Tourism Planning Taskforce Report - Western Australian Planning ...

Chapter 6Term of Reference 3through the imposition of specific conditionson development and strata approvals.In consideration of these concerns, thetaskforce concluded that survey strata andvacant lot strata schemes were not desirablebut did have a role in the financing of tourismdevelopments. It was concluded that approvalof such schemes be conditional on mandatoryintegrated-common management andresolution of construction and timing issues.In summary, the taskforce was supportive ofthe use of strata schemes to allow stratasubdivision to occur concurrently with, orfollowing development. The creation ofserviced vacant lots through survey andvacant lot schemes was considered generallyundesirable but having application in somecircumstances under specific managementand construction conditions.6.6 ConclusionsStrata schemes are an important componentin the funding of tourist accommodationdevelopment. However, there are some risksfor the development of sustainable tourismprojects under such schemes and their useshould address the following issues:• Development preferably is fully orsubstantially constructed, with any stageddevelopment to include all commonfacilities required for that stage, anddemonstrate viable management potentialin terms of the number of units constructedin that stage.• Development is consistent with a validapproval issued by the local governmentand demonstrates consistent architecturaland building standards. In resorts wherethere are different classes ofaccommodation, rooms and facilities ineach class are of the same standard.• Establishment of long-term (25 years)management arrangements between unitowners and a tourism manager/operator toprovide for mandatory integrated-commonmanagement of all units and whichincorporates the following issues:- termination of the manager/operator andimmediate appointment of a replacementmanager/operator;- the management agreement between thetourism unit owners and the tourismmanager/operator must bind successiveowners;- development refurbishment as required tomaintain or upgrade the tourism standardof the facility is to be managed by thetourism manager/operator on adevelopment-wide basis through anannual mandatory levy, and theestablishment of a refurbishment reserveor similar mechanism;- the management agreement shall providefor all units within the classes provided tobe fitted out to a consistent standard andrequired to be maintained by the resortmanager to a consistent standard;- occupation of units is controlled by theresort operator with the managementagreement providing the ability to holdunits out of the rental pool only for theperiod required for maintenancepurposes, ie all tourism units shall formpart of the rental pool and be available fortourism use;- the ownership and management of thereception and common and recreationfacilities;- the potential for an alternative lettingarrangement with a licensed real estateor travel agent (separate from themanagement/caretaking agreement) tobe established by owners;- recording of the use of the facility andreporting on any non-compliance withmanagement statement and by-lawrequirements; and- strata plans are to be specified with aSection 6 restriction of use limitingoccupation of tourism units to TourismPurposes with an occupation restriction ofa maximum of three months in any12-month period.There are constraints to the achievement ofbona fide tourism developments where surveystrata or vacant lot strata schemes are used.These schemes should be approved only ontourist zoned land where it can bedemonstrated that each scheme will providefor a development consistent with the intentand objectives of the zone, be part of amandatory integrated-common management52 Tourism Planning Taskforce Report