Local Plan (PLU) Changed After You Bought Your Land: Can You Still Build?

URBAN PLANNING — ISSUES

You bought a plot of land in Cannes two years ago. You had a house project, and the local urban plan (PLU) allowed it. Today, the town council has amended the PLU: your land is now classified as a natural zone. Your dream is falling apart. You’re panicking. What can you do?

Why it isn’t that simple — what’s really going on

A change to the PLU doesn’t necessarily mean the end of your project. French planning law (Code de l’urbanisme) protects landowners who acquired a plot while the PLU in force at the time allowed construction. Article L424-5 of the Code de l’urbanisme provides that your right to build is preserved if you obtained a certificate of urban planning (certificat d’urbanisme) or filed a building permit application before the change took effect. Be careful, though: this protection isn’t automatic. You must prove your project complied with the PLU at the time of purchase. These acquired rights apply only if the certificate or application was filed before the PLU changed, and the project complied with the rules in force on that date.

The numbers behind the reality

To find out whether you benefit from acquired rights, you need to check three conditions:
1. You obtained a certificate of urban planning (CU) or filed a building permit application before the PLU changed.
2. The project complied with the PLU in force at that time.
3. The CU or permit has not expired (a CU is valid 18 months, a permit 3 years).

Worked example for Cannes:
– 600 m² plot, zone UB (buildable) at the time of purchase.
– You obtained an informational CU on 15 March 2022.
– The new PLU was approved on 1 January 2023, reclassifying the land as zone N.
– Result: your CU remains valid until 15 September 2023. You can file a building permit application that complies with the 2022 PLU. If you miss that deadline, your acquired rights lapse.

What you can do, concretely

1. Check whether you hold a certificate of urban planning or a permit application filed before the PLU changed. Without one, there are no acquired rights.
2. Consult the PLU that was in force when you bought the land. You can request it from the planning department at Cannes town hall.
3. If you hold a CU, file your building permit application before it expires. Note: the project must comply with the old PLU in every respect (height, footprint, etc.).
4. If you have no supporting document, you can attempt an informal appeal to the mayor requesting a waiver, though the odds are low.
5. As a last resort, you can bring the matter before the administrative court to challenge the PLU change if you believe it is unlawful (misuse of power, manifest error).

Get support from a planning lawyer or an expert such as Cassini Expertise. In Cannes, processing times are long (6 to 12 months for a permit). Don’t delay.

A real case in Cannes

Mr. and Mrs. D. bought a plot of land in Cannes La Bocca in 2020. The PLU allowed a 120 m² house. In 2022, the town council amended the PLU, reducing building rights. Fortunately, they had obtained a certificate of urban planning in 2021. I checked their project’s compliance: it respected the floor-area ratio (COS) and height limits of the former PLU. We filed the permit application urgently, and it was approved. Today, their house is built. Without that CU, they would have lost their investment.

📅 Updated on 5 August 2026 — By Cassini Expertise, independent building expert serving the Alpes-Maritimes (06) & Var (83). Free quote: 04 22 46 06 04.

Frequently Asked Questions

The PLU changed after I bought the land — can I still build?

If the PLU was amended after your purchase, you must comply with the new rules, unless you benefit from an acquired right (such as a building permit issued before the change). Otherwise, your project must conform to the new PLU.

What should I do if the PLU is amended after buying the land?

You can challenge the amendment if it is unlawful, but generally you must adapt to it. Check whether your project was already authorized or whether you can claim a waiver. Consult a planning lawyer.

Can I build if the PLU has changed since I bought the land?

Not automatically. You need to check whether your project complies with the new PLU. If it doesn’t, you can still apply for a building permit, but it will be refused unless you hold acquired rights (for example, a certificate of urban planning obtained before the change).

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