Abstract
The paper discusses the Transfer of Development Rights (TDR) not only as a planning instrument related to land use and development purposes, but also as an instrument of energy policy related to building energy retraining, as it has been developed in the frame of the new Piano Regolatore Generale Comunale (Municipality Land Use Plan) of Trieste, a city in the North-East of Italy.In this case study TDR is developed as a hybrid instrument, aimed at regulating, motivating and negotiating at the same time. Its working strategy can be considered as an anomalous distributive policy which shares costs and benefits among the actors involved in the instrument implementation through a market-led mechanism, producing several possible types of outcomes. One of the main issues is that the capability of the instrument to self-regulate itself during the implementation phase seems to be very hard to achieve. As a consequence, the role of public authorities in the implementation phase remains an open issue.
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