Submission - MCU20 0097 - Julia Craddock and Garth Prowse Email 2.msg

Subject: Proposal for Material Change of Use Short-Term Accommodation ref: MCU20/0097 Addendum to Submission 17 Nov 2020
From: Julia Craddock
Date: 2020-11-18T05:05:48+00:00
To: Mailbox Council Mail

Dear Council Officers,

I have today been approached by a number of local residents and workers in the area expressing general concerns about the proliferation of on- going short-term letting in Noosa; and specific concerns about the proposal for 27A Hill St. People have repeatedly mentioned the difficulties they have experienced in seeking to access copies of the proposal. I have, therefore, prepared some additional points to be added to our submission of 17 Nov. which will, I believe, assist Council in it’s assessment of Proposal for Material Change of Use Short-Term Accommodation ref: MCU20/0097. 

1.  Difficulty accessing copies of the proposal

I do not own a home computer and had extensive difficulty trying to access the proposal via my smart-phone. I had to attend Council office twice (Thankyou front desk staff and Kerry from planning for your assistance) to obtain the relevant documents. I initially felt the inability to readily access these documents was particular to me - lack of equipment and skill. Throughout the day I have learned this is a common experience. Indeed Council officers themselves seemed to experience some difficulty accessing the documents. I mention this, because difficulty accessing the relevant documents is pertinent on 2 levels:
1. feedback to Council by residents seeking to use Council’s online system. And;
2. It is clear residents may wish to oppose the proposal but are falling at the 1st hurdle - they can’t easily get hold of the details. 

Today’s discussions with fellow residents and workers has also revealed another related issue. People wish to oppose the proposal but are not confident - feel they lack the skill - to adequately  express their concerns in writing. 

Council needs to be aware as a general principle that opposition to the proposal is likely to be far greater than the number of formal submissions received, and should take this reluctance/perceived inability to write, into account when assessing the objections it does receive. I can assure you, from what I have experienced today, opposition is widespread. 

2.  Acute shortage of long-term rental accommodation in Noosa

Sunshine Beach - the Noosa shire in general - is currently experiencing an acute long-term rental property shortage. Workers in the area’s tourism, hospitality, retail and services industries are finding it difficult/impossible to obtain long-term rental accommodation. Those currently in long-term rental accommodation in the area are increasingly nervous about their ability to retain their tenancies or obtain a new tenancy, as more and more landlords seek to take advantage of the higher rental yields afforded by conversion to short-term letting. Tenants are having their leases broken, or shortened considerably on renewal. Many leases are not being renewed. One person who spoke to me today has been actively looking for a property for 10 months and is becoming quite desperate at the prospect of being forced out of the area. She told me of workers reduced to living in their cars because the situation is so desperate. 
Workers who cannot obtain long-term rental accommodation face leaving their current jobs because they cannot secure appropriate long-term accommodation; or commuting long distances which can compromise the economic viability of their current job or undermine their desire to continue working in the area. 

Noosa needs it’s workers and families. They in turn need somewhere to live. 

The existing shortage of long-term rental properties in the area has been exacerbated by COVID-19. There has been an influx into the area of city workers, often from other States, seeking to work from home in an area with an attractive lifestyle, and currently free from lockdown and the more onerous Covid restrictions being experienced in other States and areas. 

I understand landlords are fielding hundreds of would-be applicants for long-term rental properties. I also understand it is common for prospective tenants to offer increased rent or bonuses to secure a tenancy. 

Under these conditions; it is clear that the recent purchasers of 27A Hill St would experience no difficulty whatsoever in securing a suitable tenant for the property on a (long-term) lease arrangement. Indeed they would have their pick. “Long-term” rental of the property is consistent with it’s current zoning as a residential property; and is consistent with the residential nature of the area in which it is situated. 

As a matter of public policy, and responsibility, Council has an obligation to the residents and business owners of Noosa to ensure that workers and families in the Noosa area are able to obtain the rental housing they require to enable them to continue working in the area. 

I stress I have not sought to galvanise opposition to the proposal to convert the usage of 27A Hill St to short-term letting. The “opposers” have come to me. It is clear however, from my experiences today, that short-term letting and the lack of longer-term rental accommodation is a hot button issue in this community. It is clear to me, that with little effort, significant community opposition could be readily marshalled. 

I strenuously urge Council to reject the proposal. 

I have no experience of Council’s planning proposal processes and am unclear as to the form they take. As an objector to the proposal, I seek as a principle of natural justice, to have the opportunity to express a right of reply should Project Urban or the owners of 27A Hill St comment directly on my submission in any future dealings with Council or should they submit any additional or altered proposal to Council concerning Unit 27A Hill St. 

I would be grateful for your continued assistance in dealing with this matter. 

Julia Craddock
Roger Prowse

Sent from my iPhone