The City Council of Florence has officially approved the Piano Operativo Comunale (POC), a long-awaited urban development plan that will guide the city’s spatial and infrastructural evolution for the next decade. The vote marks the conclusion of a process that began in 2019 and introduces a series of new regulations aimed at addressing housing, sustainability, and the preservation of the city’s historical landscape.
The plan passed with 22 votes in favor, 8 against, and 1 abstention. It incorporates nearly 200 project sheets outlining interventions across the municipal territory and includes adjustments requested by the regional cultural heritage authority, particularly concerning building heights and historic sites.
Key Provisions of the Plan
Among the most notable elements of the new regulations are:
• Short-Term Rental Ban in UNESCO Area: The POC introduces a ban on the opening of new short-term rentals (e.g., Airbnb-style accommodations) within Florence’s historic center, a UNESCO World Heritage Site. This rule is part of a broader strategy to address the housing crisis in central neighborhoods and balance tourism with residential needs.
• 20% Social Housing Requirement: Developers undertaking new residential projects will now be required to allocate at least 20% of the building area to social housing (known as housing sociale), aimed at improving affordability and reducing housing exclusion.
• No New Private Student Housing in the City Center: A measure to limit speculation and preserve residential integrity in the historic core, this rule prohibits the construction of new private student residences in central areas.
• Green Plan Integration: The updated POC fully incorporates Florence’s recently adopted Piano del Verde (Green Plan), which emphasizes the enhancement and protection of public green spaces and urban biodiversity.
• Cultural and Landscape Safeguards: Based on input from Tuscany’s regional landscape commission, several modifications were made to protect areas of high cultural value. For instance, limitations were introduced on the scale of new buildings in sensitive zones like Via Rocca Tedalda and the former Officine Grandi Riparazioni (ex OGR), reducing allowable development volumes to minimize visual and environmental impact.
Dissenting Voices and Criticism
Despite broad support within the governing majority, several opposition councillors criticized the plan on different grounds. Some, such as Cecilia Del Re of Firenze Democratica, argued that the plan contradicts its own principles by introducing exceptions to the short-term rental ban—particularly the approval of tourist accommodations at the former city theatre and in Via Bufalini, which together account for roughly 300 new tourist units. According to Del Re, these changes amount to an effective increase of over 500,000 square meters of tourism-related development, undermining the plan’s stated goals. Other critics, like Matteo Chelli (Fratelli d’Italia), pointed to a lack of ambition in infrastructure planning and raised concerns that the plan may lead to a perpetual state of construction in the city without truly solving mobility or connectivity issues.
Next Steps
Before becoming fully effective, the plan—including the short-term rental ban—must undergo a final review by the regional Conferenza Paesaggistica (Landscape Conference). Following this, it will be published in Tuscany’s official bulletin (BURT). The POC will come into force 30 days after publication, which is expected between late May and early June.
Florence’s Urban Planning Councillor, Caterina Biti, described the approval as the “final step in a long and meticulous process” and highlighted how the plan translates the city’s political vision into binding technical regulations. Mayor Sara Funaro emphasized that the plan “designs the future of the city,” noting that it is one of the most strategic documents of the current administration.
A Vision for the Future
The POC reflects a clear direction for the city’s development: managing urban growth while preserving Florence’s unique character, responding to housing challenges, and fostering long-term sustainability. It aims to provide a solid framework for both public and private investments over the coming years—setting clear rules, supporting inclusive urban policies, and ensuring the city’s heritage remains protected.
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