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Hoy: Lun, 17 marzo 2025

Cúcuta 2031, ¿dónde viviremos?

Desde hace más de veinte años, la ciudad de Cúcuta presenta un serio problema de vivienda, caracterizado, entre otros, por la baja calidad en las viviendas construidas (déficit cualitativo), la cantidad de viviendas requeridas (déficit cuantitativo) y la legalidad de la propiedad, debido a que grandes barrios de la ciudad se construyeron mediante procesos de urbanización ilegal sobre predios de propiedad tanto pública como privada.

Según datos presentados por el DANE en su informe “Déficit Habitacional 2018”, 57.480 viviendas de la capital de Norte de Santander presentan carencias en los materiales de construcción, problemas de salubridad, entre otros, los cuales son susceptibles de mejoras; adicionalmente se encontró un rezago en la cantidad de viviendas requeridas. Tan solo en Cúcuta se estimaron necesarias construir 22.133 unidades para solucionar problemas de hacinamiento, crecimiento poblacional, el fenómeno migratorio y construcciones inadecuadas, las cuales no son susceptibles de mejoras.

En el censo de 2018, el DANE estimó que Cúcuta tenía 711.715 habitantes y para el presente año (2021) se proyectaba un incremento de 76.176 personas. Un importante aumento en tan solo 3 años que a su vez se ha visto impactado por el proceso de migración en la frontera con Venezuela; el principal reto es garantizar el acceso digno a vivienda y servicios públicos de todos los que vivan en la región. Pero si pensamos en dónde van a vivir estas personas y dividimos la cantidad de nuevos habitantes por el número promedio de personas por hogar (3.8), encontramos que la ciudad necesitaría construir 20.046 viviendas nuevas. Sumando esta cifra al rezago que ya traía la capital de Norte de Santander (22.133), nos daría un total de 42.179 viviendas a construir solo en Cúcuta, sin contar el área metropolitana.

Realizando un ejercicio de proyección con las cifras del Censo de 2018 del DANE, estimamos que para el año 2031 en Cúcuta vivirán aproximadamente 827.995 personas, por lo cual se necesitarían construir alrededor de 52.733 viviendas nuevas en los próximos 10 años. La razón de realizar la proyección hasta 2031 es que ese es el horizonte de tiempo que establece el Plan de Ordenamiento Territorial de Cúcuta (POT) aprobado en el año 2019.

De ese análisis surge una nueva pregunta: ¿Dónde vamos a construir esa cantidad de viviendas en Cúcuta? En este sentido, el POT considera principalmente dos zonas: las zonas de desarrollo, que son predios ubicados en el área urbana que no han sido urbanizados ni construidos, y los suelos de expansión urbana, que son predios ubicados por fuera del perímetro urbano destinados para el crecimiento de la ciudad.

Con estas dos zonas definidas, encontramos que en el área urbana solo hay algunos lotes susceptibles de desarrollo mediante el trámite de licencia de urbanismo y construcción, y decimos algunos porque quienes conocen la ciudad saben que quedan pocos lotes disponibles para desarrollo. Frente a los suelos de expansión Urbana, el POT estableció que son una porción del territorio municipal que se habilitará para el uso urbano, los cuales deben consolidarse a través de la formulación y aprobación de planes parciales; se trata de un procedimiento complejo porque requiere de la realización de una serie de estudios técnicos entre los que se incluyen geotécnicos (suelos), ambientales, de riesgos y urbanísticos. El proceso de elaboración, revisión y aprobación de dichos estudios toma en Cúcuta un promedio de 5 años, incluso más, lo que provoca que muchos propietarios de tierra no estén dispuestos a invertir recursos para realizar dicho trámite.

Si bien es cierto que en el POT 2019 se establecen 7 zonas de expansión urbana y 11 Planes Parciales aprobados en el Municipio, no soluciona de fondo la necesidad de suelo habilitado (hectáreas útiles) requerido para la construcción de vivienda y disminuir eficazmente el déficit cuantitativo en la ciudad. En el siguiente artículo analizaremos qué ha pasado con estos Planes, cómo se vienen desarrollando y qué aportes han realizado a la dinámica económica del municipio.

Hugo Espinosa

Ing. Civil, M.B.A. Esp. Gerencia de Obra. Secretario de Vivienda de Cúcuta 2020-2021

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