2019-12-11 SM Agenda - Item 1 - Attachment 1 DRAFT 20191202-Noosa Plan Consultation Report

 Submitter   Submission and Grounds of Submission                                                                            Planners’ Response                                                                                              Recommendation
 20855347    •    Many people will have to sell their homes if they currently rely on Short-term holiday income.             •    In addition, all existing lawful short term accommodation operating within the Low Density
             •    Residents have based investment and major life decisions on being able to access the short-term                 Residential zone can continue under the provisions of existing use rights, this is estimated at
 20855348
                  holiday rental market which is now in doubt. For examples, decisions on when to retire based                    between 2-3000 properties.
 20855349         dependent on an assumed short term rental income while the residents go travelling.                        •    Together this constitutes approximately 40% of the coastal area’s dwelling stock.
 20855350    •    Short term letting provides a subsidiary income to the resident household through sporadic letting.                 Together the full range of available and allowable tourist accommodation will continue to
                  This is frequently essential and makes the difference between meeting expenses or not, taking                        support any local businesses providing support services while they chose to operate.
 20855351
                  holidays or not.
                                                                                                                             Limitation on frequency of short term accommodation
 20855352    •    The loss of additional income will have serious implications for local families, some of whom could not
                  afford to live here otherwise.                                                                             Consider an allowance for short term letting of principal places of residence for up to 60 days with no more
 20855353                                                                                                                    than 4 occurrences as accepted development with relevant provisions to be met.
 20855354
             •    Many take their families camping and use the income from letting out their home to fund Christmas for
                  their children. Not being able to do this would have a material impact on the lives of these families      Poorly managed properties and suggestions for management
 20855355         every year.
                                                                                                                             •    To manage the day to day operations of short term accommodation a local law with an additional
 20855378    •    There is a generation of younger families who entered the housing market later than other residents             approvals process with requirements for a contact person to deal with complains and a code of
                  at a cost tremendously higher than that of their older neighbours. Consequently, many must leverage             conduct addressing a range of matters deal with the day to day operations of short term
 20855379         their homes as assets whenever they can.                                                                        accommodation will be developed.
 20855380    •    Families on a single income rely on this supplementary income of occasionally letting their home or        •  Suggestions on how management of properties may be dealt with will be further considered and
                  letting out part of their home.                                                                               addressed in the proposed local law for short stay letting incorporating the consideration of a code
 20855381
             •    For empty nesters, home sharing is important as it provides income and lifestyle flexibility. It enables      of conduct.
 20855381         us to pay the mortgage and the bills, substantially boosting our income. We love sharing our holiday       Home hosted accommodation
 20855382         home with families from around the world and they appreciate being able to stay in a home rather
                  than a hotel.                                                                                              •    Comments with regard to ongoing support for home hosted accommodation is noted. The plan
 20855383                                                                                                                         proposes to make it easier to home host and allows home hosting to occur as accepted
             •    The people of Noosa have always had the opportunity to holiday let their homes and this right should            development ( no permit required) subject to meeting criteria.
 20855385         not be taken away. Reconsider the rules you’re proposing and keep it fair. Allow us the freedom we
                  have always had                                                                                            Secondary dwelling / granny flats with self contained kitchen facilities cannot be separately let for short
 20855386                                                                                                                    term accommodation. Any rooms let for home hosted short term accommodation cannot be self-contained.
             •    Local work opportunities are limited at best. Many families survives on the tourism trade and is built
 20855387         on that foundation.                                                                                        The State Planning Act sets the definitions for dwelling and secondary dwelling and State advice is

 20855387    •    Long term Noosa workers and business people have retired with little super and due to serious health       The definition for a dwelling house, states that the dwelling is for a single household. A dwelling house can
                  problems will not survive adequately on the pension without Airbnb. Through the advent of the              include a secondary dwelling. The definition of secondary dwelling states that it is used in conjunction with
 20855388         internet and the sharing economy they are able to be back in business again, this time working at our      and subordinate to a dwelling house, on the same lot. Given this criteria, the occupants of a secondary
                  own pace and ability and actually bringing extra visitors into Noosa supporting all local businesses.      dwelling are to be of the same household as the primary dwelling, and the secondary dwelling is used in
 20855390
                  Instead of being a burden on society we are a contributor and we too spend most of our earnings in         conjunction with the primary dwelling.
 20855391         the town.                                                                                                  Impacts of permanent residents
 20855392    •    Airbnb has given me as a house wife a job and a passion to keep my home beautiful and a way of
                                                                                                                             Comments with regard to impacts associated with some permanent residents is noted.
                  making an income. I can get out of bed and employ myself to have a way of making money to
 20855393         support myself and my young family. If fosters socialisation, meeting people and prevents depression       Any issues of bad behaviour or noise in these circumstances is a police matter.
 20855395    •    Residents who moved to Noosa in our mid-fifties were not ready to retire, but not being able to find       Housing affordability
 20855396         employment so decided to host guests in their spare room through Airbnb. We are now able to make
                  a contribution to the community in which we live by recommending our guests eat out and enjoy              •    It is acknowledged housing affordability has been a concern in Noosa Shire for some time, the New
 20855397         beautiful Noosa. Our life has been enriched by meeting people from all over the world. If we can no             Noosa plan seeks to try and address these challenges in a number of ways, including the regulation
                  longer able to be Airbnb hosts we would possibly have to consider selling our home.                             of the increase in short term accommodation in dwelling houses, it also encourages new and
 20855398                                                                                                                         smaller dwellings, provides for increased densities around centres and allocates a number of new
             •    Noosa locals place our home available for short stay rentals in some school holiday periods
 20855399         throughout the year. This income is vital to us as entrepreneurs who desperately want to stay living in         sites to small dwellings. Housing affordability is a complex issue and the planning scheme is only
                  Noosa. We also have a vested interest in ensuring our home is not a “party house” for many reasons.             one tool in addressing this challenge.
 20855596
                  We want to continue good relations with our neighbours and obviously we want people to care for our        •    The growth in dwelling houses moving out of permanent tenancy and into short term
 20855604         home so we vet our guests significantly prior to accepting a booking. Given the house is our principal          accommodation has removed a significant number of properties from the market. This has resulted
                  place of residence, our home is never going to help solve the permanent rental problem. We believe              in less supply of housing for rental or purchasing. It is well known that the return on investment is
 20855606
                  that there are many people in similar situations to our own and that we should at least be able to offer        considerably higher for short term accommodation than permanent rental.
 20855607         our home to guests for say 10 weeks a year (covering off the school holiday periods).                      •    There is a range in housing stock available including units, duplexes and traditional dwelling houses
 20857994    •    Cannot achieve the same income by permanently renting their home                                                in locations spread mainly throughout the coastal urban area, Noosa heads, eastern beaches,
             Flexibility of lifestyle                                                                                             specifically throughout residential zones. These zones offer a range in housing stock and levels of
 20861202                                                                                                                         housing affordability both for purchase and rental. Loss of stock to short term accommodation
             •    Residents want flexibility to organise a house swap or have the opportunity to rent their house out for         reduces the overall level of supply of permanent residential stock, this has an impact on supply and
 20861332
                  a couple of months to fund an overseas trip.                                                                    demand.
 20862012    •    It is a misconception that holiday rental returns are substantially more financially attractive than       •   Therefore, a reduction in available housing stock resulting from properties moving to short term
 20862016         permanent rentals, in residential areas. The cost of furniture and fixtures, insurance, cleaning and           letting has a link to and affects housing availability and affordability.
                  linen combined with administration and 30% average occupancy (in residential areas) does not               Carparking and traffic
 20862019         necessarily out preform net permanent rental income. Instead it is a lifestyle choice by absentee
 20862020
                  owners who along with their family and guests frequently use their STAs for regular residential            •    The Draft plan requires a house or unit over 100 square metres GFA to provide two spaces for up
                  purposes.                                                                                                       to three bedrooms, plus an additional space for each bedroom above three bedrooms where the
 20862021                                                                                                                         property is used for short term accommodation



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                      Page 27