Coastal planning guide

    The PADDUC: the document governing planning in Corsica

    Communes' local development plans (PLU) must comply with Corsica's sustainable planning and development plan (PADDUC). It maps strategic agricultural areas and specifies how the loi Littoral (coastal planning law) applies across the island.

    Have my plot checked Local development plans (PLU) by commune

    A framework that takes precedence over local development plans (PLUs)

    Approved in 2015 by the Assemblée de Corse, the PADDUC serves as both a regional development plan and a marine enhancement plan. Local development plans (PLUs) and commune planning maps must be compatible with it: a commune cannot open an area protected by the PADDUC to development.

    Strategic agricultural areas

    The PADDUC identifies strategic agricultural areas (ESA), land with high agricultural potential whose farming purpose must be preserved. In practice, land designated as ESA cannot be developed for housing, whatever its current appearance — fallow land, maquis scrubland or a plot near a housing development.

    Why so many plots can no longer be built on

    When PLU local development plans were brought into line with the PADDUC, many plots previously designated as buildable were reclassified as agricultural or natural zones. Some owners still sell on the strength of an old, expired planning certificate: the disappointment comes at the preliminary sale agreement stage.

    Points to check

    • Cross-checking the PLU + PADDUC before any property goes on the market
    • Identifying strategic agricultural areas (ESA) and protected areas of outstanding character on the plot
    • Valuation distinguishing agricultural value from building land value
    • Support for owners challenging or seeking revisions to the local development plan (PLU)

    Free check

    Local development plan (PLU) zoning, PADDUC, outstanding protected areas, easements: we review the documents applicable to your plot and call you back with a realistic valuation.

    For guidance only: only the planning certificate issued by the town hall can be relied on legally.

    Non-contractual information: only the planning certificate issued by the town hall is authoritative. Data controller: Corse Patrimoine Immobilier, Porto-Vecchio. Purpose: responding to your request for checks and sales follow-up. Retention: 3 years from the last contact. Rights of access, rectification, erasure, objection and restriction of processing, and the right to lodge a complaint with the CNIL, the French data protection authority. Details in our privacy policy .

    Frequently asked questions

    What is a strategic agricultural area?

    An area identified by the PADDUC for its agricultural potential, which local development plans (PLU) must protect. Housing is not permitted; only certain buildings necessary for agricultural operations may be allowed.

    My land was buildable ten years ago. Is it still?

    Not necessarily. Successive revisions of local development plans (PLU) to bring them into line with PADDUC have reclassified many plots. A recent planning certificate is the only way to know.

    Can the PADDUC change?

    Yes, through amendment or revision procedures conducted by the Collectivité de Corse. Owners can take part during public inquiries.

    Poursuivre

    The loi Littoral coastal planning law in Corsica

    Outstanding natural areas and undeveloped buffer zones

    Selling land without building rights

    Local development plan (PLU) for Porto-Vecchio

    Local development plan (PLU) for Bonifacio

    Local development plan (PLU) for Ajaccio

    Local development plan (PLU) for Bastia

    Local development plan (PLU) for Calvi

    Local development plan (PLU) for Sartène

    Corse Patrimoine Immobilier ·

    loi Littoral: check the plot, not just the commune

    A location's coastal status alone does not determine whether a plot can be built on or altered. Check the legally binding documents and restrictions affecting the exact address, then consult the competent authority.

    For your local project, see the recorded property sales (DVF) in Porto-Vecchio, the steps involved in buying in Porto-Vecchio or selling in Porto-Vecchio. Also compare listings and areas in Bonifacio and the property market in Lecci.

    To distinguish between the procedures: acquisition costs · inheritance and joint ownership · loi Littoral · property taxation.

    Official sources consulted on 25 October 2026: Notaires de France · Service-Public, inheritance · Géoportail de l’urbanisme planning portal · DGFiP. The rules applicable to your circumstances must be confirmed; the agency is not affiliated with a notary’s office.