PLU Changed After Buying Land in Cannes: Can I Still Build?

What No One Tells You: Article L111-12 of the Urban Planning Code

This article, stemming from the ALUR law, protects owners who obtained a planning certificate (certificat d’urbanisme) or building permit (permis de construire) before the PLU change. It allows you to retain the right to build for 18 months after the annulment or modification of the planning document. But beware, this period runs from the decision of the competent authority.

How to Calculate Your Rights?

The rule is simple: if you submitted a building permit application before the PLU change, and it complies with the PLU in force at that time, you benefit from an 18-month period to carry out the work. Even if the new PLU prohibits construction, your right is maintained. This period can be extended if you obtained an operational planning certificate (certificat d’urbanisme opérationnel).

What to Do Practically?

1. Check the date of the PLU change: consult the deliberations of the Cannes municipal council. The change is effective from the date of publication.
2. Gather your evidence: planning certificate, building permit, acknowledgment of receipt of your application.
3. Submit your building permit if not already done. Even if the new PLU is in force, your application will be examined under the old PLU if it was submitted before the change.
4. Consult a lawyer or expert: a professional can help you assert your rights in case of refusal.

Real-Life Example in Cannes

Mr. and Mrs. Dupont bought a plot of land in the La Bocca district of Cannes in 2022. They obtained an operational planning certificate in January 2023. In March 2023, the town hall modified the PLU, making their land unbuildable. Thanks to Article L111-12, they were able to submit a building permit before the 18-month deadline expired. The permit was accepted based on the old PLU. Today, their house is under construction.

Explanatory Diagram

Timeline of Acquired Rights (L111-12) Land purchase Obtaining CU/PC PLU change End of rights (18 months) Protection period: you can build according to the old PLU 18-month period to submit or carry out work Conditions: – CU or PC obtained before PLU change – Project compliant with PLU in force at CU/PC date – PC submission within 18 months of decision

Conclusion

A PLU change can affect your building rights significantly. If you believe you hold acquired rights, it is essential to verify the exact date of your planning certificate or permit and the effective date of the PLU modification. Contact Cassini Expertise for a personalized study of your situation.

📅 Mis à jour le 28/07/2026 — Par Cassini Expertise, expert bâtiment indépendant 06 & 83. Devis gratuit : 04 22 46 06 04.

Questions fréquentes

PLU changed after buying land in Cannes: can I still build?

If the PLU changes after your purchase, the new rules generally apply to future building permits. However, if you held a valid planning certificate or building permit before the change, your rights may be protected under the rules in force at that time. You should verify the dates and consult the town planning department or a specialist to assess your specific situation.

What happens if PLU changes before building permit?

If the PLU changes before you submit your permit application, your project must comply with the new PLU. Verify whether you obtained a planning certificate before the change, as this may provide protection under the former rules. The urbanism department can confirm the applicable regulations and deadlines for your case.

Can I get compensation if PLU change reduces my land value?

In France, PLU changes do not generally entitle you to compensation unless they create a disproportionate burden or a specific right (e.g., expropriation). You may seek recourse if the change is illegal, but compensation is rare. Check with a specialized attorney for your case.

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