PLU Antibes Juan-les-Pins Zone UA: Is My Building Setback From the Road Compliant?

URBAN PLANNING \u2014 C\u00d4TE D’AZUR

You bought a plot of land in Antibes, zone UA of the CASA local urban plan (PLU). The building permit requires a 5-metre setback from the road. You positioned your garage at 4.80 m, measured with a tape measure. The problem: your neighbour’s urban planning expert is disputing it. What if your measurement was wrong? A significant share of urban planning disputes on the C\u00f4te d’Azur come down to a siting error of less than 30 cm. Frankly, a tape measure isn’t good enough.

What you see \u2014 and what it’s actually hiding

Look at your building: it seems aligned. The boundary survey shows a limit at 5 m from the centreline of the road. But the road isn’t straight \u2014 it has a longitudinal profile with a 3% gradient. And your plot slopes too. Here’s what nobody tells you: the setback is measured perpendicular to the road, not horizontally along the ground. It’s not uncommon to see property owners in Antibes run a tape measure along the slope, which skews the measurement by 5 to 10 cm per metre of elevation change.

The owner had measured 5.10 m from the edge of his terrace. With a Leica TS total station, I found 4.72 m. The error came from the starting point: he had taken the face of the fa\u00e7ade, whereas the CASA local plan (Article UA 6.2) requires the outer wall face excluding roof overhangs. The difference? 38 cm \u2014 a non-compliance.

The calculations that change everything \u2014 slope, elevation and tolerance

The formula you need to know: actual setback = measured horizontal distance \u00d7 cos(\u03b1), where \u03b1 is the slope angle. On a plot with a 10% gradient (\u03b1 \u2248 5.7\u00b0), cos(5.7\u00b0) = 0.995. If you measure 5 m along the slope, the horizontal setback is only 4.975 m. But the CASA local plan requires 5 horizontal metres. You are therefore 2.5 cm short. Here’s what nobody tells you: the tolerance under Article R462-1 of the French Planning Code is 5 cm for new buildings. Are you within tolerance? Yes \u2014 but be careful: the calculation must be done with a certified instrument. With a total station, the uncertainty is \u00b11 cm. With a tape measure, it can reach \u00b15 cm because of tension and slope. In practical terms, your tape-measure reading is not reliable.

Take a real case in Antibes, Avenue des Mimosas: an 8% gradient, 5 m setback required. The owner measured 5.10 m with a tape measure. Using GNSS RTK in RGF93/Lambert 93, I found 4.93 m \u2014 a 7 cm gap from the regulatory figure. Outside tolerance. Result: the building permit was non-compliant, and the garage had to be moved back 7 cm. Cost: \u20ac8,000 in masonry rework.

What happens if you do nothing \u2014 6 months, 2 years, 5 years

Leave your garage at 4.93 m? At 6 months, nothing happens. The neighbour can challenge the building permit before the Grasse Administrative Court. At 2 years, if the setback falls below the tolerance, the judge can order demolition. In Antibes, in 2023, 12 buildings were ordered demolished for failing to respect the setback rule. Average cost of a partial demolition: \u20ac15,000 to \u20ac30,000 \u2014 not counting lawyer and expert fees.

What I often see: owners think time is on their side. But the limitation period for major building permit infringements is 3 years. And if the neighbour proves you knew (for example, if you have an expert report), the clock resets to zero. Frankly, don’t gamble with this.

Remedies and guarantees: what you’re entitled to demand

You are covered under the ten-year structural warranty (Article 1792 of the French Civil Code) if the defect renders the structure unfit for its purpose. But here, this is a breach of the local urban plan, so the completion damage insurance (dommages-ouvrage) doesn’t cover it. Your remedy: a registered letter with acknowledgment of receipt to the builder demanding compliance, followed by proceedings before the Grasse Judicial Court. Article R462-1 of the French Planning Code requires a compliance certificate issued by the town council after inspection. If you don’t have this certificate, you are in breach. The solution: have an urban planning expert draw up a findings report, then file an amended declaration of compliance. In Antibes, the town council accepts adjustments of less than 5%. Beyond that, you’ll need an amended building permit. Don’t delay: the CASA local plan is evolving, and setback rules could well be tightened further.

\ud83d\udcc5 Updated on 22/08/2026 \u2014 By Cassini Expertise, independent building expert covering the 06 & 83 departments. Free quote: 04 22 46 06 04.

Frequently Asked Questions

What is the minimum setback from the public road in zone UA in Antibes Juan-les-Pins?

The Antibes Juan-les-Pins local urban plan requires a minimum 5-metre setback from the public road alignment in zone UA, unless the project falls within an existing continuous built frontage. Check the regulations for your specific sub-zone (UAa, UAb, etc.), as particular provisions may apply.

Can I build at the road boundary if my neighbours are already aligned with it?

Yes \u2014 if the building line is already established by existing structures on both sides, you can build directly on the alignment. In that case, the 5-metre setback isn’t required, provided you comply with the other rules (height, appearance, etc.). We recommend confirming this with the local planning department.

How do I know if my project complies with the road setback rule in zone UA?

To check, measure the distance between your planned building and the road alignment (the boundary of public land). Compare it against the rule for your zone (often 5 m, sometimes more depending on the road width). If you’re within an existing continuous built frontage, the setback may be reduced. If in doubt, apply for a certificate of urban planning to get an official answer.

📅 Mis à jour le 25/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).