Which plan decides what is allowed on a plot in Wallonia?
In Wallonia the plan de secteur, the regional zoning plan, sets the designated use of every plot, and that plan is binding (CoDT art. D.II.55). Everything that details it has, since the CoDT of 1 June 2017, only indicative value: the schémas, the guide communal d’urbanisme and the permis d’urbanisation. Only the standards of the guide régional are binding as well. A permit can therefore depart from a local plan with reasons, but not simply from the plan de secteur.
Binding or guiding
- Binding: the plan de secteur, with its map and rules (art. D.II.55), and the standards of the guide régional d’urbanisme (art. D.III.8).
- Indicative: the schéma de développement du territoire for all of Wallonia, the schéma for several municipalities (pluricommunal) or one municipality (communal, SDC), the schéma d’orientation local (SOL) for a neighbourhood, the guide communal, the indications of the guide régional and a permis d’urbanisation (art. D.II.16, D.III.8 and D.IV.78).
Departing from an indicative document is called an écart (art. D.IV.5): the permit must explain that the project does not undermine the aims of that document and contributes to the landscape. Departing from the plan de secteur or from a standard is called a dérogation (art. D.IV.13) and is only possible in the cases the CoDT lists.
What you may build also depends on other rules, such as the certificat d’urbanisme and what you may build without a permit in Wallonia. For one address, the free Perceelscan preview brings it together.
The zones of the plan de secteur
A home belongs in a zone d’habitat or a zone d’habitat à caractère rural. A zone d’aménagement communal concerté (ZACC) is a reserve: building is only possible once the municipality opens it (art. D.II.42). In agricultural, forest or nature zones a new home is as a rule not allowed. If a plot is only partly in a residential zone, that is often the strip along the street: the back of a deep garden may be agricultural land.
Old plans under a new name
What you read in an old deed has a different name today. A plan communal d’aménagement (PCA) and a rapport urbanistique et environnemental (RUE) have counted as a SOL since 2017, a schéma de structure communal became an SDC and a permis de lotir is now called a permis d’urbanisation (art. D.II.59, D.II.60, D.II.66 and D.IV.114). Such a permis d’urbanisation is needed to divide land into at least three unbuilt plots for homes (art. D.IV.2).
What the Perceelscan shows
Section 05 of the report gives the zone of the plan de secteur on the plot, with which part of the plot lies in which zone, and the SOL, schéma and subdivision that affect it. Section 06 shows the guides, section 07 a revision of the plan de secteur or a draft SOL. The report does not calculate buildable m² in Wallonia: the CoDT has no regional rule for that.
Where to check it yourself
On WalOnMap, the Region’s map, with the layers of the plan de secteur, and on the SPW Territoire website, which publishes the SOLs, schémas and guides per municipality. At a sale the municipality provides the planning information; that prevails.
Is a SOL binding?
No. Since the 2017 CoDT all schémas, including a schéma d’orientation local, have indicative value (art. D.II.16). The permitting authority can depart from it if it explains why (art. D.IV.5). The SOL nevertheless remains the first yardstick against which an application is assessed.
Can I build in a ZACC?
Only once the municipality opens the zone, with a local plan or a decision of the municipal council (art. D.II.42). Until then a ZACC remains a reserve, even if it lies between houses.
In the other regions
- In Flanders: Which zoning plan applies to a plot?
- In Flanders: What does the regional zoning plan say about my plot?
- In Brussels: What is allowed on a plot in Brussels?
Sources
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