

An Indicator­based Approach to Measuring
Regeneration of Historic Cities.

IJPP ­ Italian Journal of Planning Practice 119

Alessia Ferretti

ISSN: 2239­267X

Research Associate
Dipartimento Patrimonio Architettonico e Urbanistico (PAU) ­ Università degli Studi Mediterranea di
Reggio Calabria

Vol. IV, issue 1 ­ 2014

alessia.ferretti@gmail.com

An experimental evaluation in Toscana and Sardegna.

ABSTRACT
Historic towns and cities are a distinctive element of Italian
settlements. Despite their strategic role in structuring the Italian
territorial framework, over the last few years they have been troubled
by widespread abandonment and decay. While a major transition
from preservation to regeneration policies has taken place, it has
become evident that a crucial aspect is the evaluation of achieved
goals and final success.
Against this background, the main purpose of this study is to highlight
the need to provide a crosscutting and fully accessible set of
indicators for measuring regeneration strategies for historic towns,
and to develop a methodological proposal helping local authorities in


IJPP ­ Italian Journal of Planning Practice 120

INTRODUCTION
Since the early ‘60s, Italian academic debate about architectural and heritage
conservation of historic towns and cities has been extremely lively and it has
produced a number of in­depth researches. Indeed, historic towns and cities
are the larger part of Italian settlements and they are proper to this Country:
they are part of the historic character of Italy; they tell the story of its unique
development and give a sense of place, continuity and cultural identity; they
support a diversified local economy based on the high quality of their
natural, cultural, agricultural and manufacturing resources. However, over
the last few years, rapid economic, demographic and social changes have
caused a widespread abandonment and decay of historic towns: they have
lost their primary functions, their territorial viability has faded away, cultural
and social connections have been shattered.
Extensive academic research has unanimously pointed out the need to oppose
these phenomena of decay (Savarese and Valentino, 1994; Bonamico and
Tamburini, 1996; Ricci, 2007; Rolli and Andreassi, 2008), but the Italian
approach to planning practice has undergone some important changes over
the past fifty years: from the early ‘60s to the end of the ‘90s, the
architectural conservation of historic settlements through carefully planned
interventions prevailed. Then, after a prolonged conflictual relation between
conservation and development, a major transition from preservation to

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

assessing the effectiveness of their development strategies and
supporting the possible rescheduling of interventions while raising the
interest about the use of indicators. An operational tool – the Set of
Indicators for historic cities – is proposed based on the analysis and
the selection of indicators adopted internationally.
The conceptual structuring of indicators is explored with a discussion
of the selection process and the definition of a scoring framework.
The case­study analysis is also reported – indicators being applied to
Toscana and Sardegna to test the extent and the validity of the
proposed indicators.
Conclusions are drawn concerning potential benefits and the
applicability of the set of Indicators for historic towns.


IJPP ­ Italian Journal of Planning Practice 121

regeneration finally took place.
Regeneration strategies explicitly intend to integrate social, economic,
physical, ecological, demographic and financial issues.
Indeed, one of the most important challenges dealing with regeneration is to
foster increasing productivity making the city or town more competitive
(relatively to the surrounding region or the closer metropolitan area), at the
same time paying attention to environmental issues, fighting social
exclusion and promoting social cohesion, attracting new employment
opportunities, renewing the deteriorating housing stock, facing crime and
safety concerns (Andersen et al., 2003).
Since regeneration strategies aim at expressing a «shared policy
responsibility» (Andersen et al., 2003, p. 80) and at encouraging a wide
mobilization of individual energies and social resources as well as economic
resources, they are generally based on partnerships among private
stakeholders, associations, public authorities and local institutions.
At the same time, regeneration strategies arise from an area­based approach:
the concerted actions they consist of, aim at counteracting local conditions
of blight and decay. Due to the comprehensiveness of the urban problems
they face, and because of the varied local conditions and the changeable
social forces operating as part of the regeneration process, no pre­established
solutions, repeatable models or recurring methods are possible – if not
compromising the success of the regeneration itself. Indeed, when dealing
with regeneration strategies, it is important to respond quickly and
appropriately to changeable goals, resources and opportunities, eventually
re­programming the interventions and re­defining the partnership. Therefore,
a crucial step is the assessment of the effectiveness of the initiatives
undertaken, that is the proper evaluation of the goals achieved, of the
unexpected factors, of the final success or the inevitable failure of the
strategy (Hemphill et al., 2004). «When evaluations are used effectively, they
support programme improvements, knowledge generation and accountability»
(UNDP, 2009, p. 127). Indeed, a well­balanced evaluation process can lead to
more effective actions by simplifying and clarifying the planning process and
making aggregated information available to policy makers, at the same time
incorporating physical and social knowledge into decision­making, providing

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 122

an early warning to prevent economic, social and environmental setbacks, and
encouraging the communication of ideas, thoughts and values (UNDESA,
2007).
Although extensive academic research has explored contents and practice of
architectural conservation of Italian historic cities and towns (Di Stefano,
1979; Ferrari et al., 1980; Sanfilippo, 1983; Gabrielli, 1993; Aristone and
Palazzo, 2000; Ricci, 2007), and despite the great number of studies about
urban regeneration (Andersen et al., 2003; Audit Commission, 1989, 2007;
UK Parliament, 2003), much less and more recent research has paid
attention to the assessment of both the previous questions. Indeed, a review
of the literature and of the existing sets of indicators reveals that scant
research has focused on the evaluation of regeneration for historic cities.
Moreover, even though the evaluation approach has been growing more and
more important in the last decade, and although many indicators have been
drawn up, some theoretical inconsistencies persist, making it more difficult to
assess programmes, initiatives and actions unanimously and unambiguously.
As a matter of fact, the general quality of the evaluation design and the
reliability of the final assessment can be negatively affected by differences in
definitions, as well as diversified indicators for the same issue; lack of
sufficient rigor and clearness in the methodology applied; scant or not­
homogeneous data; not­unanimously approved interpretations of the outcomes.
Against this background, the main purpose of this study is to highlight the need
to provide a crosscutting and fully accessible set of indicators and to develop a
methodological proposal for the evaluation of regeneration strategies for small
historic towns and minor historic cities, while reconsidering the conceptual
categories which define their territorial role. More specifically, the contribution
of this work is to identify a flexible evaluation process and consequently to
build an operational tool – the Set of Indicators for historic cities – based on the
analysis and the selection of indicators adopted internationally.
The proposed Set is intended as a tool to investigate how actions, programs
and projects are implemented and to assess the effects they produce. As part
of the process aiming at achieving improved performance, it aims at
supporting local authorities in assessing the effectiveness of their
development strategies while encouraging more effective actions and better

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 123

decisions; at the same time, it aims at encouraging a prompt corrective
action and the possible rescheduling of interventions in order to prevent
setbacks or unfavourable outcomes; finally, it aims at contributing to the
decision­making process while raising the interest of those involved in
spatial planning and urban regeneration about the use of indicators.
The investigation process has been supported by both an historic and
descriptive approach (analysis of the literature, legislation and the most
significant experiences, not only with respect to regeneration strategies for
historic towns, but also with respect to evaluation methodologies) reported
in the first part of this article. Given that this paper is primarily focused on
the selection of local indicators and the appropriate scoring framework, a
significant investigation of evaluation principles and methodology has been
carried out. Therefore, a possible listing of indicators has been identified
based on five performance categories which, in their totality, are considered
to contribute to urban regeneration.
The second part of this work is intended to describe the case­study analysis (the
Set of Indicators for historic cities being applied to Toscana and Sardegna).
Conclusions are drawn on the validity of the indicators, the versatility of the
scoring framework and the potential to identify best practices.
FROM ARCHITECTURAL CONSERVATION TO REGENERATION OF HISTORIC
CITIES IN ITALY
Historic towns and cities are one of the major features of the Italian
territorial framework due to their large number, to their numerous resident
population and to the important heritage they house.
Historic cities or towns are distinctive settlement showing a lively urban
culture, whose historic character is determined by the large number of
adjustments in uses and activities and in the forma urbis – while the original
traditions, rules and processes that led to their formation have been
preserved. They are unique for formal, typological and planning features
since they are unmistakable testimony of the historic, anthropological,
cultural and artistic process determining their own existence (Di Stefano,
1979; Ferrari et al., 1980; Sanfilippo, 1983; Gabrielli, 1993; Aristone and
Palazzo, 2000; Rolli and Andreassi, 2008). Undoubtedly, the concept of

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 124

historic city does not refer exclusively to a specific urban context, but to the
area where it is located, that is the system of signs which the community
recognizes (Savarese and Valentino, 1994; Ricci, 2007).
The expression minor historic settlement is a crucial specification. Initially,
the adjective minor was adopted because of a distorted interpretation of the
relationship between “predominant” and “subordinate” patterns of
settlement and in order to implicitly justify why major cities were wiping
out local cultures and marginal settlements (Terranova, 1982). As a matter of
fact, such a terminology has to be traced back to purely quantitative
considerations: minor does not express a reductive antinomy with celebrated
and remarkable cities, but it rather refers to a place where urban culture
found its congenial expression in small size and slow processes1 (Bianchi,
1994; Musacchio, 1994; Bonamico and Tamburini, 1996; Maietti, 2008).
The planning concern with historic cities dates back to the '50s, when rapid
changes in Italy and Europe made clear the need to protect the original
settlements and to give them a new conceptual identity (Choay, 1995).
Although in Italy many laws had already been passed to encourage the
protection of monumental assets, a proper turning point in the planning
approach was the Carta di Gubbio, a declaration for the preservation of
historic and artistic assets (ANCSA, 1960). This document initiated a lively
academic debate and an enthusiastic operational research, but it determined
controversial and not fully positive experiences. Actually, while advocating
a general preservation of historic cities as a whole (even impeding new
buildings), the Carta di Gubbio was focused on a strict conservation and on
a rigorous protection of the city’s monumental assets and historic features
(Janin Rivolin, 1994).
Due to the simultaneous diffusion of a zoning­approach, which in Italy led
to the adoption of DM 1444/19682, the historic city was then reduced to a

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

As for the Italian settlement, minor historic towns include “minimum” settlements (up to 2.000
population inhabitants), which usually are too small to take part in a truly effective development,
and “minor” settlements (from 2.000 to 10.000 inhabitants).

1

D.M. April 2, 1968 n. 1444, Limiti inderogabili di densità edilizia, di altezza, di distanza fra i
fabbricati e rapporti massimi tra spazi destinati agli insediamenti residenziali e produttivi e spazi
pubblici o riservati alle attività collettive, al verde pubblico, al verde o a parcheggi da osservare ai
fini della formazione dei nuovi strumenti urbanistici o della revisione di quelli esistenti, ai sensi
dell’art. 17 della legge 6 agosto 1967, n. 765), Gazzetta Ufficiale 16 aprile 1968, n.97.

2


IJPP ­ Italian Journal of Planning Practice 125

rigid perimeter (the Zona Territoriale Omogenea A) subject to restricted
regulation. The most obvious consequence was the segregation of this part
of the city: often coinciding with the urban fabric inside the old city­walls,
the A Zone was basically set apart from the ordinary planning process (a
detailed plan was required in order to allow any intervention) and placed in a
rather ambiguous prescriptive status.
Indeed, the long and sometimes farraginous planning procedure hindered
local authorities from drawing up the required detail plans, so impeding any
transformation for lack of the proper regulatory status in the A Zone –
basically no interventions were carried out within the historic settlement. At
the same time this hampering regulatory condition encouraged a frantic (and
sometimes illegal) planning and building activity in areas other than the A
Zone, where no restrictions or constraints were in force – the whole
settlement being spoiled by widespread and uncontrolled interventions.
This paradoxical situation accelerated the urban decay within the A Zone,
the latter being affected by a general abandonment and a quite widespread
lack of maintenance, while major demographic and social changes
determined an increasing depopulation of the historic settlement and the
interventions in the surrounding areas changed significantly the historic
town’s primary functions. The disappointing experiences carried out over the
years showed that simply architectural conservation and purely physical
transformation of historic fabrics were not sufficient to stop these rapid
changes and that a more comprehensive goal of revitalization was due.
The need for a radical innovation in planning policies for historic cities then
emerged.
The second Carta di Gubbio (1990) marked another important turning point
– it definitively shifted the general concern towards a comprehensive goal of
development for a whole “historic region” and its specific cultural identity
(ANCSA, 1990; Di Biase, 1991) – while a new awareness of the relationship
between local and global dynamics and a new consideration of social issues
emerged (Dematteis and Governa, 2005; Governa, 1997; Magnaghi, 1990,
2000, 2007; Vinci, 2005). At the same time, the major transition from a
regulatory to a negotiated approach taking place in the ‘90s (Salone, 1999;
Bobbio, 2000) reinforced the idea that effective solutions for historic cities
have to be based on a solid integration of actions, procedures and

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 126

interventions and on a well­balanced partnership of actors and stakeholders3.
The aforementioned evolution of approaches for historic cities – from
preservation of monumental assets to a broader concept of revitalization;
from the initial interest on physical aspects to a wider interest on social
issues and economic development – led to more comprehensive and
concerted regeneration strategies.
Refusing the idea of a sole economic growth, urban regeneration deals with
a more competitive development of local resources and intangible assets.
The main challenge is to allow historic cities to compete with stronger areas
by strengthening the economic performances while improving the quality of
life and facing crime and safety concerns; by attracting new functions and new
employment opportunities while delivering better public services; by renewing
the deteriorating housing stock while paying attention to environmental issues;
by managing any territorial change or development while strengthening the
social connections and the private­sector investment opportunities (Andersen
et al., 2003; ODPM, 2003; Audit Commission, 2007).
«Regeneration policies need to be all­encompassing, looking beyond the
purely physical and economic agendas of the 1980s, with equal importance
being placed upon the economic, environmental and social objectives»
(Hemphill et al., 2004a, p.731). They should be based on concerted actions
(strengthening of social capital; building restoration and environmental
conservation; enhancement of public spaces; improvement of mobility; support
to tourist, commercial, recreational, cultural activities), on a solid partnership of
varied stakeholders (public authorities, but also private developers and actors),
on diversified funds (regeneration typically involves a series of discretionary
funding programmes, operating in parallel to public funds).
Due to the many aspects involved, the expected development results can be
partially missed or their appropriateness can be negatively influenced by
impedimental local conditions; by the lack of a clear planning or the

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

Such a transition in the planning approach determined a real change in planning tools for historic
towns and cities: from detailed plans and rehabilitation plans to the more recent negotiated tools and
integrated programmes (Programma di Riqualificazione dei centri storici minori, Region of Marche;
Programmi Integrati per i centri storici, Region of Sardegna; Quadro Strategico di Valorizzazione,
Region of Umbria).

3


IJPP ­ Italian Journal of Planning Practice 127

adoption of pre­determined conventional processes not taking into account
the many local demands; by the often small scale of funding or the
unsuitable partnership supporting the whole strategy. Indeed, some authors
have questioned the effectiveness of regeneration strategies and it has even
been argued if they do always provide a positive return (Tyler et al., 2013;
Basle’, 2006).
Against this background, there is increasing interest in evaluation.
Indeed, effective feedbacks about the ongoing activities and appropriate
evaluation of the achieved results contribute «to improving development
policies, programmes and practices by providing policymakers with the
relevant evaluation information for making informed decisions» (OECD,
2001a, p. 3).
Evaluation plays a major role in enhancing the effectiveness of any planned
strategy since it establishes a «clear links between past, present and future
interventions and results» thus extracting «relevant information that can
subsequently be used as the basis for programmatic fine­tuning,
reorientation and planning» (UNDP, 2002, p. 5) – in this sense, contributing
to greater accountability and better learning (OECD, 2001a; UNDP, 2009).
At the same time, evaluation makes it possible to judge if the planned
strategy went in the right direction, possibly assessing its replicability in
other settings; whether success could be claimed; how future efforts might
be improved eventually considering alternatives (UNDP, 2002, 2009).
EVALUATING THE ACHIEVEMENTS OF URBAN REGENERATION FOR HISTORIC
CITIES
As briefly mentioned, evaluation plays a critical role in assessing the
performance of programmes and projects – it reviews the achievements of a
project against planned expectations, and it uses experience to improve the
design of future projects and programmes, the decision­making process, the
financing model, the public­private partnership (OECD, 1993, 2001b;
UNDESA, 2007; European Commission, 2011). The increasing
development of indicators has been helping decision makers in shaping
effective programmes, therefore it seems a worthy effort to extend
evaluation to strategies tackling urban decay in historic towns and cities –
thus setting new standards for regeneration.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 128

A thorough analysis of the literature about evaluation shows some peculiarities.
Evaluation is internationally considered critical to support programme
improvements and to plan strategically while contributing to make
evidenced­based and informed decisions, and there is widespread consensus
on the importance of early, persistent and rigorous evaluation (Alexander,
2006; Baer, 1997; Coombes et al., 1992; Hemphill et al., 2004; Linchfield et
al.,1975; OECD, 1993, 2001a; Patton, 1990; Robson et al., 1994; The World
Banck, 2010; Tyler et al., 2013; UNDESA, 2001, 2007; UNDP, 2002, 2009;
UNEG, 2007;Wholey et al., 2010).
The European Commission is also quite engaged in promoting «a culture of
results­orientation, learning, inquiry and evidence­based decision making»
(UNDP, 2009, p. 127) – therefore it has produced or encouraged numerous
studies (Basle’, 2006; DETR, 2000; European Commission, 1999, 2005,
2011; Eurostat, 2009; Oatley, 1998; UK Parliament, 2003; Wong, 2000).
Conversely, evaluation has entered the Italian academic debate more
recently and local authorities are still unaware of its potential. Indeed, in
Italy evaluation is not yet considered a necessary step in the planning­
monitoring­evaluating process, which is elsewhere unanimously recognized
as «a broad management strategy aimed at achieving improved performance
and demonstrable results» (UNEG, 2007, p. 2).
As a matter of fact, at the end of the ‘90s, when the Italian debate about
evaluation took its first steps, most studies were basically related to social
services, and to the assessment of efficiency and accountability in health and
education sector. The many innovations taking place in the ‘90s determined the
emergence of a new “planning perspective”, with many academics asking for
broadening evaluation beyond the ordinary use in order to extend it to planning
procedures, local development and territorial policies (Patassini, 1998).
New forms of representing diversified interests and the involvement of a
plurality of actors within urban and territorial initiatives; deep changes in the
role of local authorities and the wide involvement of private stakeholders in
public policies; the innovative approach to negotiation, and the varied forms
of public/private partnerships and inter­institutional cooperation within the
planning process; the increasing attention to high standard of performance
and high competitiveness of any territorial strategy; the need to seize
diversified funds; all these aspects fostered the still lively Italian debate on

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 129

evaluation within the planning process (Bezzi, 2001, 2010; Bezzi et al.,
2006; Bezzi et al., 2010; Ferrero, 2004; Florio, 2006; Leone et al., 2002;
Moro, 2011; Palumbo, 2000, 2001; Palumbo et al., 2009; Stame, 1998,
2001, 2007; Urbani, 2010; Vergani, 2013; Vertecchi, 2003).
Many authors have investigated the extent of evaluation of local
development and regeneration strategies (Curti, 2001; Laino, 2001; Micelli,
1995; Ministero delle Infrastrutture e dei Trasporti, 2002; Patassini, 1999,
2006; Sumiraschi, 2010) and there is a certain consensus on the idea that
evaluation cannot be reduced to the mere measuring of impacts, effects,
direct or indirect outcomes, but it should contribute to make possible
coordination of diversified projects and programmes, with a wider goal of
“territorial consistency” of the initiatives undertaken within a specific
context (Palermo, 1998, 2002).
Despite the ongoing debate, some important questions remain as for the
practice in evaluation. Indeed, some problems still affect the way evaluation
is carried out in Italy: deep differences in concepts and general terms; not
comparable set of indicators; multiple methodology applied; difficulty in
finding data (statistical data sets available are mostly concerned with
demographic and economic issues, lacking quality of life indicators).
Moreover, methods and techniques are not always consistent and the
adopted approach is not always dynamic – thus it is often difficult to assess
initiatives taking place in complex and diversified contexts, as well as to
comprise the strategic dimension of the initiatives while measuring their
efficiency and effectiveness (Carmona, 2003; Governa, 2004). At the same
time, since regeneration policies are concerned with social and territorial
objectives as well as economic ones, measuring the outcomes can be
uncertain – issues such as quality of life or territorial balance are less
susceptible to quantification than economic growth. Finally, most of the
existing sets of indicators are developed at the regional level, therefore they
are affected by a certain fragmentation of information or by deep differences
from region to region.
Against this background, the need to create a unanimous, crosscutting and
accessible set of indicators to evaluate regeneration strategies seems to be
worth discussing. The following paragraphs describe how existing indicators
have been analyzed and consequently structured within a univocal Set of

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 130

Indicators for historic cities.
The selection of indicators
As mentioned before, evaluation consists in the systematic and objective
measuring of a project, a program or a policy – to assess if the initiatives
undertaken to achieve a general interest have produced the expected effects
according to the stated objectives; to evaluate their relevance, efficiency,
effectiveness; and to describe the unexpected outcomes thus contributing to
the eventual rescheduling of interventions (OECD, 1993, 2001b; Stame,
1998; European Commission, 2011).
Most frameworks for evaluation follow an indicator­based approach by
including contextual measures to identify the baseline assessment of the
area, the conditions within which the strategy is operating and the effects of
policy actions (European Commission, 1999; Wong, 1995, 2000; Audit
Commission, 2002, 2005). Indicators are measurable units – nor necessarily
numbers, but operational information or parameters – used to define (beyond
what is directly associated with the indicator itself) not otherwise
investigable phenomena in order to contribute to the improvement of
policies and actions (OECD, 1993; Bossel, 1999).
The selection of appropriate indicators for regeneration strategies has proved
difficult, given to many reasons. First, local social structures and economy
often extend far beyond the area where regeneration takes place, making
indicators quite sensitive to locational factors (Coombes et al., 1992).
Secondly, the appropriateness of indicators depends on the difficult balance
between high level of comprehensiveness and their necessary synthesis
(European Commission, 1999; DETR, 1998b) – due to the great number of
thematic and specific sets of indicators adopted internationally (dealing with
environment and sustainability, quality of life, infrastructures, demographic
issues, crime and safety concerns, etc.), it has been laborious to avoid
double, inconsistent, or ambiguous parameters while selecting descriptive
enough indicators. Finally, the assessment of regeneration strategies requires
socio­economic indicators: although they have been used to inform policy
decisions since the mid­‘60s, their application has been long delayed
because of conceptual and methodological difficulties (Carley, 1981) – they
might highlight strengths and weaknesses of regeneration practice but in

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 131

most cases they are not able to explain possible negative performances or
indirect outcomes. Furthermore, even though it is possible to set parameters
for mostly quantitative regeneration outputs, it is difficult to extend the same
rationale to more specific criteria (quality of life, sustainability, other
qualitative phenomena).
The indicators proposed in the present work have been selected based on the
four­step procedure designed by Coombes and Wong (1994).
As a preliminary step, the conceptual consolidation and the investigation of
issues related to regeneration of minor historic cities have been necessary, as
well as the effort of clarifying the basic concepts of evaluation and the analysis
of comparable information, previous research and existing indicator­based
methods. Even if not directly related to historic towns and cities, diversified
set of indicators have been considered to refine the selection of appropriate
and previously tested parameters: economic and sustainable development and
quality of life indicators (Audit Commission, 1989, 2005; DETR, 2000;
UNDESA 2001, 2007; Eurostat, 2009; UNDP, 2009; The World Bank, 2010),
local deprivation indicators (DETR 1998a), environmental indicators (OECD,
1993; Eurostat, 2008), social cohesion and human development indicators
(OECD 2001c; Australian Bureau of Statistics, 2004).
Secondly, the analytical structure where the indicators can be organized has
been provided. As argued before, regeneration of historic cities includes
diversified contents, as well as numerous quantitative and qualitative
aspects, therefore setting out the precise list of issues to be covered and
providing the rationale for the selection of indicators have been crucial.
When dealing with historic cities and minor historic settlements it is
necessary to consider not only local resources and economic features, but
also spatial competitiveness, intangible assets and identity – the latter being
a multifaceted concept including the territorial rootedness, creativity and
local culture, the political background, expectations of the community,
human and social connections. Camagni (2009) has resumed such a
diversified content into the expression “territorial capital”: it includes “hard”
and “soft” elements, goods and services, knowledge and skills, but also
geographical location, nature and environmental resources, traditions,
informal rules, social connections, everyday life and human activities

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 132

(OECD, 2001b; European Commission, 2005). Although partially
questionable (intangible assets are not properly assessable and they do not
represent economic forces), the economic concept of capital is used to
identify the set of resources in which local stakeholders invest to promote
development and which require maintenance charges, operating expense and
hidden costs. Each asset may be considered an accrued and marketable stock
with the potential to produce profit and to undergo wiping out processes,
enhancement, depreciation (Bourdieu, 1983; Camagni, 2009).
Aiming at describing all the driving forces part of the aforementioned
“territorial capital”, at the same time being due to provide an accessible
analytical structure for the proposed set of indicators, a “five capitals model”4
has been considered: from a bottom–up perspective, five key factors have been
identified representing the issues required in a well­balanced regeneration
policy – human, social, infrastructural, physical and manufacturing capitals.
Consequently, 55 indicators, deriving from a thorough selection of existing
set of indicators and previously tested parameters (all of them adopted at
present by international, European and Italian agencies) has been organized
within the aforementioned “five capital” structure.
In the following paragraphs, a short description of the main contents of each
“capital” is provided (see the Annex for the detailed list of the indicators).

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

• HUMAN CAPITAL
Studies on human capital point out the strategic relation between
school and work experience of the population and social and
economic development (Becker, 1962, 1975; Schultz, 1959, 1962;
Sen, 1997, 1999; Arrow et al., 2010). Indeed, human capital is the set
of knowledge, skills, competencies and attributes embodied in
individuals that facilitated the creation of personal, social and
economic well­being (Coleman et al., 1994; OECD, 2001c) allowing
the achievement of a high territorial competitiveness.
In order to provide a complete sets of indicators of human capital, not
only parameters related to education, competences and skills of the
population, basic demands, working conditions and job opportunities

Initially proposed by the organization Forum for the Future in order to describe stocks and flows
related to a sustainable development, the Five Capitals Model includes natural, social, human,
manufactured and financial capital.

4


IJPP ­ Italian Journal of Planning Practice 133Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

have been considered, but also demographic indicators, parameters
related to number and quality of facilities and related social services,
programmes and initiatives addressing human capital, etc.
• SOCIAL CAPITAL
Social capital is a system of actual and potential resources and social
elements – trust, social connections, institutions, customs – affecting
the quality and quantity of social interactions (Bourdieu 1980, 1983;
Coleman et al., 1994; Putnam 1993, 2000). It enables individuals to act
collectively in the most effective way to pursue shared goals while
reducing delays and illegality (Cersosimo, 2001; Bagnasco et al., 2001).
In order to provide a complete set of indicators, social cohesion and
social inclusion have been considered, as well as forms of
participation and association, density of organizations, density of
facilities supporting social development.
• INFRASTRUCTURAL CAPITAL
Infrastructural capital consists of assets that, while not directly used
in the production process, provide services and improve the quality of
life (basic facilities, resources and goods, public services, but also
communication and distribution of energy, procedures and policies,
financing systems). It generates positive externalities affecting the
spatial competitiveness and it plays a significant role in the
development process determining the accessibility of a certain area,
therefore the potential to establish connections, to encourage
innovation and to determine growth opportunities.
• PHYSICAL CAPITAL
Physical capital is a set of durable goods, assets and stocks that
increase individual and collective productivity and make possible the
provision of services. It includes natural and environmental systems
and urban assets, as well as the relationship forged with the physical
resources and land­use planning component of urban regeneration
(Carbonaro and D’Arcy, 1993; DETR, 1998c).
In order to provide a complete set of indicators, environmental
elements, as well as historic and cultural assets and main features of
the located housing stock have been considered.


IJPP ­ Italian Journal of Planning Practice 134Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

• MANUFACTURING CAPITAL
Manufacturing capital expresses the economic characteristics and the
productive features strictly related to the development processes. It
consists of stocks, activities, services, and private and public
investment essential to the economic dynamics of a community.

TWO CASE STUDIES: TOSCANA AND SARDEGNA
Two case­studies have been selected to test the validity of the Set of
Indicators for historic cities – the Province of Grosseto (Toscana) and the
Province of Nuoro (Sardegna). They are representative of the strategies that
Italian municipalities put in place to achieve a well­balanced regeneration
and they share the same basic characteristics as for size and scale of the
related territorial framework, occurrence of regeneration efforts addressing
historic towns, indicator coverage – although at the same time they give the
opportunity to investigate different approaches to regeneration: while
Tuscany has long supported its development by "indirect" and deeply
embedded measures, more recently Sardegna has been promoting a direct
policy of regeneration of its historical settlements.

• The Province of Grosseto
12 municipalities in the Province of Grosseto have been considered
(Arcidosso, Castel del Piano, Castell’Azzara, Cinigiano, Manciano,
Pitigliano, Roccalbegna, Santa Fiora, Scansano, Seggiano, Semproniano
and Sorano – 1.631 sqKm, about 40.000 inhabitants). Most of them are
very small towns with a low population density, and four of the selected
can be considered "minimum” towns – less than 2,000 inhabitants;
Manciano is the only municipality with more than 7,500 inhabitants.
Two different but complementary systems of towns might be
identified within the case­study area. On one side, Manciano plays a
leading role for the surrounding towns (Pitigliano, Sorano,
Castell'Azzara) thanks to its central position in the infrastructural
system, but also because of the spatial attraction it exerts. On the other
side, the inward area is led by two strongly­connected municipalities
(Arcidosso and Castel del Piano), whose central role is based on the
provision of public services and facilities for the surrounding towns.
Because of a significant infrastructural seclusion, this area is troubled


IJPP ­ Italian Journal of Planning Practice 135Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

by serious problems of abandonment and depopulation, but at the
same time it preserves high and unique environmental values.
All the case study area has been concerned with varied and numerous
development initiatives, with significant public and private
investments, and a solid and effective partnership of diversified
stakeholders. A supporting role in the regeneration process has been
played by the regional planning (Piano di indirizzo territoriale
regionale and Piano Territoriale di Coordinamento of the Province)
and by some European Programmes (especially Interreg IIIC); by the
financial support to the manufacturing resources (Regional Law n.
28/2005, Codice del Commercio; Regional Law n. 53/2008, Norme in
materia di artigianato); by a well­balanced marketing campaign.
• The Province of Nuoro
20 municipalities in the Province of Nuoro have been considered
(Aritzo, Atzara, Austis, Belvì, Desulo, Fonni, Gadoni, Gavoi,
Mamoiada, Meana Sardo, Ollolai, Olzai, Ortueri, Ottana, Ovodda,
Sarule, Sorgono, Teti, Tiana and Tonara – 1.018,2 sqKm, about 34.000
inhabitants). All of them are very small towns, with an extremely low
population density (most municipalities have less than 2,000
inhabitants, six of them have less than 1,000 inhabitants).
Also in this case, two different systems of towns might be identified.
On one side, Fonni and Mamoiada play the leading role for the
surrounding towns (Gavoi, Ollolai, Olzai, Ottana, Ovodda, Sarule)
thanks to the strategic provision of public services and facilities, but
also because of the spatial attraction they exert on tourist,
environmental and manufacturing resources. As for the other
municipalities, they are part of a solid and balanced network of minor
towns, where no leading role is played: even if Tonara and Aritzo
exert some attraction by providing facilities, all these towns are part of
a homogeneous settlement, sharing infrastructural seclusion, dramatic
problems of abandonment, but at the same time high and unique
environmental values.
The selected municipalities have been concerned with numerous
initiatives, with significant public investment, and effective
partnerships of diversified stakeholders. The recent regeneration effort


IJPP ­ Italian Journal of Planning Practice 136Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

in the Province of Nuoro has been mainly focused on the
strengthening of physical and social resources, with a strong public
support for the restoration and the enhancement of building stock and
public spaces (Regional Law n. 29/98 ­ Tutela e valorizzazione dei
centri storici della Sardegna; Bando CIVIS ­ Rafforzamento centri
minori ­ POR Sardegna 2000­2006; Bando DOMOS ­ Proposte di
programmi di valorizzazione dell’edificato storico della Sardegna,
2006; Bando BIDDAS: Proposte di rete con programmi integrati e
interventi di riqualificazione urbana dell’edificato storico dei Comuni
della Sardegna, 2008; Bando SALTUS ­ Interventi di recupero,
riqualificazione e valorizzazione dell’architettura degli insediamenti
rurali storici extraurbani, 2009).

In facilitating the comparison of the selected case­study areas and in order to
allow the proper assessment of the regeneration efforts, a series of points need
to be allocated to each indicator in accordance with its performance, as
highlighted by Coombes and Wong (1994) about the need to determine a
scoring system as part of the evaluation process.
For the specific purpose of this work, a scale of 0–5 has been adopted,
where 0 represents no contribution or unsatisfactory contribution to
regeneration and 5 represents the maximum level of contribution for each
indicator. The use of such a numerical scoring system is intended to enable
the comparison of quantitative data with a regional benchmarking,
identifying how the performance of each municipality differs from the
regional performance and whether it can be considered the spur for
improvement or an example of how to achieve good practice (Audit
Commission, 2000; Hemphill et al., 2004b).
On these premises, data and information have been collected and analyzed
for each municipality with reference to the indicators listed in the annex,
then the assessment for each indicator has been formulated based on the
comparison with the regional benchmark. The first result of this step is
represented by 55 scores, one for each of the proposed indicators. The
allocation of these indicator­based scores has been influenced by the
importance of the phenomenon/action described by the indicator and the
strategic contribution of the undertaken initiatives to the final regeneration;


IJPP ­ Italian Journal of Planning Practice 137Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

by the consistency of the intervention with potentials and weaknesses of the
area; by the possible integration of actions or phenomena and on the
virtuous or repressive impulse of individual or collective participation; by
the unexpected impact of planned or spontaneous actions.
Consequently, a resuming score has been drawn for the five indicator groups
by working out the average of the points allocated to the 55 indicator. This
intermediate scores, based on the comprehensive range of indicators
employed and the extensive nature of data collected, are expected to allow
each “capital” to be individually weighted in terms of its contribution to the
achievement of the expected regeneration, possibly pointing out specific
weaknesses in the strategy.
Finally, an overall numerical score – worked out as the average of the five
intermediate results – has been used to enable the comparison of different
municipalities in the same area (as shown in figure 1 and 3) and therefore to
make possible a thorough discussion of the individual performance
achieved. At the same time, the overall score permits the analysis of each
case study against the theoretical maximum score and it enables to consider
the standard to be attained in the pursuit of effective regeneration while
considering the possible curbing contribution of the municipalities.
The overall and thematic results of evaluation have been summarized in
results maps (as shown in the following figures), which contribute to
identify each major problem or outcome of evaluation by stating each score
as clearly and concretely as possible.


IJPP ­ Italian Journal of Planning Practice 138Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

Figure 1 – The Province of Grosseto: case­study area and evaluation results

Figure 2 – The Province of Grosseto: intermediate evaluation results


IJPP ­ Italian Journal of Planning Practice 139Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

Figure 3 – The Province of Nuoro: case­study area and evaluation results

Figure 4 – The Province of Nuoro: intermediate evaluation results


IJPP ­ Italian Journal of Planning Practice 140Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

CONCLUSIONS
The planning concern with historic cities has undergone important changes:
from the early ‘60s to the end of the ‘90s a major transition from
preservation to regeneration took place.
As briefly highlighted in this work, the use of evaluations and related
performance indicators within the planning process has become increasingly
significant. Indeed, a well­balanced evaluation process can support programme
improvements while contributing to measuring outcomes and results, it enables
to illustrate what performance should be attained, it can lead to more effective
actions while increasing accountability and prevent possible setbacks.
Although extensive academic research has explored conservation of Italian
historic cities and towns as well as contents and practice of urban
regeneration, and although there is international consensus on the
importance of early, persistent and rigorous evaluation within the planning
process, much less of the Italian research has paid attention to the
assessment of regeneration strategies addressing historic towns and cities.
The main purpose of this study was to highlight the need to provide a
crosscutting and fully accessible set of indicators and to develop a
methodological proposal for the evaluation of regeneration strategies for
small historic towns and minor historic cities. By identifying a flexible
evaluation process and the consequent operational tool – the Set of Indicators
for historic cities, based on the analysis and the selection of indicators
adopted internationally – this work was intended to describe to which extend
evaluation can be part of the Italian planning process. At the same time, it
was intended to test the utility of a comprehensive evaluation tool, against the
thematic fragmentation and sectorialism of existing set of indictors (dealing
with environment and sustainability, quality of life, infrastructures,
demographic issues, crime and safety concerns, etc.) and despite the lack of
homogeneous data and deep differences from region to region.
On these premises, the application of the proposed Set of Indicators for historic
cities to two case studies has been necessary not only to test its versatility – that
is the possibility to extend its use to areas different in scale, territorial
framework, planning background – and to try the comprehensiveness and the
required synthesis of such an evaluation tool, but it has been indispensable


IJPP ­ Italian Journal of Planning Practice 141Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

in order to test the availability of homogeneous and clear data, as well as the
availability of the required benchmark scores (of regional or national level).
The attempt of evaluating the regeneration strategies put in place in the proposed
case studies by applying the Set of Indicators for historic cities allows some
considerations – apart from specific remarks about the case studies themselves.
Some weaknesses have emerged, partially related to the problematic aspects
of evaluation.
The selection of indicators has been deliberately conducted using well
established techniques and making reference to set of indicators adopted
internationally, thus dealing with widely agreed concepts and using
statistical data sources that are frequently and readily available. Nonetheless,
using the Set of Indicators for the selected case studies has been partially
hindered by the scantiness of available information for some of the
indicators or some of the selected municipalities. Indeed, being the Italian
academic debate about evaluation quite recent and being many local
authorities still untrained about the evaluation practice, in Italy data
fragmentation is quite widespread. In addition, even though the lack of
qualitative data for evaluation has been filled in some regional and
subregional attempts, often there is no coordination from region to region
(indicators of “physical capital” have proved to be more sensitive to
unhomogeneous data). Evidently, data fragmentation makes the assessments
less reliable, and duplicity or mismatching in the choice of indicators or
deep differences in terminology and definitions interfere with the required
relevance of evaluation.
As for the general convenience of the selected indicators, they have proved
to be technically robust, easily measurable and capable of being regularly
updated – most of them have been long in use in other Countries and they
have been tested with varied approaches. Nonetheless, some of the selected
indicators have proved to be not so sensitive to change in the initial planning
or to specific local conditions, while others cannot easily highlight virtuous
or curbing conditions to the planned regeneration strategies. In this sense,
indicators within the “human capital” category are the most ambiguous,
since it is often quite difficult to establish a clear connection between
regeneration initiatives and demographic changes – the latter being


IJPP ­ Italian Journal of Planning Practice 142Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

influenced by many conditions with no bearing on regeneration. Conversely,
they have proved to be the most reliable as for data availability. At the same
time, spontaneous contributions to the regeneration of historic towns are
basically impossible to be measured or clearly defined based on the
proposed set of indicators. Indeed, methods and tools used in the practice of
evaluation are not always able to assess the specific contribution of
integration within the regeneration strategy – integration of policies, general
quality of partnerships between diversified stakeholders, concerted actions –
or to properly interpret the delicate balance between development initiatives
and actions to oppose urban decay.
Against this background, further research on evaluating regeneration of
historic cities seems to be useful, while a wider acceptance of assessment at
institutional level and a suitable training effort are required.


IJPP ­ Italian Journal of Planning Practice 143Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 144Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

undertake


IJPP ­ Italian Journal of Planning Practice 145Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities

undertake


IJPP ­ Italian Journal of Planning Practice 146

REFERENCES

ALEXANDER E. R. (ed.) (2006), Evaluation in Planning: Evolution and Prospects.
Urban and regional planning and development, Ashgate Publishing, Ltd.

ANCSA (1960), Carta di Gubbio.
ANCSA (1990), 1960­1990. Un contributo italiano alla riqualificazione della città

esistente, XI National Congress, October 26­28, Gubbio.
ANDERSEN H. T. and VAN KEMPEN R. (2003), “New trends in urban policies in

Europe: evidence from the Netherlands and Denmark”, in Cities, 20 (2), pp.
77­86.

ARISTONE O. and PALAZZO A. L. (2000), Città storiche: interventi per il riuso,
Milano, Il Sole 24 Ore.

ARROW K. J., SEN A. and SUZUMURA K. (2010), Handbook of social choice
and welfare, (Vol. 2), Elsevier.

AUDIT COMMISSION (1989), Urban Regeneration and Economic Development:
The Local Government Dimension, London, HMSO.
http://www.audit­commission.gov.uk/SiteCollectionDocuments/
Downloads/1989­B006387­Urban­Regeneration­and­Economic­
Development.pdf [Accessed: 30 October 2010]

AUDIT COMMISSION (2000), Getting Better All the Time: Making Benchmarking
Work, London, HMSO.

AUDIT COMMISSION (2002), Suggested Key Indicators for Economic Regeneration,
London, HMSO.

AUDIT COMMISSION (2005), Local quality of life indicators – supporting local
communities to become sustainable, National Report, London, Audit
Commission Publications.
http://www.audit­commission.gov.uk/SiteCollectionDocuments/
AuditCommissionReports/NationalStudies/QofL2005.pdf [Accessed: 30
October 2010]

AUDIT COMMISSION (2007), Regeneration Knowledge Report. A summary of
Audit Commission findings on regeneration 2001­ 2007.
http://www.audit­commission.gov.uk/SiteCollectionDocuments/Downloads/
regeneration­knowledge­report.pdf [Accessed: 30 October 2010]

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 147

AUSTRALIAN BUREAU OF STATISTICS (2004), Measuring Social Capital. An
Australian Framework and Indicators, Canberra, Australian Bureau of Statistics.
http://www.ausstats.abs.gov.au/Ausstats/free.nsf/Lookup/
13C0688F6B98DD45CA256E360077D526/$File/13780_2004.pdf
[Accessed: 12 July 2011]

BAER W. C. (1997), “General Plan Evaluation. An approach to making better
plans”, in APA Journal, 3.

BAGNASCO A., PISELLI F., PIZZORNO A. and TRIGILIA, C. (2001), Il capitale
sociale: istruzioni per l’uso, Bologna, Il Mulino.

BASLE´ M. (2006), “Strengths and weaknesses of European Union policy
evaluation methods: ex­post evaluation of Objective 2, 1994–99”, in
Regional Studies, 40 (2), pp. 225–235.

BECKER G. S. (1962), “Investment in Human Capital: a Theoretical Analysis”, in
The Journal of Political Economy, LXX, 5, pp. 9­49.

BECKER G. S. (1975), Human Capital, New York, Columbia University Press.
BEZZI C. (2001), Il disegno della ricerca valutativa, Milano, Franco Angeli.
BEZZI C. (2010), Il nuovo disegno della ricerca valutativa, Milano, Franco Angeli.
BEZZI C. (2011), La linea d'ombra. Problemi e soluzioni di ricerca sociale e

valutativa, Milano, Franco Angeli.
BEZZI C., CANNAVÒ L. and PALUMBO M. (2010), Costruire e usare indicatori

nella ricerca sociale e nella valutazione, Milano, Franco Angeli.
BEZZI C. and CIOFFI S. (eds.) (2006), Valutazione in azione. Lezioni apprese da

casi concreti, Milano, Franco Angeli.
BIANCHI A. (1994), “L’urbanistica del recupero nei centri storici minori”, in

Controspazio, 1, pp. 54­58.
BOBBIO L. (2000), “Produzione di politiche a mezzo di contratti nella pubblica

amministrazione italiana”, in Stato e Mercato, 58, pp. 111­141.
BONAMICO S. e TAMBURINI G. (1996) (eds.), Centri antichi minori d’Abruzzo:

recupero e valorizzazione, Roma, Gangemi.
BOSSEL H. (1999), Indicators for sustainable development: Theory, method,

applications, IISD ­ International Institute for Sustainable Development,
Manitoba, Canada.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 148

BOURDIEU P. (1980), “Le capital social”, in Actes de la recherche en sciences
sociales, 31, pp. 2­3.

BOURDIEU P. (1983), “The forms of capital”, in Richardson, J.G. (ed.), Handbook
of Theory and Research for the Sociology of Education, New York,
Greenwood Press, pp. 241­258.

CAMAGNI R. (2009), “Per un concetto di capitale territoriale”, in Borri D. and
Ferlaino F. (eds.), Crescita e sviluppo regionale: strumenti, sistemi, azioni,
Milano, Franco Angeli, pp. 66­90.

CARBONARO G. and D’ARCY E. (1993), “Key issues in property­led urban
restructuring: a European perspective”, in Journal of Property Valuation and
Investment, 11, pp. 339­353.

CARLEY M. (1981), Social Measurement and Social Indicators, London, Allen &
Unwin.

CARMONA M. (ed.) (2003), “Measuring Quality in Planning: an International
Review”, in Special Issue of Built Environment, 29 (4).

CAROZZI C. and ROZZI R. (1971), Centri storici: questione aperta, Bari, De Donato.
CERSOSIMO D. (ed.) (2001), Istituzioni, capitale sociale e sviluppo locale,

Catanzaro, Rubbettino.
CHOAY F. (1995), L’allegoria del patrimonio, Roma, Officina.
CIUCCI F. (2008), Valutazione delle politiche e dei servizi sociali. Partecipazione,

metodo, qualità, Milano, Franco Angeli.
COLEMAN J. S. and COLEMAN J. S. (1994), Foundations of Social Theory,

Cambridge, Harvard University Press.
COOMBES M. G., RAYBOULD S. and WONG C. (1992), Developing Indicators

to Assess the Potential for Urban Regeneration, London, HMSO.
COOMBES M. G. and WONG C. (1994), “Methodological steps in the development

of multivariate indexes for urban and regional policy analysis”, in
Environment and Planning A, 26, pp. 1297­1316.

CURTI F. (2001), “Valutazione strategica e programmi complessi: il caso dei PRUSST”,
in Archivio di studi urbani e regionali, 70, pp. 189­203.

DEMATTEIS G. and GOVERNA F. (eds.) (2005), Territorialità, sviluppo locale,
sostenibilità: il modello SLoT, Milano, Franco Angeli.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 149

DETR (Department of the Environment, Transport and the Regions) (1998a), Index
of Local Deprivation: A Summary of Results, London, DETR.

DETR (Department of the Environment, Transport and the Regions) (1998b),
Sustainability Counts, London, HMSO.

DETR (Department of the Environment, Transport and the Regions) (1998c),
Sustainable Regeneration Good Practice Guide, London, HMSO.

DETR (Department of the Environment, Transport and the Regions) (2000), Local
Quality of Life Counts. A Handbook for a Menu of Local Indicators of
Sustainable Development, Londra, DETR.

DI BIASE C. (ed.) (1991), 30 anni ANCSA, 1960­1990, Milano, ANCSA.
DI STEFANO R. (1979), Il recupero dei valori. Centri storici e monumenti: limiti

della conservazione e del restauro, Napoli, ESI.
EUROPEAN COMMISSION (1999), Evaluating socio­economic programmes. Vol.

6 – Glossary of 300 concepts and technical terms, Luxembourg.
http://www.eureval.fr/IMG/pdf/volume_6_EN.pdf [Accessed: 12 January 2010]

EUROPEAN COMMISSION (2005), Territorial state and perspectives of the
European Union, Scoping document and summary of political messages,
Bruxelles.
http://www.eu­territorial­agenda.eu/PresidencyConclusions/
Min%20DOC%201_finlux505.pdf [Accessed: 12 January 2010]

EUROPEAN COMMISSION (2011), Evaluation in the European Commission. A
guide to the evaluation procedures and structures currently operational in the
Commission’s external co­operation programmes, EuropeAid Cooperation
Office, Bruxelles.

EUROSTAT (2008), Energy, Transport and Environment Indicators, Luxembourg,
European Union.

EUROSTAT (2009), Sustainable development in the European Union: 2009
monitoring report of the EU sustainable development strategy, Luxembourg,
European Union.

FERRARI E., SEMBIANTI F., TOMASI M. e ZAMPEDRI G. (1980), Centri
storici del Trentino. Una proposta di lettura degli antichi aggregati minori,
Trento, Temi.

FERRERO G. (ed.) (2004), Valutare i Programmi Complessi, Regione Piemonte­
L’Artistica Editrice, Savigliano.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 150

FLORIO M. (2006), La valutazione degli investimenti pubblici: i progetti di sviluppo
nell'Unione europea e nell'esperienza internazionale, Milano, Franco Angeli.

GABRIELLI B. (1993), Il recupero della città esistente. Saggi 1968­1992, Milano,
ETAS libri.

GOVERNA F. (1997), Il milieu urbano. L’identità territoriale nei processi di
sviluppo, Milano, Franco Angeli.

GOVERNA F. (2004), “Scegliere, decidere, apprendere. Approcci e criteri nella
valutazione dei programmi complessi”, in Ferrero G. (ed.), Valutare i Programmi
Complessi, Regione Piemonte­L’Artistica Editrice, Savigliano, pp. 39­58.

HEMPHILL L., BERRY J. e MCGREAL S. (2004a), “An Indicator­based Approach
to Measuring Sustainable Urban Regeneration Performance: Part 1, Conceptual
Foundations and Methodological Framework”, in Urban Studies, 41 (4), pp.
725–755.

HEMPHILL L., BERRY J. e MCGREAL S. (2004b), “An Indicator­based Approach
to Measuring Sustainable Urban Regeneration Performance: Part 2, Empirical
Evaluation and Case­study Analysis”, in Urban Studies, 41 (4), pp. 757–772.

JANIN RIVOLIN U. (1994), “La cultura dei centri storici e i processi di
trasformazione delle città italiane: il dibattito urbanistico in Italia negli anni
‘70”, in Storia Urbana, 66, pp. 169­187.

JANIN RIVOLIN U. (2004), “Valutazione come strumento per il governo del
territorio: sei temi da approfondire”, in Ferrero G. (ed.), Valutare i Programmi
Complessi, Regione Piemonte­L’Artistica Editrice, Savigliano, pp. 59­67.

LAINO G. (2001), “Condizioni per l'efficacia dei programmi di riqualificazione
nell'ottica dello sviluppo locale”, in Archivio di studi urbani e regionali, 70,
pp. 137­165.

LEONE L. and VECCHI G. (eds.) (2002), Valutazione 2002. Pratiche di valutazione
in Italia: consolidamenti, ripensamenti e nuovi ambiti di riflessione, Milano,
Franco Angeli.

LICHFIELD N., KETTLE P. and WHITBREAD M. (1975), Evaluation in the
Planning Process, Elmsford, Pergamon Press.

MAGNAGHI A. (ed.) (1990), Il territorio dell’abitare. Lo sviluppo locale come
alternativa strategica, Milano, Franco Angeli.

MAGNAGHI A. (2000), Il progetto locale, Torino, Bollati Boringhieri.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 151

MAGNAGHI A. (ed.) (2007), Scenari strategici. Visioni identitarie per il progetto
di territorio, Firenze, Alinea.

MAIETTI F. (ed.) (2008), Centri storici minori. Progetti di recupero e restauro del
tessuto urbano fra identità culturale e salvaguardia, Rimini, Maggioli Editore.

MICELLI E. (1995), “La valutazione nei programmi integrati”, in Urbanistica, 105,
pp. 71­76.

MINISTERO DELLE INFRASTRUTTURE E DEI TRASPORTI (2002), Il
programma Urban e l'innovazione delle politiche urbane. Il senso
dell'esperienza: interpretazioni e proposte, (ed. Palermo P. C.), Milano,
Franco Angeli/Diap.

MORO G. (ed.) (2011), La valutazione possibile. Metodi e casi, Milano, Franco Angeli.
MUSACCHIO A. (1994), “Tracce per un itinerario attraverso il minore”, in

Savarese N. and Valentino P. A. (eds.) (1994), Progettare il passato. Centri
storici minori e valori ambientali diffusi, Roma, Associazione Civita, vol. III.

NUSSBAUM M. and SEN A. (1993), The quality of life, Oxford University Press.
OATLEY N. (1998), Cities, Economic Competition and Urban Policy, Paul

Chapman, London.
ODPM (Office of the Deputy Prime Minister) (2003), Sustainable Communities:

Building for the Future, London, ODPM.
OECD (Organisation for Economic Co­operation and Development) (1993), Core

set of indicators of environmental performance reviews, “Environment
Monographs”, 83, Paris.
http://www.oecd.org/env/indicators/publications.htm [Accessed: 12 May 2011]

OECD (2001a), Evaluation Feedback for Effective Learning and Accountability, Paris.
OECD (2001b), OECD Territorial Outlook, Paris.
OECD (2001c), The well­being of nations: the role of human and social capital,

Centre for Educational Research and Innovation ­ OECD, Paris.
http://www.oecd.org/dataoecd/36/40/33703702.pdf [Accessed: 23 May 2011]

PALERMO P. C. (1998), “Nuovi scenari, indirizzi e strumenti per il governo delle
trasformazioni”, in Territorio, 9, pp. 7­11.

PALERMO P. C. (2002), “Apprendere da Urban: effetti immediati e incerti sviluppi
di un’esperienza innovativa”, in Urbanistica, 119, pp. 36­38.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 152

PALUMBO M. (ed.) (2000), Valutazione 2000. Esperienze e riflessioni, Milano,
Franco Angeli.

PALUMBO M. (2001), Il processo di valutazione. Decidere, programmare, valutare,
Milano, Franco Angeli.

PALUMBO M. and TORRIGIANI C. (2009), La partecipazione fra ricerca e
valutazione, Milano, Franco Angeli.

PATASSINI D. (1998), “Politiche territoriali, valutazione e riforma urbanistica: il I
Congresso dell’Associazione Italiana di Valutazione”, in Archivio di Studi
Urbani e Regionali, 63, pp. 185­210.

PATASSINI D. (1999), “Valutare le politiche nella pianificazione urbana e territoriale”,
in Indovina F. (ed.), Territorio. Innovazione. Economia. Pianificazione.
Politiche, Daest, Venezia, pp. 85­130.

PATASSINI D. (ed.) (2006), Esperienze di valutazione urbana, Milano, Franco Angeli.
PATTON M. Q. (1990), Qualitative evaluation and research methods, Thousand

Oaks (CA), Sage Publications.
PUTNAM R. D. (1993), Making Democracy Work. Civic Traditions in Modern Italy,

Princeton, Princeton University Press.
PUTNAM R. D. (2000), Bowling Alone: The Collapse and Revival of American

Community, New York, Simon & Schuster.
RICCI M. (ed.) (2007), “Centri storici minori, i percorsi della valorizzazione”, in

Urbanistica, 133, pp. 7­42.
ROBSON B., BRADFORD M., DEAS I. et al. (1994), Assessing The Impact of

Urban Policy. London, HMSO.
ROLLI G. L. and ANDREASSI F. (eds.) (2008), Salvare i centri storici minori.

Proposte per un atlante urbanistico dei centri d’Abruzzo, Firenze, Alinea.
SALONE C. (1999), Il territorio negoziato. Strategie, coalizioni e “patti” nelle

nuove politiche territoriali, Firenze, Alinea.
SANFILIPPO E. (1983), Le ragioni del recupero di centri minori meridionali,

Roma, Officina.
SAVARESE N. and VALENTINO P. A. (eds.) (1994), Progettare il passato. Centri

storici minori e valori ambientali diffusi, Roma, Associazione Civita, III voll.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 153

SCHULTZ T. W. (1959), “Investment in man: an economist’s view, in The Social
Service Review, XXXIII, 2, pp. 109­117.
http://www.sdstate.edu/sdsuarchives/collections/upload/Investment­in­
Man.pdf [Accessed: 22 April 2011]

SCHULTZ T. W. (1962), “Reflections on investment in man”, in The Journal of
Political Economy, LXX, 5, pp. 1­8.
http://www2.sdstate.edu/sdsuarchives/collections/upload/Reflections­
Investment­Man.pdf [Accessed: 22 April 2011]

SEN A. (1997), Resources, values and development, Cambridge, Harvard University
Press.

SEN A. (1999), Development as Freedom, Oxford University Press.
STAME N. (1998), L'esperienza della valutazione, Roma, Seam.
STAME N. (ed.) (2001), Valutazione 2001. Lo sviluppo della valutazione in Italia

(Vol. 4), Milano, Franco Angeli.
STAME N. (ed.) (2007), Classici della Valutazione, Milano, Franco Angeli.
SUMIRASCHI C. (ed.) (2010), La valutazione come opportunità per lo sviluppo

regionale. Esperienze lombarde, Milano, Franco Angeli.
TERRANOVA A. (1982), “Motivazioni culturali e sociali per la conservazione dei

centri storici minori”, in AAVV, I centri storici minori nell'evoluzione culturale
dell'Appennino emiliano­romagnolo: Fiumalbo, 8­9 settembre 1979, Modena, Dini.

THE WORLD BANK (2010), World Development Indicators.
http://data.worldbank.org/sites/default/files/wdi­final.pdf [Accessed: 8 March 2011]

TYLER P., WARNOCK C., PROVINS A. and LANZ B. (2013), “Valuing the
Benefits of Urban Regeneration”, in Urban Studies, 50 (1), pp. 169­190.

UK PARLIAMENT (2003), The Effectiveness of Government Regeneration
Initiatives. Select Committee on Office of the Deputy Prime Minister: Housing,
Planning, Local Government and the Regions, Seventh Report. London: The
United Kingdom Parliament.

UNDESA (United Nations Department of Economic and Social Affairs) (2001),
Indicators of sustainable development: framework and methodologies,
Commission on Sustainable development, New York.
http://www.un.org/esa/sustdev/csd/csd9_indi_bp3.pdf [Accessed: 25 January 2011]

UNDESA (United Nations Department of Economic and Social Affairs) (2007),
Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities


IJPP ­ Italian Journal of Planning Practice 154

Indicators of Sustainable Development: Guidelines and Methodologies,
Commission on Sustainable development, New York.
http://www.un.org/esa/sustdev/natlinfo/indicators/guidelines.pdf [Accessed:
25 January 2011]

UNDP (United Nations Development Programme) (2002), Handbook on monitoring
and evaluating for results, Evaluation Office, New York.

UNDP (United Nations Development Programme) (2009), Handbook on planning,
monitoring and evaluating for development results, Evaluation Office, New York.
http://web.undp.org/evaluation/handbook/documents/english/pme­
handbook.pdf [Accessed: 28 January 2011]

UNEG (United Nation Evaluation Group) (2007), The Role of Evaluation in
Results­based Management.
http://www.unevaluation.org/papersandpubs/documentdetail.jsp?doc_id=87
[Accessed: 6 February 2011]

URBANI G. (ed.) (2010), Valutare le pubbliche amministrazioni: tra organizzazione
e individuo. Visioni dei valutatori italiani per perfomance e competitività,
Milano, Franco Angeli.

VERGANI A. (2013), Prove di valutazione. Libro bianco sulla valutazione in Italia,
Milano, Franco Angeli.

VERTECCHI B. (2003), Manuale della valutazione: analisi degli apprendimenti e
dei contesti (Vol. 4), Milano, Franco Angeli.

VINCI I. (ed.) (2005), Il radicamento territoriale dei sistemi locali, Milano, Franco Angeli.
WHOLEY J. S., HATRY H. P. and NEWCOMER K. E. (2010), Handbook of

Practical Program Evaluation, Vol 19, John Wiley & Sons.
WONG C. (1995), “Developing quantitative indicators for urban and regional policy

analysis”, in R. Hambleton R. and Thomas H. (Eds.), Urban Policy Evaluation:
Challenge and Change, London: Paul Chapman Publishing, pp.111­122.

WONG C. (2000), “Indicators in use: challenges to urban and environmental planning
in Britain”, in Town Planning Review, 71 (2), pp. 213–239.

Vol. IV, issue 1 ­ 2014

Ferretti ­ An Indicator­based Approach to Measuring Regeneration of Historic Cities