PLU Changed After Buying Land: Can I 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 city council has modified the PLU: your plot is now classified as a natural zone. Your dream collapses. You panic. What can you do?

Why It’s Not So Simple — What the Situation Hides

A change in the PLU does not necessarily mean the end of your project. The French Urban Planning Code protects owners who acquired land when the PLU in force allowed construction. Article L111-12 (formerly L111-1-5) provides that building rights are maintained if you obtained a planning certificate (certificat d’urbanisme) or submitted a building permit application before the change. But be careful: it is not automatic. You must prove that your project was compliant with the PLU at the time of purchase. On a case in Cannes last year, I measured a 800 m² plot in zone UB that became zone N. The owner had a planning certificate from 2021. Thanks to Article L111-12, he was able to obtain his building permit despite the new PLU.

The Calculation That Shows Reality

To know if you benefit from acquired rights, you must check three conditions:
1. You obtained a planning certificate (CU) or submitted a building permit before the PLU change.
2. The project was compliant with the PLU in force at that time.
3. The CU or permit is not expired (CU valid for 18 months, permit for 3 years).

Example with figures for Cannes:
– Plot of 600 m², zone UB (buildable) at the time of purchase.
– You obtained an information planning certificate on March 15, 2022.
– The new PLU was approved on January 1, 2023, classifying the plot as zone N.
– Result: your CU is valid until September 15, 2023. You can submit a building permit compliant with the 2022 PLU. If you exceed this date, the acquired rights expire.

What You Can Do Concretely

1. Check if you have a planning certificate or a permit application prior to the PLU change. Without this, no acquired rights.
2. Consult the PLU in force at the time of your purchase. You can request it from the urban planning department of the Cannes city hall.
3. If you have a CU, submit your building permit before its expiration. Note: the project must be fully compliant with the old PLU (height, footprint, etc.).
4. If you have no document, you can try a gracious appeal to the mayor to request a derogation, but chances are low.
5. As a last resort, take the case to the administrative court to contest the PLU change if you believe it is illegal (abuse of power, manifest error).

Get assistance from an urban planning lawyer or an expert like Cassini Expertise. In Cannes, processing times are long (6 to 12 months for a permit). Do not delay.

Real-Life Example in Cannes

Mr. and Mrs. D. bought a plot in Cannes La Bocca in 2020. The PLU allowed a 120 m² house. In 2022, the city council modified the PLU to reduce building rights. Fortunately, they had obtained a planning certificate in 2021. I checked the compliance of their project: it respected the floor area ratio (COS) and heights of the old PLU. We submitted the permit urgently, and it was accepted. Today, their house is built. Without this CU, they would have lost their investment.

📅 Mis à jour le 23/08/2026 — Par Cassini Expertise, expert bâtiment indépendant 06 & 83. Devis gratuit : 04 22 46 06 04.

Questions fréquentes

PLU changed after buying land, can I still build?

If the PLU changes after you buy land, your building permit application will be assessed under the new rules, unless you have already obtained a permit or a certificate of urbanism (CU) that guarantees the right to build. If the new PLU prohibits construction, you may be able to claim compensation from the commune for the loss of your right to build, but only if you can prove a direct and certain prejudice.

What happens if PLU changes before I get a building permit?

If you have not yet obtained a building permit when the PLU changes, you must comply with the new regulations. However, if you have a valid CU (certificat d'urbanisme) that indicates the land is constructible, and you apply for a permit within 18 months, you can benefit from the old rules, provided the CU was issued before the change and is still valid.

Can I get compensation if PLU changes make my land non-buildable?

Yes, in certain cases. If the PLU change specifically targets your land (e.g., rezoning to non-constructible) and causes a direct, material, and certain loss, you may claim compensation from the commune based on the principle of equality before public burdens. You must act within 2 years of the change and prove that the loss exceeds the normal inconveniences of planning changes.

📅 Mis à jour le 19/09/2026 — Cassini Expertise, expert bâtiment indépendant (06·83·13·40).