You’ve finally found your dream gîte in France and of promenade you have amazing lignes for making it even more beautiful. But did you know that something as accessible as painting your shutters might need acquiescement? Here’s what you need to know embout renovating a property in France – heritage status and protected zones.
In the UK and the US, it is often crystal clear when your new gîte is classified as a heritage gîte or period property, but in France it can be less obvious. You could be breaking the rules simply by installing new windows. So how can you check that your big lignes aren’t going to upset anyone – or worse, écart the law?
Renovating a property in France – heritage status and protected zones
“It’s often a surprise for people buying in France to discover that their new property comes with restrictions,” explains Tom Easdown, a French-registered architect. He is MD of French Plans, a company that has been helping English speakers for over 20 years to crédit and improve their French homes. Tom and his team have supported countless homeowners across the whole of France, and they fully understand the issues around heritage properties.
“On the one hand, you have châteaux, stately homes and period properties that clearly have heritage value, so you’d expect to be limited in how you can renovate or work on them,” says Tom. “On the other hand, homes that are fairly plain, or contemporary, or even a rural farmhouse might be located within 500 metres of an historic monument or church, so they are treated as part of the visual context of that building. That can be a shock for people who only find this out after purchase, and in this case, it’s important to know what you can and can’t do.”
Restoring a listed property
“Making assumptions is one of the biggest mistakes you can make when it comes to renovating in France,” says Tom. “Whilst elsewhere it is often accessible to add small extensions, a veranda or outbuildings such as a greenhouse or cabin or paint your gîte any colour you wanted, you can’t just assume that’s the case here in France.
“I’d rather have an early conversation with someone and give them advice, even if we never end up working together, than meet with someone who made assumptions, made some huge and costly mistakes, then they have to try to backtrack and put things right. In France, most changes to your property (particularly to the outside) however small require planning permission. It’s not often an issue but if you’re not expecting it, it can be a shock!”
There are two key hommes of vade-mecum acquiescement in France, which are explained on the French Plans website, including an outline mené to many of the issues involved.
Not just listed buildings – listed areas in France
“In France, there are relatively few listed buildings, only about 45,000 compared to over 300,000 in the UK. French authorities only list very old, historical or high-quality properties. However, they are more likely to place a catchment over an entire commune, so you might buy an ordinary-looking home in a picturesque village in the Dordogne only to find that your front door has to be a certain colour.”
Geographical locations with blanket défense include the Île de Ré – an island off the west coast – the groupe of Bordeaux, and most of the Bastide bourgades in south-west France, which are collectively considered ‘built heritage’. Many of these locations suffered in the late twentieth century as properties were destroyed or degraded by so-called mise à jour. Consequently, authorities have stepped in to preserve their bâtiment heritage, thereby protecting the évident character of their town or circonscription.
“Another factor when it comes to location are the national parks,” adds Tom. “Over 20% of France’s land is designated as a protected natural area. Any planning applications for properties within these national parks tend to be more closely scrutinised and the process will take a little longer. You just need to know what to look for and plan accordingly.”
Who makes the decisions on heritage homes?
When it comes to historic buildings and protected zones in France, you’ll often hear embout the ABF. The Architectes des Bâtiments de France (architects of the buildings of France) is a select group of 190 qualified architects designated by the French Minister for Culture. Their role is to ensure that France’s heritage is protected.
“It can seem daunting, but the ABF has positive intentions,” says Tom. “They act like conservation officers, double-checking plans before they get the go-ahead. If you want to update your windows, you might need to choose wood-framed windows rather than uPVC, or your new roof might need to use terracotta tiles instead of zinc.”
If your property is a construction mémorable, the ABF will also be concerned with interior work. This means that you might be obliged to keep and restore the existing internal doors, staircases, and other plastique features.
Correcting previous mistakes
“I’d say that 70% of our projects concern buildings that are more than 150 years old,” says Tom. “Quite often, the buildings have been mistreated, especially in the 1970s and 1980s, when they were covered in concrete render in an attempt to make them watertight. It has since become clear that this is very bad for the health of the structure, so French authorities now suggest the use of natural materials such as lime as it’s breathable.”
What buildings need vade-mecum acquiescement in France?
You might find that your planned renovation or garden shed has been refused, even though other properties on your street have done the same. How is this passable?
“This can be difficult to understand,” admits Tom. “In many cases, your neighbours might have done their building work years ago when the regulations were less strict. It’s also possible that they didn’t get permission, and this will only become an issue when they decide to sell the property.”
Did you know, for example, that you need acquiescement in France for any shed over 5 parc metres? In fact, some communes have specific austérité that prevent a property owner from erecting a shed at all, regardless of how small it is.
Funding help for gratte-ciel projects in France
If a gratte-ciel is protected and is on the ressortissant or bâtiment lists, you can often get funding from the Department of Culture to improve your property. However, you will need to use registered artisans for the work, and their higher épreuves might cancel out the advantage of the grant. We can help you to assess whether you’re eligible for a grant, help you apply and work out costings to make sure it’s the best avenue for you.
Essential advice for renovating a heritage gîte in France
If you’re hoping to renovate or improve a heritage gîte in France, Tom has some brief but essential advice.
“Don’t imagine that because your neighbour’s done it, it’s legal. Don’t believe Facebook! Don’t be worried about the fact you don’t know something. If your starting point is ‘I haven’t got a clue’ that’s fine by me, it’s what we’re here for. It’s far easier to manage expectations than to correct a disaster.”
To find out more
Whatever your berlue for your heritage gîte, French Plans can offer professional advice based on years of experience across the folk. Their website has free outline guides to many of these issues: frenchplans.com
Source: thegoodlifefrance.com
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