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

 Submitter   Submission and Grounds of Submission                                                                             Planners’ response                                                                                            Recommendation
 21004843    Inequities in low density residential zone                                                                       Duplexes or multiple dwellings built after 2006 undertaking short term accommodation are currently not
                                                                                                                              lawful to do so. Under the new Noosa Plan this use is consistent in the zone but will require an impact
 21004756    •    inequities with allowable land uses within the low density residential zones between existing use rights    assessment planning application;
                  properties and those without existing use rights.
 21003377                                                                                                                     The new Noosa Plan makes provision for a significant number of short term visitor accommodation
             •    residences in a Low Density Res area that can prove their house was previously let out for short stays
 20996489                                                                                                                     options, these uses should not occur at the expense of community needs.
                  will have a “land use” different to those neighbours that haven’t had been used previously as such.
 20983674    •    Low Density Residential Zone and to make short stay accommodation an ‘inconsistent’ use to                  Impact on economy and tourism and accommodation supply
                  minimise and/or remove short stay accommodation is inequitable.                                             It is agreed that Tourism is a significant part of Noosa’s economy recognised by the Local Economic Plan
 21002606
             •    The current wording and stipulations are prejudice to the majority of home owners in Noosa that seek        and Council’s current and draft new Noosa Plan.
 21003381         to short stay let their properties. This is discriminatory and will impact all facets of the community.
                                                                                                                              The new Noosa Plan provisions do not decrease the existing number of short term rentals. Dwelling
 21001022    •    Inequities in supply and demand in the accommodation sector;                                                houses currently being used for short term accommodation consistently over the last 12 months can
 21003411    Anti –competitive                                                                                                demonstrate existing use rights and continue to operate.

 21004818    •    Almost all of these are in low density zones. Under the new proposed zoning rules, the vast majority of     The New Noosa Plan continues to support tourism and visitor accommodation and a range of other short
                  these homes would not be allowed to short term rent without restrictions. This limits the holiday letting   term accommodation opportunities including:
 21003498         market, making it anti-competitive                                                                          •    Extensive designated Tourist Accommodation zones with an increased number of existing sites in
 20994984    •    will create barriers to entry to the Noosa accommodation market and are restrictive, discriminatory and          Noosaville and Noosa Heads now included in the zone form the current attached housing zone and
 21004858         anti-competitive                                                                                                 2 large sites earmarked for new high end or 5 star visitor accommodation;
             Investor and property value impacts                                                                              •    Short term accommodation opportunities in medium and high density housing zones
 21006767
             •    will affect future potential income and property value.                                                     •    Home hosted accommodation in all residential zones, including freeing up requirements for home
 21003389                                                                                                                          hosting from the current scheme making it easier to do.
             •    Onerous regulation such as those proposed will deter investors, who will look to other holiday areas
 21003605         for seamless property investment                                                                            •    Short term accommodation up to 60 nights per year in principal place of residence anywhere in the
                                                                                                                                   Shire
 21004284    •    Attack on property owner rights;
                                                                                                                              •   Designated tourist parks and camp grounds
 21004815    •    Buy now rent and live later affected.
                                                                                                                              New provisions supporting nature based tourism in the hinterland and rural areas.
 20995166    •    Retirement plan affected;
                                                                                                                              There is no evidence that no further increase in dwellings in Low Density Residential Zones used for
             •   Property values affected
 21004446                                                                                                                     short term accommodation will impact on the existing tourism economy, as the new Plan does not
             Impacts on income and employment                                                                                 propose any losses in existing tourist accommodation, but the contrary, it makes provision for more
 21004799                                                                                                                     opportunities as outlined above.
             •    Many people rely on the 'short stay economy' for their primary source of income,
 21004804                                                                                                                     Purpose built visitor accommodation such as resorts, motels and serviced apartments are already feeling
             •    This will result in a lot of local businesses losing clients, and thus, revenue.
 21004806                                                                                                                     the effect of increased competition of private holiday rental listings which in some instances have much
             •    Object to short-term accommodation being ‘inconsistent’ as it is being discriminatory to many urban         lower operating costs. More units within such complexes are likely to revert to permanent occupancy if
 21004849         houses and potential applications. Concerned about potential unintended consequences that may be            there is decreased demand for visitor accommodation.
                  detrimental to property owners, workers, small businesses and the Noosa economy.
 21004814                                                                                                                     Within the medium and high density residential zones and the tourist accommodation zone –
             •    This will impact the number of short-term letting properties available and impact employment long
 20995282         term in areas of domestic and garden duties. It discriminated against these lower income Noosa              approximately 5500 properties currently have the capacity to operate short term accommodation if the
                  workers, causing a flow on impact to smaller retail and consumer sales.                                     owner chooses to short term let the property. A further 600 existing properties also have the option to
 20995281                                                                                                                     apply for short term accommodation use within the medium and high density residential zones.
             •    as short-term rentals diminish, local people involved in the property management, cleaning and
 21003374         maintenance sectors will be detrimentally affected.                                                         In addition, all existing lawful short term accommodation operating within the Low Density Residential
                                                                                                                              zone can continue under the provisions of existing use rights, estimated at between 2-3000 properties.
 21003614    •    unsustainable for us without the rental income
             Over regulation                                                                                                  Together this constitutes approximately 40% of the coastal area’s dwelling stock. Therefore, a further
 21004564
                                                                                                                              loss of dwellings to short term accommodation is not supported.
 21003405    •    Don’t agree with the proposed changes to the Low Density Residential Zone as there are existing
                  regulations in place to mitigate impacts and the changes would have direct and potential financial          Together the full range of tourist accommodation will continue to support local businesses providing
 21004583         impacts on people in that zone.                                                                             support services while they chose to operate.
 21004812    •    The ‘share economy’ market doesn’t severely impact our Noosa low density neighbourhoods.                    Inequities in low density residential zone
 21004486    •    I object to any laws governing the way I chose to treat my property. You are creating more and more         When landuse changes or planning regulation change, lawful uses continue when the changes occur
                  unnecessary red tape and revenue generating                                                                 even if they are different to the new requirements. In this regard, a property with existing use rights may
 21004548                                                                                                                     enjoy a different landuse to properties without existing use rights.
             •    The requirement of a DA with Impact assessment I think this is an over reach by council. It will have
 2100406          consequences that might be irreversible and would suggest council reconsider their approach to this.        It is acknowledged that changes to landuse planning can affect development potential and therefore
 21003607    •    No Development Approvals should be required but instead have every rental required to have a                property values which attract different investor interest.
                  “Permit” Both permanent Rentals as well as Holiday Rentals.                                                 It is acknowledged the range of uses enjoyed by properties with existing use rights will be different to
 20991883
             •    Council has no right to retrospectively amend and restrict our usage rights when property was               those properties without existing use rights.
 20983674         purchased in good faith
                                                                                                                              Anti –competitive
 21003257    •    Council exposing themselves to litigation;
                                                                                                                              It is considered that there is a significant number and range of opportunities for short term
 20998856    •    Harsh regulations;
                                                                                                                              accommodation in Noosa both existing and enabled through the Noosa Plan, which contributes to choice
             •    Definition of short term accommodation should be less than 28 days the same as tourism levy.                in the market.
 21004902



Consultation Report - Consideration of Submissions on the New Noosa Plan                                                                                                                                                                                     Page 59