As the consultation period on Noosa Council’s short term accommodation draft local law nears its end residents are voicing their concerns about the proposed law, the place of STAs in Noosa and the consultation process.
Noosa Shire Residents and Ratepayers Association (NSRRA) is calling for an extension on public consultation on Council’s short term accommodation draft local law citing a lack of community awareness, a fault in the submission process and a consultation process biased towards STA stakeholders as reasons for the request.
A lobby group set up to oppose STA, Noosa Residents Against Unregulated Short Term Accommodation, is calling for STAs to be managed and regulated to fit into the current accommodation mix and be subject to the same development applications, fees and charges as traditional accommodation places such as resorts, hotels and hostels.
And Councillor Tom Wegener has been outspoken in council and on social media saying the Noosa Plan could not support both STA and residential amenity.
“The two are mutually exclusive,” he said.
“The plan supports predominantly residential neighbourhoods in medium density zones. When I visit these neighbourhoods I see they are at a tipping point where they are no longer predominantly home to permanent residents. They are losing the amenity of a residential neighbourhood and there is no more room for short term accommodation – especially outside of resorts and holiday units.”
NSRRA president Adrian Williams said public consultation on the local law had been compromised because Council initially released an incorrect email address for public submissions and contacted STA operators to prompt industry responses.
NSRRA is also questioning a complaints system in the law that requires residents impacted by STAs to raise concerns directly with the owners or managers.
“Council’s decision to abrogate their responsibility to manage complaints seems bizarre considering every other planning conflict they deal with protects the identity of the complainant, therefore enabling residents and the broader community to raise concerns without fear of reprisal,” Mr Williams said.
NSRRA have received a number of reports describing unsavoury incidents between residents and STA operations with one case resulting in violence which required police involvement, he said.
The NSRRA believes the community deserves more time “to digest such a complex and divisive issue”.
Residents Against Unregulated Short Term Accommodation spokesman Warick Redwood agrees it makes sense to remove the neighbour-agent contact which has become a conflict point, and suggests Council has a manned 24/7 hotline for reporting of compliance issues and he has called for a level playing field for like businesses.
“If council is approving these properties as businesses in residential areas they must accept the same responsibilities of regulation and compliance. Traditional accommodation, resorts, hotels, apartments, hostels, motels aren’t at capacity year round either so to make an even and fair playing field for these new STA accommodation businesses they must be subject to the same protocols, development applications, fees and charges that every other business has paid,” he said.
The group has also raised concerns about the impact of STAs on residential amenity.
“The super-spreading of the STA trend of using normal sized family homes as mini resorts is fantastic for wealth creation and investors who can afford a second, third or fourth property, but it does little to provide a community feel where people get to know their neighbours and actively participate in the community,” Mr Redwood said.
“For the wider community we must think about preserving the lifestyle and amenity we all enjoy and live here for. Over-tourism is becoming a thing. Byron Bay, Mornington Peninsular, plenty of Australian beachside resort towns are experiencing the same issues.
“The Tourism and Events Queensland conference this week at Peppers Resort had their strategic planners even speak exactly on this topic stating ‘that an abundance of accommodation, creating a lack of affordable rental options for the resort services and hospitality workforce will see the very things people visit to enjoy in a destination, become its demise’.”
Cr Wegener questioned the consistency of STA approval in medium density residential areas in the Noosa Plan with council plans to address the rental crisis.
“We have heard over and over that there are quality job opportunities here which are vacant because applicants cannot find accommodation. Yet, we support the transformation of housing to STS businesses. This is wildly inconsistent,” he said.
In October 2019, to manage the ongoing effects of both existing and future short term accommodation Council publicly notified a draft local law for short stay letting.
The draft local law was put on hold following public notification, pending the outcome of a state wide approach to managing short stay letting by the Queensland Government. With the advent of Covid19, the matter was deferred.
As part of Council’s adoption of Noosa Plan 2020, Council resolved to complete and introduce the local law for short term accommodation.
A revised draft local law has now been prepared proposing a number of changes, having considered public submissions, legal advice, stakeholder engagement and internal staff review.
Residents have until Friday 14 May to have their say on new short-term accommodation local laws through Council’s website at www.yoursaynoosa.qld.gov.au or by emailing submissions to shortstaylocallaw@noosa.qld.gov.au
