French Property News – August 2019

44 French Property News August 2019 http://www.completefrance.com

Sounds like a plan

In the first part of a new series on planning permission in France, Arthur Cutler gives

an overview of the rules for everything from attic conversions to swimming pools

W

elcome to our series of articles on all
things relating to planning permission
for your French home. In this issue, I
will give an overview of the planning system to
give you a general guide as to when a permit is
needed and the regulatory framework and
processes. In France, even the smallest of
communes has the right (but not the obligation)
to create a local planning framework. In the
absence of that, there exists a national
framework governing those areas where no
local plan is in place. We’ll be looking at some
case studies to illustrate how the existence or
otherwise of local regulations affects planning
applications and decisions.
In future issues, we’ll look at different types
of permit in more detail, the types of project
covered by each, and how to decide which is
the most appropriate. We’ll also cover the
application process, documentation required
and timescales, as well as the consequences of
work being carried out without a permit – with
case studies to illustrate why doing so is never a
good idea!
First, let me introduce you to one of my
most-used phrases: ‘it depends’. Local
idiosyncrasies mean that you shouldn’t assume
your project necessarily falls within the norm
when it comes to planning rules. Taking good
advice before setting forth with a hammer or
trowel will be time very well spent!

Constructible land for
new-builds
Any new construction, whether residential or
commercial/industrial, will require a permit.
Land within a constructible zone should have a
certificat d’urbanisme (CU; roughly equivalent

to outline permission in the UK) in existence,

but will still require a detailed permit before

anything can be built.

It is imperative that a CU is in place prior to

purchasing land to ensure it is, in fact,

constructible, and for the project you have in

mind. Individual building plots may be part of

a lotissement (land dedicated to a small

development of dwellings). If so, in addition to

any general planning regulations, there will

also be a set of lotissement regulations,

governing aspects such as parking, rubbish

collection, maximum size of any building,

design style etc. It is important to ensure you’re

aware of these regulations in advance of

committing to a purchase.

In the event that you buy land but don’t

develop it for several years, you should ensure

that you maintain a valid CU on the land. If

not, you run the risk of losing the constructible

status of the land in the event that planning

zones change. The mairie is not obliged to

advise individuals of changes to zoning plans

• information will be displayed on the notice
  board and placed in a local newspaper, but if
  you’re not living in the town or village, you
  may not realise changes are being made.

Existing buildings

External changes:Any change to the external

appearance of a property requires a permit of

one kind or another, even for minor changes

such as external paint colours. However,

repairing or replacing an existing element on a

like-for-like basis (e.g. replacing old roof slates

with new ones of the same size and colour) is

unlikely to require any official paperwork,

although there are some cases where specific

EXPERT ADVICE

Any new construction will require planning permission

Max Labeille/ Getty Images/iStockphoto

Many rural authorities are moving away from allowing barn conversions

Fyletto/ Getty Images/iStockphoto