Mandatory limits of density, height, distance between buildings and urban standards
Summary
TAV. 00Sets the mandatory limits that municipal planning instruments must respect: building density, heights, distances between buildings and minimum public-space provision (urban standards). It divides the territory into homogeneous zones (A–F).
Scope of application
TAV. 01Applies to municipal urban planning and new building works. It remains in force through the Building Act (D.P.R. 380/2001). Municipalities and Regions cannot derogate below its minimum limits (e.g. distance between buildings), but may set stricter requirements.
In depth
TAV. AIf the Building Act sets which permit you build with, D.M. 1444/1968 sets within which limits. A 1968 decree, yet still a daily reference, especially for three things: the division of territory into zones, the minimum distances between buildings and the provision of public spaces.
The homogeneous territorial zones
The decree classifies each portion of territory into a homogeneous zone, and on this depend density, heights and the minimum provision of public spaces.
| Zone | What it denotes |
|---|---|
| A | historic centres and areas of environmental interest |
| B | already built-up areas (infill) |
| C | areas for new settlements (expansion) |
| D | productive / industrial settlements |
| E | agricultural areas |
| F | facilities and services of general interest |
The 10-metre distance
Urban standards
Alongside zones and distances, the decree requires planning instruments to provide a minimum of public spaces in proportion to the settled population: for residential settlements, at least 18 sq m per inhabitant, split between education, community facilities, green and sport, and parking. Productive and tertiary zones follow different criteria. To these are added the density and height limits, differentiated by zone.
| Use | sq m/inhabitant |
|---|---|
| Education (nurseries, compulsory schools) | 4.5 |
| Community facilities | 2.0 |
| Green and sport | 9.0 |
| Parking | 2.5 |
| Total | 18.0 |
Key points
TAV. K- Divides the territory into homogeneous zones A (historic centres), B, C, D, E, F
- Absolute minimum distance of 10 m between windowed walls of facing buildings (art. 9)
- Still in force under art. 136 of the Building Act; non-derogable limits
- Minimum public-space standards: at least 18 sq m per inhabitant in residential settlements
State-exam tracks that call it into play
TAV. EWhere this rule shows up in past architect qualification exams — study the rule, not just the theme.
Frequently asked questions
TAV. QIs the 10-metre distance always mandatory?
It applies to new constructions with facing windowed walls, outside zone A. Case law treats it as non-derogable: local rules may require greater but not smaller distances. Specific cases (e.g. zone A) must be assessed individually.
What are urban standards?
They are the minimum provisions of public spaces (green areas, parking, schools, services) the decree requires in proportion to the population. They ensure a minimum settlement quality and bind municipal planning.
Is a 1968 rule still valid?
Yes. It remains in force under art. 136 of the Building Act and is applied daily, especially for zones and distances. It has been the subject of extensive case law clarifying its scope.
How much public space is required per inhabitant?
For residential settlements the decree sets at least 18 sq m per inhabitant, split between education, community facilities, green and sport, and parking. Productive and tertiary zones follow different criteria, and Municipalities may require more.
Glossary
TAV. G- Zona territoriale omogenea (ZTO)
- Category into which the decree divides the territory (A-F) by characteristics and intended use.
- Standard urbanistici
- Minimum provisions of public spaces in proportion to population, required by the decree.
- Distanza tra fabbricati
- Minimum distance between buildings; for facing windowed walls, art. 9 sets 10 metres.
- Inderogabile
- A limit local instruments cannot reduce; they may only make it stricter.
- Densità edilizia
- The ratio between buildable volume and the area of the plot or zone; the decree sets its maximum limits, differentiated by homogeneous zone.