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Le droit de passage et autres servitudes sont des droits institués dans le Code civil et que s’octroient deux propriétés avoisinantes. Ainsi, il ne faut pas seulement se concentrer sur l’étude du sol avant la construction. Il importe également de prendre connaissance des droits de passage et servitudes de voisinage. Leur connaissance est primordiale en matière de construction. Le non-respect des différentes servitudes peut mener à des contraintes diverses, ainsi qu’à des sanctions de la part de l’administration. Voici donc quelques informations à retenir sur les servitudes de voisinage.
Droit de passage et servitude de voisinage : une contrainte d’urbanisme importante
En préservant le droit de chacun sur sa propriété, le Droit civil assure aussi la liberté d’autrui même en contradiction avec le premier. Les servitudes constituent la principale affirmation de ce droit, en imposant à un ou plusieurs occupants d’un terrain ou d’une maison l’octroi d’avantages empiétant sur leur propriété à leurs voisins. Dans le cadre d’une nouvelle construction, les servitudes doivent être prévues dans le plan. Leur absence, si la situation l’oblige, sanctionne tout demandeur de permis de construire d’un refus.
Les servitudes se rattachent uniquement au bien grevé et non à son propriétaire ou à son occupant. Elles ne peuvent être enlevées sauf si l’un des immeubles a été profondément modifié (détruits ou rabaissés, etc.). Pour information, la propriété subissant les servitudes est le fonds « servant », tandis que celle qui en bénéficie est un fonds dit « dominant ».
Droit de passage et servitude de voisinage : des règles urbaines et des dérogations en même temps
Il existe une bonne liste de servitudes décrites par le Code Civil, et parfois issues des usages entre particuliers. Quelques-unes sont les plus connues parce que les plus contraignantes ou souvent sources de litiges entre propriétaires. Ce sont entre autres :
La servitude de passage
Il s’agit de rendre une propriété enclavée accessible depuis une voie publique. Le passage doit permettre l’accès d’un véhicule, de même que l’installation d’équipements et d’aménagements nécessaires pour le quotidien (réseaux électriques, évacuations d’eau, etc.). Mais même s’il s’agit d’une servitude obligatoire, la mise en œuvre doit faire l’objet d’un accord dont la validation passe par un acte notarié. Notamment en ce qui concerne la taille du passage et les véhicules admis, les horaires d’utilisation, etc. En l’absence de cet accord, ce sera au Tribunal de Grande Instance de trancher. En tout cas, le propriétaire du fonds servant aura un dédommagement, sauf un autre accord.
Cette servitude de passage est à différencier du droit de passage conventionnel, lequel résulte d’une négociation entre le propriétaire d’un terrain non enclavé et son voisin, notamment en vue d’un passage plus commode vers la voie publique.
La servitude de vue
La servitude de vue est aussi une dérogation aux règlementations concernant la création d’ouvertures dans une construction. À la base, chaque bâtiment doit respecter une distance minimale avec le terrain du voisin, de façon à ce qu’aucune ouverture ne puisse avoir une vue sur la propriété voisine. Les articles 675 et suivants du Code Civil répertorient les règles à suivre à ce sujet. Quoi qu’il en soit, la servitude de vue naît de l’accord entre les deux parties qui décident ensemble de ne pas respecter ces distances minimales. Elle peut aussi être à la suite d’un délai de prescription de 30 ans quand il n’y a aucune réclamation émanant du propriétaire du fonds servant.
À noter que la servitude de vue est automatique lorsque l’ouverture donne sur la voie publique ou la servitude de passage, un mur sans ouvertures, un toit fermé ou sur le ciel. En ce qui concerne les règles en matière de vue, le code de l’urbanisme local peut avoir son mot à dire. Raison pour laquelle il est essentiel de se renseigner auprès de la mairie à ce sujet.
La servitude de plantation
Une distance minimale est à respecter pour la plantation d’arbres. Cette distance est, par exemple, de 50 cm pour les petits arbres, ou de 2 m avec la ligne séparative entre les 2 propriétés quand l’arbre peut dépasser 2 m. Et quand les 2 parties décident de ne pas respecter ces distances minimales ou quand il existe une prescription trentenaire, la servitude de passage naît de fait.
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