#7 Planning a dream, not a nightmare: Everything you need to know about French planning permits!
Episode 7, Season 1
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Renovating in France: What You Really Need to Know About Planning (Before You Start)
Planning rules in France can feel intimidating, confusing, and - if you get them wrong - expensive.
In episode 7 of French Reno Diaries Uncensored, we unpack what planning actually involves, why it matters so much, and how real homeowners get caught out every year. In this blog, you’ll find all the questions and topics we address, with checklists and resources you can refer to as well.
Not sure if it’s relevant to your project? Whether you’re buying, renovating, extending, or even replacing windows in France, it’s definitely worth getting your head around these topics!
Where should I start with planning when renovating property in France?
Your first stop should always be the mairie (town hall) - even before you start work (and, if possible, before buying!).
Whether you’re buying a townhouse, a rural barn, or a bungalow “in the middle of nowhere”, the rules still apply. Every commune has its own planning framework, and assumptions are where people get into trouble.
What to do:
Visit or contact the mairie as soon as you know what you want to do
Ask plainly: “Do I need authorisation for this?”
Don’t rely on what neighbours have already done - rules change
One of the biggest mistakes people make is assuming rural France has fewer rules. It doesn’t.
What is a PLU - and why does everyone keep mentioning it?
The PLU (Plan Local d’Urbanisme) is the rulebook for what you can and can’t do in a specific commune.
It can dictate:
Whether land is constructible
What materials you can use
Window styles, shutter colours, roof materials
Fence height and design
Whether extensions are allowed at all
In places like the historical town of Dinan in Brittany, the PLU even specifies exact window layouts and paint shades - including “13 shades of white that aren’t actually white”.
What to do:
Check whether your commune has its own PLU or falls under a wider intercommunal one
Download it from the mairie website or consult it in person
If your French isn’t strong, get help from an architect or experienced professional
Some communes don’t have a PLU at all - in that case, national rules apply, which can actually be more restrictive.
Do I need planning permission just to change windows or a roof on a French property?
Often, yes.
If you’re changing anything that affects the external appearance of your property - windows, doors, roof tiles, colour, materials - you may need a Déclaration Préalable (DP).
Examples from the episode:
Changing window styles in a historic area → DP required
Changing roof tiles to a different colour or material → DP required
Like-for-like replacement → sometimes no DP, but always check
What to do:
Never assume “it’s minor” - ask first
Submit a DP before ordering materials
If refused, it’s often a request for changes, not a hard no, so don’t be put off resubmitting your DP
What happens if I’m near an historic building or area?
This is where things get serious.
If your property is near a listed building, church, château, or within a protected zone, it may fall under Bâtiments de France (ABF).
A real story from the episode:
A couple bought a 1960s house next to a historic monument. They wanted:
A small glass veranda
Modern, single-pane windows
Everything was refused - even energy-efficient upgrades - because the aesthetic didn’t match the historic surroundings.
Key takeaway:
Energy efficiency does not override heritage protection.
What to do:
Check historic zones before you buy
Don’t rely on what neighbours already have - they may have done it years ago, before a local structure was given heritage protection (see below for more info)
Expect stricter materials, designs, and approvals
Can planning rules change after I buy?
Yes — and this catches people out.
Villages can become protected areas later, often because:
A château or monument applies for heritage grants
The commune seeks preservation funding
Once that happens, everyone nearby is affected.
In episode 7, we share a story about a village that became protected after funding was approved - and how the mayor warned residents not to compare their homes with older renovations, because the rules had changed.
What to do:
Assume rules can tighten, not loosen
Consider a Certificat d’Urbanisme before committing
What is a Certificat d’Urbanisme (CU) - and should I get one?
A Certificat d’Urbanisme confirms what can legally be built on a piece of land.
It’s especially important if you plan to:
Build an extension
Change land use
Buy with development in mind
What to do:
Include a CU as a suspensive clause in your purchase contract
Remember: it protects you only for a limited time
If it expires and zoning changes, you may lose rights
Do I need to tell my neighbours about my project?
Yes. Once planning is approved, you must display an affichage de permis (planning notice) outside your property for two months.
During that time:
Neighbours can view your plans
Objections can be raised
If you don’t display it, the objection period can extend to six months.
Real example from the episode:
A homeowner built a pergola without planning. A neighbour complained and it had to be removed.
What to do:
Always display the planning notice - transparency protects you
Keep proof it was up for the full period
What happens if I skip planning altogether?
Increasingly, people are being caught - even years later.
Authorities now use:
Satellite imagery
AI comparisons
Historical aerial photos
One story involved a pool installed seven years earlier. The owner was contacted and forced into retrospective planning, which is harder and can be refused.
What to do:
Never assume “no one will notice”
Don’t rely on being able to apply for planning permission retrospectively if you run into problems
Keep a record of your planning permits - missing paperwork can block a future sale
When should I use an architect?
You must use an architect for:
A Permis de Construire if the total floor area after works exceeds 150 m² (this applies to new builds and extensions).
Commercial or public buildings (ERP)
But even when not legally required, it can be wise to hir an architect to help you:
Navigate PLUs and ABF rules
Communicate with planning departments
Adapt plans when rules change mid-process
One real case involved zoning rules changing halfway through an application - the project succeeded only because an architect knew how to handle it.
What to do:
Use an architect early for complex or historic projects
Make sure you, your architect and the artisans you hire are all working as a team
What should I take away from all this?
Planning applies everywhere, not just historic towns
Rules can change - sometimes quickly
Paperwork protects your investment
Skipping steps can cost you far more later
Peace of mind is worth the wait.
Mini Glossary of French Planning Terms
PLU (Plan Local d’Urbanisme) – Local planning rules for a commune
DP (Déclaration Préalable) – Simplified planning permission
Permis de Construire – Full planning permission for major works
CU (Certificat d’Urbanisme) – Confirms what can be built on land
ABF / Bâtiments de France – Authority protecting historic areas
Affichage de permis – Mandatory planning notice displayed on-site
ERP (Établissement Recevant du Public) – Buildings open to the public
Zonage – Land classification (constructible, agricultural, etc.)
Resources Mentioned in the Episode
Service-Public.fr – Official French government guidance and simulations
Local mairie websites – PLUs, planning submissions, local rules
Géoportail – National mapping, zoning, flood risks, and cadastre (land register)
Architects & urbanisme departments – For professional guidance
Got Questions or Experiences to Share?
Have you been caught out by French planning rules?
Are you mid-project and unsure what permission you need?
Email us: frenchrenodiaries@gmail.com
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