{"id":685500,"date":"2026-04-25T20:43:49","date_gmt":"2026-04-25T18:43:49","guid":{"rendered":"https:\/\/kohenavocats.com\/tribunal-judiciaire-de-toulon-le-22-juillet-2021-n21-13327\/"},"modified":"2026-04-25T20:43:49","modified_gmt":"2026-04-25T18:43:49","slug":"tribunal-judiciaire-de-toulon-le-22-juillet-2021-n21-13327","status":"publish","type":"post","link":"https:\/\/kohenavocats.com\/ru\/tribunal-judiciaire-de-toulon-le-22-juillet-2021-n21-13327\/","title":{"rendered":"Tribunal judiciaire de Toulon, le 22 juillet 2021, n\u00b021\/13327"},"content":{"rendered":"
\n

Cour d’appel d’Aix-en-Provence, 4 septembre 2025. L\u2019arr\u00eat tranche un litige n\u00e9 d\u2019un bail d\u00e9rogatoire de trente\u2011six mois portant sur un hangar et une aire de stationnement. Le preneur a quitt\u00e9 les lieux moins d\u2019un an apr\u00e8s l\u2019entr\u00e9e, soutenant une inexploitable destination en zone Seveso et l\u2019absence d\u2019\u00e9tat des risques. Le bailleur a refus\u00e9 la r\u00e9siliation, r\u00e9clam\u00e9 les loyers jusqu\u2019au terme, et poursuivi l\u2019ex\u00e9cution. Par jugement du tribunal judiciaire de Toulon du 22 juillet 2021, la r\u00e9solution a \u00e9t\u00e9 prononc\u00e9e au visa de l\u2019article L.125\u20115 du code de l\u2019environnement, les demandes en paiement ayant \u00e9t\u00e9 rejet\u00e9es. En appel, le bailleur sollicite l\u2019infirmation, le preneur la confirmation, subsidiairement la nullit\u00e9 pour dol et mauvaise foi.<\/p>\n

La question soulev\u00e9e porte d\u2019abord sur l\u2019applicabilit\u00e9 de l\u2019obligation d\u2019information environnementale aux baux d\u00e9rogatoires conclus en vertu de l\u2019article L.145\u20115 du code de commerce. Elle touche ensuite \u00e0 la caract\u00e9risation d\u2019un dol tenant \u00e0 l\u2019impossibilit\u00e9 all\u00e9gu\u00e9e d\u2019accueillir du public dans un p\u00e9rim\u00e8tre Seveso. La cour retient l\u2019inapplicabilit\u00e9 du r\u00e9gime invoqu\u00e9 au contrat d\u00e9rogatoire, \u00e9carte tout dol, et condamne le preneur au paiement des loyers jusqu\u2019au 30 juin 2020, avec int\u00e9r\u00eats et capitalisation.<\/p>\n

I. Le champ de l\u2019obligation d\u2019information environnementale sous bail d\u00e9rogatoire<\/p>\n

A. La qualification contractuelle et la sortie du statut<\/p>\n

La cour consid\u00e8re le contrat comme un bail d\u00e9rogatoire pleinement assum\u00e9 par les parties. Elle rappelle d\u2019abord que \u00ab Ledit bail a \u00e9t\u00e9 conclu et accept\u00e9 pour une dur\u00e9e de 36 mois entiers et cons\u00e9cutifs, qui commencera \u00e0 courir \u00e0 compter du 1er juillet 2017 pour se terminer le 30 juin 2020, \u00e9tant pr\u00e9cis\u00e9 que cette dur\u00e9e ne sera susceptible d’aucune reconduction et expirera effectivement le 30 juin 2020, m\u00eame \u00e0 d\u00e9faut de d\u00e9nonciation \u00e0 cette date. \u00bb Elle souligne ensuite la nature civile de l\u2019instrument: \u00ab Le bail de courte dur\u00e9e est un contrat de louage de droit commun r\u00e9gi par les dispositions des articles 1709 et suivants du code civil. \u00bb L\u2019intention de d\u00e9roger est jug\u00e9e claire au regard des stipulations liminaires, excluant l\u2019application du statut des baux commerciaux.<\/p>\n

Dans cette perspective, l\u2019arr\u00eat insiste sur la clart\u00e9 de la convention: \u00ab Les termes de la convention sign\u00e9e, notamment le r\u00e9sum\u00e9 en pr\u00e9ambule, sont parfaitement clairs quant \u00e0 la nature du bail conclu, \u00e0 savoir un bail de courte dur\u00e9e , et \u00e0 la non application du statut des baux commerciaux. \u00bb La cour adopte donc une lecture organique du r\u00e9gime, en distinguant les baux commerciaux stricto sensu et les baux de droit commun r\u00e9gis par l\u2019article L.145\u20115.<\/p>\n

B. L\u2019inapplicabilit\u00e9 retenue de l\u2019article L.125\u20115 et ses effets proc\u00e9duraux<\/p>\n

Appliquant cette qualification, la cour \u00e9carte la sanction retenue par les premiers juges. Elle \u00e9nonce que \u00ab Par voie de cons\u00e9quence, le premier juge ne pouvait prononcer la r\u00e9solution du bail de courte dur\u00e9e en raison de l’absence, dans la liste des annexes, de documents sp\u00e9cifiques aux risques technologiques et naturels. \u00bb La critique vise le raisonnement ayant transpos\u00e9 au bail d\u00e9rogatoire l\u2019obligation, sp\u00e9cialement pr\u00e9vue pour les baux commerciaux soumis aux articles L.145\u20111 et L.145\u20112, de joindre l\u2019\u00e9tat des risques.<\/p>\n

La solution commande l\u2019infirmation partielle du jugement. La cour conclut sans d\u00e9tour: \u00ab Le jugement sera en cons\u00e9quence infirm\u00e9 sur ce point. \u00bb L\u2019absence de pi\u00e8ce d\u2019information environnementale n\u2019emporte donc pas, dans cette esp\u00e8ce, la r\u00e9solution du bail d\u00e9rogatoire, d\u00e8s lors qu\u2019il n\u2019entre pas dans le p\u00e9rim\u00e8tre vis\u00e9 par le texte sp\u00e9cial.<\/p>\n

II. L\u2019appr\u00e9ciation des griefs de dol et les cons\u00e9quences locatives<\/p>\n

A. L\u2019absence de dol au regard de la destination et de la clause Seveso<\/p>\n

Sur le dol, la cour confronte le p\u00e9rim\u00e8tre d\u2019usage convenu au contexte Seveso. Elle rel\u00e8ve, d\u2019une part, la destination stricte stipul\u00e9e par le bail: \u00ab Il est indiqu\u00e9 que le preneur devra ‘ utiliser les locaux lou\u00e9s \u00e0 usage exclusif de stockage de fruits et l\u00e9gumes; le tout sans apporter de g\u00e8ne visuelle ou de d\u00e9placement aux autres locataires de l’immeuble. Il ne pourra, \u00e0 peine de r\u00e9siliation du pr\u00e9sent bail, modifier, changer ou compl\u00e9ter ces destinations, sous aucun pr\u00e9texte, par substitution ou addition d’autres activit\u00e9s m\u00eame momentan\u00e9ment ou pr\u00e9texte pris des usages locaux.’ \u00bb Cette clause exclut l\u2019accueil du public et interdit toute adjonction d\u2019activit\u00e9 de vente.<\/p>\n

D\u2019autre part, la cour reproduit la stipulation contractuelle relative aux contraintes Seveso, qui impute au preneur la charge des autorisations et mises aux normes: \u00ab ‘ Dans le cadre d’une classification Seveso du site o\u00f9 est exploit\u00e9 le fonds commercial, le preneur fera son affaire personnelle de toute autorisation \u00e0 obtenir aupr\u00e8s des administrations et collectivit\u00e9s comp\u00e9tentes pour exploiter en toute s\u00e9curit\u00e9 les locaux lou\u00e9s et devra proc\u00e9der \u00e0 tous travaux et\/ ou am\u00e9nagement afin que lesdits locaux respectent les normes d’hygi\u00e8ne et de s\u00e9curit\u00e9 en vigueur au jour de leur exploitation, de sorte que le bailleur ne soit jamais inqui\u00e9t\u00e9 ni recherch\u00e9 pour le non respect par le preneur des dispositions qui pr\u00e9c\u00e8dent’. \u00bb En cons\u00e9quence, la juridiction estime que \u00ab Il s’ensuit que la preneuse \u00e9tait inform\u00e9e de la situation des locaux dans un site class\u00e9 Seveso et a accept\u00e9 d’en faire son affaire personnelle. \u00bb<\/p>\n

La preuve d\u2019une r\u00e9ticence dolosive n\u2019est pas rapport\u00e9e. Aucun trouble normatif n\u2019est \u00e9tabli pendant l\u2019occupation. La motivation le rel\u00e8ve nettement: \u00ab Or, la preneuse n’a jamais justifi\u00e9 avoir subi une intervention des services municipaux, ni une injonction de cessation d’activit\u00e9, pas plus qu’elle n’a re\u00e7u la visite de la police municipale lui intimant l’ordre de fermer le local exploit\u00e9. \u00bb Dans ces conditions, la nullit\u00e9 pour dol est \u00e9cart\u00e9e.<\/p>\n

B. L\u2019obligation d\u2019exploiter et la dette de loyers jusqu\u2019au terme convenu<\/p>\n

La cons\u00e9quence logique porte sur l\u2019ex\u00e9cution financi\u00e8re jusqu\u2019au terme. La cour rappelle l\u2019obligation d\u2019exploitation continue pr\u00e9vue par le contrat: \u00ab Elle \u00e9tait par ailleurs, tenue en application de l’article 10.1, d’exploiter personnellement les locaux pendant la dur\u00e9e du bail consenti, soit 36 mois. \u00bb Le d\u00e9part anticip\u00e9 ne lib\u00e8re pas le preneur, en l\u2019absence d\u2019accord de r\u00e9siliation. La motivation en pr\u00e9cise les conditions: \u00ab seule une r\u00e9siliation amiable consentie par toutes les parties aurait permis \u00e0 la preneuse de se d\u00e9lier de son obligation d’exploiter le fonds jusqu’au terme convenu, \u00e0 savoir le 30 juin 2020. \u00bb<\/p>\n

En cons\u00e9quence, la cr\u00e9ance locative arr\u00eat\u00e9e au terme est retenue, les contestations \u00e9tant jug\u00e9es inop\u00e9rantes. Il est ainsi d\u00e9cid\u00e9 que \u00ab Ce d\u00e9compte n’est pas utilement contest\u00e9 par l’intim\u00e9e qui sera donc condamn\u00e9e au paiement de cette somme qui produira int\u00e9r\u00eats au taux l\u00e9gal \u00e0 compter du pr\u00e9sent arr\u00eat. \u00bb L\u2019accessoire suit le principal, comme le rappelle le dispositif: \u00ab Ordonne, \u00e0 la demande du cr\u00e9ancier, la capitalisation des int\u00e9r\u00eats, \u00bb tandis que la solution de principe sur la r\u00e9solution est clairement affirm\u00e9e: \u00ab Dit n’y avoir lieu \u00e0 prononcer la r\u00e9solution du contrat de bail en date du 1er d\u00e9cembre 2017, \u00bb<\/p>\n

La d\u00e9cision pr\u00e9sente une port\u00e9e pratique nette pour les baux d\u00e9rogatoires en contexte de risques. Elle dissocie l\u2019information environnementale propre aux baux statutaires du r\u00e9gime de droit commun, sans exclure, par principe, le devoir g\u00e9n\u00e9ral d\u2019information lors de la formation. Elle rappelle surtout l\u2019exigence d\u2019une vigilance r\u00e9dactionnelle sur la destination, l\u2019affectation et les clauses de transfert de charge en zone Seveso. L\u2019\u00e9conomie contractuelle demeure, enfin, structur\u00e9e par l\u2019obligation d\u2019exploiter jusqu\u2019au terme, sauf r\u00e9siliation amiable certaine ou trouble l\u00e9galement caract\u00e9ris\u00e9.<\/p>\n<\/div>\n","protected":false},"excerpt":{"rendered":"

Cour d’appel d’Aix-en-Provence, 4 septembre 2025. 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