Local urban plan (PLU)
The local urban plan (PLU) is the planning document approved by the municipality or inter-municipal authority that governs land use across the entire communal territory. For each zone it sets out building rights, maximum heights, mandatory setbacks, and permitted uses. Any building permit or works application must comply with the PLU.
Key points
- The PLU divides territory into zones: U (urbanized), AU (to be urbanized), A (agricultural), N (natural/protected).
- The building footprint ratio (CES) and maximum permitted height vary from zone to zone.
- The PLU is available at the town hall and, for most municipalities, online at the national urban planning portal (GPU).
- A PLU revision can increase or reduce building rights on a parcel, altering its value accordingly.
- The inter-municipal PLUi progressively replaces individual municipal PLUs in areas covered by an EPCI.
Frequently asked questions
How do I consult a municipality's PLU before buying a plot?
The PLU is a public document freely available on the national urban planning portal (geoportail-urbanisme.gouv.fr) for municipalities that have digitized it, or directly at the town hall's planning department. For a precise analysis of the building rights applicable to a specific parcel, an operational planning certificate (certificat d'urbanisme opérationnel) can be requested from the town hall.
Why does the PLU matter to the buyer of an already-built home?
Even for an existing home, the PLU reveals whether future extensions or additions are permitted, whether the neighborhood may change (a building blocking the view could be approved), and whether public utility easements (power line, classified flood zone) encumber the parcel. These factors affect the property's long-term value and should be verified before any purchase.
What is the difference between the PLU and the former POS?
The plan d'occupation des sols (POS) was the planning document used before the SRU (2000) and ALUR (2014) laws. It was replaced by the more detailed PLU, which incorporates a sustainable development and planning project (PADD). POS documents not converted to PLUs before December 31, 2019 became void; the affected parcels now fall under the national urban planning regulations (RNU).
In practice
A developer wants to finance the purchase of land in an AU zone (slated for urbanization). Reviewing the PLU, the broker notes that the zone is conditional on prior completion of a municipal road. The bank refuses financing until the final reclassification to zone U is confirmed by a municipal council resolution, delaying the project by one year.
Official sources
- Sale agreement and loan condition precedent · Service-Public.gouv.fr
- Housing and financing information · ANIL