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

 Submitter   Submission and Grounds of Submission                                                                              Planners’ response                                                                                          Recommendation
 21004784    Housing affordability                                                                                             While there is no figure fee yet set for assessment of short-term accommodation in a house it is
                                                                                                                               reasonable to consider fees would be comparable to these (subject to annual review). There is no
 20998855    •    Housing affordability and housing stress issues predated on line booking platforms,                          requirement to engage a planning consultant or other professional services in lodging a development
 21004800    •    the amendments may in fact adversely impact on housing affordability for lower income earners as it          application but many people choose to. For developments that are identified as inconsistent under the
                  will drive investment into the high density zones (apartment areas), forcing out long term tenants in        scheme a fee multiplier of 3 applies. Where the use has been carried out without Council approval (other
 21002267         favour of short term stays.                                                                                  than existing lawful uses) a fee multiplier of 2 applies.
 21004817    •    Noosa council must acknowledge that making expensive, high end 5 star short-term accommodation               Where an application follows the impact assessment process and neighbours or anybody else make
                  houses inconsistent is not going to address housing affordability for low income people.                     submissions these can only be considered on planning grounds and not vexatious complaints.
 21007813
             •   If the aim is to provide more affordable property and accommodation then this proposed change will            Infrastructure charges are payable on a new building however if for example an existing house is gaining
 21004990        do the opposite. Improving affordability comes back to back supply and demand. If you don't provide           approval for short-term accommodation without increasing in size it will get a credit for the house and
 21004781        more supply, and the lack of new land releases are part of the issue here, then the demand will cause         there is unlikely to be any additional infrastructure charges payable. For acceptable development there
                 prices to increase. Simple economics.                                                                         is no trigger to apply infrastructure charges.
 21002266
             Impact on economy and tourism and accommodation supply
                                                                                                                               Within the medium and high density residential zones and the tourist accommodation zone –
 21004625
             •    will reduce holiday accommodation, visitor spending, and investor interest, particularly in the high-end     approximately 5500 properties currently have the capacity to operate short term accommodation if the
 21004663         market                                                                                                       owner chooses to short term let the property. A further 600 existing properties also have the option to
             •    A reduction in accommodation will result therefore from current short term lets being banned and             apply for short term accommodation use within the medium and high density residential zones.
 21004878
                  through natural attrition as current holiday lets in low density zones are converted to residential or       In addition, all existing lawful short term accommodation operating within the Low Density Residential
 21004162         owner-occupied.                                                                                              zone can continue under the provisions of existing use rights, estimated at between 2-3000 properties.
 21004627    •    Removing the possibility of future investment in holiday lets in low density residential areas, may affect   Together this constitutes approximately 40% of the coastal area’s dwelling stock.
                  Noosa’s capacity to service future tourism growth and may therefore impact on Noosa’s overall
 21003250         tourism-related economy and small businesses.                                                                The New Noosa Plan continues to support tourism and visitor accommodation and a enables a range of
 21002358                                                                                                                      other short term accommodation opportunities including:
             •    By decreasing the number of properties available for short term stays, there will be less
 21004333         accommodation for all of those travelling and seasonal workers who prop up Noosa’s tourism                   •    Extensive designated Tourist Accommodation zones with an increased number of existing sites in
                  economy, particularly in the hospitality industry.                                                                Noosaville and Noosa Heads now included in the zone form the current attached housing zone and
 21004343                                                                                                                           2 large sites earmarked for new high end or 5 star visitor accommodation;
             •    Removing the possibility of future investment in holiday lets in low density residential areas, may affect
 20996862         Noosa’s capacity to service future tourism growth and may therefore impact on Noosa’s overall                •    Short term accommodation opportunities in medium and high density housing zones
                  tourism-related economy.
 20994550                                                                                                                      •    Home hosted accommodation in all residential zones, including freeing up requirements for home
             •    The services and amenities in the Noosa region are outstanding. These are of that quality, largely                hosting from the current scheme making it easier to do.
 21004903         because of the financial and non-financial input of tourists. I believe that Noosa people are particularly
                  friendly to tourists, compared to other holiday destinations, where local people are more indifferent to     •    Short term accommodation up to 60 nights per year in principal place of residence anywhere in the
 21004182                                                                                                                           Shire
                  visitors. I would like to think that this is somehow a natural attitude of Noosa people, but perhaps it is
 21002197         also due to the general knowledge that their services and amenities, and in many cases, their                •   Designated tourist parks and camp grounds
                  livelihoods, depend on the income provided by visitors.                                                      New provisions supporting nature based tourism in the hinterland and rural areas.
 20992699
             •    Any steps such as the proposed changes to rules surrounding short stays, which reduce the capacity
 21006762                                                                                                                      Housing affordability
                  of Noosa to house visitors, will inevitably reduce the numbers of visitors, and impact services and
                  amenities, and jeopardise the livelihoods of some of the community. It is possible, that the reduction of    It is acknowledged housing affordability has been a concern in Noosa Shire for some time, the New
 21004216
                  the numbers of properties of the type that might appeal to tourists with higher disposable incomes, will     Noosa plan seeks to try and address these challenges in a number of ways, including the regulation of
 21004700         have a disproportionately higher negative effect on the tourist income than might be expected based          the increase in short term accommodation in dwelling houses, it also encourages new and smaller
                  on a consideration of the reduction in the number of beds available for tourists.                            dwellings, provides for increased densities around centres and allocates a number of new sites to small
 21004724
             •    will severely limit and impact tourist numbers coming to Noosa which in turn will affect the economy of      dwellings. Housing affordability is a complex issue and the planning scheme is only one tool in
 20997835         Noosa.                                                                                                       addressing this challenge.
 21004845    •    the economy is heavily reliant on tourists and often struggles in times of down turn.                        The growth in dwelling houses moving out of permanent tenancy and into short term accommodation has
                                                                                                                               removed a significant number of properties from the market. This has resulted in less supply of housing
 21004817    •    The Noosa Housing Strategy report states clearly that tourism under pins the Noosa economy.
                                                                                                                               for rental or purchasing. It is well known that the return on investment is considerably higher for short
 21004779    •    The actions that council is proposing will impact our economy.                                               term accommodation than permanent rental.
             •    Reduction in property rentals, particularly high end, will have a negative flow on effect in the tourism     Not all short term accommodation in residential zones are high end or in prime water front locations.
 21003438         and hospitality sector.                                                                                      There is a range in housing stock used for short term accommodation available including units, duplexes
 21000959    •    More day trippers. More traffic and parking problems. If we can’t accommodate them. Maroochydore             and traditional dwelling houses in locations spread mainly throughout the coastal urban area, Noosa
                  will. And Maroochydore restaurants, hotels and businesses…                                                   heads, eastern beaches, specifically throughout local density residential zones. These zones offer a
 20998737
                                                                                                                               range in housing stock and levels of housing affordability both for purchase and rental. Loss of stock to
             •    As numbers of houses available to short-term let to visitors diminishes, visitors to the region who
 21004820                                                                                                                      short term accommodation reduces the overall level of supply of permanent residential stock, this has an
                  prefer letting houses are more likely to leave Noosa precinct and seek short-term lets outside of the
                                                                                                                               impact on supply and demand
 21004242         shire. This will impact local businesses; furthermore, these visitors will become Day trippers into
                  Noosa, adding to the already significant traffic and parking problems.                                       Therefore, a reduction in available housing stock resulting from properties moving to short term letting
 21004470                                                                                                                      has a link to and affects housing availability and affordability.
             •    Changes threaten ongoing and long-term availability of holiday accommodation stock, and will
 21001048         damage the future of Noosa’s tourism industry, economy and jobs. Detrimental to the growth potential         The current semi attached and attached zones have always had a mix of both permanent residents and
                  of tourism in Noosa (which ultimately affects everyone).                                                     visitor accommodation.
 21003404
             •    By fixing the number of holiday houses in Noosa the Noosa Council will remove any form of natural
 21003459                                                                                                                      The new Noosa Plan takes a consistent approach across all its zones, not just the Low Density
                  competition. This will result in a lower quality accommodation offering overtime, with owners provided
                                                                                                                               Residential zone, in terms of assessing the appropriateness of future short term accommodation
 21006246         no real incentive to keep pace with newer properties as these older houses maintain a monopoly over
                  the holiday rental business.



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                    Page 58