PLU and Building Regulations: What You Can Build in the 06 and 83

PLU and Building Regulations in the Alpes-Maritimes and Var (06 and 83)

The local urban development plan (PLU) determines what you can build on your land: zone (urban, to-be-urbanized, agricultural, natural), maximum height, ground coverage ratio, floor area ratio, mandatory parking, sightlines, and protections (historic monuments, listed sites, flood-risk zones).

The Rules That Most Often Block Projects

• Height and setback: compliance with neighbors’ sightlines and setback distances (distance from boundaries)
• Ground coverage: capped buildable area depending on plot size
• Natural risk prevention plans (PPRN): flooding, wildfire, clay shrink-swell — often underestimated by buyers
• Parking: mandatory number of spaces varies by municipality (Nice, Antibes, Cannes)

Challenging a Refusal or a PLU Amendment

A refused permit can be challenged (informal appeal, then administrative court) if the rules were misapplied. Conversely, if a PLU is amended after your purchase (buildability withdrawn), you may be entitled to a declaration of public utility or compensation. Cassini Expertise produces the technical findings that support these steps.

Consulting and Understanding Your Zone’s Regulations

Each PLU zone (UA, UB, UC, UD for urban zones, for example) has its own regulations, which often differ significantly from one municipality to another, or even from one neighborhood to another within the same municipality. It is essential to consult the written regulations associated with the graphic zoning map, available at the town hall or on the national urban planning portal (Géoportail de l’urbanisme), before any construction or extension project.

Certificate of Urban Planning: A Step Too Often Overlooked

Before buying land, requesting an operational certificate of urban planning (CUb) lets you verify the concrete feasibility of a specific project (positioning, surface area, height) and locks in the applicable rules for 18 months — a valuable safeguard given how frequently PLUs are revised on the French Riviera.

PPRN and Clay Shrink-Swell: The Most Underestimated Constraint

The natural risk prevention plan (PPRN for clay shrink-swell) imposes specific construction requirements (soil survey, foundation type) in medium-to-high-risk areas, which cover a large part of the Alpes-Maritimes and the Var. Ignoring this constraint at the design stage can lead to a permit refusal or, worse, costly structural issues after construction.

FAQ

Can a PLU change after a building permit has been granted? The permit remains valid under the rules in force at the time it was issued (the « crystallization » principle), unless overturned through litigation.

How do I know if my land is in a clay shrink-swell risk zone? The exposure map is available free of charge at georisques.gouv.fr, to be cross-checked with the local PLU regulations.

Learn more: Nice PLU: calculating required parking spaces · Our building expertise services

Legal Foundations of the PLU

The local urban development plan is governed by the French Urban Planning Code, which organizes zoning into four main categories — urban zones (U), zones to be urbanized (AU), agricultural zones (A), and natural zones (N) — with regulations for each setting the applicable building rules: height, ground coverage, setback from boundaries, building appearance, and parking.

In addition, natural risk prevention plans (PPRN), provided for under the French Environmental Code, can prohibit construction or impose requirements in exposed areas — a particularly sensitive issue on the French Riviera: clay shrink-swell, wildfire, flooding, and coastal submersion.

In the event of a dispute over the application of the PLU (refused building permit, misapplied rule), appeals are made before the administrative court of Nice or Toulon; a prior technical expert assessment often helps clarify the disagreement before litigation begins.

Legal Sources

• French Civil Code — Legifrance
• Urban Planning — Service-public

📅 Updated on 08/20/2026 — By Cassini Expertise, independent building expert for the Alpes-Maritimes (06) & Var (83). Free quote: 04 22 46 06 04.

Frequently Asked Questions

How much floor area can I build without a building permit?

If your land is located in a buildable zone under the PLU, you can build up to 40 m² of floor area without a permit (20 m² in a protected zone). Beyond that, a permit is required. Also check local height and ground coverage rules.

Can I build a swimming pool in the Alpes-Maritimes (06) without authorization?

A pool larger than 100 m² requires a building permit. Between 10 and 100 m², a prior declaration is sufficient. In the 06, check your municipality’s PLU, as some zones impose setback distances from boundaries or restrictions in flood-prone areas.

What does the PLU say about house extensions in the Var (83)?

The PLU sets extension rules depending on the zone (U, AU, A, N). In zone U, an extension is often allowed up to 30% of the existing ground coverage, with a maximum of 150 m². Check your municipality’s regulations for setback margins and maximum height.

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