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What are taxable and habitable spaces and how do they affect your planning application? Arthur Cutler explains what you need to know

- Arthur Cutler

Whether you’re building a new home, extending an existing property, or even just installing a garden shed or greenhouse, the precise calculation of the footprint or floor area becomes important and relevant for a number of reasons: - The type of planning application is affected by the size of the project. - The need or otherwise to appoint a French-registered architect is dependent on the footprint or habitable area of the property. - The calculations affect the planning taxes which will become payable when planning is granted.

WHAT DOES FLOOR AREA MEAN?

Let us look at the definition of floor areas in France with regard to planning issues:

Emprise au sol: This is the footprint of the construction – in simple terms, the total area of land which is covered by a building. For example, if you build a house with external ground floor dimensions of 5m x 10m, then the footprint is 50m2. This is the building’s emprise au sol.

However, there are a few things (quirks!) to keep in mind which can affect the calculation. For example, if the house has a first-floor balcony which is supported by posts or pillars from the land, then the area of the balcony itself must be included in the calculation.

So, a balcony that is 2m x 1m adds 2m2 to the emprise au sol even though it is at first-floor level and not ground-floor level. However, if it is not supported by posts or pillars (e.g. cantilever construction), then the area of the balcony must not be included. Similarly, the overhang of a roof can be excluded unless it too is supported at ground level to create a porch or covered terrace, for example.