This page last modified 14 October 2002
Po 257 & Po 270
Crown & Southern Pisa Ranges
Otago Land District
Tenure review yet to be approved by Commissioner of Crown Lands
Tenure review redone under Crown Pastoral Land Act 1998
DOC Conservation
Resources Report pdf 1.7MB
Notice of preliminary proposal
Draft
preliminary proposal
PANZ Submission
Return to ... Po257 Eastburn & Po270 Waitiri
COMMISSIONER OF CROWN
LANDS
DRAFT TENURE REVIEW PROPOSAL
Eastburn/Waitiri
KFL REF: Po257 & Po270
DATE OF SUBMISSION: 20 February 1998
(1) EXECUTIVE SUMMARY:
This report describes the physical attributes of the property along with its commercial and conservation values. It sets out the interests of the Crown and the Lessees as presented in negotiations. It then details the outcome of negotiations and justifies these in terms of the aims of the tenure review process. The physical outcomes of the proposal are as follows:
(a) The surrender of Pastoral Leases Po257 and Po270, a total of 11079.849 ha.
(b) The preferential allocation on freehold title an area of approximately 5984 ha.
(c) The retention by the Crown and transfer to the Department of Conservation for management for conservation purposes an area of approximately 5096 ha.
(d) The registration on the freehold title a conservation covenant over an area of approximately 130 ha above the Kawarau River in the vicinity of the historic Kawarau Bridge swing bridge.
(e) The granting and registration of reciprocal rights of way easements over the freehold and conservation area to provide for lessee/DOC/public foot and mountain bike access on the 4WD track from Crown Range saddle to the Queensberry Block.
(f) The granting of an easement over proposed conservation area for stock access between the proposed freehold on Eastburn and that on Waitiri.
(g) The construction of approximately 6.5 km of new boundary fence and the upgrading of approximately 4 0 km existing fence to become boundary fence.
(2) LEASE DETAILS:
Legal Description:
Eastburn: Part Run 632 Kawarau Survey District, CT A2/1318
(Otago Registry).
Waitiri: Part Run 726 Cromwell, Kawarau Survey District,
CT A2/1110 (Otago Registry).
Encumbrances:
Eastburn:
Waitiri:
Local Body: Queenstown-Lakes District Council
Zoning: Rural B under Operative District Plan:
Proposed District Plan:
Rural Downland with the homestead flats on Waitiri being a special
zone, "Gibbston area", which provides for development
associated with the grape growing industry. The majority of lease
Rural Upland with the country within Waitiri above Evan Roberts
Creek being Special Recreation area.
Area:
Eastburn: 5079.2296 hectares
Waitiri: 6000.6191 hectares
Lessee: Waitiri Station Trust Limited
Term:
Eastburn: 33 years from I July 1993
Waitiri: 33 years from l July 1993
Rental Value:
Eastburn: $160,000
Waitiri: $340,000
Annual/ Rent: Eastburn:
$ 2,400
Waitiri: $ 5,100
Date of Next Review: Eastburn & Waitiri: 1 July 2004
Stock Limitation in Lease:
Eastburn: 2970 sheep including not more than 1210 breeding ewes.
Waitiri: 5500 sheep including not more than 2250 breeding ewes. 50 cattle including not more than 50 breeding cows.
Personal Stock Limitation: Eastburn & Waitiri: (Run in conjunction): 9500 sheep including not more than 3500 breeding ewes. 170 cattle including not more than 140 breeding cows.
Location: Gibbston, Wakatipu approximately 30 kms east of Queenstown.
Other Land Held: No freehold run in conjunction with these properties.
Existing Activities Not Formalised:
A major telecommunications facility is located on Mount Gilray
owned by Telecom. Our investigations reveal that the occupation
of the site and use of the track was approved by the Land settlement
Board in 1994. Further discussion to legalise the occupation and
access is being undertaken.
(3) RESOURCE REPORT:
3.1 PROPERTY DESCRIPTION:
Eastburn and Waitiri are adjoining leases which comprise the mountain range and slopes between the Cardrona Valley and Roaring Meg, located approximately 25 kms east of Queenstown. These properties have been run as one for approximately 10 years.
The climate here is highly variable with rainfall averaging approximately 650 mm at the Waitiri homestead to 850 mm at higher altitude above the Cardrona. Production is highly dependent on spring/summer rainfall which is highly variable.
Approximately 58% (6500 ha) of the property is Class VII or VIII. This comprises country mainly above 900 metres being the southern end of the Pisa Range.
The property is well subdivided. Catchment Board Run Plans have separated the main areas of Class VII/VIII from the lower Class VI country. Class IV to VI is well subdivided into manageable blocks. The property was included in the Rabbit and Land Management Programme in which 5.4 kms of rabbit proof fencing was constructed.
Approximately 337 ha of the property is classified high rabbit proneness with 1011 ha being moderate. Rabbits are a significant ongoing cost to control and have reached high levels between poisoning in the past. Rabbit numbers are high at present. Conventional control methods such as ground shooting are difficult on this property due to the prevalence of sweet briar and steepness of terrain.
The carrying capacity of the property has fluctuated widely mainly due to the level of rabbit control achieved and the prevalence of drought. On transfer in 1993 the property carried 9100 su. Following purchase this was reduced to 8500 su. More recently stocking has been reduced to 6730 su being mainly merino sheep.
The property has potential to carry considerably more stock, however this is dependent on achieving successful rabbit control and carrying out further pasture improvement.
There is a radio communications facility on Mount Hocken owned by NIWA. New Zealand Police also occupy this site. The site (2598 m2) is held by the Crown for telecommunications purposes and includes a ROW easement from Crown saddle.
A major telecommunications facility is located on Mt Gilray owned by Telecom NZ Ltd. Access is by way of the 4 WD track from SHY 6 via the Anne.
Land Use Capability Classification (Otago Catchment Board):
| Eastburn | Waitiri | Total | ||
| Class IV | 13 ha | 80 ha | 93 ha | 1% |
| Class V | 40 ha | 40 ha | 80 ha | 1% |
| Class VI | 1500 ha | 2900 ha | 4400 ha | 40% |
| Class VII | 3334 ha | 2817 ha | 6151 ha | 55% |
| Class VIII | 193 ha | 163 ha | 356 ha | 3% |
| Total Area | 5080 ha | 6000 ha | 11080 ha | 100% |
3.2 CONSERVATION RESOURCES:
Summary of Conservation Resources Report:
3.2.1 INTRODUCTION:
The property is within the Pisa ecological district which was surveyed as part of the Protected Natural Areas programme in the summer of 1984/1985. Areas recommended for protection were Pisa A7 Wrights Gully (630 ha) and Pisa B6 Deaf Bills (330 ha) plus narrow strips on the true right of Roaring Meg being parts of Pisa A6 and Pisa A8 which are mainly on the adjoining Lowburn Valley property. There are no reserves or covenanted areas within Waitiri, however an area of approximately 200 ha of the heavily eroding Muddy Gully catchment has been permanently retired from grazing since about 1980.
3.2.2 LANDSCAPE:
Cardrona Slopes:
These are typical of the valley sides of the upper Cardrona. Landforms are ripply colluvial slopes with bands of rock bluffs and outcrops Vegetation up to about 1000 metres is a mix of depleted short tussock and scattered tall tussock, introduced grasses and herbs, patches of tutu and exotic and native shrubland.
Summit Ridge:
The summit ridge extends from Mount Hocken to the northern boundary of the property. Bands of schist outcrops, tall tussock and Dracophyllum are the main components.
Towards Quartz Knoll and Queensbury Hill periglacial action has affected the summit ridge with soil hummocks and a few large tors.
Roaring Meg:
Contains east draining tributaries of the Roaring Meg - notably Plank Creek and Evan Roberts Creek. Landform is again slump topography. Generally tussock is in good condition on the upper slopes decreasing in density towards the bottom end of the tributary catchment grading to fescue tussock grassland and native shrub communities within the immediate margins of the lower Meg stream.
Kawarau Faces:
The Kawarau faces extend from near the Kawarau Historic Bridge to the east faces above the Roaring Meg Hydro scheme including the narrow strip of land between State Highway 6 Kawarau River.
At the western end they contain extensive regenerating native shrublands grading into snow tussock with altitude. Further downstream they are more modified with predominantly briar, some elderberry and scattered sparse short tussock.
The narrow strip of land between State Highway 6 and the Kawarau River south of the Roaring Meg comprises mainly steep rocky hill slope with a cover of native shrub species and sweet briar with the exception of a small flat paddock (.5 ha approx) at the top end. This area acts as an important landscape component of the road corridor.
The most significant landscape features are:
(a) The Crown Range Saddle area which is one of the few Central Otago alpine roads which passes through intact tussockland.
(b) The Kawarau faces provide part of the setting for the Kawarau Gorge which is recognised as a scenic corridor of national significance.
(c) The Cardrona Roaring Meg Pack Track traverses the eastern boundary of the property. The Meg tributaries and the summit ridge within Waitiri/Eastburn form part of the Pisa Range and as such form part of the context and setting for the pack track and other recreational use on the range.
3.2.3 LAND FORMS AND GEOLOGY:
The property is on the southern end of the Pisa schist block mountain range where it dips into the Kawarau Gorge and River. The overall slope is easy rolling but steep faces drop into the Kawarau River, Gentle Annie and Roaring Meg Creeks.
Periglacial phenomena are widespread. Soil hummocks in particular are widespread except on the most exposed sites where lag gravels have developed. The faces above the Kawarau Gorge and Roaring Meg are generally large land slide masses with floating block rock outcrops and extensive geological erosion (Muddy Gully and river faces).
3.2.4 VEGETATION:
Wrights Gully: Pisa A7
This RAP of 630 ha includes the entire catchment of Wrights Gully, one of the tributaries of the Cardrona River. Narrow-leaved snow tussock comprises about 60% of the vegetation of this catchment above 1000 m, with its vigour and density being greatest in the mid to upper catchment. Festuca occurs around the rocky bluffs and in the lower reaches below 900 m, along with a variety of pasture grasses. North facing slopes are also predominantly Fescue tussock with only scattered snow tussock. The upper reaches below the ridge crest is predominantly Dracophyllum muscoides cushionfield.
Olearia odorata, O. bullata, Hebe salicifolia and H. pimeleoides
occur in amongst the rocky outcrops on the lower sunny slopes
along with matagouri and briar
Deaf Bills: Pisa B6
This second priority RAP of 330 ha adjoins Wrights Gully RAP (A7) and is similar to it As in A7, the altitudinal sequence is strong. It is smaller and less representative than A7 and does not have the tors or wetland flushes of A7
Balance of Property:
The property contains five major plant communities of which some 5000 ha is still relatively natural.
(a) Cushionfield:
The cushionfields are largely confined to the narrow ridge extending
from Mount Allen northwards to Queensberry Hill. This zone along
the 1400 m contour is predominantly composed of Dracophyllum muscoides
and blue tussock Po a colensoi. The surface is hummocky in some
areas while in other areas on the crest, the ridge has been planed
off to leave an essentially flat surface.
(b) Tall Tussock Grassland:
The tall tussock grassland of Chionochloa rigida occupies the
majority of the 5000 ha that is still relatively unmodified. Narrow-leaved
snow tussock is primarily found above 1100 m on both leases. With
some exceptions, snow tussock cover becomes sparser below 1100
metres. The exceptions are the back, less accessible areas of
the property where relatively good communities of snow tussock
are found to 900 m in the middle Roaring Meg.
Mountain cottonwood, Cassinia vauvilliersii plants are scattered throughout along with Carmichaelia petrel, Corallospartium crassicaule, Dracophyllum longifolium, Olearia odorata and whipcord. An area of greatest woody shrubland and tussock grassland diversity is in the headwater of Muddy Creek, which has been fenced and destocked for a number of years. One plant of Brachyglottis cassinioides has been recorded in this steep eroding gully.
Species diversity varies widely throughout the leases, however a high degree of naturalness prevails on the higher country.
(c) Short Tussock Grassland:
The short tussock grasslands on Waitiri, predominantly composed
of Po a colensoi and Festuca novae-zelandiae, represent a transitional
zone from tall tussock to a short tussock grassland. Chionochloa
rigida is scattered throughout this induced mosaic. Poa colensoi
is scattered from a low level (900 m) throughout the tall tussock
grassland through to the higher (1500 m) cushionfields. Festuca
novae-zelandiae occupies the lower slopes below 1100 m and the
sunnier slopes that are more depleted. This vegetation type extends
below the tall tussock grassland zone of 1100 m and generally
grades into the oversown and topdressed country below 800 m and
on into the shrubland communities.
(d) Seepages:
These are confined to a few areas in terrain depressions found
primarily in the remote western parts of the property between
1200-1300 m. The largest flush and tarn was found in Wrights Gully
while lesser ones were noted in Deaf Bills and Gills Creek.
These seepages have a variety of wetland plants that still survive despite some grazing pressure. The main plant species are Carex echinata, C. gaudichaudiana, C. sinclarii, Oreobolus luspectinatus, Drosera arcturi, Acaena spp., as well as the common tussock grassland herbs growing nearby
(e) Shrubland:
The shrubland component is the most prominent vegetation community.
It almost completely surrounds the boundaries covering an altitude
ranges from 300 m to 700-800 m in places. The Kawarau faces under
Mount Gilroy and opposite Gibbston are the most prominent. The
vegetation is a mixture of dense briar, matagouri and Coprosma
propinqua, This mixture of briar and matagouri dominate the lower
valley and gully systems, especially the Gentle Annie and Spring
Burn. The briar tends to thin out at the 800 m level and has completely
disappeared by the 1000 m mark.
(f) Lowland Grassland:
This broad zone occurs primarily below 1000 m and includes improved
and unimproved grassland, as well as the shrubland community.
Large areas on Waitiri have been OSTD and on stock camps clover
is found near the main ridge of Mount Allen at 1400 m. The lowland
grassland is composed of scattered fescue tussock, the occasional
patch of Poa cita amongst clover and introduced pasture grasses.
While recreation and landscape aspects are important, vegetation is the most significant single conservation feature on this property.
The key areas are the back basins above the Roaring Meg, the Queensberry Hill to Mount Hocken ridge crest and the shrubland faces above the Kawarau River, particularly at the western end of the property.
Aquatic Vertebrates:
Previous NIWA database records record brown trout (Salmo trutta) at two sites in the Roaring Meg. Anecdotal information also reports brown trout from the roaring Meg hydro-electric impoundment. There were no records of native species on Waitiri.
Fish surveys of the Roaring Meg collected brown trout and brook char (Salvelinus fontinalis) Brown trout were restricted to areas below the confluence of Plank Creek and the Roaring Meg. Brook char occurred in Plank Creek and the Roaring Meg upstream of the Plank Creek confluence. No fish were found in Gentle Annie Creek or Spring Creek, although brown trout could be expected in this catchment.
Six sites were surveyed on the Eastburn property and in the Cardrona River. In only one, Wrights Creek in the upper Cardrona catchment was a native species (Koaro) found.
It was considered that fish densities were lower than could be expected due to recent flood disturbances in these streams.
The presence of koaro in the upper Cardrona catchment was unexpected. Koaro, although a threatened species, is widespread in the upper Clutha River basin and requires little conservation effort. Similarly, brown trout are extremely common in this region.
3.2.5 HISTORIC VALUES:
The Kawarau faces, the lower part of Gentle Annie Stream and all of the Roaring Meg Iying within this property contain sites of significant gold mining activity most of which can be readily interpreted from the remaining evidence.
The Roaring Meg - Cardrona Pack Track was an important link in the gold mining era. Much of the formation still remains. The first 6 km, predominantly in good order, passes through the adjoining Lowburn Valley property before crossing into Waitiri at the junction of Roaring Meg and Plank Creek. The next 2 km are in Waitiri to the hairpin bend of Roaring Meg. Here the track goes into the adjoining property leading to Tuohys Saddle then down Tuohys Gully to Cardrona.
Before the arrival of Europeans the route was regularly used by Maori the pack track largely followed this original trail.
Significance of Historic Sites:
The sites here are important remainders from the gold mining era. They form an interconnecting whole joined by races, tracks and at the time by the communities that worked them.
The Roaring Meg trail was part of a complex system of routes and trails used by Ngai Tahu but not of any significance of itself, however a major site of great importance here is the natural bridge and the land around it.
3.2.6 RECREATION/ACCESS:
The Cardrona-Roaring Meg pack track provides public access through the back portion of Waitiri. While parts of the pack track formation have been destroyed by farm tracks or the Roaring Meg Power Station road, the public does use the track as a walking route from Cardrona to the Roaring Meg.
The pack track is signposted and marked along its length, with stiles over the fences. This development has been carried out with co-operation of the lessees. Usage is currently low, but as the track traverses a natural tussock grassland landscape with an historical setting, the popularity is likely to increase.
Although not on a legal road, there is some use being made of a farm track that meets State Highway 89 at the Crown Range Saddle. This track traverses the ridge along the tops of Mount Hocken, Mount Allen and along to Queensberry Hill, coming out at Tuohys Saddle. Walkers use part of the route, mountain bikers utilise the majority of the track and in some cases ride down Tuohys Gully back into the Cardrona Valley.
The areas around the middle Roaring Meg provide opportunities for tramping and horse trekking as the tussock grassland environment is one of the more spectacular areas in Otago's block mountains.
The narrow strip of land between State Highway 6 and the Kawarau River south of the Roaring Meg provides an important access point to the Kawarau River. The local Kayaking club have constructed an access road down to a parking area on a lower terrace which they use when running kayak slalom competitions on this part of the river.
3.3 OTHER RESOURCES:
Minerals:
Gold minings activity occurred between the 1860's and 1900 in Gentle Annie and the Cardrona catchments. No economically significant mineral deposits are thought to remain.
Viticulture:
A small area (40 ha approximately) of flat and easy sloping terrace around the Waitiri homestead is thought to receive above 800 Growing Degree Days per annum making it suitable for growing wine grapes.
Forestry:
The lower slopes of Waitiri and Eastburn may be suitable for commercial timber species such as Douglas fir, however distance from ports and marginal rainfall for such species makes these sites less desirable for such purposes.
(4) PUBLIC CONSULTATION:
4.1 NGO CONSULTATION:
An early warning meeting was held with the NGO representatives on 23 May 1996. General issues raised at that meeting were as follows:
4.2 NGAI TAHU CONSULTATION:
The property was visited by Mr Trevor Howse of Te Runanga o Ngai Tahu on 27 February 1996. No specific area of interest was raised on the day, however formal comment will be made by their Board directly to the Commissioner when requested.
(5) DETAILS OF PROPOSAL:
This proposal has been developed by Knight Frank (NZ) Limited, as agent for the Commissioner of Crown Lands, in consultation with the lessee and the Department of Conservation. The aims of the proposal are:
5.1 DISCUSSION:
Eastburn/Waitiri combined is a geographically large property but in terms of stock carrying capacity is of only moderate size. This is due mainly to almost 60% of the property being Class VII and VIII, plus the impact of rabbits and proneness to drought on the lower country within Waitiri. The property does however have considerable potential for increased carrying capacity through pasture improvement on country below 850 metres. The economics of such development is very dependent on commodity prices for pastoral products.
The country within the property above 1000 metres is mainly covered with tall tussock and associated species dominated largely by natives. Due both to this fact and the recreation and landscape importance resulting from the properties location, the inherent conservation values are high.
Plant communities dominated by native species are not well adapted to annual sheep grazing. The history of grazing on these properties has resulted in a transition at lower altitude and on preferred grazing sites from tall tussock to short tussock. Other changes include a reduction in stature of snow tussocks, increased bare ground (particularly in preferred grazing areas) and an increase in the exotic component. This has resulted in a less resilient and less stable plant community.
Negotiations were aimed to achieve protection of the significant conservation values within the property whilst providing for ecologically and economically sustainable land uses on freehold title. Within this context every effort was made to achieve protection of conservation values without compromising the sustainable economic future of the property.
5.2 LAND PROPOSED FOR FREEHOLD:
Total Area: Approximately 5984 ha.
Description (Otago Catchment Board LUC Classes):
| Class No | Description | Area |
| Class III | Areas of terraces and fans around Waitiri homestead comprising fertile Arrow and Queensberry soils capable of cultivation and development to lucerne, grapes etc. | 93 ha |
| Class lV, V | Fans and terraces above Kawarau on Waitiri and Eastburn comprising Queensberry and Arrow soils of moderate fertility, capable of cultivation or oversowing to improve pasture. | 80 ha |
| Class VI | Arrow Hill and Arrow steepland soils immediately above Kawarau River and Roaring Meg, droughty, rabbit prone with a tendency to revert to sweet briar. | 1660 ha |
| Class VI | Arrow Hill and Dunstan soils below 850 m.a.s.l on sunny and shady slopes less rabbit prone capable of AOSTD. | 2594 ha |
| Class VII | Steep erodable hillslope above Kawarau River and around Mount Gilray comprising Arrow and Dunstan steepland soils. Generally rabbit prone with vegetation of sweet briar and depleted fescue tussock. Capable of pasture improvement with rabbit control | 917 ha |
| Class VII | Depleted snowtussock and hard tussock association between 850 and 1000 metres comprising Dunstan steepland soils and Arrow soils of low natural fertility. | 640 ha |
| TOTAL PROPOSED FREEHOLD (approx) | 5984 ha |
JUSTIFICATION:
This area contains all the improved and currently economically improvable country within the property. No significant conservation values are contained in this area apart from that contained within the proposed conservation covenant described below Vegetation comprises improved and semi-improved induced fescue tussock grassland with sweet briar invading on shady faces at lower altitude.
Threats to the sustainable commercial use of this landscape include rabbits and woody weed invasion. Both these factors rely on the economic viability of the property to maintain management inputs. Retaining this land in Crown ownership is unlikely to contribute to long term economic viability and hence sustainability.
This area does contain landscapes of significance, being land adjacent to State Highway 6 at Gibbston within the Kawarau Gorge. Outside the area where important botanical values coincide with landscape, such as applies opposite the historic Kawarau bridge (Bungey bridge), it is considered more appropriate that the District Plan addresses landscape matters.
Class VII land within the proposed freehold comprises steep droughty hillslope around Mount Gilray and above the Kawarau River as well as relatively small areas below the proposed boundary in the Cardrona. It is not practical to fence these areas out as they form islands and a mosaic amongst predominantly Class VI country.
5.3 PROPOSED CONSERVATION COVENANT:
Total Area: Approximately 130 ha
Description:
Area comprises steep hillslope above Kawarau river opposite historic
swing bridge containing a mixed shrubland of Coprosma, Olearia,
Hebe, Griselinia, matagouri and sweet briar from the banks of
the Kawarau River to approximately 700 metres altitude. As well
as being a significant part of the altitudinal sequence here it
is a significant landscape feature as a backdrop to Gibbston and
the historic Kawarau Bridge.
The conservation objectives of the covenant are as follows:
(1) Protecting and enhancing the natural character of the land with particular regard to the native shrubland flora.
(2) Protecting the land as an area representative of a significant part of the ecological character of the Pisa ecological district as referred to in the survey report for the Protected Natural Areas Programme.
The Minister's prior approval is required for the following.
Erection of buildings/structures or other improvements.
JUSTFICATION:
The original proposal to retain this area in Crown ownership for management for conservation purposes was not acceptable to the lessee. An acceptable compromise was negotiated whereby the lessee agrees to a conservation covenant being registered over the area for the purpose of protecting the native shrubland flora and protecting the natural character of the land.
5.4 PROPOSED DOC VEHICLE ACCESS AND PUBLIC FOOT AND MOUNTAIN BIKE ACCESS EASEMENT TO BE REGISTERED ON FREEHOLD TITLE:
The 4WD track north and south of Mount Allen traverses a short distance of proposed freehold. It is proposed to register an easement pursuant to the Conservation Act on the freehold title granting DOC vehicle access and public foot and mountain bike access over this portion of track.
5.5 AREA PROPOSED FOR INCLUSION IN CONSERVATION ESTATE:
Total Area: Approximately 5096 ha
Description (Otago Catchment Board LUC Classes):
| Class No | Description | Area |
| Class VI | Lower portions of blocks above snow line fence generally between 850 - 100 metres mainly on sunny faces comprising Arrow steepland and Blackstone soils grading into Dunstan and Carrick soils subject to severe winter climate. Comprises a hard tussock association | 136 ha |
| Class VII | Steep rocky margin of Kawarau River below State Highway 6 with cover of native shrub species, willow and sweet briar. | 10ha |
| Class VII | Mainly Dunstan soils above 1100 metres comprising snow tussock with Dracophyllum scrub present on the dark faces. Productivity limited by severe climate and low fertility soils. Not capable of sustaining pasture improvements. | 4154 ha |
| Class VII | Carrick Hill and Dunstan steepland soils on massive slip area with a cover of snow tussock, Dracophyllum, Hebe plant association. | 440 ha |
| Class VIII | Summit ridge around Oueensberry Hill and very steep unstable slopes, slips and rock falls resulting from natural massive instability. Cover of snow tussock and Dracophyllum scrub association. | 356 ha |
Total Area Proposed for inclusion |
5096 ha |
JUSTIFICATION
This area contains the large majority of conservation, recreation and landscape values of significance within the property. The location of this area has the potential to provide a contiguous area that would adjoin existing conservation lands further north on the Pisa Range.
This area fulfils six of the seven criteria that are used to assess areas for nature conservation value ie representativeness, diversity, naturalness, long term viability, size and shape and buffering. The one additional criteria of rarity has not been fully tested due to lack of survey time.
The historic setting of the Cardrona/Roaring Meg Pack Track along with the outstanding landscape which exists here combine to make the recreation qualities of this area outstanding. This recreational access route is one of the few local walks through tussock grasslands available in Central Otago.
The retention in Crown ownership of the area adjacent to State Highway 6 south of Roaring Meg Hydro ensures protection of public access rights at an important access point on the Kawarau River. It also ensures protection of an important part of the landscape corridor within the Kawarau gorge.
The area adjacent to the upper Cardrona Road, (Mount Scott, Roadmans and Tyre Gullies), combine high botanical values in the native dominated Chinocholoa rigida grassland with very high landscape values associated with the upper Cardrona and Crown Range Road. State highways that traverse through tall snowtussock grasslands are rare thus protection of this landscape is important from a cultural viewpoint.
The area above the snowline fence east of the Cardrona Road achieves protection of the upper portions of the two RAP's, in Wright's Gully and Deaf Bill's Creek. The snowline fence forms a practical boundary as well as the conservation values below the fence having been severely modified by oversowing, topdressing and grazing in recent years. The catchments of Wright's Gully and Gill's Creek contain the best wetlands on the property.
The ridgeline and surrounding country below Queensberry Hill and Quartz Knowle comprises mainly cushionfields of Poa colensoi and Dracophyllum pronum grading into vast areas of snowtussock in varying condition. Given the combination of high level of naturalness and significant recreation and landscape value, this area is considered to have significant conservation value.
This area contains the large majority of Class VII country and all Class VIII land within the property. This class of country is not capable of "any type of farming and hence cannot be reclassified to "farmland" pursuant to section 51 Land Act 1948.
This country is at risk of irreversible change resulting from continued grazing. A history of grazing of this landscape has induced a transition from tall tussock to short tussock up to between 700 to 1100 metres, depending on aspect. Short tussock grasslands, particularly m the absence of pasture improvement, have proved to be unstable and vulnerable to weed invasion such as hieracium. At higher altitude the affect has been to reduce the stature and density of snow tussocks, particularly on SUMy faces and preferred grazing areas. This has resulted in increased bare ground and vulnerability to weed invasion.
The impact on the pastoral enterprise of retiring the proposed conservation area from grazing is estimated at 1700 su. The main pastoral use of the high country blocks has been summer grazing of wethers from early January to mid-April and grazing of ewes following weaning in mid to late February. This allowed the accumulation of feed on lower country for wintering. In periods of dry it has also provided additional relief Other alternatives to this strategy are developing lower country with aerial oversowing, growing specialist winter feed crops and shrubs or reducing stock numbers.
5.5.1 PROPOSED EASEMENTS ON CONSERVATION AREA:
(i) Cardrona Saddle, Mount Hocken, Mount Allen 4WD track:
The lessee requires vehicle access over this track for baking the management of the three separate portions of freehold. This right will not impinge on the public right of access.
(ii) Stock Access Tyre Gully to Crown Range Saddle:
The proposed conservation area will physically cut-off the proposed freehold in the Cardrona from the balance of Eastburn and Waitiri. Practical stock access is required to link this area with the balance of the property for the areas of freehold to be run as one.
(iii) Vehicle Access to and Use of Airstrip:
The lessee requires continued access to and use of the airstrip in Roadman's Block for aerial application of fertiliser on the Cardrona Blocks. This use is not expected to conflict with the conservation goals of management for this area.
5.6 PROPOSED NEW/ UPGRADE BOUNDARY FENCING:
(1) Lower Queensberry Block:
Length: 2.5 kms (approximately) new fence and 2 km upgrade.
The new fence will include in the freehold an area of approximately 100 ha of the Queensberry Block below 1000 metres.
It contains highly modified vegetation of fescue tussock and exotic sward grasses grading into snow tussock at around 900 metres. The existing fence from the ridgeline near Mount Allen to Evan Roberts Creek is in poor condition and will require upgrading to boundary fence standard.
(2) Upper Springburn Catchment:
Length: 3.5 kms new fence plus 2 kms of fence upgrade.
The intention is to include in the conservation area and retire from grazing predominantly snow tussock vegetation which exists above 900 metres in this catchment. A practical fence line was chosen in consultation with the lessee to minimise snow damage. The existing ridgeline fence southeast of Mount Allan is in poor cond tion and requires upgrading.
(3) Cardrona Saddle:
Length: 500 metres approximately.
A new fence is proposed at approximately 1000 metres altitude on the southside of the Crown Range Road summit.
Summary:
New Fence: 6.5km
Fence upgrade: 4.0km
(6) THE PROPOSAL:
(1) The following outcomes having been agreed to by the lessee:
(a) Surrender of pastoral leases Po257 Eastburn and Po270 Waitiri pursuant to Section 145 of the Land Act 1948, being a total area of 11080 ha.
(b) The classification of an area of approximately 4427 ha as 'farmland " pursuant to Section 51 (3) of the Land Act 1948 being Class VI land within the area shown as "proposed freehold" on the attached map.
(c) The preferential allocation on freehold title that area of approximately 4427 ha of land classified as 'farmland " to Waitiri Station Limited pursuant to Section 54 (1) (f), Section 62 (a) and Section 64 Land Act 1948.
(d) An area of approximately 1557 ha Class VII land within the area shown on attached map as proposed freehold, be deemed to be un-classifiable pursuant to Section 51 Land Act 1948 and that this land be sold pursuant to Sections 67 (1) and 54 (1) (f), Section 62 (a) and Section 64 land Act 1948.
(e) The retention by the Crown for management for conservation purposes a total estimated area of approximately 5096 ha on lines as shown on the attached map.
(f) The construction of approximately 6.5 kms of new boundary fence and upgrading approximately 4 kms of existing boundary fence between the proposed conservation area and proposed freehold.
(2) The Commissioner acknowledges that the following matters have been negotiated as part of the tenure review proposal to be approved by the Minister of Conservation under the Conservation Act 1990 and which shall be publicly notifed with this proposal.
(i) The registration of a conservation covenant over approximately 130 ha of the proposed freehold (as shown on attached map) pursuant to Section 77 Reserves Act 1977 for the purpose of maintaining and enhancing conservation values.
(ii) The registration on the proposed freehold title an access easement pursuant to Section 7 (2) Conservation Act providing for the free unrestricted public foot and mountain bike access and DOC vehicle access over the 4WD track north and south from Mount Allen to the proposed conservation area as shown on the attached map.
(iii) The grant of right of way easements over proposed conservation area in favour of the proposed freehold title as follows:
(a) Vehicle access over the 4WD track from Cardrona Saddle to Mount Allen for farm management purposes.
(b) Vehicle access to, and use of the airstrip in Airstrip Block.
(c) Stock access route from Wrights Block to proposed freehold in Spring Creek catchment as shown on the attached map.
Return to ... Po257 Eastburn & Po270 Waitiri
PANZ Submission on Eastburn-Waitiri Tenure Review
22 April, 1998
Ken Taylor
Manager
Knight Frank (NZ) Ltd
ALEXANDRA
Fax 03 448 9099
Dear Ken
PANZ is generally pleased with the proposals. They will result in greatly enhanced recreational opportunities for the public. However there are two aspects which need addressing before we can support the proposals.
Mt Allen easement/freeholding:
We believe that the proposed freeholding of the eastern face is far too high. This is still predominantly a tussock grassland of similar landscape character to that to the north and south. We think that the boundary with the conservation area should be moved down-slope, to hopefully utilise an existing fenceline. If this is not achievable, as an absolute minimum a corridor of public land should be reserved along the 4WD track along the Mt Allen ridge. This could be an unfenced recreation reserve. This mechanism has been used by DOC on the Kinvara track on the Rock and Pillars. Grazing can continue but the public has the security of statutory rights of use rather than the insecurity of an easement over freehold.
We have greatly diminished faith in easements or other legal agreements over freehold as a result of the fiasco on Waiorau. Irrespective of latter events we have previously documented the potential under the Property Law Act for easements and covenants to be modified or extinguished without public process. They are very much a second best to public land ownership (either under DOC or as public roads) as a means of providing for public access.
In this instance the whole length of the Crown Range saddle to Queensberry Hill ridge should be freely available for public recreation, including horse use. We note that the latter activity has been excluded by the proposed terms of the easement on Mt Allen. This is unacceptable as the entire route is ideally suited for such use. DOC may have different ideas however recreational use of the conservation area should be determined through a public process and not by pre-determined action as per the current tenure review.
We believe that the justification advanced for freeholding these relatively high altitude lands is a misapplication of the Land Act. The report claims that is not possible to classify-reclassify this area, hence allowing use of section 67(1) for disposal as freehold. We disagree for the reason that the area is clearly intended to be grazed, therefore it is capable of classification as pastoral under section 51, which of course precludes freeholding. We do not intend to make a issue of this matter provided as a minimum a more secure public access provision is made along the 4WD track in the manner we suggest above.
Cardrona Valley slopes
We agree that the landscape importance of the Crown Range road environs is very high, being one of very few remaining opportunities in the South Island for the motoring public to experience a tussock grassland. The section of the road that will be publicly reserved either side is relatively short, being equivalent to just a few minutes driving time. We believe that landscape values should be protected down the Cardrona Valley at least as far as Deaf Bills Creek. As we do not proposed recreational use of these slopes we believe that protective covenant be negotiated with the objective of maintaining a tussock grassland as viewed from the road.
Yours faithfully
Bruce Mason
Researcher and Co-Spokesman
Return to ... Po257 Eastburn & Po270 Waitiri
CROWN PASTORAL
LAND ACT 1998
EASTBURN/WAITIRI
TENURE REVIEW
NOTICE OF PRELIMINARY PROPOSAL
Notice is given under Section 43 of the Crown Pastoral Land Act by the Commissioner of Crown Lands that he has put a preliminary proposal for tenure review to Lake District Trust Limited, lessee of Eastburn/Waitiri Pastoral Leases.
Legal description of land concerned:
Pastoral lease land:
Part Run 632, and Section 70 Block I Kawarau Survey District contained in Land Registry Folio Reference A2/1318, (Otago Registry), Part Run 726 and Section 6 Block VI Kawarau Survey District contained in Land Registry Folio Reference A2/ 1110, (Otago Registry).
Conservation area:
Section 5 Block VI Kawarau Survey District comprising 2428 sq. m.
General description of proposal:
(1) Under Section 35 (2) (b) (i)
and Section 36 (1) (a) CPL Act, to designate 5162 ha approximately
as land to be restored to Crown control as conservation area subject
to
two concession easements to be granted to Lake District Trust
Limited under Section
17 (Q) Conservation Act, for right of way for stock and vehicles
for farm management
purposes and vehicle access to and use of the airstrip on Eastburn.
(2) Under Section 35 (2) (a) (ii) CPL Act, to designate 10 ha
approximately as land to be restored to full Crown ownership and
control as recreation reserve.
(3) Under Section 35 (2) (a) (ii) CPL Act, to designate 9 ha approximately
as land to be restored to full Crown ownership and control as
historic reserve.
(4) Under Section 35 (3) CPL Act, to designate 5900 ha approximately
as land to be disposed of by freehold disposal to Lake District
Trust Limited subject to protective
mechanisms and easements detailed below:
Protective mechanism under Section 40 (1) (h) and 40 (2)
(c) CPL Act;
(A) An easement under Section 7 (2) Conservation Act 1987 to provide right of way for public access on foot, non-motorised vehicles and for horses at all times over existing tracks along two routes to provide access to conservation area.
Protective mechanism under Section 40 (1) (h) and 40 (2)
(h) CPL Act;
(B) An easement for right of way
for personnel of the Department of Conservation (and employees,
agents and invitees) with or without vehicles over existing
tracks along two routes for access to conservation area for management
purposes.
(5) Under section 37 (1) (c) of
the Conservation Act 1987, to dispose of 2428 sq.m. by way of
exchange with other land designated by the proposal.
Further information including a copy of the plan, concession and
easement documents and information required under section 39 CPLA
is available on request from the Commissioner's agent at the following
address:
The Manager Knight Frank (NZ) Limited Land Resources Division
PO Box 27 ALEXANDRA
Phone: (03) 448-6935
Fax: (03) 448-9099
Submissions:
Any person or organisation may send a written submission
on the above proposal to the Commissioner of Crown Lands, C/-
Knight Frank (NZ) Limited at the above address.
Closing date of submissions:
Written
submissions must be received no later than 8 August 2001
Return to ... Po257 Eastburn & Po270 Waitiri
SUMMARY OF THE PRELIMINARY PROPOSAL FOR TENURE REVIEW
OF EASTBURN/WAITIRI PASTORAL LEASES
UNDER THE CROWN PASTORAL LAND ACT 1998
INDEX:
(1) Details of land under consideration
(2) Proposal
(3) Description of proposed designations
Appendix 1: Plan
Appendix 2: Plan
Appendix 3: Public access easement
Appendix 4: Management purposes easement
Appendix 5: Concession easement right of way for farm management purl
Appendix 6: Concession easements right of way for vehicles and use of se:
Appendix 7: Information on concession required under section 39 CPLA
(1) Details of land under consideration:
1.1 Pastoral lease:
Lease Name: Eastburn
Lessee: Lake District Trust Limited
Location: Crown Terrace, Wakatipu
Land Registry Folio Ref: A2/1318 , (Otago Registry)
Legal Description: Part Run 632, and Section 70 Block I
Kawarau Survey District.
Area: 5080.9078 hectares
Local Authority: Queenstown Lakes District Council
Term of Lease: 33 years from I July 1993
1.2 Pastoral Lease:
Lease Name: Waitiri
Lessee: Lake District Trust Limited, Queenstown
Location: Gibbston, Wakatipu
Land Registry Folio Ref: A2/1110, (Otago Registry)
Legal Description: Part Run 726, and Section 6 Block VI
Kawarau Survey District.
Area: 6000.6191 hectares
Local Authority: Queenstown Lakes District Council
Term of Lease: 33 years from I July 1993
1.3 Conservation land:
Location: Adjacent to state highway 6 near Roaring Meg,
Kawarau gorge, Wakatipu.
Land Registry Folio Ref: Not held under any instrument
or document.
Legal Description: Section 5 Block VI Kawarau Survey District.
Area: 2428 sq.m.
Local Authority: Queenstown Lakes District Council
(2) Proposal:
2.1 To be designated as land to be restored to or retained
in Crown control:
(a) as conservation area under Section 35 (2) (b) (i) and
Section 36 (1) (a) CPL Act subject to two easement concessions
to be granted to the holder under Section 17 (Q) Conservation
Act, for right of way for stock and vehicles for farm management
purposes between the areas of proposed freehold and for right
of way to and use of the airstrip on Eastburn. The term of the
easements is 5 years.
Area: 5162ha approximately (marked outlined green on
plan attached as Appendix 1).
2.2 To be designated as land to be restored to or retained
in full Crown ownership and control:
(a) as Recreation Reserve
under Section 35
(2) (a) (ii) CPL Act.
Area: 10 ha approximately (marked green and hatched
black on plan attached as Appendix I and as shown on plan attached
as Appendix 2).
(b) as Historic Reserve under Section 35 (2)
(a) (ii) CPL Act.
Area: 9 ha approximately (marked green and cross hatched
red on plan attached as Appendix I and as shown on plan attached
as Appendix 2).
2.3 To be designated as land to be disposed of by freehold
disposal to Lake District Trust Limited under Section 35 (3) CPL
Act subject to protective mechanisms and easements detailed below:
Area: 5900 ha approximately (marked outlined pink on
plan attached as Appendix 1).
Protective mechanism under Section 40 (1) (b) and 40 (2) (c)
CPL Act;
(A) An easement under Section 7 (2) Conservation Act 1987 to provide
right of way for public access on foot, non-motorised vehicles
and for horses at all times along the route marked blue on
plan attached as Appendix 1.
Protective mechanism under Section 40 (1) (b) and 40 (2) (b)
CPL Act;
(B) An easement for right of way for personnel of the Department of Conservation (and employees, agents and invitees) with or without vehicles along the routes marked blue on plan attached as Appendix 1.
2.4 To be designated as Land to be disposed of by way of exchange
with other land under the Conservation Act 1987 under Section
37 (1) (c):
Area: 2428 sq.m. (shown on plan attached as Appendix
2).
(3) Descriptions of Proposed Designations:
3.1 Land to be designated as
Conservation area:
Total area: 5162 ha
(i) Alpine tops surrounding Queensberry Hill, Quartz Knoll,
Rock Peak,
Mount Hocken and Mount Scott:
This area comprises the majority of the land above 1000 metres
on the leases. It includes the main ridgeline between Queensberry
Hill and Mount Hocken at the southern end of the Pisa Range and
land surrounding Mount Scott at the southern end of the Crown
Range. It includes land on both sides of the top 4 kms of the
Crown Range Road.
The area contains a range of ecosystems from shrublands in the lower gullies to tall tussock grasslands mid-slope to cushion plant alpine vegetation on the tops. The catchment-q of Wrights Gully and Gills Creek contain alpine wetlands in exceptional condition that contain important lake margin and wetland communities.
(ii) Kawarau faces from Muddy
Gully to historic (bungy) bridge:
This area can be seen to the north from State Highway 6 at Gibbston
and comprises the shady shrubby country above the Kawarau River
from Muddy Creek to behind the historic Kawarau Bridge. The significant
inherent values identified within this area are:
(iii) Riparian strip above
the lower Roaring Meg:
This area comprises the steep faces on the true right of the Roaring
Meg from Plank Creek to above the confluence with the Kawarau
River.
The significant inherent values identified within this area are:
3.2
Land to be designated as historic reserve:
Total area 9 ha
This area comprises a narrow strip of land between State Highway
6 and the Kawarau River south of the Roaring Meg Hydro plant.
The area contains a vehicle access track from the state highway
to a parking area used by kayakers and rafters accessing the Kawarau
river. It is also adjacent to the historically significant "natural
bridge" contained in the Whatatorere Historic Reserve. The
significant inherent values identified within this area are:
3.3
Land to be designated as recreation reserve:
Total area 10 ha
This area comprises a narrow strip between State Highway 6 and
the Kawarau River south of the proposed historic reserve. It comprises
mainly steep hill slope and bluffs above the Kawarau River with
a cover of native shrub species, sweet briar and a number of conifers.
The area contains several places used for car parking off the main highway for people viewing the river and surrounding landscape. The following significant inherent values have been identified as arising from this area:
3.4 Land to be designated as
Crown land to be disposed of by freehold
disposal to Lake District Trust Limited subject to protective
mechanisms, easements:
Total area 5900 ha
This land comprises three separate
areas:
(i) Waitiri:
This area comprises the land behind the Waitiri homestead which
includes the Roaring Meg, Gentle Annie catchment and the Kawarau
faces east of Muddy Creek. This country consists of mainly short
tussock grasslands below 1000 metres developed by oversowing and
topdressing. Some relatively minor areas above 1000 metres containing
snow tussock have been included in this designation as a consequence
of choosing practical fenceable boundaries.
The area is proposed to be disposed of subject to a protective mechanism in the form of an easement under Section 7 (2) Conservation Act 1987 to allow public access for pedestrians, horses and non-motorised vehicles along the routes marked blue on the plan appended. An easement is also proposed to allow vehicle access to the Department of Conservation for management purposes over the same routes.
The proposed public access easement provides practical access through the proposed freehold to proposed conservation land to the north along the line of an existing vehicle track below the ridge crest. It also provides a practical route linking the Crown Range saddle with the Roaring Meg along the line of an existing 4WD track .
(ii) Mount Scott/Crown Terrace:
This area is part of Eastburn lease and is located south and west
of Mount Scott at the eastern end of Crown terrace. It is bisected
by the Crown Range road. The majority of this country has been
oversown and topdressed and has a cover of short tussock and exotic
sward grasses. It is suitable for ongoing economic use in the
form of pastoral farming.
(iii) Cardrona:
This area comprises west facing slopes within the Cardrona Valley
from the Cardrona Crown range road up to the existing run plan
fence at between 900 and 1200 m.a.s.l. It has a cover of mainly
modified short tussock grasslands with native scrub and sweet
briar along the lower margins. The majority of this country has
been over sown and topdressed and is suitable for economic use
in the form of pastoral farming.
3.5 Land to be designated as
land to be disposed of by way of exchange with other land under
the Conservation Act 1987 under Section 37 (1) (c):
Total Area 2428 sq.m.
This land comprises a small section of hill slope adjacent to
state highway 6 approximately 2 km south of Roaring Meg in the
Kawarau gorge. It is considered to contain no inherent values
of significance. The land was originally gravel reserve.
APPENDICES: (pdf documents)
Appendix 1: Plan (colour)
[2.7 MB]
Appendix 2: Plan (Conservation
area to be disposed of, and recreation and historic reserves to
be created) [32 k]
Appendix 3: Public
access easement [152 k]
Appendix 4: Management
purposes easement [148 k]
Appendix 5: Concession
easement right of way for farm management purposes [284 k]
Appendix 6: Concession
easements right of way for vehicles and use of airstrip [288 k]
Appendix 7: Information
on concession required under section 39 CPLA [84 k]
2 August 2001
Submission on Eastburn-Waitiri Preliminary Proposal for Tenure Review
The tenure review for this property has the potential for a very good outcome for the public interest. PANZ is generally supportive of the proposals however the following areas need attention and improvement. The shortcomings we have identified appear to be either unnecessary compromises, or oversights. The opportunity for public comment has provided a welcome opportunity to contribute towards a better recognition of the Crown's interest in these lands.
PANZ would welcome opportunity for discussions, particularly over our new access proposals. We would gladly assist in further refining access routes, and in assisting in the marking and development of them.
With amendment, as indicated below, this review would be an excellent result.
Mt Allen freeholding
We believe that the proposed freeholding of the eastern face to the summit of Mt Allen is far too high. This is still predominantly tussock grassland of similar landscape character to that to the north and south, even if it's fence subdivision and sheep encampment has resulted in a greater exotic component than other areas proposed for public reservation. It is Land Use Capability Class VII. It has severe limitations for pastoral use, this being an inherent limitation of country at this altitude. We fail to see how allowing continued grazing satisfies the Crown Pastoral Land Act's objective of ecological sustainability.
Although DOC expresses a view that vegetation is "the most important" factor in determining what should be restored to full Crown ownership and control, this is not the only determinant. Landscape and recreational/cultural aspects are also relevant. We believe that a "vegetation only" view is contrary to the objects of both the Conservation and Crown Pastoral Land Acts. There are (welcome) major anomalies in this proposal in terms of other highly modified areas being proposed for public reservation (e.g. the Roaring Meg valley wall and the hillside above the Kawarau suspension bridge). To argue that the summit of Mt Allen doesn't qualify for Crown ownership on vegetative grounds is to be highly selective and contradictory.
It appears that the presence of existing fences has been the prevailing influence on boundaries selected for the conservation area. This may have been regarded as an economy measure, however substantial upgrading will be required. This is acknowledged in the 1998 tenure review proposal, which recorded that these fences were in poor condition and would require upgrading to boundary fence standard. Upgrading will be required over approximately 3 km of existing fence, whereas a new fence cutting across the eastern face lower down would be approximately 2.25 km in length. The construction cost of this alternative could be the same or less than upgrading existing fences, with maintenance costs likely to be lower due to reduced snow damage.
We note from the DOC conservation resources report of November 1996 (Part 4, pg 21) that "a more practical line probably exists lower down the hill" ("at 1000m where the conservation values grade out").
We also note that with part of the proposed freehold boundary along the range crest, unlike for the rest of the crest from the Crown Range saddle northwards which will become conservation area, public access along the existing track for approximately 0.5 km will be dependent on an easement over freehold.
We have greatly diminished faith in easements or other legal agreements over freehold land as a result of the continual fiasco of non-compliance on Waiorau and ineffectual official action to enforce their terms. Easements are very much a second best to public land ownership. Under some future hostile land ownership, the public could find access blocked along a short section of the range.
While PANZ agrees with the general principle that existing fence lines should be selected for public land-freehold boundaries, this approach has been taken too far in this instance.
PANZ is happy with the other boundaries selected for conservation areas, but we have reservations about those in the upper Cardrona Valley and the Roaring Meg (further comment below).
Landscape protection along Cardrona Valley road
The landscape importance of the Crown Range road environs is very high, being one of very few remaining opportunities in the South Island for the motoring public to experience snow tussock grassland. The section of the road that is proposed to be publicly reserved either side of the saddle is relatively short, being equivalent to just a few minutes driving time. In our view, this is not enough given the rarity of this experience.
Because of the close confines of the upper Cardrona valley, there is an intimate experience of tussock hillsides as viewed from the road. Any developments such as structures, earthworks or changes to vegetative character will have a major impact on the public experience.
We believe that landscape values should be protected down the Cardrona Valley at least as far as Deaf Bills Creek. There should be a management regime that encourages tussock regeneration, particularly of the snow grass.
As the DOC conservation resources report stated in 1996, "the Crown Range Saddle area is one of the few Central Otago alpine passes with intact tussockland. The Crown Range road is increasingly used as a high profile tourist corridor and provides the opportunity for the public and tourists to experience and appreciate this landscape". Recent sealing of the road has greatly increased use.
Also on page 23 of the above report: "State highways that traverse through tall snow tussock grasslands are rare and protection of this landscape is important from a cultural viewpoint. While the stature and density of this grassland has been modified, removal of stock should allow the area to recover into tall tussock". These comments were made in relation to the road frontages of Roadmans and Tyre Gullies. However this equally applies to the road frontages of Tyre Gully to Deaf Bills.
The current proposal for a conservation area extends down the Cardrona Valley only as far as the mouth of Tyre Gully. It appears that the only reason it has not been extended further down valley is that the lower slopes of Wrights and Deaf Bills have been modified by oversowing and topdressing subsequent to Recommended Areas for Protection being identified in these catchments. The removal of strict ecological reasons for protection of these lower slopes has not negated the cultural reason of tussock grassland landscape protection in this locality, just as the proposals recognise for the highly modified slopes further upvalley.
We understand that the lessees may sell off this area of proposed freehold, so it appears not to be critically important for farm viability. Therefore there is opportunity to negotiate better protection of these road frontages. In PANZ's view, protection of this area is at least, and possibly more important, than the backdrop to the Kawarau suspension bridge.
Public access to Mt Allen from the east
Because of the size and elongated nature of the proposed 'alpine' conservation area, with public access only from either end, we believe that it is essential that access be provided from the east to the mid-point Mt Allen area.
The main issue is what is the best route. Originally DOC proposed access up the Gentle Annie, but this was discarded after objection from the lessees. Their concern was the potential for disruption to farming operations by having public access up the centre of the Waitiri property. The Gentle Annie is a very narrow valley, with most stock movements funneling into the valley and then to the homestead area. Having inspected this route, I agree that public access could be disruptive. It would be best to have any public access in peripheral areas of the proposed freehold, out of the Gentle Annie catchment.
To this extent we agree that the alternative proposed for an access easement from Mt Allen into Evan Roberts Creek would be preferable, however it will only serve as an alternative to travel along the tops for north-south access. This is because it would be necessary to travel as far north as Plank Creek before joining the Roaring Meg pack track. If anyone wishes to use this route for a Roaring Meg to Crown Range trip it would require backtracking from Plank Creek, probably adding another 2 hours to the walking time.
We support the proposed easement as a year-round access, with a welcome extension of use for horse travel. However we believe that the proposals overall should embody a far better focus on recreational opportunities in the Roaring Meg than just utilising the pack track which mainly lies outside of Waitiri.
Terms of public access easement
The terms of the public access easement do not specify a width. What will this be, and will the width be specified in any survey office plan?
We are pleased that use is for foot, horse and non-motorised vehicle, including no doubt bicycles and possibly perambulators, "at any time". However we are perturbed by DOC's fixation with frustrating public recreation through provision for temporary suspension of access.
We note the express exclusion of the rights and powers contained in the Ninth Schedule of the Property Law Act, but not of those in section 126G which enable modification or extinguishment of easements through the Courts.
We note mechanisms for resolving disputes between the Transferor and the Transferee, but there is no provision for public notification or objection to any changes to the terms of the easement. We welcome the easement being pursuant to section 7 (2) Conservation Act, which should require section 49 public notice procedures if any disposition of the Crown's interest in the easement is proposed. However there is too much scope for official discretion as to whether or not a change that may be detrimental to public access is deemed to be a disposition. Given that "any member of the public" is included within the definition of 'Transferee', but excluded from any settlement of disputes, we think it only proper that there be an express requirement for s49 Conservation Act procedures whenever any change, or extinguishment, to the terms of the easement is proposed.
We are concerned at the discretion for DOC to agree to locking four gates (two on Mt Allen and two in Evan Roberts Creek). This would prevent horse access despite such having a right of use at all times. We submit that any locking of gates be prohibited.
The gates concerned are to be "not less than 1 metres in width". We have consulted horse trekkers who advise that 1 metre is too narrow for horses with pack gear. A minimum of 1.5 metres is required. We ask that all gates be this minimum width.
Make the Roaring Meg a focus for recreational walking
We believe there is an excellent opportunity to make the Roaring Meg a focus for public walking of varying length and difficulty. There is a small, attractive picnic area beside the State Highway that could become the starting point for both through and round trips. The existing benched hydro electric pipeline on Waitiri could be utalised for access up and down valley quite independent of the pack track on the opposite side of the valley.
Hopefully, after any tenure review on Lowburn Station, the two routes could be legally linked, so enabling short and medium-length round trips from the picnic area. There is a public need for this, as I met two groups of walkers looking for such connections while I was inspecting this area. However, until a review proceeds on Lowburn such opportunities will have to wait.
PANZ proposes that as part of the Waitiri tenure review, round trip access via Mt Gilray, with a connection to the proposed access easement in Evan Roberts Creek, should be negotiated. This should not be disruptive to normal farming operations as all public activity would be confined to ridge crests or faces on the periphery of the central farming area.
Mt Gilray round trip
Mt Gilray provides an impressive viewpoint of the Kawarau Gorge, and a panorama of the Roaring Meg catchment, with vistas of mountains beyond. I have checked out the route on foot (not-withstanding "man-eating" scrub in parts) and it is all capable of development without too much effort. The main requirement is for good route selection and marking, with limited areas requiring track clearance through almost impenetrable scrub - of the very prickly variety. I am sure that PANZ could rustle up volunteers for this task.
PANZ proposes that a track be cleared from the State Highway (starting point 40 m upvalley from the vehicle entrance to the power station), then beside or near the pipeline. This is a steep overgrown hillside, however a zig zag route is possible avoiding all bluffs, while maintaining a reasonable grade (being no steeper than that developed by DOC from the picnic area to the pack track). This is on Crown Land.
Once on the benched pipeline route this provides easy walking through Waitiri to short of the upper power station. From a suspension section of the pipeline a track needs to be cleared for a few hundred metres to connect to the benched pipeline route to the upper weir.
From downvalley from the weir, a route would need to be marked across the hillside to the spur above the mouth of Evan Roberts Creek. From this point the route would climb over easy tops to the airstrip at 1010m and then to the summit of Mt Gilray. Existing farm tracks could be utalised for much of the distance.
At the spur above Evan Roberts Creek, we propose that a connection to the Mt Allen easement be provided. This would consist of a sidle into a southern tributary of the creek and over a low saddle (has existing gate and track) and then by the most convenient route onto the easement. This connection would provide a shorter and more convenient route for foot through-trips between Roaring Meg and the Crown Range saddle than the pack track-Plank Creek route. It is therefore likely to attract greater use.
The return loop from Mt Gilray to the Meg picnic area could pick its way down an interesting rocky ridge to Mt Colin, with spectacular views of the Kawarau Gorge. Good route finding will be required to make the most of the views and avoid obstacles, however very interesting walking would ensure. From below Mt Colin a route would need to be marked, with some scrub clearance down the broad spur-end, back onto the pipeline and hence to the picnic ground.
We propose that outside of the proposed Roaring Meg conservation area the access be in the form of a year round easement for public foot access only.
Conservation area in Roaring Meg
The upper boundary of the proposed conservation area in the Roaring Meg appears ill defined. It most certainly should include the benched pipeline formation so that the best walking route is included in the conservation area. Also the objectives for this area are unclear. If it is to protect the landscape, why is the upper boundary an arbitrary line across the hillside? Why not encompass all the steeper faces and the gorged entrance to Evan Roberts Creek?
Proposed historic and recreation reserves beside Kawarau River
While we welcome the reservation of two areas between the main road and the river margin, the proposals appear confused and contrary to the purposes of both the Reserves and Crown Pastoral Land Acts.
Part of the area, near the natural bridge, already receives some public attention, and periodically, considerable use from kayakers. Generally the area is scruffy and undeveloped, but with limited development, and signposting, has the potential to be a major stopping point for travelers through the gorge.
The only development to date, which benefits everyone, has been by Central Otago Whitewater (canoe club) who instigated vehicle access to the site, carparking areas and toilets. They used money provided by ECNZ, given in mitigation for losses of whitewater due to construction of the Clyde Dam.
Immediately downstream of the natural bridge is the only convenient access to the river for kayaks and rafts. The site has been used for national slalom and wildwater competitions three times at least, lastly in 1998, when there were up to 200 competitors, including 30 from Australia. The 'Roaring Meg run' is in itself a very popular run for kayakers visiting Central Otago and is probably one of the top 10 intermediate grade runs in the country.
Other than the occasional person who knows about the natural bridge and is prepared to push through the scrub to view it, all existing use is by river recreationists. There are no 'historic' sites on the area now proposed for historic reserve classification. DOC's conservation resources report does not identify this as an historic area, merely repeating a comment made by Jill Hamel in 1991 that "the major site of great importance (to iwi) is the natural bridge and the land around it".
In 1998 the "natural bridge and the land around it" was vested in the control of Ngai Tahu as part of a "full and final settlement" of various proven and disproven claims against the Crown. If the adjoining area now in question was of such importance to Ngai Tahu that it also required their control, the Crown should have previously purchased the lessee interest, as it did elsewhere. The fact that this did not occur indicates that the 1998 action was then considered sufficient.
We have great difficulty seeing that there are any applicable 'principles' of the Treaty of Waitangi that sanction the effective privatisation of control over a public reserve. There are no outstanding land claims involving this area, and if there were they have already been roundly dismissed as invalid by the Waitangi Tribunal (i.e. the 'hole on the middle' claim of the Kemp purchase).
PANZ strongly objects to the proposed classification of this reserve. The whole area is primarily of recreational significance and its reserve classification should reflect this.
The critical issue is that this land is required under the CPLA to be restored to "full Crown ownership and control". Vesting control, to a private body with no public accountability, and with discretion under the Reserves Act to close the reserve or even charge for entry, is a direct affront to democratic principles and the rights of all citizens to be treated fairly and equally by the State.
The whole reserve area should be managed by DOC, hopefully with some modest development or at least assistance to those groups who have already put effort in that is of public benefit. At least under DOC's control
there are political and legal remedies available for members of the public who may be aggrieved by any mal-administration. There are no effective remedies when under private control. As a recreational reserve there is far greater statutory assurance of public rights of access and enjoyment than as a privately controlled historic reserve.
The incoherent nature of this deal is demonstrated by proposed recreation reserve classification of an area upstream of the natural bridge that has almost no recreational value, as the river is inaccessible and the only flat area has become a dump for road spoil. Whereas an area with considerable recreational value is misclassified as "historic".
Communications installation on Mt Colin
There is a radio installation on Mt Colin that no one appears to have identified in the scoping report for the tenure review. This will require regularisation.
Yours faithfully
Bruce Mason
Researcher and Co-Spokesman
Appendices
1. Map showing proposed walking routes
2. Proposed walking routes (7 photographs)
3. Panorama from Mt Gilray (4 photographs)
4. East face of Mt Allen (1 photograph)
5. Upper Cardrona Valley landscape (3 photographs)