2021-12-13 GC Agenda - Item 8 -Attachment 1 - Housing Needs Assessment

In the Medium Density Residential Zone and the High Density Residential Zone the use of rooming
accommodation is code assessable. However, in the Low Density Residential Zone rooming
accommodation is accepted development subject to requirements if containing no more than five
bedrooms and accommodating no more than five beds.
Recently some property owners have converted low density dwelling houses into rooming
accommodation. This strictly requires a change of building classification (therefore a building
approval), regardless of whether physical building works are carried out. The building classification
will be required to be upgraded under the National Construction Code from a 1a structure to a Class
1b structure.
There are property investment advisors who are promoting a model of small boarding houses as a
means of recouping two to three times the rental return of a normal house.
Upon the issue of the building permit Council will calculate and issue an Infrastructure Charge Notice.
It is based on the development of rooming accommodation (to the scale it is), less a credit for the
original house. One recent example saw a house in Noosaville convert to rooming accommodation
of three suites plus two bedrooms. This triggered an infrastructure charge calculation of close to
$26,000 which may be a barrier to further conversions.
Some owners are doing these conversions without the necessary building permits and advertising
five separate “micro-apartments” each with its own bedroom, bathroom and kitchenette.
Aside from infrastructure charges, the provision of carparking is likely to be the other barrier to formal
conversion to rooming accommodation. The scheme requires 1 space per two bedrooms (or part
thereof). So, a four bedroom house would require two spaces but a five bedroom house would
require three spaces.
        The long term owners and operators of a lodging house (rooming accommodation) in
        Townsville suggest lodging houses are not an economic proposition for developers or
        investors because they cannot split them into multiple independent ownership in the way that
        a residential unit development can be. They suggest if builders and investors could profitably
        build lodging houses with multiple titles there would be more properties that could offer short
        to long term housing for crisis victims and those at risk of homelessness30.


7.4.6             Caretaker’s Residence and Dwelling Unit
Caretaker’s accommodation means the use of premises for a dwelling for a caretaker of a non-
residential use on the same premises. Alternatively a dwelling unit is one dwelling on the same
premises as a non-residential use, where the occupants are not caretaking the non-residential use.
This might be a single flat above a shop or office.
Caretaker’s accommodation is subject to planning approval and Council requires sufficient
justification there is a genuine need for caretaking or property management purposes such as the
need to manage a rural activity or demonstrated need for 24 hour supervision/care of buildings,
operations, plant or equipment. Since 2014, building approvals for 42 caretaker residences (or
ancillary dwellings as they were previously called) have been issued. A further 25 have development
approval but are not yet developed. There have been concerned these were not always occupied by
a caretaker.
A dwelling unit is supported in the centre zones but not in other non-residential zones. Places like
industrial estates should not include any residential use that is not directly required or justified by the
business on site as it creates reverse amenity conflicts.




30 Submission 7 to Standing Committee on Tax and Revenue inquiry into the contribution of tax and regulation

on housing affordability and supply in Australia.


Noosa Housing Needs Assessment 2021                                                                Page 63