2017-04-11 P&E Agenda Attachment 1 to Item 1 Housing Needs Assessment

1.   INTRODUCTION

1.1 Purpose of this Report
The purpose of this project is to advance the development of a Housing Needs Assessment for
Noosa Shire, in accordance with the requirements of the Queensland State Planning Policy – State
Interest Guideline, Housing Supply and Diversity (April, 2016) (“the guideline”).

While housing provision is not the responsibility of Local Government, the Queensland
Government has an expectation that Local Government planning schemes will support an
adequate supply and diversity of housing through the identification of suitable land for housing
development and inclusion of planning provisions that support the supply of a diverse range of
housing that is high-quality, well-serviced and appropriately located.

As noted in the guidelines, a Housing Needs Assessment can provide Local Government with the
detailed information required to support proposed planning scheme measures on planning and
regulating housing and land development over the life of the planning scheme to achieve desired
housing outcomes. Accordingly, a key purpose of this project is to inform the development of a
new planning scheme for Noosa Shire.

1.2 Context of the Report
Noosa Shire is a very desirable place to live with a low level of population growth, and as such,
housing availability is limited and some members of the community struggle to find housing
suitable to their needs and circumstances.

Housing stock is noticeably dominated by detached houses and semi-attached or attached
housing of at least three bedrooms which appears somewhat incongruous given a majority of
households are made up of just one or two people. However the free market system has meant
that historically, subdivided lots and dwellings have been built to meet a market that the
developer believes will offer the most dollar return. Dwellings are also built with resale in mind
and four bedrooms and two garages has been the preferred norm for houses. While in earlier
years two-bedroom units were quite common, three bedrooms have undoubtedly become the
standard.

Noosa Shire has a desirable environmental setting and the built form and business offerings have
been of a high standard compared to many other coastal settlements. It should come as no
surprise then that land and property commands a higher price than many other places and
thereby attracts many well-resourced residents. Investors who purchase dwellings also impact on
purchase price through added competition with potential resident-owners. The investor then
seeks the highest and best rental return whether by resident or visitor.

It is important to view these factors within the historic development and planning of Noosa Shire.
This was based on a population concept which identified a development carrying capacity and a
clear plan for future growth was adopted in accordance with that. It has not been the case of
development at all costs. However maintaining good planning standards with a defined
population/development capacity was always ultimately going to lead to higher priced real
estate.

Quality of development was preferred to quantity and at times it was a case of ‘less is more’.
Market conditions have favoured the affluent in coastal and prime locations at Noosa Heads and
Noosaville. The consequence has been ‘large’ and at times extraordinary dwellings. Development
was expected to comply. Bonus provisions or incentives have never featured.




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