This page last modified 19 September 1998
Po 221 / Po 223
Dunstan Mountains
Otago Land District
Tenure review approved by Commissioner of Crown Lands (September)
1994
Landcorp Property Limited
1st September 1993
DRAFT PROPOSAL TO COMMISSIONER OF CROWN LANDS
Application for Exchange of Property Rights
APPLICATION:
1. To surrender pastoral leases Po221 and Po223 (Bendigo) from 1st January 1994.
2. To allocate approximately 1920 hectares to the Department of Conservation with provisions for grazing through a special lease issued under section 67 of the Land Act (1948).
3. To allocate approximately 1372 hectares to the Department of Conservation with no provisions for grazing.
4. To preferentially dispose of approximately 7992 hectares to the current lessees of Bendigo Station on freehold title.
5. To recognize that the Department of Conservation has negotiated conservation covenants over two areas of the proposed freehold to protect landscape and botanical values.
6. To recognize that the Department of Conservation has negotiated a conservation covenant over the entire freehold to protect historic mining sites.
7. To provide legal foot access at four locations.
LEASE:
Legal Description:
P221 Part Run 238M Wakefield and Tarras Survey District.
P223 Section 32 Run 238L, Wakefield Survey District.
Area:
P221 6189.7337 hectares.
P223 5094.5876 hectares.
Lease Details:
Tenure: Pastoral Lease
Term: 33 years from 1 July 1992 (both leases)
Expiry: 30 June 2025
Rental Review: 1 July 2003
Rental Value:
P221 $265,000
P223 $270,000
Annual Rent:
P221 $ 3,975 (1.5%)
P223 $ 4,050 (1.5%)
Crown Improvements: Nil
Stock Limitation in Lease:
P221: 2,695 sheep (inclusive of 880 breeding ewes)
Approximately 2,150 su.
P223: 2,118 sheep (inclusive of 660 breeding ewes)
Approximately 1,680 su.
Personal Stock Limit: For the two leases run in conjunction with each other 13,000 sheep (including not more than 8,000 breeding ewes) plus 200 cattle and 100 game animals.
LESSEE: John Charles Perriam and Heather Lorna Perriam.
LOCATION. Bendigo Station is comprised of 2 Pastoral Leases. The base of the property runs parallel to State Highway 8 along the Clutha Valley floor. The top boundary is the summit of the Dunstan Range. The property is bounded by Northburn Station to the south, Matakanui to the east and Ardgour to the north. The homestead is approximately 16 km from Cromwell along State Highway 8.
OTHER LAND HELD): (FH and DPL lands total 339 hectares).
GENERAL DESCRIPTION:
(a). Aspect: North to north east.
(b). Altitude: 200 - 1550m a s 1.
(c). Contour: 21% steep. 59% moderate - rolling. 20% flat- gentle.
(d). Area Ploughable: 200 hectares.
(e). Rainfall: Nearby Cromwell's mean annual rainfall is 407mm - progressively rises towards top of Dunstan Range to approximately 800mm.
(f). How Watered: Most Blocks have natural water. Ardgour Block has bore water (with pump).
(g). Subdivision Divided into 29 Blocks (including FH, DPL and LIP) flats further subdivided into paddocks.
(h). Snow Risk Sunny aspect ensures rapid clearance.
(I). Summer/Winter Balance: The property contains a large area of winter country which is extremely drought prone throughout the growing season.
(j). Shelter Adequate natural shelter.
(k). Reversion Extensive areas of kanuka at lower altitudes are gradually thickening and spreading. Briar abundant over lower warm slopes, thick in some gullies. Spaniard is dominant in the lower blue tussocklshort tussock zone.
(1). Erosion Wind, sheet and gully erosion wide spread on lower property. Middle altitude is predominantly stable. Wind, sheet, gully and land slip erosion with extensive frost heave occur at high altitude. Shady faces generally better covered and more stable.
(m). Weeds & Pests Kanuka gradually spreading and thickening. Briar thick in gullies. Aciphylla dominant in a zone above the AOSTD area. Tussock hawkweed very common on shady faces in Upper Devils block and in Upper Castle Block. Other weeds present are horehound, gorse, wilding conifers, wild thyme, cotton thistle, oriental clematis, hawthorn and broom. Goats common in the upper Devils Creek area. Pigs are present. Very serious rabbit problem on the lower country.
(n). Soils
Soils of Steeplands:
Brown Grey Earth - Alexandra Steepland
Yellow Grey Earth - Arrow Steepland
Yellow Brown Earth - Dunstan Steepland
Soils of Hills and Rolling Lands:
Brown Grey Earth - Conroy Hill
Yellow Grey Earth - Blackstone Hill
Yellow Brown Earth - Carrick Hill
Soils of Terraces:
Brown Grey Terrace -
Clyde
Lowburn
Molyneux
Linnburn
Tarras
Fraser
Galloway
Soils of Fans:
Brown Grey Terrace -
Ardgour
Lochar
Waenga
Blackmans
Soils of Moraines: (moraine soils)
(o). Land Use Capability
| LUC Class | Area/Ha | % Property |
| III | 257 | 2.3 |
| IV | 1449 | 12.9 |
| V | 334 | 3.0 |
| VI | 3531 | 31.4 |
| VII | 5432 | 48.2 |
| VIII | 250 | 2.2 |
| Totals: | 11253 | 100.0 |
(p). Cover (As of July 1990) -
P221
180 ha Lucerne
160 ha Lucerne, Cocksfoot mix.
60 ha Cultivated area - unproductive due to rabbits.
150 ha Kanuka scrub.
1000 ha AOSTD in flatter mid altitude areas (good).
639 ha AOSTD in lower dry areas - stressed.
200 ha AOSTD next to native upper altitude blocks.
1400 ha Lower native area very depleted.
2400 ha Higher native country - ranges from strong blue tussock to very depleted.6189 ha
P223
5 ha Boarder dyked, grass pastures, good cover depending on availability of water
100 ha Lucerne - average condition..
145 ha Lucerne, cocksfoot mix - poor condition.
140 ha Cultivated area, unproductive due to rabbits.
330 ha Kanuka scrub.
1054 ha AOSTD in flatter mid altitude areas (good).
1050 ha AOSTD in lower dry areas - stressed.
410 ha AOSTD next to native upper altitude blocks.
1050 ha Lower native area - very depleted.
800 ha Higher native country - ranges from strong blue tussock to very depleted5094 ha
(q). General
Bendigo is one of the driest properties within the semi-arid
lands region. The property's north - north east aspect accentuates
the low annual rainfall. CromweI1 only 16 kms away is New Zealand's
second driest town and summer rainfall variability is greater
than anywhere else in the country. The climate, aspect, topography
and vegetation cover combine to make the property severely rabbit
prone. Despite the rabbit problem Bendigo is one of the best known
fine wool producers in New Zealand. The rabbit proneness has determined
that 6789 ha of low and mid altitude country has been included
in the Rabbit and Land Management Programme area. Bendigo would
be a more financially robust enterprise without its
PRODUCTION:
Stock numbers increased from 10,500 su in 1981 to 15,000 su in 1988 in association with a comprehensive development programme. High rabbit numbers and unfavourable seasons have led to a 2,000 su reduction since this time.
Stock as at 30/6191:
| SHEEP: | Main Flock | Stud Flock | |||
| Ewe hoggets | 3,000 | Ewes | 500 | ||
| Wether hoggets | 2,500 | E/w hoggets | 500 | ||
| 2 Tooth ewes | 1,800 | 1,000 | |||
| M.A ewes | 5,700 | ||||
| M.A wethers | 1.300 | ||||
| 14,300 | |||||
| Total Stock Units: | 13,250 |
Performance:
Lambing: 95%
Wool per head: 4.0 kg
Supplementary feed: 1,000 large bales
PREVIOUS HISTORY:
Pre 1947, Bendigo was run by a Mr A C Begg. Brothers R F & A E Lucas took over the property in 1947. It was then considered to be in a very run down condition, with low lambing percentages, low wool weights and high death rates. Rabbits were a very serious problem causing widespread, extreme depletion on all areas below 610m. A fine-wool flock was run on the hill country with Romneys grazing the limited areas under irrigation on the LIP (homestead block). No winter feed was grown.
R F Lucas became the sole lessee from October 1953 and until 1978, during which time considerable development occurred bringing changes in management and vegetation improvement.
The present lessee J C Perriam, has proved to be very progressive and innovative. He has managed the property primarily for the continued production of fine merino wool (for which he has held an intensive, lifelong interest), and for lucrative hogget sales. He expanded considerably on the initial development commenced by R F Lucas, to a level where the property carried 15,430 stock units in 1986. The recent drier years and rabbit problems have led to a 2000 stock unit reduction. In 1991 the property carried 13250 stock units.
Mr Perriam has established a Game Park-Safari enterprise operated in connection with a Merino Shop at Tarras (the latter managed largely by Mrs Perriam); and of historical interest, has undertaken the restoration of the original Bendigo homestead which houses trophies and memorabilia.
The ownership of an outlet for their Merino wool products represents a move to control production and marketing in a totally integrated way. For example Bendigo knitting wool is produced in Napier and sold under the "Suprino" label.
An Historic Reserve of 115ha currently under the status of Protected Private Land centred on the remains of the old gold mining township of Logan town, was gazetted in March 1983.
BOTANICAL VALUES:
Bendigo Station lies within the Dunstan Ecological District and forms part of the Central Otago Ecological Region. The Dunstan Ecological District contains broad river terraces on its western borders and well developed farmland, giving way to broad ridges rising to the Dunstan tops. The mid-altitude zone tends to be well modified before giving way to cushionfields, short tussock and tall tussock on the Dunstan tops.
The Dunstan Ecological District was subject to a PNAP survey in 1984. Seventeen areas were identified as having important conservation values, four of these are located on Bendigo Station. These recommended areas for protection (RAPs) included the Dunstan tops - 370 ha, two low altitude kanuka shrubland areas - 770 ha, and shrubland in Bendigo Creek - 100 ha. During PNAP implementation it was recommended that the Thomson's Saddle area should also be designated an RAP because of the high component of silver tussock. Some areas outside of these RAPs also have ecological values and have been included in this proposal.
Outside of the RAPs Bendigo Station can be divided into five broad categories:
1 River terraces - highly developed, irrigated and cultivated pasture and well subdivided.
2 Lower hill slopes, variety of grassland, scabweed and scattered shrubland.
3 Kanuka shrubland occupies a belt between 400-700 m zone. This area includes the RAPs A3 and B7 which will be dealt with in greater detail. This kanuka zone extends the full width of the property and includes a variety of hardwood species. Scattered amongst this zone are small pockets of pasture, along with a variety of weeds, sweet briar being the most prominent.
4 The Mid-altitude zone is dominated by sparse hard and silver tussock and has been extensively oversown and topdressed. Within this zone scattered clumps of kanuka occur along with matagouri. Also present are blue tussock, Bromus tectorum, a variety of pasture grasses and some clover. This zone provides important Pasturage for Bendigo Station.
5 Dunstan tops - this zone includes mainly the top blocks on Bendigo Station running from 1100 m to 1500 m. A highly variable zone with ground cover comprising extensive bare ground, scattered Chionochloa rigida, Poa colensoi and extensive cushionfields. Cushionfields are dominated by Celmisia viscosa (a species which indicates heavy grazing in the past). This zone includes part of RAP A4 on the Dunstan tops.
The principal ecological values are encompassed in categories 3, 5 and part of 4 and around Mt Koinga (355 m) which is a known site locality for a rare sedge, Carex inopinata. It was last recorded in 1969 and requires further investigation - elsewhere the degree of modification to the indigenous vegetation is extremely high. The conservation interest identified on Bendigo therefore centres on these areas. A summary of their ecological values follows:
I Bendigo Tops
This area encompasses the extensive broad Dunstan Mountains, including the summits of the range, Mt Apiti, Mt Moka and Mt Kinaki. In total DOC's interest in this area covers 1900 ha, and includes the Moka, Upper Castle, Castle Rock, and Sunny Devil's blocks. This area is above 1200 m and although it is highly modified, it still has a high natural component that is worthy of protection. The broad vegetation communities are cushionfield herbfield along the summit of the range. This hummocky periglacial feature is well developed with Celmisia viscosa, Dracophyllum muscoides and blue tussock. Raorllia hectori grows on the stonier, more exposed surfaces. The top of the range also has a sparse scattering of Chionochloa macra, which represents a vegetation type that occurred extensively over the summit at an earlier period. Within the cushionfield, wetland flushes occur around the headwaters of all the catchments which flow through Bendigo Station. Surrounding these wetlands at lower altitudes, Poa colensoi is dominant, with scattered Chionochloa rigida. This grades out into fescue tussock at about 1200 m. In the west, around Mt Kinaki, Aciphylla spp. dominate, along with the occasional patch of Hieracium lepidulum (tussock hawkweed). A variety of herbs and shrubs are also scattered throughout these tops. Dracophyllum pronum, Hebe bucharcanii are notable along with Bulbinella angustifolia.
The draft "Lindis, Pisa, Dunstan" PNAP report describes the RAP located within these blocks in greater detail. It is recognised that the summit of the Dunstan Mountains has been severely modified from a tall tussock community to a cushionfield regime. However, these tops represent the best of what remains on the range. The PNAP report ranks the vegetation highly from a representativeness, diversity and naturalness viewpoint. Enlarging the area provides for good ecological viability over the long term, giving it maximum size and an ideal "biological shape". Existing fencing will protect and control existing patterns of use.
2 Kanuka Shrubland
As described, this broad, very visible kanuka belt captures two RAPs, one a first priority known as Pigeon Creek and the other a second priority RAP, Chinaman's Creek. Both areas have similar vegetation and are fully described in the PNAP report.
This proposal has enlarged on these areas considerably and has identified the majority of the kanuka belt on these west-north-west facing slopes above State Highway 8. This zone extends from Devil's Creek in the south-west to Bendigo Creek in the north-east. Bendigo Creek contains an RAP identified as being representative of shrubby gully systems in this dry region. Within the kanuka belt, patches of fescue tussock and scabweed occur along with a stand of kowhai in the Pigeon Creek RAP. Briar and matagouri are also common. The entire area is virtually completely fenced and rabbit-proofed, which should allow regeneration to occur.
In the Bendigo Creek area, part of the RAP has been redefined with only the lower reaches of this steep-sided gully being included. The Coprosma propinqua and matagouri shrubland in Bendigo Creek's upper reaches are well represented in Perrys and Aurora Creek. Clearwater Creek contains mainly briar and willows and is included for incorporation into the DOC estate primarily for its historical significance.
3 Upper Rise and Shine
This area has special significance because of its historic sites and its landscape setting. These factors, combined with the silver tussock grassland, makes it worthy of inclusion in this proposal. PNAP surveys have largely ignored lower altitude short tussocklands. The only RAP which includes this vegetation community is on a river terrace near Clyde.
FAUNA:
Bendigo Upland Invertebrates
The crest of the Dunstan Mountains contains a highly distinctive high alpine insect fauna. All the species are native and have evolved intricate relationships with their habitat and host plants. The fauna is distinctive because:
Main components of this fauna are alpine:
A few wasps one scorpionfly and some true bugs have also been recorded.
Freshwater Fish
Records are sparse for the creeks on Bendigo Station, brown trout have been recorded in Devils Creek and Thomsons Creek. It could, however, be expected that the native galaxiid koaro (Galaxias brevipinnis) would be present in some of the creeks.
The koaro is a category "C" species for conservation actions, and providing no high vertical waIls are built in these creeks the species should survive.
Avi-fauna
The birdlife on Bendigo Station is "typical" of Central Otago with no known unusual species. Falcons can occasionally be observed on the property. Skylarks are common on the tops.
Bendigo Station is one of the premier upland game hunting locations in Central Otago for both Californian quail and chukar. The latter occurs on the Dunstan Tops and the former in the Kanuka shrubland and the Rise and Shine Creek.
Feral Animals
Bendigo Station lies within the heart of the Rabbit and Land Management Programme area. Rabbits have traditionally been a major problem on the property.
In latter years a reduction in stock numbers has resulted from high rabbit numbers and a control programme in excess of $0.5 million has been implemented.
A portion of this proposal includes rabbit-prone country in the kanuka belt - 1700 ha out of 6000 ha. The last major poison was in 1989, and the lessee is hoping to do another this year. Since 1989 shooting has been the major control measure. The lessee lelieves that a good poison operation would now be the most appropriate mechanism to lower the present rabbit population.
VISUAL AND SCENIC VALUES:
A broad scale landscape appraisal has been carried out for the Dunstan Ranges as part of the assessment of conservation values undertaken for the Pisa Lindis Dunstan Ecological District. This appraisal categorized the Dunstans into six landscape management units. Bendigo Pastoral Lease is covered by three of these units. They include:
1 South Dunstan Crest Landscape Management Unit.
2 Central Dunstans Landscape Management Unit.
3 Cromwell Bendigo Landscape Management Unit.
The units represent areas with broadly homogeneous landscape character which require similar management to retain their character.
Within these units priority areas for landscape protection were identified. For Bendigo Pastoral Lease the following areas were identified:
1 South Dunstan Crest Landscape Priority Area
This area includes the South Dunstan Summit Plateau and extends below the crest to approximately the 1200 m contour. For Bendigo it includes all of the RAP A4 and an additional area on the south-west corner of the RAP. The high value placed on the South Dunstan Crest is derived from its natural characteristics - its Landforms, rock tors, sequence of contrasting vegetation types, ephemeral characteristics and spectacular views in all directions.
2 Bendigo Hills
Bendigo Hills includes all of the distinctive craggy topography and the large area of kanuka vegetation which stands above and contrasts with the generally smooth ridges on the northwest slopes of the Dunstan Mountains. The priority area extends in a band from Bendigo Creek to Devils Creek. This area is a distinctive and important landscape feature in the upper Clutha. The kanuka vegetation makes an important contribution to landscape character and its diversity. It is one of the few remaining significant remnants of this vegetation type in Central Otago. From a landscape perspective it is important that protection is given to the entire area.
3 Upper Bendigo Creek (Rise and Shine Creek)
Rise and Shine Creek is a small valley in the upper Bendigo Creek catchment, immediately west of Thomson's Saddle. The valley is enclosed and easily defined by topography. Its landscape character is derived from its smooth rounded landform (with an absence of rock outcrops), its vegetation pattern and cultural history.
Silver tussock forms the dominant vegetation cover and is relatively intact throughout the valley. Speargrass is common on the south faces and on higher ridges. Wetlands occupy the valley floor with a mix of exotic and native species including toetoe.
Remains of early sluice workings line the lower valley. These form part of a network of gold workings in the upper Bendigo Creek.
Poplars, both lombardy and silver, are cultural plantings left from the gold mining era. Rabbit numbers are high throughout the valley
Despite a degree of degradation evident on drier faces (aggravated by rabbits) this valley contains important landscape values. It represents one of the few remaining areas with relatively intact short tussock from valley floor to ridge top. The historic/cultural overlay contributes to its character and appeal.
CULTURAL VALUES:
(a) Historic
1 Maori Sites
Ritchie, 1980, provided a useful summary of known Maori sites in the Clutha Valley. No sites were recorded on Bendigo, however, it would be logical to assume that the area was extensively used. Thomson's Gorge would also have been a logical route through the Dunstan Mountains. Hamel (1993) indicates that there is a high probability that undiscovered material is preserved in some dry rocky clefts on Bendigo.
2 European History
Bendigo has been researched and written about over many years. The most recent report, titled "The Rich Fields of Bendigo" by Jill Hamel, February 1993, provides a well documented account of the history of Bendigo. While this report is not exhaustive, it provides a comprehensive account of the Bendigo goldfield.
Bendigo Station's history is primarily associated with gold mining, however it is important to note that Bendigo Station once formed part of the giant Morven Hills Station which was established in 1858. Today, field evidence remains in the form of stone cottages, mud brick cottages and stone yards. The latter, near Shepherds Creek, are associated with a stone hut and water races that probably provided water to the hut and yards.
The advent of pastoralism in 1858 slightly pre-dates gold mining at Bendigo, gold miners arrived four years later in 1862. Miners numbered 105 in early 1863 and were alluvial miners concentrating on Bendigo and the Rise and Shine Creeks. Alluvial gold deposits were exhausted by 1866. Today, field evidence reveals tailings in all the creeks, scattered settlements of relic stone mining huts and water races. Bendigo became a name on the map during this penod, principally as a shanty town, with a stone pub, built by William Goodall, being the only permanent fixture.
Following the decline in alluvial gold mining, quartz reefs were discovered and the Cromwell Quartz Mining Company was formed. The Solway battery was set up along with water races, water wheels and a dray road from the battery to the reef. This precipitated a second gold rush, which resulted in a further six main reefs being discovered and worked. In total some 50 claims were staked out involving 214 shareholders. The main reefs were the "Auroa" and "Lucknow", "Alta", "Rise and Shine" and the "Come in Time". All of these reefs had a complex of batteries, drives, shafts, tracks, races and revetments scattered throughout the area. The workings are inter-linked and have a complex and colourful history. Today field evidence still exists in various forms. The "Come in Time ''Battery is still largely intact, along with a complex of aerial ropeways, reverted tracks and water races. Elsewhere cottages and drives are hidden by briar and other scrub which covers parts of the property.
The main reserve of Bendigo which is currently under DOC control incorporates many of the earlier workings and townships, however many sites remain outside of this area. This proposal will amalgamate the majority of sites under formal protection.
The mining history of Bendigo spans half a century (I 863-1938) and includes alluvial mining, sluicing, quartz mining and dredging. Some of the operations were highly successful, both financially and industrially. In some instances families were involved for several generations.
Bendigo's historic significance revolves around all the features described. The remaining field evidence should be protected as a complex, not as a series of disjointed sites. Protection of the historic evidence to ensure the sites' integrity is important and will allow for better management as visitor numbers to the area increase.
RECREATION:
Currently recreation in Bendigo is centred around the existing Bendigo Reserve (protected private land) and the Dunstan tops. The Bendigo Reserve has been in existence since 1981 and forms part of the Otago Goldfields Park. This reserve encompasses some of the historic relics of the area and has become a major attraction for tourists. Vehicle access and the development of walking traclcs and interpretation panels have encouraged public use. This proposal incorporates additional mining sites which may stimulate further public interest in the area.
Potential exists to expand the tracking systems to link mining sites together and form tracks through the kanuka forest. Opening up access into the "Come in Time Battery" and clearing of the revested road up the Rise and Shine Creek would attract considerable interest.
The Bendigo field has considerable potential for interpretation and tourism. This tenure exchange will allow these sites to be managed as a complex and not just as isolated sites.
Aside from passive viewing or wanderings through the lower Bendigo area, Thomsons Gorge road provides access to the mining sites in the upper Rise and Shine Creek and access on to the tops. Thomson's Gorge road (a legal road) is on an old mining route through to Alexandra and although rough in places and is often not passable during winter months, is being used fairly frequently and could form part of a circular route from Alexandra or Cromwell.
From the saddle legal access is also available on to the tops past Mt Moka, however, there is a gap in the legal paper road to Mt Matariri. Under this tenure change proposal the formation of conservation land will link these paper roads and will allow better access on to the Dunstan tops. Primary use of the tops is by 4WD vehicles, tramping and cross-country skiers. The latter can be unreliable because of the snow shadow that forms over the Dunstan Mountains. Other opportunities, such as mountain biking, will increase in time.
Upland game-bird and rabbit shooting on Bendigo Station for recreation occurs frequently on the property and the game-bird shooting is some of the best in Central Otago.
PUBLIC COMMENT:
The proposal has not yet been advertised for public comment. This will be done with the consent of the Commissioner of Crown Lands. The concept has been discussed with representatives of Forest and Bird, Fish and Game, Public Access NZ and Federated Mountain Clubs. Most feedback has been positive. There was a consensus that if grazing is to remain on the Dunstan tops, there should be provision to exclude stock from the RAP should it be deemed necessary.
Mr Howse representing the Ngai Tahu Trust Board visited the property on August 12, 1993, he will comment when requested by the Commissioner.
DETAILED PROPOSAL:
The Department of Conservation's interest on Bendigo involves four areas:
1 Dunstan Mountains
Encompasses approximately 1920 ha of the Dunstan Tops and is an extension of RAP A4; the broad vegetation communities are similar and require sensitive management. The lower margin of the proposed DOC estate mainly follows existing fencelines as these are considered to form a practical boundary.
Public walking access will be available from the Thomson Gorge Road via a farm track on the legal roadline and via a 4WD track on the southern boundary of Bendigo Station. Once on the tops the public can utilise the area for recreation purposes at all times.
Perpetual grazing rights within the conservation estate will be available under a special lease at a commercial rental. The lease will cater for a conservative level of grazing. There will be a provision for the lowering of stock numbers should results from a monitoring programme indicate that vegetation cover or composition has deteriorated.
2 Thomsons Gorge
This area of 576 ha will he protected by a conservation covenant under the Reserves Act. The covenant will he designed to maintain the area in its present state.. The aim is to protect the landscape of the upper Rise and Shine Creek, the historic gold mining cottages, dams, etc, and the silver tussock grassland. Patch burning of shrubland is considered acceptable, along with OSTD. Mining, forestry and tracking would be excluded form the area.
3 Kanuka Shrubland
This area which is proposed for incorporation into the DOC estate comprises the lower altitude kanuka belt on Bendigo and covers approximately 1372 ha. The area includes substantial mining complexes. The topography and vegetation combine to create a unique landscape feature in this dry environment. Early photos show a very depleted landscape around the turn of the century, however since this time the recovery has been remarkahle. Once the area is fenced and destocked, this trend will accelerate. Mr Perriam has indicated that he would not be opposed to some DOC interpretation (ie sign posts and information plaques) down either side of the Bendigo-Logan Town road within the area to be freeholded below the kanuka heft.
An area in Bendigo and Clearwater Creeks will also be incorporated into the DOC estate. This area will not he feced as it is primarily intended to protect and provide public access to several historic mining features. Native vegetation present in these gorges is protected from stock by the steep nature of the terrain.
4 Kanuka shrubland in the vicinity of Mount Koinga.
This small area (approximately 107 hectares) will be protected by a conservation covenant issued under the Reserves Act (1977). This covenant is intended to protect the character of the area. Any future development will require consultation with DOC who must be satisfied that vegetation disturbance is minimal and that any structures erected are in sympathy with the landscape. An easement will give the public access through this area to the adjoining DOC estate from SH8.
5 Historic Sites
The majority of historic sites on Bendigo will become conservation
estate under this proposal. However, outside of these areas a
number of important historic sites occur which should be formally
protected. It is proposed that an umbrella conservation covenant
be drawn up that encompasses all of the remaining historic sites
on the property.
MANAGEMENT CONSIDERATIONS:
Management considerations on Bendigo are extremely complex and will require an ongoing commitment by DOC. This commitment will be directed towards land management issues, historic site conservation and recreation management.
1 Rabbits
As outlined earlier, rabbits are a major ongoing problem on Bendigo. AI1 of the historic sites and the kanuka belt lie within the RLMP area. Under this programme the majority of the land has been fenced with rabbit netting and an extensive secondary control programme of shooting has been implemented. This programme has been partially successful. In parts of the kanuka belt area rabbit numbers are low, elsewhere on the property numbers are at a point where a primary poison would drastically reduce numbers and allow secondary control to be more effective.
There is currently some debate as to whether a primary poison is allowable as part of the RLMP. If a poisoning was to be carried out, seedlings in the kanuka belt will have a chance to respond under a virtually nil grazing regime; this could in time make the kanuka belt a less attractive environment for rabbits. If a primary poison occurs and is successful, the ongoing management costs may not be high. It will be important that rabbit fences are maintained in order to be able to effectively control the population within the kanuka belt and to prevent rabbits living outside the fenced area from seeking refuge. Poisoning every few years until the environment becomes less favourable for rabbits will probably be necessary. Alternatively it may be determined that rabbits within the kanuka belt are not causing any harm to conservation values and that it is appropriate to allow rabbit numbers to fluctuate in a natural cycle. This approach would necessitate vigilant fence maintenance.
Costs of a primary poison are in the order of $36/ha, which equates to $49,392 over 1372 ha. It is possible that over a decade two poisonings will be necessary; however given that the fenced off kanuka area may be unfavourable for rabbits the period between poisonings may be prolonged. It is possible that over the next decade, advances may will be made in terms of cost efficient rabbit control, ie biological control may have been implemented.
Some pockets of rabbits will persist within the area proposed for incorporation into the DOC estate. These will require secondary control methods or the occasional poison.
The current RLMP still has two years to run. An apportionment of this funding will be available for the area of proposed DOC estate within the RLMP boundaries. The remaining caps money is approximately $60 000 which could be entitled to a 70% subsidy with DOC contributing the remaining 30%. The exact apportionment of costs is difficult to determine and will largely depend on negotiations during this exercise.
2 Fencing
Boundaries of the proposed DOC estate largely correspond with existing fences. The Dunstan Tops are fenced into four blocks. A short 1.5 km fence (standard) will be required in the upper true left of the Devils Ck catchment.
The kanuka belt has over the last three years been mostly fenced and rabbit-proofed. In order to separate conservation land, 2 km of fencing (rabbit proof) in the vicinity of Pigeon Creek will be required. Along Clearwater Creek it is not envisaged that fencing will be necessary as the area is being incorporated into the DOC estate primarily for its historic values.
All fencing will be paid for by the lessee and discounted from the cost of freeholding.
3 Grazing
The kanuka belt will effectively be destocked under this proposal to allow regeneration of existing vegetation to occur. Some grazing for management purposes may be required in the existing reserve to keep vegetation down around mining sites and to control weeds. The conservation area in Clearwater and Bendigo Creeks will receive some continued grazing as it will not be fenced.
Grazing will be permitted within the DOC estate on the Dunstan Tops. This land will be managed to encourage a change in vegetation composition towards a more natural state. While status quo management may achieve this, some scientific opinion suggests that grazing on areas such as this may not be sustainable. However it is recognised that the area is extremely important to the overall balance of the property and that the vegetation cover has probably improved since the Perriams purchased Bendigo. For these reasons perpetual rights to grazing will be issued subject to results from a vegetation monitoring programme indicating that vegetation composition and cover is being maintained or is improving. The lease will confer only the rights to grazing. Rental will be set on a per stock unit basis (annualized) and will be at a commercial rate. The RAP area may be fenced off from grazing at a later date to exclude stock from this area.
The two blocks in the upper Rise and Shine Creek which will be subject to a conservation covenant will continue to be grazed. The rationale behind this covenant will be to prevent vegetation change through inappropriate management practices.
This area has been OSTD in the past. The existing management regime does not conflict with the covenant as continuing inputs are probably necessary to ensure the vigour of the silver tussock in the area. Judicious patch burning may be required to control woody weeds.
4 Woody Vegetation
Regeneration within the kanuka belt should continue, however, woody weed growth such as briar will also occur. Over much of the proposed DOC estate a woody weed component will be acceptable. However, in key areas this regrowth may restrict public access, cover historic sites or cause damage to the latter. Removal will be required in these key areas, incurring an ongoing cost. This cost will depend on restoration of the historic sites.
The occasional pine tree may also necessitate removal from within the reserve area. Other trees, such as willows and poplars, occur within the area, removal will require close scrutiny as some trees may have historical significance.
5. Historic Sites.
A draft Otago Goldfields Strategy states as its objective for Bendigo - "To optimise the potential for public use and enjoyment of the historic sites at Bendigo". The policy encourages use, safety and tourism. All these can be developed over time and in a programmed manner. Combining the majority of the sites together will allow the full potential for the area to be developed with greater flexibility than the existing reserve would have allowed.
The conservation and restoration of historic sites will be of considerable importance. The "Come in Time Battery,' will require public access, interpretation and structural repairs. The latter could become a major cost in the future. Examples such as this exist throughout the area, and while they do not affect the outcome of the proposal, should be noted.
DISCUSSION:
This proposal represents a major step towards developing appropriate tenure arrangements in the semi-arid lands region. Major benefits of the proposal are:
(i) It will ensure the protection of a large area of kanuka shrubland with very high conservation and landscape values. In the long term this area is likely to transform from a favourable to an unfavourable rabbit habitat.
(ii) An area which is part of New Zealand's cultural heritage will be preserved and made available for all to enjoy.
(iii) Covenants will protect other historic and conservation values which are located on land inherently suited to freeholding.
(iv) The establishment of a special lease over the Dunstan tops will ensure that future grazing of the area is at a level which protects existing conservation values. In addition to the ability by the Crown to reduce or halt grazing if monitoring results indicate a deterioration in vegetation condition, a commercial rental will be charged which will serve to encourage conservative use of the area. Public access to the area will be as of right.
(v) The freeholding of a large part of the property will allow for greater security and for the diversification of landuses. The development of alternative landuses on areas which are highly rabbit prone under pastoralism will represent a major step towards sustainable landuse.
(vi) While there is a considerable area of class VII land being freeholded, it is believed that it can be justifiably classified as farmland. This land is in the low to mid altitude belt and has been oversown and topdressed in the past. Whilst much of it is depleted, potential restoration will rely on considerable expenditure in the form of rabbit control, AOSTD or investment in alternative land uses such as viticulture. Freehold tenure may encourage investment in land restoration initiatives. Sensitive high altitude Class VII land with high conservation values where investment is neither likely or desirable has been excluded from freeholding.
DESCRIPTION OF AREA TO BE FREEHOLDED:
(a) Area: Approximately 7992 hectares.
(b) Aspect: Predominantly north to northeast.
(c) Altitude: 200-1262 metres
(d) Contour (Estimates):
Flat to gentle - 24%
Moderate - 53%
Steep - 17%
(e) Area Ploughable: [no data]
(f) Rainfall: 410mm (lower area) - approximately 700mm (upper area).
(g) Water Supply: Most blocks have natural water. Ardgour block has bore.
(h) Shelter: Adequate natural shelter.
(I) Reversion: Some areas of Kanuka. Briar is abundant on lower slopes and thick in some gullies.
(j) Erosion Wind, sheet and gully erosion wide spread on lower property. Middle altitudes predominantly stable.
(k) Weeds & Pests See reversion. Tussock hawkweed becoming a problem (especially on mid to upper altitude shady aspects). Other weed species are horehound, gorse, wilding conifers,wild thyme, cotton thistle, oriental clematis, hawthorn and broom. Goats common in the upper Devils Creek area. Pigs observed in the West Castle Block. Very serious rabbit problem on the lower country.
(l) Landuse Capability: Approximate Areas.
| Class 2 | 4 ha | <1 % |
| Class 3 | 79 ha | 1 |
| Class 4 | 1063 ha | 13 |
| Class 5 | 312 ha | 4 |
| Class 6 | 3756 ha | 47 |
| Class 7 | 2719 ha | 34 |
| Class 8 | 59 ha | < 1 |
RECOMMENDATION:
That you approve the proposal being advertised with the following outcomes being recommended.
1 That 11284 ha comprising Po221 and Po223 be surrendered by the current lessees.
2 That approximately 7992 ha be classified as farmland and be preferentially disposed to the current lessees of Bendigo Station as freehold title under section 51 of the Land Act 1948.
3 That approximately 3292 ha be allocated to the Department of Conservation.
4 That prior to transfer to DOC a special lease under section 67 of the Land Act 1948 be issued over approximately 1920 hectares known as the Dunstan Tops. This lease will allow for perpetual grazing subject to results from a monitoring programme indicating that vegetation condition is being maintained or is improving. Rental will be set at a commercial level. The lease will be for grazing only. There will be provision for the exclusion of stock from the area known as RAP A4 identified in the Lindis, Pisa and Dunstan Survey Report for the Protected Natural Areas Programme. The public will have right of access to the area. These conditions will be transferred to the Department of Conservation as a commitment.
5 That the remaining 1370 ha (approximately) of land being allocated to the Department of Conservation (the kanuka shrubland extending from near Pigeon Creek to Clearwater Creek) have no provisions for future grazing.
6 That it is recognized that the Department of Conservation has negotiated a conservation covenant to be issued under section 77 of the Reserves Act 1977 over approximately 576 ha approximately in the upper Rise and Shine Creek area.
7 That it is recognized that the Department of Conservation has negotiated a conservation covenant to be issued under section 77 of the Reserves Act 1977 over approximately 107 ha adjoining SH8 and the Burma Road Block. This area incorporates Mt Koinga.
8 That it is recognized that the Department of Conservation has negotiated an umbrella conservation covenant to be issued under section 77 of the Reserves Act 1977 which protects all historic sites on the area to be freeholded.
9 That easements be registered under section 60 of the Land Act 1948 against the freehold title to cater for walking access into the kanuka belt near Mt Koinga, up the southern (Northburn) boundary of the property, from Thomsons Gorge road into the Clearwater Creek and from Thomsons Gorge road onto the Dunstan tops.
10 That a legal agreement give Bendigo Station the right to use some existing tracks through the proposed conservation estate for farm access purposes.
Prepared by:
Rob Wardle
for Manager, Alexandra
LANDCORP PROPERTY LIMITED
Mike Clare
for Regional Conservator
DEPT OF CONSERVATION
Return to Po 221 / Po 223 Bendigo
Public Access New Zealand
Tuesday, December 21, 1993
(dated 1 September 1993)
Landcorp Property Limited
P O Box 27
ALEXANDRA
Thank you for the opportunity to comment on the draft proposal.
Prior consultations with our representative has greatly assisted
our consideration of the proposals.
The proposals are presented in seven steps--
We wish to compliment the contributors and authors of the report
for the substantial body of information presented. This is the
most comprehensive proposal on property right exchanges that we
have been invited to comment on. The breadth of subject matter
covered reflects the diversity of values present on Bendigo Station
and the fact that in substantial areas there are overlapping interests.
The wisdom of having three categories of land tenure available
to replace pastoral leasehold is readily apparent from the diverse
character of the land and its resources that are well summarised
in the report. We do not believe that a realistic accommodation
of continued pastoral farming, alternative land uses, and nature
conservation and public recreation would be possible under a simple
two-way regime.
What becomes apparent from this exercise is that the land's natural
characteristics will ultimately dictate the 'best' use for it,
and that the overriding responsibility of the Crown as landlord
is to ensure that new tenures reflect both the opportunities and
limitations of the land resource.
While we have previously conveyed to you our support in principle
to the initial version of the proposals and wish to see this type
of deal proceed, there are two major issues that still need to
be addressed, and a number of lesser matters to be resolved, before
we can endorse an exchange of property rights on Bendigo Station.
There are quite significant incompatibilities between the proposals
for freeholding, and for leasing of the Bendigo tops, with the
provisions of the Land Act. The Commissioner of Crown Lands has
a duty to ensure that the Act is not breached by agreeing to implement
'unlawful' proposals.
The subject areas we wish to comment on are as follows--
1. Area proposed for freeholding
At the first consultation with our representatives on 14 July
1993 we were provided with a plan showing the areas proposed for
freeholding, for transfer to DOC, for covenant, and special lease.
This plan showed the terraces, lower hill slopes, and mid-altitude
belt for freehold. An extensive 'Kanuka belt', almost bisecting
the freehold, was destined for transfer to DOC, and all the higher
altitude country was to be subject to a special lease. It was
this broad concept which we approved of, subject to further study
on our part.
However the proposal of 1 September has blocks 4, 5, and part
6 destined for freehold rather than special lease. This is one
of two matters to which we have great difficulty in accepting.
We acknowledge the importance of the mid-altitude block to the
pastoral viability of Bendigo Station, however we believe that
the inclusion of the above blocks with the freehold cannot be
regarded as justifiable either for farming reasons, or to meet
the requirements of the Land Act. The majority of these areas
are classified as unit VIIe24, consisting of steep to very steep
faces and gullies in upper Devils Creek between 800 and 1260 metres
asl. NWASCA Work Sheets record the majority of this unit as being
severely sheet and wind eroded. The VIIe21 unit is slightly to
moderately eroded. In our view there is no way this can be described,
as the report does, as "inherently suitable for freeholding"
and it cannot qualify to be reclassified as "farmland"
under section 51 of the Land Act 1948. In our view this area must
be retained in Crown ownership and offered for limited grazing
as part of the special lease.
Potentially there are difficulties for us with other parts of
the proposed freehold, with upper mid-altitude VIIc4 and VIIIe24
in blocks 15, 16, and 17. Technically they do not qualify for
freeholding. However we recognise that to separate them from the
class VI lands in the balance of these blocks would require further
subdivisional fencing. Because these blocks are relatively small
we think such a requirement would be unreasonable and impracticable.
For these reasons alone we do not object to freeholding of these
particular areas, however the same considerations cannot apply
to blocks 4, 5, and 6. These are complete blocks that are already
ring-fenced, with a common lower fence separating them from the
class VI lands below. The writers of the report confine their
criteria for retention of Crown ownership of higher altitude lands
to those with "high" conservation values (see discussion
on page 22). This is an arbitrary judgement and should not be
taken as the full extent of the Crown's interest in such lands.
It appears that little cognisance has been taken of land use sustainability
or statutory considerations. We don't believe that the Crown can
ignore such matters.
In our view all higher altitude class VII lands need to be nurtured
back to a better condition than they are in at present, by judicious
control of grazing and possibly by future removal of grazing animals.
Short of complete surrender of the area to the Crown, a new leasehold
regime is the most practical way of doing this. We note a comment
in the report describing the adjoining special lease as having
an "ideal biological shape". We cannot agree that the
current proposals can be described as such. With addition of blocks
4, 5, and all of 6 they could be.
2. Area and nature of special lease.
Please note that any lease must be issued under subsection
67(2) Land Act 1948 otherwise freeholdable rights could be created.
For the reasons already stated, we believe that the area proposed
for special lease in July, should be the area to proceed with.
The discussion that follows centres on the terms of a special
lease. It is the notion that there should be "perpetual"
grazing that is the second element of the current proposals with
which we have great difficulty.
Back in July we were told that a special lease would provide for
perhaps 10 years grazing at fully commercial rates, then grazing
to be phased out. We were also told that public access would be
explicitly provided for at all times. The latter intent is unchanged
--to which we are naturally in full accord. This kind of leasehold,
even those with continuing but monitored and controlled grazing,
is what is needed over much of the upland, as opposed to alpine,
grasslands of Otago. This would provide a welcome and practical
solution to high country management where there are overlapping
primary production, nature conservation, and recreation values.
In this particular case, the proposed lease contains an important
RAP and extensive blue tussock grassland and herbfields. This
native vegetation has been induced as a result of a hammering
from pastoralism over 150 years (your photos one and two are proof
enough of the point). There are pathetically small remnants of
snow grass hanging on, being the subject of preferential browsing
by animals. Over the bulk of this area we believe that the longer-term
objective must be the exclusion of grazing animals, as there is
precious little feed left and what there is should be left alone
to recover, both in cover and in vigour. The RAP should be retired
from grazing immediately. This would leave blocks 3, 4, 5, 6 and
8 for monitored grazing. The basis for future exclusion, must
not be confined to "maintenance" of existing cover;
it must be geared towards "improvement" of condition
and ground cover. The fact that the area is subdivided into 6
fenced blocks means that, unlike on most other comparable properties,
grazing is able to be regulated, depending on the land capability
of each block. This could mean that in blocks 4 and 5 for instance
that there may be a long term future for light grazing, but this
should be determined by the underlying conservation and restoration
objective tied to the results of monitoring of vegetation condition.
In terms of the legal framework of the Land Act, the report's
recommendations for a lease granting "perpetual" rights
of grazing under section 67 is fraught with difficulties. Special
leases can only be offered over lands that "cannot properly
be classified" under section 51. If this area were suitable
for perpetual rights of grazing, its classification would have
to remain as "pastoral land", in which case only pastoral
tenures can be offered. In this case we believe that the long
history of vegetation modification and degradation that has occurred
under pastoral tenures demonstrates that the land is unsuitable
to remain classified as "pastoral". To offer "perpetual"
rights of grazing under section 67 would be to subvert the intent
of both sections 51 and 67.
It is clear from all the evidence that these lands cannot be properly
classified as "suitable or adaptable primarily for pastoral
purposes only" (s 51(1)(d). The only lawful and proper course
is to declassify them and offer a special lease with limited rights
of grazing, this use being secondary to the 'conservation' purposes
of the land. The terms of a special lease must not amount to a
pastoral lease 'in drag'. If that were to occur it would defeat
the whole point of the exercise--there is intended to be an exchange
of rights, by way of loss or exclusion of perpetual rights of
grazing in return for the considerable advantage to the current
lessee of freehold ownership over approximately 70% of the property.
We would like further consultation on these matters, in particular
we would like to comment on the conditions of a draft lease and
any related management plan. For its term we have in mind an initial
lease for ten years with two rights of renewal subject to fulfilment
of conditions and compatibility with vegetative improvement. The
specifics are crucial not only for getting it right on this property
but also as a model for other similar properties.
One other specific we wish to comment on now is the nature of
recreational uses that are appropriate. We believe that the area
can sustain foot and ski use without restriction. However this
should not be the full extent of permitted use. There should also
be rights of vehicle, horse, and bicycle use on existing tracks.
There is a place for such use, even if the tracks need to be specified
in any future management plan. Otherwise we request that the public
have full rights of access and use at all times.
Current levels of public use are light; there is likely to be
only a gradual increase in use for skiing, mountain biking, botanising,
or 4WD/trail bike as the area is relatively unknown, and 4WD or
foot access is necessary for access. More accessible areas are
available in Central Otago for such activities. The 'Bendigo Tops'
still have a certain attraction relative to other ranges, making
provision for public use a valuable outcome from the current deal.
3. The 'Kanuka Belt' reserve
From a conservation and recreational viewpoint the proposal
for an extensive reservation in the shrubland/historic belt is
exciting, and the most significant benefit from the proposals.
It will contain most of three RAPs and an extensive network of
historic goldfields sites and relics. It will protect a most unusual
and distinctive landscape type and allow regeneration to proceed.
This is at a low altitude and will be readily accessible to the
average person by car or on foot. Some of the potential for historic
site interpretation has been realised under a Protected Private
Land agreement over part of the area. Much more will be possible
when the whole belt becomes a public area, particularly for short
and extended walks along disused dray tracks, tramlines and water
races, to link up mine and occupation sites. Opportunities should
be sought for loop and through routes. We note and support the
intention of providing access from either end--off the Thomsons
Saddle Road and via Mt Koinga. This will provide an opportunity
for a walking track the full length of the reserve, as well as
continuation of car access to Logantown.
We fully support this belt being allocated to DOC for conservation,
historic and recreation purposes. We submit that DOC should prepare
and publicly notify a draft management/interpretation/recreation
plan for the area as a matter of priority. Many of our member
organisations would be keen to contribute to such a plan.
As Mason observed in 1988 (Outdoor
Recreation in Otago, Vol One)--
"Scores of vertical shafts pepper the surface at Bendigo,
making a potentially hazardous experience for the unwary visitor.
With public road access available right into the central mining
area, Bendigo has become the most visited quartz mining area in
Otago. Shafts up to 170 m deep, spoil heaps, battery foundations
and stone miners' huts provide features of considerable public
interest. An abandoned 10-stamp battery is the last surviving
relic of machinery still to be found in the Bendigo area. ...It
is an historical resource of regional significance -- its management
should reflect this".
4. Covenant proposals
There are three proposals; one of which is for historic sites
outside of the 'Kanuka belt'. We have no comments on this.
The other covenants are intended to protect conservation and landscape
values. One is on Mt Koinga, leading down to State Highway 8;
the other in upper Rise and Shine Creek.
Mt Koinga:
The report does not state why a covenant is being opted for rather
than 'reserve' status. We would appreciate explanation on this
point. Being an integral part of the Kanuka belt, with public
passage through it, at face value it seems logical to have the
same status.
Rise and Shine Creek:
While we agree with the intention behind this covenant, it seems
doubtful that mining can be excluded by a covenant on the property
title.
5. Access arrangements
Loss of proposed Logantown to Mt Apiti access
We note the removal of this proposed access from the latest proposals.
Although this access is desirable, we do not view it as a great
loss, as the other access provisions more than compensate. The
main route for public access to the Bendigo Tops will mostly be
from Mt Moka and to a lesser extent from Mt Oho or the southern
tops, rather than on foot from Logantown.
Southern boundary easement
We fully support an access easement along the vehicle track near
the southern boundary. This will allow through tramping or cross
country ski trips and encourage greater use of the special lease
area. This should be for foot access at all times.
We believe that there will be legal difficulties in using section
60 of the Land Act to create an easement over freehold land. We
suggest that alternative use of the Property Law and Land Transfer
Acts may be necessary. We have elaborated on such concerns in
our 'Cairnmuir' submission.
Mt Koinga easement
This is very desirable/essential. Our comments above on legal
mechanisms apply.
Mt Moka access
As this appears to be on legal road, we do not believe that it
is either legally possible or desirable to limit access to foot
only by attempting to place an easement over the road. Although
steep, this is on a sunny face and few if any problems arise from
4WD use. Vehicle use provides quick access to snowline in winter
(the first snowdrift under Mt Moka effectively closes off the
road beyond there). Additionally, horse riders and mountain bikers
should be accommodated. We believe that the best course is to
maintain the status of legal road.
Access to 'Come- in- Time' battery
It appears that access to this battery from the Thomsons Saddle
Road is intended by easement. The plan supplied is a bit unclear
as to the boundary intended between reserve and freehold in this
tributary of Clearwater Creek. As there are interesting mine adits
uphill and due north of the battery that are safe to explore (including
one underneath the road), the intended reserve should include
these. This would provide the shortest access to the battery from
the road and protect these features and the full length of a tramline
leading to the battery. If this were done an easement would be
unnecessary.
For your information, a photograph of the battery appears on page
48 of Outdoor Recreation in Otago, Vol One.
6. Legalisation of roads
Logantown road
It appears that the formed road only coincides with the legal
road at three points where they intersect. We believe that it
is essential that, as this is the main public access to the future
reserve, that the formed road be legalised. As we have suggested
in other submissions, the Crown should reserve a strip of Crown
land along the formed road for future acceptance by the district
council, if it is unable or unwilling to legalise the road in
time for completion of the exchange of property rights. The legal
road could latter be 'stopped' and transferred to the adjoining
owners.
Bendigo to Gorge Road
This is about a kilometre south of the legal road, which runs
along the Bendigo boundary. This needs to be re-routed. This would
not affect adjoining landowners' rights of road frontage.
Thomsons Saddle Road
In Rise and Shine Creek the formed road approximates the legal
alignment and may be capable of being deemed to be the legal road.
However the last stretch downhill to Gorge Road is well to the
east of the legal alignment. We are dismayed at the recent actions
of the district council who firstly declined an application to
'stop' the road, then put 'private road' signs up. In the absence
of the council acting responsibly on this matter, we believe that
the Crown is obliged to sort this mess out, by the mechanism suggested
earlier. Avoidance of the issue is likely to perpetrate problems
latter on. We believe that Crown action now is an essential precaution
to ensure that the public purposes of the proposed special lease
and reserve are fully realised.
7. Marginal strip requirements
We are uncertain if any of the streams within the station meet
the minimum width requirements for the laying off of marginal
strips. Shepherds Creek, Rise and Shine Creek, lower Bendigo Creek,
and Devils Creek need assessment for possible strips.
We would welcome further discussions to resolve any unresolved
matters that may stand in the way of completion of this important
transaction. If concluded along the lines we propose there will
be major gains for nature conservation and public enjoyment of
the outdoors, in a region that is notably deficient of comparable
opportunities. We believe that, along with the more sustainable
land uses that the proposals will allow, the public gains are
such that it is highly desirable that matters proceed.
Yours faithfully
Bruce Mason
Trustee
Return to Po 221 / Po 223 Bendigo
BENDIGO SUBMISSIONS
In total there were 13 Submissions received following public advertising of this proposal. The date for submissions closed on December 22 1993. It appears that tenure exchange will be able to proceed: particularly in light of the considerable progress made in negotiating suggested amendments with the lessee.
Submissions have been summarized into main points. Updates and comments have been included following recent discussions with the lessees.
| NAME | NATURE | SPECIFIC COMMENTS | LANDCORP COMMENT |
| Public Lands Coalition | Neutral | 1. Object to Blocks 4,5 and part of 6 being freeholded. Suggest freeholding class VIIe24 contravenes Land Act. | 1. PLC used MWD worksheets. On run plan map, blocks 4 & 5 are class VI. The portion of block 6 proposed for freeholding is 25% class 8 25% class 7 (further fencing not practical ). Bruce Mason of PANZ (& acting for PLC) indicated that he accepts this argument. |
| 2. Stipulate Special Lease must be issued under Section 67 (2) of the Land Act. | 2. This comment is probably correct. | ||
| 3. Suggest block 7 containing RAP should be excluded from grazing. | 3. There is agreement that the RAP can be fenced from grazing should DOC wish to do so in future. | ||
| 4. Suggest that 'perpetual' grazing rights as it implies that land could be classified under section 51 Argue that to offer perpetual rights under section 67 subverts intents of both sections 51 & 67. | 4. Perpetual with 7 year review periods subject to vegetation monitoring is very different to current concept of perpetual rights (providing relationship between monitoring and grazing right is clearly laid out and legally water tight). Bruce Mason now accepts this view. | ||
| 5. Request rights for vehicle, horse and bicycle use of tracks within proposed DOC estate. | |||
| 6. Consider hunters should be permitted in special lease area at ail reasonable times. | 6. DOC policy will be for extermination of wild animals. DOC will determine how to achieve this objective. | ||
| 7. Question Mt Koinga's covenant versus DOC estate. | 7. Lessee is surrendering the vast bulk of the Kanuka area and wishes to retain a small area & is happy to comply with terms of a landscape covenant. | ||
| 10. As the road to Mt Moka is legal public access cannot be restricted to foot. | 10. This is probably correct. Lessee accepts this. | ||
| 11. Suggest Logantown, Bendigo to Gorge road and lower stretch of Thompsons Saddle Road should be retained as Crown Land. Upon legalisation. the existing unformed legal roads should be incorporated into adjoining property owners titles. | 11. This is a sensible suggestion which the lessee is agreeable with. | ||
| 12. Suggest a Crown Reserve should be laid off beside Devils Creek for fishery protection and access purposes. | 12. We have subsequently negotiated the establishment of a DOC reserve along the margins of Devils Ck. | ||
| Public Access New Zealand | Neutral | Submission basically identical to PLC | |
| Central Otago Tramping Club | Positive | 1. Suggest lower reaches of Bendigo Creek should have a marginal strip set aside. | 1. We have subsequently negotiated the establishment of a DOC reserve along the margins of Devils Ck. |
| 2. Access easements should place no restrictions on non motorized access. | 2. Access for mountain bikers has been negotiated. | ||
| Otago Conservation Board | Positive | Approve subject to high quality monitoring on special lease. | |
| John Turnbull | Negative | Objects to provision for continued grazing of high altitude class 7 & 8 lands. | This issue has been addressed in special lease provisions. |
| South Island High Country Committee, Federated Farmers | Positive | 1. Oppose possibility of DOC allowing rabbit numbers to fluctuate on its estate. | |
| 2. Believe monitoring details must be established prior to tenure exchange, ie by whom, how and what is desired outcome. | 2. It is planned to finadize such details in the near future. | ||
| Otago Tramping and Mountaineering Club | Positive | 1. Access from Thompson Gorge saddle to proposed DOC estate should include motorized, horse, mountain bike etc. | 1. This will be the case. |
| 2. Request vehicle access to Dunstan tops via 5th boundary, Mt Oho and Mt Kinaki. | 2. This is not acceptable to the lessee (route is very rough). | ||
| Chris Pearson | Positive | ||
| Kate Grainger | Positive | 1. Requests horse access on defined access easements and tracks on proposed DOC estate. | 1. As stated lessee happy for am agreement assuring access will not be denied without good reason. |
| Otago Miners Association | Negative | 1. Strongly object to areas containing minerals becoming DOC estate. | |
| A. R & K.M McNeish | Negative | 1. Concern that DOC will be a poor neighbour. | Generic issues relevant at policy level. |
| 2. DOC land out of rating base. | |||
| 3. Concern at 1km controlled burning zone around DOC estate. | |||
| 4. DOC lacks resources and planning capability to manage its estate. | |||
| 5. Reserves lead to a build up of 'fuel'. | 5. This comment is not particularly applicable on Bendigo, at least in the medium to short term. | ||
| 6. Suggest other parties should have opportunity to purchase lands with conservation values. | |||
| 7. Concern about eventual destiny of DOC stewardship lands. | |||
| 8. Monitoring for Special Lease must be done by independent person. | |||
| E.A Hopgood | Negative | 1. Object to areas containing minerals becoming DOC estate. | |
| 2. Submit that all legal roads maintain their status. | 2. All legal roads will maintain their status. | ||
| 3. Suggest the electricity pylon road should be made public as it was constructed with public money. | 3. There are adequate access provisions elsewhere. | ||
| 4. Submit that all details including financial side of deal should be made public. | 4. All details bar cost to freehold are publicly available. | ||
| Otago Regional Council | Positive | 1. State that changes in block limits within SWCP area can only be made in consultation with ORC. Suggest grazing conditions on Dunstan tops should be established in consultation with ORC. | 1. This consultation has been initiated and will continue. |
| 2. Suggest agencies responsible for meeting monitoring costs should be clearly ID'd in lease. | 2. To be finalised between DOC and lessee. | ||
| 3 Submit that asides from Historic reserves that a change in tenure will not preclude applications for mineral recovery (see section 5 RMA). | |||
| 4. Emphasise that there is an ongoing pest control responsibility irrespective of tenure. |
Summary
| Themes in Submissions Were as Follows: | Number of Submissions in Which Comment Appeared |
| Need to formalize legal status of roads where formed road deviates from paper road. | 4 |
| Monitoring agreement to be legally water tight, well defined and impartial, to protect both parties. | 5 |
| Request access easements and routes within DOC estate to cater for more than foot access. | 5 |
| Hunting access to be formalized on DOC special lease and parts of freehold area. | 2 |
| Mt Koinga area to go to DOC versus freehold with covenant. | 2 |
| Marginal Strip or Crown reserve to be set aside on Bendigo Creek | 1 |
| Marginal Strip or Crown reserve to be set aside on Devils Creek | 1 |
| Emphasise need for DOC to control pests on its estate. | 2 |
| Desire for continued mining access to DOC estate. | 2 |
| General concern at lands being incorporated into DOC estate. | 1 |
| Financial details to be divulged to public. | 1 |
Return to Po 221 / Po 223 Bendigo
Landcorp Property Limited
22 September l 994
Public Access New Zealand
Dear Sir
RE: APPLICATION FOR EXCHANGE OF PROPERTY RIGHTS: BENDIGO STATION
Thank you for your comments of 20 December 1993.
I wish to advise that the Commissioner of Crown Lands has granted the above proposal as follows:
1 Po221 and Po223 are to be surrendered under Section 145 of the Land Act 1948.
2 An area of approximately 3345 hectares is to be reserved under Section 167 of the Land Act and transferred to the Department of Conservation.
3 A Special Lease will be issued under Section 67(2) of the Land Act 1948 over approximately 1920 hectares of the land to be transferred to the Department of Conservation.
4 An area of approximately 7939 hectares will be preferentially allocated to J C and H C Perriam under Section 54 of the Land Act 1948.
5 Conservation covenants are to be implemented over the Upper Rise and Shine Creek and Mount Koinga areas. A blanket conservation covenant is to cover all historic mining sites.
6 Easements for public access to the conservation estate will be established along two routes.
(a) along a vehicle track on the northern side of Devils Creek
(b) from SH 8 into the kanuka belt via a formed track adjacent to Mount Koinga.
Changes as a result of public submissions are as follows:
1 The access easement along the southern boundary of the property will now cater for mountain bike (bicycle) access in addition to foot access.
2 An access easement from Thompson's Gorge Road to Mount Moka will be unnecessary as this route is an existing legal road.
3 The Logan Town Road Bendigo to Gorge Road and the Thompson's Saddle Road will be surveyed off as Crown land strips. Upon acceptance of these roads as legal roads by the Central Otago District Council, the existing legal roads will be stopped and ownership vested with the adjoining landowner.
4 If upon survey the lower portions of Bendigo Creek and Devil's Creek do not qualify for marginal strips, a 20 metre strip will be surveyed along their margins to be retained by DOC as a Recreation Reserve.
5 The DOC/freehold boundary has been amended in the Perry's Block. The boundary will now follow the line of the upper fence of the Reserve Block across to Bendigo Creek - both Bendigo Creek and Clearwater Creek gullies below the Alta block will now be incorporated into the conservation estate.
6 A minor amendment to the DOC/freehold boundary has been agreed to along the top section of the kanuka belt. A small area of exotic grassland will now be incorporated into the area to be freeholded.
Yours faithfully
Rob Wardle
Consultant
LANDCORP PROPERTY LIMITED