Desarrollo de un modelo de formación del valor inmobiliario en áreas de crecimiento suburbano. Aplicación a la comarca de la Vega Baja del Segura en el litoral alicantino

Una de las principales líneas de investigación de la economía urbana es el comportamiento del mercado inmobiliario y sus relaciones con la estructura territorial. Dentro de este contexto, la reflexión sobre el significado del valor urbano, y abordar su variabilidad, constituye un tema de especial importancia, dada la relevancia que ha supuesto y supone la actividad inmobiliaria en España. El presente estudio ha planteado como principal objetivo la identificación de aquellos factores, ligados a la localización que explican la formación del valor inmobiliario y justifican su variabilidad. Definir este proceso precisa de una evaluación a escala territorial estableciendo aquellos factores de carácter socioeconómico, medioambiental y urbanístico que estructuran el desarrollo urbano, condicionan la demanda de inmuebles y, por tanto, los procesos de formación de su valor. El análisis se centra en valores inmobiliarios residenciales localizados en áreas litorales donde la presión del sector turístico ha impulsado un amplio. Para ello, el ámbito territorial seleccionado como objeto de estudio se sitúa en la costa mediterránea española, al sur de la provincia de Alicante, la comarca de la Vega Baja del Segura. La zona, con una amplia diversidad ecológica y paisajística, ha mantenido históricamente una clara distinción entre espacio urbano y espacio rural. Esta dicotomía ha cambiado drásticamente en las últimas décadas, experimentándose un fuerte crecimiento demográfico y económico ligado a los sectores turístico e inmobiliario, aspectos que han tenido un claro reflejo en los valores inmobiliarios. Este desarrollo de la comarca es un claro ejemplo de la política expansionista de los mercados de suelo que ha tenido lugar en la costa española en las dos últimas décadas y que derivado en la regeneración de un amplio tejido suburbano. El conocimiento del marco territorial ha posibilitado realizar un análisis de variabilidad espacial mediante un tratamiento masivo de datos, así como un análisis econométrico que determina los factores que se valoran positivamente y negativamente por el potencial comprador. Estas relaciones permiten establecer diferentes estructuras matemáticas basadas en los modelos de precios hedónicos, que permiten identificar rasgos diferenciales en los ámbitos económico, social y espacial y su incidencia en el valor inmobiliario. También se ha sistematizado un proceso de valoración territorial a través del análisis del concepto de vulnerabilidad estructural, entendido como una situación de fragilidad debida a circunstancias tanto sociales como económicas, tanto actual como de tendencia en el futuro. Actualmente, esta estructura de demanda de segunda residencia y servicios ha mostrado su fragilidad y ha bloqueado el desarrollo económico de la zona al caer drásticamente la inversión en el sector inmobiliario por la crisis global de la deuda. El proceso se ha agravado al existir un tejido industrial marginal al que no se ha derivado inversiones importantes y un abandono progresivo de las explotaciones agropecuarias. El modelo turístico no sería en sí mismo la causa del bloqueo del desarrollo económico comarcal, sino la forma en que se ha implantado en la Costa Blanca, con un consumo del territorio basado en el corto plazo, poco respetuoso con aspectos paisajísticos y medioambientales, y sin una organización territorial global. Se observa cómo la vinculación entre índices de vulnerabilidad y valor inmobiliario no es especialmente significativa, lo que denota que las tendencias futuras de fragilidad no han sido incorporadas a la hora de establecer los precios de venta del producto inmobiliario analizado. El valor muestra una clara dependencia del sistema de asentamiento y conservación de las áreas medioambientales y un claro reconocimiento de tipologías propias del medio rural aunque vinculadas al sector turístico. En la actualidad, el continuo descenso de la demanda turística ha provocado una clara modificación en la estructura poblacional y económica. Al incorporar estas modificaciones a los modelos especificados podemos comprobar un verdadero desmoronamiento de los valores. Es posible que el remanente de vivienda construida actualmente vaya dirigido a un potencial comprador que se encuentra en retroceso y que se vincula a unos rasgos territoriales ya no existentes. Encontrar soluciones adaptables a la oferta existente, implica la viabilidad de renovación del sistema poblacional o modificaciones a nivel económico. La búsqueda de respuestas a estas cuestiones señala la necesidad de recanalizar el desarrollo, sin obviar la potencialidad del ámbito. SUMMARY One of the main lines of research regarding the urban economy focuses on the behavior of the real estate market and its relationship to territorial structure. Within this context, one of the most important themes involves considering the significance of urban property value and dealing with its variability, particularly given the significant role of the real estate market in Spain, both in the past and present. The main objective of this study is to identify those factors linked to location, which explain the formation of property values and justify their variability. Defining this process requires carrying out an evaluation on a territorial scale, establishing the socioeconomic, environmental and urban planning factors that constitute urban development and influence the demand for housing, thereby defining the processes by which their value is established. The analysis targets residential real estate values in coastal areas where pressure from the tourism industry has prompted large-scale transformations. Therefore, the focal point of this study is an area known as Vega Baja del Segura, which is located on the Spanish Mediterranean coast in southern Alicante (province). Characterized by its scenic and ecological diversity, this area has historically maintained a clear distinction between urban and rural spaces. This dichotomy has drastically changed in past decades due to the large increase in population attributed to the tourism and real estate markets – factors which have had a direct effect on property values. The development of this area provides a clear example of the expansionary policies which have affected the housing market on the coast of Spain during the past two decades, resulting in a large increase in suburban development. Understanding the territorial framework has made it possible to carry out a spatial variability analysis through massive data processing, as well as an econometric analysis that determines the factors that are evaluated positively and negatively by potential buyers. These relationships enable us to establish different mathematical systems based on hedonic pricing models that facilitate the identification of differential features in the economic, social and spatial spheres, and their impact on property values. Additionally, a process for land valuation was established through an analysis of the concept of structural vulnerability, which is understood to be a fragile situation resulting from either social or economic circumstances. Currently, this demand structure for second homes and services has demonstrated its fragility and has inhibited the area’s economic development as a result of the drastic fall in investment in the real estate market, due to the global debt crisis. This process has been worsened by the existence of a marginal industrial base into which no important investments have been channeled, combined with the progressive abandonment of agricultural and fishing operations. In and of itself, the tourism model did not inhibit the area’s economic development, rather it is the result of the manner in which it was implemented on the Costa Brava, with a land consumption based on the short-term, lacking respect for landscape and environmental aspects and without a comprehensive organization of the territory. It is clear that the link between vulnerability indexes and property values is not particularly significant, thereby indicating that future fragility trends have not been incorporated into the problem in terms of establishing the sale prices of the analyzed real estate product in question. Urban property values are clearly dependent on the system of development and environmental conservation, as well as on a clear recognition of the typologies that characterize rural areas, even those linked to the tourism industry. Today, the continued drop in tourism demand has provoked an obvious modification in the populational and economic structures. By incorporating these changes into the specified models, we can confirm a real collapse in values. It’s possible that the surplus of already-built homes is currently being marketed to a potential buyer who is in recession and linked to certain territorial characteristics that no longer exist. Finding solutions that can be adapted to the existing offer implies the viability of renewing the population system or carrying out modifications on an economic level. The search for answers to these questions suggests the need to reform the development model, without leaving out an area’s potentiality.

Professional Liability of the Construction Professional as an Expert Witness in the Spanish Legal Framework

Inside COBRA 2011 RICS International Research Conference, the present paper is linked to analyze the liability of the construction professional in his practice as a expert witness in the Spanish legal framework. In a large number of legal procedures related to the building it is necessary the intervention of the expert witness to report on the subject of litigation, and to give an opinion about possible causes and solutions. This field is increasingly importantly for the practice of construction professional that requires an important specialization. The expert provides his knowledge to the judge in the matter he is dealing with (construction, planning, assessment, legal, ...), providing arguments or reasons as the base for his case and acting as part of the evidence. Although the importance of expert intervention in the judicial process, the responsibilities arising from their activity is a slightly studied field. Therefore, the study has as purpose to think about the regulation of professional activities raising different aims. The first is to define the action of the construction professional-expert witness and the need for expert evidence, establishing the legal implications of this professional activity. The different types of responsibilities (the civil, criminal and administrative) have been established as well as the economic, penal or disciplinary damages that can be derived from the expert report

The value of cultural assets. Maintenance Costs and economic sustainability at heritage

Under the 12th International Conference on Building Materials and Components is inserted this communication related to the field of management of those assets that constitute the Spanish Cultural Heritage and maintenance. This work is related to the field of management of those assets that constitute the Spanish Cultural Heritage which share an artistic or historical background. The conservation and maintenance become a social demand necessary for the preservation of public values, requiring the investment of necessary resources. The legal protection involves a number of obligations and rights to ensure the conservation and heritage protection. The duty of maintenance and upkeep exceeds the useful life the property that must endure more for their cultural value for its usability. The establishment of the necessary conditions to prevent deterioration and precise in order to fulfill its social function, seeking to prolong the life of the asset, preserving their physical integrity and its ability to convey the values protected. This obligation implies a substantial financial effort to the holder of the property, either public or private entity, addressing a problem of economic sustainability. Economic exploitation, with the aim of contributing to their well-maintained, is sometimes the best way to get resources. The work will include different lines of research with the following objectives. - Establishment of processes for assessing total costs over the building life cycle (LCC), during the planning stages or maintenance budgets to determine the most advantageous operating system. - Relationship between the value of property and maintenance costs, and establishing a sensitivity analysis.

Modelos predictivos para la valoración territorial de áreas residenciales en zonas litorales turísticas

El análisis del mercado inmobiliario abre nuevas lineas de investigación donde la interdisciplinariedad y pluralidad de contenidos que requiere el análisis económico del fenómeno inmobiliario, nos permite profundizar en campos de conocimiento íntimamente ligados a la profesión del arquitecto. La reflexión sobre el significado del valor urbano, permite identificar nuestro ejercicio profesional con una actividad regulada mediante la atribución legal de facultades y ligada a la planificación y gestión urbana. Se expone una experiencia metodológica concreta destinada a analizar modelos territoriales en áreas litorales turísticas a través de las funciones de demanda de suelo. El estudio tiene como objetivo básico establecer modelos predictivos de valoración territorial a partir de la evaluación de externalidades de carácter socioeconómico, ambiental o urbanístico que han definido el desarrollo urbano del área.

Sustainable Planning And Land Valuation, New Forms Of Suburban Growth In Areas Of The Spanish Mediterranean Coast

The present study analyzes residential models in coastal areas with large influxes of tourism, the sustainability of their planning and its repercussion on urban values. The project seeks to establish a methodology for territorial valuation through the analysis of externalities that have influenced urban growth and its impact on the formation of residential real estate values. This will make it possible to create a map for qualitative land valuation, resulting from a combination of environmental, landscape, social and productive valuations. This in turn will establish a reference value for each of the areas in question, as well as their spatial interrelations. These values become guidelines for the study of different territorial scenarios, which help improve the sustainable territorial planning process. This is a rating scale for urban planning. The results allow us to establish how the specific characteristics of the coast are valued and how they can be incorporated into sustainable development policies.

Participatory modelling to support decision making in water management. A case study in the middle Guadiana basin, Spain.

The objective of this research was the implementation of a participatory process for the development of a tool to support decision making in water management. The process carried out aims at attaining an improved understanding of the water system and an encouragement of the exchange of knowledge and views between stakeholders to build a shared vision of the system. In addition, the process intends to identify impacts of possible solutions to given problems, which will help to take decisions.

Single phase a-plane MgZnO epilayers for UV optoelectronics: substitutional behaviour of Mg at large contents

High quality 1 μm thick a-plane MgxZn1−xO layers were produced by molecular beam epitaxy with Mg contents higher than 50%. Resonant Rutherford backscattering spectrometry combined with ion channeling revealed a uniform growth in both composition and atomic order. The lattice-site location of Mg, Zn and O elements was determined independently, proving the substitutional behaviour of Mg in Zn-sites of the wurtzite lattice. X-Ray diffraction pole figure analysis also confirms the absence of phase separation. Optical properties at such high Mg contents were studied in Schottky photodiodes.

Análisis comparativo de procedimientos para la medición de las gemas y evaluación de su influencia en la determinación de las propiedades mecánicas de la madera de Pinus sylvestris L. de gran escuadría. Comparison of wanes measurement systems to evaluate their influence on the mechanical properties of large cross section timber of Pinus sylvestris L.

Las gemas se evalúan mediante la norma de clasificación visual (UNE 56544), pero su aplicación en estructuras existentes y grandes escuadrías resulta poco eficaz y conduce a estimaciones demasiado conservadoras. Este trabajo analiza la influencia de las gemas comparando la resistencia de piezas con gemas y piezas correctamente escuadradas. Se han analizado 218 piezas de pino silvestre con dimensiones nominales 150 x 200 x 4.200 mm, de las que 102 presentaban una gema completa a lo largo de toda su longitud y el resto estaban correctamente escuadradas. En las piezas con gema se ha medido la altura de la sección cada 30 cm (altura en cada cara y altura máxima). Para determinar la resistencia se han ensayado todas las piezas de acuerdo a la norma EN 408. Se ha comparado la resistencia obtenida para las piezas con gema, diferenciando si la gema se encuentra en el borde comprimido o en el borde traccionado, con las piezas escuadradas. Puede concluirse que la presencia de gemas disminuye la resistencia excepto si la gema se encuentra en el borde traccionado, en cuyo caso los resultados obtenidos han sido similares a los de las piezas escuadradas. The wanes on structural timber are evaluated according to the visual grading standard (UNE 56544), but its application on existing structures and large cross sections is ineffective and leads to conservative estimations. This paper analyzes the influence of the wanes by comparing the resistance of pieces with wanes and square pieces. 218 pieces of Scotch pine with nominal dimensions 150 x 200 x 4200 mm have been analyzed, 102 of them had a complete wane along its length and the rest were properly squared. The height of the cross section was measured every 30 cm (the height on each side and the maximum height) for the pieces with wane. The bending strength of all the pieces was obtained according to the EN 408 standard. The bending strength of the pieces with wane has been compared with the strength of the squared pieces, taking into account if the wane is positioned on the compressed edge or on the tensioned edge. It can be concluded that the bending strength of the pieces with wanes is lower than the one of squared pieces, except if the wanes are on the tensioned edge of the beam.

How Continuous Monitoring Changes the Interaction of Patients with a Mobile Telemedicine System

The use of continuous glucose monitor changes the way patients manage their diabetes, as observed in the increased number of daily insulin bolus, the increased number of daily BG measurements, and the differences in the distribution of BG measurements throughout the day. Continuous monitoring also increases the interaction of patients with the information system and modifies their patterns of use.

eCONSULTA: Integración de un Sistema de Videoconsultoría Web entre Asistencia Primaria y Atención Especializada

En este artículo presentamos un sistema de videoconferencia web de bajo coste cuyo objetivo es mejorar la comunicación entre Atención Primaria y Atención Especializada optimizando los recursos y la calidad de la atención en enfermedades con alta prevalencia en la actualidad. En este caso se utiliza para problemas metabólicos como la diabetes o patologías del tiroides, aunque podría ser aplicado a otras patologías. El sistema está basado en una herramienta de SW libre (OpenMeetings) adaptada a nuestras necesidades y a la que se han añadido funcionalidades importantes como una sala de espera virtual o la administración de agendas. eCONSULTA ha sido instalado en el Servicio de Endocrinología y Nutrición del Hospital de Sabadell e integrado en el sistema de información médico de los Centros de Atención Primaria de la comarca del Vallés Occidental, provincia de Barcelona. En el momento de la redacción del artículo se está realizando un estudio de viabilidad y satisfacción de los usuarios.

New Constructive Solutions to Improve Energy Efficiency in Existing Buildings and their Economic Viability

The improvement of energy efficiency in existing buildings is always a challenge due to their particular, and sometimes protected, constructive solutions. New constructive regulations in Spain leave a big undefined gap when a restoration is considered because they were developed for new buildings. However, rehabilitation is considered as an opportunity for many properties because it allows owners to obtain benefits from the use of the buildings. The current financial and housing crisis has turned society point of view to existing buildings and making them more efficient is one of the Spanish government’s aims. The economic viability of a rehabilitation action should take all factors into account: both construction costs and the future operative costs of the building must be considered. Nevertheless, the application of these regulations in Spain is left to the designer’s opinion and always under a subjective point of view. With the research work described in this paper and with the help of some case-studies, the cost of adapting an existing building to the new constructive regulations will be studied and Energetic Efficiency will be evaluated depending on how the investment is recovered. The interest of the research is based on showing how new constructive solutions can achieve higher levels of efficiency in terms of energy, construction and economy and it will demonstrate that Life Cycle Costing analysis can be a mechanism to find the advantages and disadvantages of using these new constructive solutions. Therefore, this paper has the following objectives: analysing constructive solutions in existing buildings - to establish a process for assessing total life cycle costs (LCC) during the planning stages with consideration of future operating costs - to select the most advantageous operating system – To determine the return on investment in terms of construction costs based on new techniques, the achieved energy savings and investment payback periods.

Study of the Mechanical Strength Improvement of Wafers for EWT Solar Cells by Chemical Etching after the Drilling Process

Mechanical stability of EWT solar cells deteriorates when holes are created in the wafer. Nevertheless, the chemical etching after the hole generation process improves the mechanical strength by removing part of the damage produced in the drilling process. Several sets of wafers with alkaline baths of different duration have been prepared. The mechanical strength has been measured by the ring on ring bending test and the failure stresses have been obtained through a FE simulation of the test. This paper shows the comparison of these groups of wafers in order to obtain an optimum value of the decreased thickness produced by the chemical etching

Statistical Machine Learning for Automatic Assessment of Physical Activity Intensity Using Multi-axial Accelerometry and Heart Rate

This work explores the automatic recognition of physical activity intensity patterns from multi-axial accelerometry and heart rate signals. Data collection was carried out in free-living conditions and in three controlled gymnasium circuits, for a total amount of 179.80 h of data divided into: sedentary situations (65.5%), light-to-moderate activity (17.6%) and vigorous exercise (16.9%). The proposed machine learning algorithms comprise the following steps: time-domain feature definition, standardization and PCA projection, unsupervised clustering (by k-means and GMM) and a HMM to account for long-term temporal trends. Performance was evaluated by 30 runs of a 10-fold cross-validation. Both k-means and GMM-based approaches yielded high overall accuracy (86.97% and 85.03%, respectively) and, given the imbalance of the dataset, meritorious F-measures (up to 77.88%) for non-sedentary cases. Classification errors tended to be concentrated around transients, what constrains their practical impact. Hence, we consider our proposal to be suitable for 24 h-based monitoring of physical activity in ambulatory scenarios and a first step towards intensity-specific energy expenditure estimators

Process of Expropriation of Buildings for the Construction of the New Dock of the Port of Cartagena (Spain) in the 18th Century

The need of the Bourbon monarchy to build a Naval Base in the Bay of Cartagena (Spain) during the eighteenth century, implied performing various actions on the environment which allowed the construction of the new dock. One of the priority actions was the transformation of the watershed of the streams that flowed into Mandaraches´s sea. For this reason, a dike was designed and constructed in the northern part of the city. The design of this great work, which was designed as a fortification of the city, was subject to considerable uncertainties. Its proximity to the city involved the demolition of several buildings in the San Roque´s neighborhood. The greater or lesser number of affected buildings and the value of the just indemnification for the expropriation of them, become decisive factors to determine if the work was viable for the Royal Estate or not.

Investigación y cuantificación de los procesos de colmatación en las operaciones de recarga artificial de acuíferos mediante balsas de infiltración y pozos de inyección

La deposición de determinadas fracciones de finos en el entorno de los pozos de inyección y las balsas de infiltración, ambas instalaciones de recarga artificial de acuíferos, conlleva la variación de propiedades hidrogeológicas del medio tales como la permeabilidad. La hidráulica de pozos y la hidrodinámica de balsas tradicionales no contemplan la condición de permeabilidad variable, por lo que se han investigado las funciones de colmatación y permeabilidad como funciones matemáticas susceptibles de reproducir este nuevo comportamiento. A partir de estas funciones, la utilización de métodos analíticos y numéricos ha permitido desarrollar las correspondientes ecuaciones de flujo aplicables a medios detríticos colmatados; el objetivo de esta nueva formulación es la cuantificación de los efectos que los procesos de colmatación tienen sobre las formaciones permeables. Se comprueba que el caudal unitario infiltrado en las balsas de recarga depende de la permeabilidad del medio; asimismo, en dichas instalaciones, la masa de finos colmatada depende de su concentración en la superficie de infiltración y de las velocidades de decantación e infiltración a través de la balsa. Por su parte y en presencia de colmatación, los acuíferos sometidos a caudales constantes de inyección por pozos experimentan ascensos de nivel piezométrico superiores a los teóricamente predecibles; por el contrario, la evolución de los caudales de inyección a nivel constante en los pozos de recarga responde a un comportamiento decreciente, también superior a lo inicialmente previsto por el modelo teórico. Estas variaciones de caudal y nivel piezométrico dependen de parámetros como la concentración y tamaño de los sólidos en suspensión en el agua de recarga, el tamaño de las partículas constituyentes del medio detrítico, la distancia al eje del pozo, etc.