# PLU Antibes Juan-les-Pins Zone UA: Setback from Road > Zone UA of the Antibes PLU requires a 5-metre setback from the road. A tape measure is not proof — a topographic survey verifies compliance. - URL : https://cassini-expertise.fr/en/plu-antibes-juan-les-pins-zone-ua-setback-compliance/ - Langue : en-US - Mis à jour : 2026-11-06 - Site : Cassini Expertise (https://cassini-expertise.fr/) URBAN PLANNING – FRENCH RIVIERA You bought a plot in [Antibes](https://cassini-expertise.fr/antibes-secheresse-argile-fissures-donnees-officielles/), zone UA of the PLU CASA (Local Urban Plan of the Sophia Antipolis CASA urban community). The building permit requires a 5-metre setback from the road. You placed your garage at 4.80 m, measured with a tape measure. Problem: the neighbour’s surveyor contests it. What if you measured incorrectly? 30% of urban planning disputes on the French Riviera involve an implantation error of less than 30 cm. Frankly, a tape measure is not enough. ## What You See – and What It Really Hides ![plu antibes juan les pins zone ua setback compliance - Cassini Expertise](https://cassini-expertise.fr/wp-content/uploads/2026/09/avant-achat-maison.webp) *Cassini Expertise – independent building expertise* You look at your construction: it seems aligned. The boundary plan indicates a limit 5 m from the road axis. But the road is not straight; it has a longitudinal profile with a 3% slope. And your plot is sloping. What no one tells you: the setback is measured perpendicular to the road, not horizontally along the ground. I have seen too many owners in Antibes use a tape measure along the slope, which skews the measurement by 5 to 10 cm per metre of elevation difference. On a case in Antibes last year, the owner 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 took the face of the facade, whereas the PLU CASA (article UA 6.2) requires the face of the outer wall excluding roof overhangs. The difference? 38 cm, i.e., non-compliance. ## The Calculations That Change Everything – Slope, Elevation Difference, and Tolerance The formula to know: actual setback = measured horizontal distance × cos(α), where α is the slope angle. On a 10% slope (α ≈ 5.7°), cos(5.7°) = 0.995. If you measure 5 m along the slope, the horizontal setback is only 4.975 m. But the PLU CASA requires 5 m horizontally. So you are in violation by 2.5 cm. What no one tells you: the tolerance under article R462-1 of the French Urban Planning Code (CU) is 5 cm for new constructions. Are you within tolerance? Yes, but be careful: the calculation must be done with a certified instrument. With a total station, the uncertainty is ±1 cm. With a tape measure, it can reach ±5 cm due to tension and slope. In practice, your tape measure measurement is unreliable. On a sloped site with an 8% gradient and a required setback of 5 m, a tape measure measurement of 5.10 m can mask non-compliance when verified with certified instruments such as GNSS RTK. The discrepancy between manual and instrumental measurement underscores the need for professional surveying before construction. ## What Happens If You Do Nothing – 6 Months, 2 Years, 5 Years You leave your garage at 4.93 m? At 6 months, nothing. The neighbour can challenge the building permit before the [Grasse](https://cassini-expertise.fr/grasse-secheresse-argile-fissures-donnees-officielles/) Administrative Court. At 2 years, if the setback is less than the tolerance, the judge may order demolition. In Antibes, in 2023, 12 constructions were ordered to be demolished for non-compliance with setback. Average cost of partial demolition: €15,000 to €30,000. Not including lawyer and expert fees. What I often see: the owner thinks time is on his side. But the statute of limitations for building permit violations is 3 years for major infractions. And if the neighbour proves you knew (e.g., if you have an expert report), the clock resets. Frankly, don’t gamble with this. The best practice is to obtain a professional survey before construction and verify compliance with the local PLU rules. ## Recourse and Guarantees: What You Can Demand You are under the [ten-year liability](https://www.service-public.gouv.fr/particuliers/vosdroits/F2034) ([art. 1792](https://www.legifrance.gouv.fr/codes/article_lc/LEGIARTI000006443502) of the French Civil Code) if the defect renders the structure unfit for its intended purpose. But here, it’s a PLU violation, so the damage insurance (dommages-ouvrage) does not cover it. Your recourse: registered letter with acknowledgement of receipt (LRAR) to the builder for compliance, then referral to the Grasse Judicial Court. Article R462-1 of the French Urban Planning Code requires a certificate of conformity issued by the town hall after inspection. If you don’t have this certificate, you are in violation. The solution: obtain an expert survey with a licensed surveyor, then file a modified declaration of conformity with the town hall. Adjustments within tolerance can be documented and certified. Beyond tolerance, a modified building permit is required. Don’t delay: local regulations continue to evolve. ## Frequently asked questions ### What is the setback from the road in zone UA in Antibes Juan-les-Pins? In zone UA of the Antibes Juan-les-Pins PLU (local urban plan), the minimum setback from the road frontage is generally 5 metres, but this can vary with the width of the road and the layout of the plot. Consult the written regulations for zone UA and the graphic documents to check the exact rule applying to your land. ### How can I tell whether my building complies with the road setback in zone UA? To check compliance, measure the horizontal distance between your building’s façade and the road frontage (the boundary of the public domain). Compare this distance with the minimum setback required by the PLU (local urban plan) for zone UA. If you are in any doubt, consult the town hall’s planning department or a professional. ### What should I do if my existing building does not comply with the road setback in zone UA? If your building is non-compliant, you can file a prior declaration (déclaration préalable) or a building permit application to regularise it, but this depends on whether it can be brought into compliance. In some cases, existing non-compliant buildings may remain as they are provided they are not altered. It is advisable to consult the town hall to learn the options and any possible derogations. **See also:** [Antibes UA Zone PLU: Road Setback and Survey Expertise](https://cassini-expertise.fr/en/antibes-ua-zone-setback-survey-expertise/) · [Shared Pool in Antibes: Boundary Survey and Encroachment – What to Do?](https://cassini-expertise.fr/en/shared-pool-antibes-boundary-encroachment/) · [Non-Compliant Building Implantation: What to Do in Nice?](https://cassini-expertise.fr/en/non-compliant-building-implantation-nice/) --- Source : https://cassini-expertise.fr/en/plu-antibes-juan-les-pins-zone-ua-setback-compliance/