/quest-ce-que-la-surface-de-plancher\">surface de plancher (SDP) <\/a>future des b\u00e2timents. \u00a0\u00a0\u00a0<\/p>\n\n\n\n<h2 class=\"wp-block-heading\"><strong>Le stationnement, un\nposte de co\u00fbt important<\/strong><\/h2>\n\n\n\n<p>Autre \u00e9l\u00e9ment cl\u00e9 : les <strong>obligations en mati\u00e8re de stationnement<\/strong> de v\u00e9hicules. En premi\u00e8re couronne, le PLU impose souvent la r\u00e9alisation d\u2019une place de stationnement par logement. Mais le nombre et la nature des places ont un impact fort sur les co\u00fbts de construction. Par cons\u00e9quent, l\u2019\u00e9quilibre de l\u2019op\u00e9ration n\u2019est pas le m\u00eame s\u2019il est possible d\u2019implanter l\u2019ensemble des places \u00e0 l\u2019ext\u00e9rieur ou s\u2019il faut les construire en sous-sol.<\/p>\n\n\n\n<p>Voici autant de r\u00e8gles qu\u2019il vous faut \u00e9tudier pour d\u00e9finir la constructibilit\u00e9 de votre terrain ! Mais les r\u00e8gles d&rsquo;urbanisme \u00e9voluent. En effet, dans le cadre de leur grands projets d&rsquo;am\u00e9nagement, les villes adaptent r\u00e9guli\u00e8rement leur Plan Locaux d&rsquo;Urbanisme pour accueillir ces projets. C&rsquo;est notamment le cas avec le projet de m\u00e9tro du <a href=\"http:\/\/13.38.28.60\/2019\/11\/01\/focus-le-grand-paris-le-chantier-du-siecle\">Grand Paris Express<\/a> en \u00cele-de-France. <\/p>\n\n\n\n<p><strong>Vous envisagez de vendre votre terrain \u00e0 un promoteur immobilier ?<\/strong> <a href=\"https:\/\/www.cityandyou.com\/\"><strong>City&amp;You<\/strong><\/a><strong> vous accompagne pour analyser toutes r\u00e8gles d\u2019urbanisme et pour <a href=\"https:\/\/www.cityandyou.com\/estimation-immobiliere\">estimer la valeur de votre terrain<\/a> dans le cadre d\u2019une \u00e9tude personnalis\u00e9e.<\/strong><\/p>\n\n\n\n<p><br><\/p>\n","protected":false},"excerpt":{"rendered":"<p>La vente \u00e0 un promoteur est conditionn\u00e9e \u00e0 une donn\u00e9e cl\u00e9&nbsp;: la constructibilit\u00e9 du terrain. Alors comment ce chiffre est-il&#8230;<\/p>\n","protected":false},"author":4,"featured_media":671,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[15],"tags":[],"class_list":["post-89","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-urbanisme"],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.6 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Constructibilit\u00e9 d\u2019un terrain : comment la calculer ? - City&amp;You<\/title>\n<meta name=\"description\" content=\"Dans un projet immobilier, la question de la constructibilit\u00e9 du terrain est primordiale. 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