Tourism Planning Taskforce Report - Western Australian Planning ...

Appendix 5Appendix 5STRATA TITLE TOURIST ACCOMMODATION DEVELOPMENTSATTRIBUTES OF SUCCESSTourism Western Australia has been examining the effect of strata titles on tourism developments forsome time. While being supportive in principle of strata titles as a means of financing touristaccommodation developments, Tourism WA shares the concerns of many local governments and theForeign Investment Review Board of the Federal Treasury that most strata title tourism developmentscan easily be converted to residential use after the expiration of the term of the leaseback or otherarrangement, or the failure of the complex manager. Local governments are particularly conscious thatlocal government by-laws requiring a maximum stay of three months (short-stay occupation only), aretime consuming and expensive to enforce if unit owners and complex managers choose to ignore them.The following table shows the attributes that a successful strata title tourist accommodationestablishment needs to have. The consequences of the establishment not having the attributes are alsoidentified.Tourism success(A) Building design and constructionConsistent architectural and building standardsare established by the developer. In resorts wherethere are different classes of accommodation,rooms and facilities in each particular class are ofthe same standard.Survey strata and vacant lot strata developmentsshould be structured to avoid each unit beingdesigned and/or constructed by different architectsor builders, with construction comprehensivelyprogrammed over a short time period.The design of any new or redeveloped units ofaccommodation should facilitate tourism use byensuring that it meets the needs of visitors to thearea rather than have the look and feel ofresidential accommodation. Designs that includededicated car spaces, games rooms, laundries, orthe like, and/or excessive floor area that moreresembles residential premises should be avoided.Tourism failureInconsistent standards result in tourists comparingeach other’s facilities, either favourably orunfavourably. If tariffs do not exactly reflectdifferences, complaints arise from irate guests whobelieve that they have not received the same valuefor money as their neighbours.Inconsistent design of units creates managementand fitout problems and encourages ownerparticipation in unit management and maintenance,with consequences as outlined above. Managedconstruction is required to ensure that a viablenumber of units are available when the resortcommences trading, and building activity does notcontinue over an extended period with detrimentalimpacts on guests and the ability of the resort totrade.Units that are residential in nature may not providethe holiday atmosphere provided by units designedfor short-stay and promote an owners perception ofthe unit as a holiday home. The financial return(per m2) on “residential style” units may not be ashigh as “tourist style” units due to higherconstruction costs, which may result in ownerdissatisfaction.116 Tourism Planning Taskforce Report