unless they are attached to an existing building. Stand-alone annexes are becoming more diffi cult to obtain planning consent for in communes covered by RNU. Applications for new-build projects are very unlikely to be granted unless the owner is a registered farmer (and getting registration is an arduous and diffi cult process). Camping, glamping or other holiday-type businesses are likely to be refused.
LOCAL REGULATIONS There are a number of diff erent models in use for local planning policy, with each version existing to control planning matters within the commune. The more usual ones are the PLU (plan local d’urbanisme), and the CC (carte communale). The fi rst of these is the most
A
lthough planning regulations may not be the most ‘interesting’ part of
your purchase and ownership of a property in France, it is essential that you are aware of the general principles involved, the diff erences between local and national regulations, and of course, how they impact any proposed changes you may wish to make to your property – or indeed for the construction of any new dwelling. 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. More and more communes are joining together to form an ‘intercommunal’ local plan, and that adds further considerations that could be relevant to your project. Let me quickly introduce
you at this stage to one of my most-used phrases: ‘it depends’. This is a pre-cursor to all that follows, which is intended as a useful guide, but local idiosyncrasies mean that you shouldn’t assume your
In the zone
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! The regulatory framework is
as follows:
NATIONAL REGULATIONS These apply anywhere not covered by a local plan and are known as RNU (règlement national d’urbanisme). They are used to control what can or can’t be built in any given area or commune. Planning decisions resulting from applications where RNU applies will be based primarily on whether the project is within the existing urban area of the commune, though there is no
70 FRENCH PROPERTY NEWS: March/April 2024
Arthur Cutler looks at the diff erences between local and national planning regulations and how they can aff ect you
specifi c defi nition of exactly what that means, or where the line is drawn between urban and rural zones. The use of existing land in
the immediate vicinity, size of development, noise, public health and safety, architectural style and so on will all play a part in the planning process and aff ect the outcome. Properties in a hamlet of 10 houses set 3km from the main town or village centre are unlikely to be considered as being within the constructible zone, which means development is likely to be limited as follows: Small extensions to the existing property are likely to be permitted – usually up to 30m2
footprint.
Annexes (garages, sheds etc) are now likely to be refused,
detailed version and will place all land in a commune into one or more planning ‘zones’, ranging from agricultural to industrial, and from parkland to residential. Each zone will have its own set of rules defi ning what can or can’t be achieved, taking account of an overall plan set by the commune for the development of the area. A carte communale
essentially just divides the commune into constructible and non-constructible zones, without setting specifi c regulations for each. There is a current move towards smaller communes joining together to form larger planning groups, sharing a common regulatory framework called a PLUi (plan local d’urbanisme intercommunal). Let’s take a look at how these work and the various zoning implications that are likely to be included.
CREATING A PLUI When communes join together to create this type of planning policy, the fi rst step is to appoint a specialist agency to propose the basis of the local plan – a draft document for the various individual communes to discuss. This draft will include all of the various zones that may be required, but at this stage there is no decision on which land will be in which zone. The most usual zones are
© SHUTTERSTOCK
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