Law No. 2025-1129 is revolutionizing urban planning procedures: fewer constraints, more deadlines met, but increased requirements on proof and conformity.
1. Why does this law change the work of project owners?
The text, promulgated on November 26, 2025, profoundly modifies the urban planning code:
- massive simplification of PLU/PLUi modification procedures (elimination of old simplified procedures, switch to a single procedure),
- expanded use of electronic public participation rather than public inquiries,
- accelerated compatibility implementation,
- creation of single urban planning documents (PLUi + SCoT merged),
- facilitating urban transformations and mixed-use projects,
- Securing amended permits: they cannot be refused for 3 years if the initial permit is still in effect
- expanded exemptions for rehabilitation, raising of buildings, creation of housing in business parks.
These developments directly impact the design, regulatory compliance, and production of evidence needed to secure a project.
2. Key points to remember for real estate operators
a. A single procedure for modifying Local Urban Plans (PLU) and Territorial Coherence Schemes (SCoT)
The distinction between standard amendments and simplified amendments is eliminated. All relevant articles (L.153-36 to L.153-44, L.143-32 to L.143-36) are now governed by a single procedure:
- made available to the public for one month,
- possibility of electronic participation,
- adoption after assessment.
→ For real estate projects: fewer uncertainties and variable delays.
b. Easier access to electronic participation
Many amended articles (L.143-34, L.153-41, etc.) provide that the competent authority may replace the public inquiry with an electronic participation organised according to the Environmental Code.
→ Consequence: faster processing times and simplified administrative procedures.
c. Securing current permits
Article L.431-6 (page 15 of the Official Journal) prohibits refusing an amendment permit on the basis of rules that appeared after the initial permit was filed, for 3 years.
→ Enhanced legal certainty for complex transactions.
d. Relaxation of parking rules
The thresholds are changing (500 m² → 800 m²; shared use is possible for fewer than 10 units). The regulations may provide for reductions in obligations (L.151-30-1). An exemption is possible for rehabilitation projects in city centers.
→ Opportunities for controlled densification.
e. Derogations for urban transformation and redevelopment
The new article L.151-7-3 authorizes specific OAPs for:
- redevelopment of suburban housing estates
- transformation of business parks,
- land optimization.
Creation of Urban Transformation Operations (OTU – L.315-1).
→ New levers for communities and investors.
f. Major development: creation of the “single urban planning document”
Article L.146-1 creates a merged SCoT + PLUi document. It becomes:
- the strategic planning framework,
- the single operational document,
- the compatibility source.
→ For operators: less paperwork, but clearer requirements.
3. What this implies operationally
For project owners
- Reduction of periods of regulatory uncertainty.
- Simplification of revisions and modifications of PLU/PLUi.
- Acceleration of projects related to urban renewal, renewable energies, specific residences (students, professional mobility).
For design offices and project management assistance
- A secure legal framework is needed to adapt projects to new room for maneuver.
- Strengthening the role of producing technical evidence (thermal, carbon, acoustic, biodiversity).
For local authorities
- More flexibility to adjust the urban planning document.
- New capabilities for action on housing estates, economic zones and dispersed housing sectors.
4. How ARKORIS supports this new framework
ARKORIS organizes its approach around three complementary levers:
ARKEMEP — Thermal, fluid, and acoustic engineering
- Adaptation of HVAC / RE2020 strategies to densifications or building transformations.
- Analysis of the impacts of the new parking and footprint margins.
- Technical security measures for amended permits.
ARKENOR — Environmental project management assistance and ecological expertise
- Production of regulatory evidence in streamlined environmental procedures.
- Ecological expertise and justifications (L.411-1 EC, Natura 2000, inventories…).
- Support for OAP and OTU in residential areas and business parks.
IRICE — Independent Certification
- Securing projects through standards that comply with public expectations (ISO 17065).
- Effinature® biodiversity certification, BPS® assessment in operations incorporating derogations or requalifications.
- Enhancing ecological visibility for local authorities.
Conclusion
Law 2025-1129 ushers in a new era: shorter procedures, more flexible projects, but with a strengthened requirement for technical and environmental evidence. ARKORIS positions itself as a partner to ensure a smooth transition and transform these regulatory relaxations into real operational gains.