Holiday home development in Brittany, France.
- Admin
- Mar 17, 2025
- 5 min read
Updated: 11 hours ago
En-Plan have been working with the owners of a new holiday home in the Keromnes area of Brittany in France. The original building was merely a shell and we have worked with the owners on this property development to ensure they achieve the end result they want.
Keromnes itself is located in Plougonven, within the Arrondissement of Morlaix and is small hamlet characterised by traditional Breton rural architecture and scenic landscapes.
Nearby Attractions: Close to the Menhir de Créac'h Edern, an ancient standing stone, and the Église Saint-Eutrope de Saint-Eutrope, a historic church.
En-plan employed our in house architectural services to assist in a 3-d architectural visualisation of the development to show both internal and external finish so the owners could see exactly how the proposal would look and function in terms of internal circulation and bedroom layout at first floor.
En-plan also had to ensure that the final look respected the traditional Breton architecture prevalent in the area. Breton architecture is a distinctive blend of medieval, Gothic, and vernacular styles influenced by the region’s coastal geography, Celtic heritage, and historical ties to both France and Britain. It is characterised by rugged materials, steeply pitched roofs, and decorative elements that reflect local traditions.
Things to consider when developing property in France
Developing property in France comes with specific legal, financial, and logistical considerations. Here are the key things to keep in mind:
1. Legal & Regulatory Considerations
Zoning & Planning Permissions: Check the local Plan Local d’Urbanisme (PLU) for zoning laws.
Building Permits: You may need a Permis de Construire (building permit) for major developments or a Déclaration Préalable for minor works.
Architect Requirement: If the property is over 150m², a registered architect must be involved.
Historic & Protected Areas: Developments in areas with heritage status (Bâtiments de France) have additional restrictions.
Ten-Year Warranty (Garantie Décennale): Builders must provide a 10-year warranty on structural work.
2. Financial Aspects
Taxes: Expect VAT (20% on new builds), capital gains tax on resale, and Taxe d’Aménagement.
Financing: French banks may have strict lending criteria for non-residents.
Notary Fees: Typically 7–8% of the purchase price for older properties and around 2–3% for new builds.
3. Construction & Project Management
4. Cultural & Language Barriers
Contracts in French: Legal documents will be in French—consider a translator or bilingual lawyer.
French Work Culture: Builders and officials may work at a slower pace than in other countries.
5. Exit Strategy & Market Conditions
Resale Restrictions: Some areas have limits on short-term rentals (Airbnb regulations).
Market Trends: Research local demand, resale potential, and rental yields.
Further information
Please fell free to contact us if you would like to discuss any development projects you have or any specific concerns with a development you may be thinking of in France. We know our Planning Consultancy can assist you with any questions you may have.
Additional Property Development Projects
En-Plan have been assisting the property owner on two proposal for the property. The development site lies within a residential area comprising terraced properties of traditional design which front onto Erddig Road. The existing property has 5 no. bedrooms, small front garden and an existing rear amenity area comprising an area of hard standing and small yard area.
The application was initially a scheme for the creation of a House in Multiple Occupation was submitted and refused by Wrexham Council. This was refused at the last minute due to the perceived impact on the area due to the presence of other Houses in Multiple Occupation in the area. En-Plan then submitted a planning appeal to Planning and Environment Decisions Wales whilst at the same time submitting as a revised planning application to Wrexham Council Planning Department that sought planning permission for the subdivision of the existing dwelling into 2 apartments. The Appeal was successful and the application granted.
Case Study: The Cornerhouse, Hunstanton, Norfolk - Creation of new holiday let by subdivision of the existing unit. Addition of new dormer windows and dwarf wall to the fore. Increase in size of patio area to the rear.
Full planning permission was sought for the subdivision of an existing bed and breakfast/dwelling to allow use as one self-contained holiday let alongside associated dwelling house. Dormer windows are proposed alongside internal alterations.
The site is located off Cromer Road, Old Hunstanton and comprises a Grade II Listed Building and it's curtilage. The application site is wholly within the Development Boundary for Old Hunstanton as outlined on inset map G67 of the SADMPP (2016) of the North Norfolk Local Plan. Hunstanton is a seaside town located on the Norfolk coast in eastern England. The history of Hunstanton stretches back thousands of years, with evidence of human activity in the area dating back to the prehistoric era. Archaeological discoveries in and around Hunstanton indicate that the area has been inhabited since the Mesolithic period, around 10,000 BC. Stone tools and other artifacts have been found, suggesting that early hunter-gatherer communities lived in the region. The Romans established a presence in the area during the 1st century AD. In recent decades, Hunstanton has continued to thrive as a popular seaside resort, attracting tourists with its sandy beaches, distinctive striped cliffs, and traditional seaside attractions.
Access to the site is proposed to be retained as existing, with a dual-access driveway to Cromer Road. The existing parking area to the front of the building will be improved to allow further space for vehicles to park.The existing building was most recently in use as a Bed and Breakfast with associated owners' accommodation. According to information available to the LPA, up to six bedrooms were let at any one time. The proposal seeks consent to change the use parts of the dwelling previously used as the B&B to allow use as one self-contained holiday let. The proposed holiday let use (in discussion with Norfolk County Council Highways) was considered to give rise to fewer vehicle movements than the unrestricted bed and breakfast and therefore has no detrimental impact upon highways and access in the locality.
External alterations include the addition of dormers to the front roof slope and replacement of dormer windows to the rear. An existing patio space will be extended to the rear of the dwelling. The remaining alterations are internal and include the creation of a hidden bookcase doorway to subdivide the units. The submitted architectural visualisation has shown the suitability of the design.
Overall, the development is considered to comply with the National Planning Policy Framework (2021), Policies CS08, CS10 and CS12 of the Core Strategy (2011) and Policies DM11 and DM15 of the Site Allocations and Development Management Policies Plan (2016) and permission was granted.
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