This page last modified 19 September 1998
Po 277
Rock and Pillar Range
Otago Land District
Tenure review approved by Commissioner of Crown Lands xxxx
Knight Frank
Land Resources Division
LCP REF: Po277
DATE: 30 November 1995
PROPOSAL:
LEASE:
Legal Description: Section 159 Gladbrook Settlement. Situated
in Blk IX, Strath Taieri Survey District.
Run Name: Brookdale
Area: 2043.5006 hectares
Lease Details:
Tenure: Pastoral Lease.
Term: 33 years from 1 July 1995
Expiry: 30 June 2028
Rent Review: 30 June 2006
Rental Value: $195,000
Annual Rent: $ 2925
Crown Improvements: Nil
Stock Limitation in Lease: 2600 sheep (including 1750 breeding
ewes) plus 10%
Personal Stock Limitation: 3500 sheep (including not more than
2300 breeding ewes)
120 cattle (including not more than 60 breeding cows)
LESSEE:
William Francis Howell, Allison Margaret Howell, Leslie James
Stewart.
LOCATION:
The homestead is located on Gladbrook Road, 5 km from Middlemarch.
The property is situated on the eastern slopes of the Rock and
Pillar Range and is bounded by Kelvin Grove to the South, Styx
Run to the west, and Run 213D to the north.
OTHER LAND HELD:
Run with 64 ha of freehold land.
GENERAL DESCRIPTION:
(a) Aspect: 70% easterly, 30% north westerly
(b) Altitude: 240 m - 1250 m.a.s.l.
(c) Contour: About 300 ha is flat to easy country which rises
to the moderately steep face of the Rock and Pillar Range. Tops
are rolling.
(d) Area Ploughable: Approximately 230 ha
(e) Rainfall: 600 mm average at homestead
(f) How Watered: Adequate natural water
(g) Subdivision: Numerous paddocks on flat. Hill effectively one
block
(h) Snow Risk: Moderate above 900 m but easily manageable
(i) SummerlWinter Balance: Good balance of summer and winter country
(j) Shelter: Natural shelter provided by gullies and matagouri,
Some shelter belts in paddocks with more recently planted.
(k) Reversion: Gorse has been virtually eradicated. Matagouri
present but cover is stable.
(l) Erosion: Minimal. There are some stable shingle areas on tops.
(m) Weeds & Pests: Minimal weed and pest problem. Gorse is
under control. Californian and Nodding thistles present. Rabbits,
hares and possums under control. Little hawkweed present.
(n) Soils:
259 ha Recent soils of the Gladbrook series.
320 ha Yellow grey earth of the Blackstone Hills series.
1426 ha High country yellow brown earth of the Teviot Hill, Carrick Hill and Obelisk series.
38 ha Organic soils of the Karerekaou series.
2043 ha Total
(o) Land Use Capability:
CLASS III 55 ha 3%
CLASS IV 213 ha 10%
CLASS VI 0 ha 0%
CLASS VI 580 ha 28%
CLASS VII 839 ha 42%
CLASS VIII 356 ha 17%
Total: 2043 ha 100%
(p) Cover:
Sown pasture 242 ha
Unimproved grassland 1561 ha
AOSTD grassland 210 ha
Other (including alpine bogs, scree etc) 30 ha
2043 ha
STOCK CARRIED:
Stock carried in 1993 were as follows (shearing tally).
Ewes 2345
Hoggets 524
Other Sheep 50
Cows 66
Other Cattle 61
Totals: 2919 Sheep; 127 Cattle
PREVIOUS HISTORY:
The early history of the property is described [in the historic
section, on Page 10 in this report.]
Prior to the present ownership structure, the property was farmed
by Mr F M Howell and was run with 364 hectares of highly productive
flats. During this era, an emphasis was placed on the development
of the low country, whilst the pastoral lease remained predominantly
undeveloped and conservatively run. In 1989 the property was transferred
to the two sons, S W and W F Howell. The pastoral lease and 60
hectares of freehold land were subsequently transferred to W F
Howell, whilst S W Howell retained the bulk of low altitude freehold
flat land.
In recent years, discussions have occurred between the Department
of Conservation and the current lessees on a possible purchase
of the high attitude portion of the block for conservation purposes.
This proposal was discarded by the lessee and DOC in favour of
pursuing a review of tenure for the entire pastoral lease.
CONSERVATION VALUES:
1. ECOLOGICAL FEATURES:
Priority Area 1: Southern Rock and Pillar Tableland (980-1280
m)
This area is important from a conservation perspective, as it
includes a significant part of the southern Rock and Pillar Range's
summit tableland. The vegetation is dominated by blue tussock
(Poa colensoi) and patches of the daisy, Celmisia viscosa on the
gentle summit. A large range of herbs and cushion plants are also
common, including Aciphylla hectori, Gentiana bellidifolia, Celmisia
prorepens, C brevifolia and Kelleria villosa barbata.
Shrublands dominated by Leonohebe odora are present on sloping
areas. Other common shrub species include Cassinia filvida and
L. propinqua. Scattered examples of L. odora are found on stream
margins across the summit.
Dense snowgrass (Chionochloa rigida) is present throughout this
zone, either interspersed with shrub species or on the lower slopes
forming the dominant cover.
Numerous wetlands are present and contain an impressive diversity
of mosses, cushion plants, herbs and sedges. These wetlands are
important as they form the headwaters of streams flowing eastward
into the Taieri River.
Lichen covered tors are numerous, and often support shrubs of
Coprosma ciliata and Melicytus alpinus.
Significant invertebrates recorded in the zone, include the large
weta species, Hemideina maori and several new species of flightless
stoneflies and caddisflies found in seepages and streams.
Priority Area 2: Brookdale Forested Gullies (400-700 m)
A series of five gullies which contain native forest remnants
in their lower reaches, dissect the property. These gullies contain
important biological values.
The southern-most of these gullies, is the largest and appears
to be the most botanically diverse. The upper reaches are clothed
in tutu (Coriaria arborea, mountain flax (Phormium cookianum)
and koromiko (Hebe salicifolia), with the occasional Olearia nummulariifolia,
Coprosma propinqua, marbleleaf (Carpodetus serratus), broadleaf
(Griselinia littoralis), and Olearia arborescens. A range of ferns
are found at ground level, including bracken, Blechnum spp's and
Hypolepis.
The lower reaches of the gully are forested and contain large
broadleaf trees (kapuka) and marbleleaf with copious numbers of
seedlings. Lianes including species in the genera Muehlenbeckia,
Rubus, Convolvulus and Fuchsia are common. F. perscandens is relatively
common to 400 m.a. s.1; elsewhere in southern New Zealand this
species is found only locally. At lower altitudes shrubs of Melicope
simplex, Carmichaelia virgata, Coprosma crassifolia, Melicytus
alpinus, matagouri (Discatia toumatou) and Gaulthetia antipoda
form a dense thicket with numerous intertwined lianes.
The next gully north also supports an intact native forest remnant.
Perhaps its most valuable botanical feature is the presence of
a single conspicuous Hall's totara tree (Podocarpus hallii) at
680 m.a.s.l.
The forests and shrublands are important, as they represent types
of vegetation which were once widespread on the flanks of the
Rock and Pillar Range. These areas are rapidly regenerating. This
set of gullies contains a distinctive mix of plant species in
comparison to other Rock and Pillar forests. From a conservation
perspective some of the more important species present are:
Wetlands dominated by moss species, including Sphagnum, are
a feature of the upper portion of priority area two. Other species
growing in these wetlands include Toe toe (Cortaderia richardii),
Juncus species, and various herbs (including Geranium and Gunnera).
The deciduous shrub, Olearia bullata and two species of Aciphyla
are common around the margins of these wetlands.
The alpine weta (Hemideina maori) is present in this zone. This
species is endemic to the range. Two distinctive colour forms
are present. The most common coloration is yellow; less common
is non yellow, ie, grading into black coloration. The yellow form
is found at higher elevations on rock tors. Population levels
correlate with the amount of loose rocks and vegetation present.
A key management and research issue for the future, is the need
to determine the genetic status of the two forms. The Brookdale
plateau and ridge crest tors contain large populations of both
colour forms, hence this part of the range is central to the ongoing
research on the speciation effect which occurs.
Priority Area 3: Mid Altitude Shrublands (700-980 m)
Between 700 and 980 m, a variety of different shrubland types
exist. On ridges and some slopes, orange coloured shrubs of Dracophyllum
uniflorum are found. In depressions and higher gullies, bright
green Leonohebe odora shrubs are common, in association with low
growing Coprosma cheesemanii and dense snowgrass are common. Some
deeper gullies contain dense shrublands of the taller Dracophyllum
longifolium, together with a diversity of mosses, ferns (including
Polystichum), Astelia nervosa and herbs (including Aciphylla scott-thomsonii).
A small stand of Olearia nummulariifolia was found at 800 m, growing
in a gully system containing broadleaf and koromiko. This daisy
shrub is rare on the Rock and Pillar Range and very localised
in distribution in eastern Otago. Another shrub species, Coprosma
ciliate is found appressed to tors throughout this altitude band.
The grasslands surrounding these shrublands are generally in good
condition. Shrub regeneration is occurring in the grasslands outside
of the protected gullies. Tall tussock frequently obscures many
streams which cascade down the range.
Summary:
The three priority conservation areas are contiguous and their
boundaries somewhat arbitrary. Brookdale presents one of the best
opportunities on the Rock and Pillar's to protect an altitudinal
sequence of vegetation from the base to the crest of the range.
For this reason priority areas 1, 2 and 3 are all considered worthy
of formal protection.
VISUAL AND SCENIC VALUES:
LANDSCAPE ASSESSMENT
A striking feature of the eastern side of the Rock and Pillar
Range, particularly evident on Brookdale, is the absence of sharp
boundaries between vegetation types, resulting in a very homogeneous
appearance.
As adopted for other assessments of the high country, this property
has been divided into a number of landscape units (see attached
map). The boundaries for each of these units were drawn to coincide
with changes in the local topography and with distinguishable
changes in the ground cover and land use patterns.
Landscapes have been placed into three broad categories:
1. Natural landscapes: natural ecosystems,, containing unspoilt and distinctive geological/physiographic features.
2. Managed natural landscapes: predominantly natural ecosystems where some modifications have occurred to the native vegetation, usually through the impact of extensive sheep grazing.
3. Cultural landscapes: Land influenced by human uses. This includes historic and intrinsic values.
Landscape Unit 1
This landscape unit comprises the southern section of a broad
plateau on top of the Rock and Pillar Range. The landscape along
the back boundary is similar to that of the neighbouring Styx
Pastoral Lease. The area is characterised by smoothly curved topography
and an intricate drainage pattern. Wet flushes and deep snowbanks
occur along the rim of the range. Celmisia species and the small
blue tussock form the dominant vegetation cover. At the southernmost
and lowest part of the plateau, short vegetation gives way to
snow tussock with and scattered Aciphylla aurea.
This landscape unit is an integral part of a larger landscape
type which extends the entire length of the range. From a conservation
perspective, the future of this highly natural and fragile area
(eastern skyline) should be orientated towards protection.
Landscape Units 2 and 3
On Brookdale these two landscape units are not easily demarcated.
Both have an even cover of snow tussock dominated vegetation.
For this reason they are described as a single unit.
On the dark faces, this tall tussock is nearly impenetrable.
The outstanding feature of the area are the presence of largely
unmodified small incised streams. In landscape unit 2, the cover
of snow tussock and Aciphylla scott-thomsonii is so dense that
streambeds are obscured by a vegetative canopy. In landscape unit
3, the gullies are more open and the streams tumble through a
series of waterfalls and pools. The presence of intact Cortaderia
(toe toe) flushes indicate that past grazing pressure has been
minimal (toetoe is a highly palatable species, especially to cattle).
From a conservation perspective, the management of these landscape
units should be orientated towards conservation, although conservative
levels of sheep grazing would not threaten the quality of the
grasslands.
Landscape Unit 4
This landscape unit incorporates the foothills below 600 M. Within
this zone, the natural composition of the vegetation has been
altered through semi-intensive farming practices. This landscape
unit forms an important transition zone between little modified
areas at higher altitude and cultivated farmland of the low country.
From a conservation perspective this zone should be managed to
an overall appearance of being a native grassland.
Landscape Unit 5
This landscape unit comprises the series of gullies which dissect
the eastern flank of the range. The largest of these gullies is
located near the southern boundary and extends from the base of
the range to approximately 700 m.a.s.l. Prolific regeneration
of broadleaf, Hebe, Coprosma and along the darker faces, mountain
flax is evident. The next gully north supports continuous tall
shrublands and a mature Hall's totara located at approximately
680 m.a.s.l.
At the base of the range, gravel fans from several of these gullies
link, and in several locations stretch across the valley floor.
Several of these fans have not been developed into farmland, primarily
due to economics. In these areas, native vegetation has been left
intact as "grey fingers" of matagouri and Coprosma.
These areas of shrubland form a distinctive landscape feature
of the Strath-Taieri.
From a conservation perspective, future management of this unit
should be orientated towards conservation. The production value
of this zone is probably minimal.
HISTORY/ARCHAEOLOGICAL FEATURES:
As opposed to the northern end of the Rock and Pillar Range, no
moa hunting sites have been located on pastoral leases on the
southern end of the Range. However the Strath Taieri is notable
for the richness of Maori material found in rock clefts. Artefacts
found in the district confirm a long presence of both early moa
hunters and their followers, the classic Maori. There are likely
to be rock shelters and caches in clefts which have not as yet
been located.
Pastoral runs on the Strath Taieri were first taken up in 1859.
Brookdale was originally part of the Strath Taieri Run, occupied
by Campbell Thomson, who also held Rocklands Station for a few
years.
In 1866, the Strath Taieri Run was subdivided into Run 213A (Garthmyl)
and Run 213B (Gladbrook). The ownership structure of Gladbrook
was connected to two major stock firms in Otago, Donald Reids
via the Founders family, who bought the property in 1872 as John
Roberts "demonstration" farm, and to Murray Roberts.
Brookdale was part of the hill country comprising the original
Gladbrook Station. Its present northern boundary is part of the
original boundary with Garthmyl established in 1866.
Topographical maps and field evidence indicate bullock tracks
once ran straight up the spur inside the southern boundary of
the lease, from about 600 m to about 1500 m.a.s.l. (near the Castle
trig). These tracks serviced a peat mining operation from a high
altitude bog. Peat was used for fuelling fires in the homestead.
A stone culvert remains on a causeway near the bog. The current
lessee has a blade from a peat cutting spade found near the track.
The bullock sledge tracks are legally protected under the Historic
Places Act as archaeological sites.
RECREATION AND ACCESS:
The Rock and Pillar Range is the "home ground" for club
skiing in Otago. Recorded winter usage goes back to 1932 with
the formation of the Otago Ski Club. The range was initially used
for downhill skiing; the development of Coronet Peak skifield
in the 1950's and 1960's with its better weather, access, terrain
and facilities saw the eventual demise of this activity. In recent
years cross-country skiing has become well established. Huts located
on Glencreag, serve as a base for overnight ski trips. The proximity
of the range to Dunedin is a major factor in its relative importance
for winter activities. It is only 80 km by sealed highway to the
base of the range.
The frequency of "arctic" weather conditions, especially
in winter, on the summit, and the lack of natural shelter dictates
that experience in alpine navigation and a knowledge of survival
techniques are pre-requisites for winter recreation.
Summer recreation use is developing with regular tramping trips
to the range occurring by Dunedin based clubs. Some 4WD recreational
use also occurs, involving traverses of the range from the Dunstan
Track.
Recreation groups have identified the need for several unrestricted
access routes up the eastern flanks of the Rock and Pillar Range.
These are required to provide for round trips of a day or several
days duration, and to be used as escape routes in bad weather.
One such proposed route is located along the southern boundary
of the property to the summit crest. Public access would be formalised
through the use of an easement for foot travel only registered
against the freehold title. There is currently no defined legal
access on Brookdale. An unformed legal road extends from the formed
Top Road/Gladbrook Road along the southern boundary of the lease.
This 'paper' road links up with another legal road which extends
from the Dunstan Track along the summit of the range. A small
section of this unformed road crosses Kelvin Grove Pastoral Lease.
DETAILED PROPOSAL: see map
MANAGEMENT CONSIDERATIONS:
Fencing will be required to separate the proposed conservation
estate from the area to be freeholded. This fence will run along
the contour at approximately 1100 m. The area proposed for covenanting
will also be separately fenced, allowing it to be managed under
a more conservative regime than adjacent country.
Costs associated with the management of the proposed addition
to the conservation estate should not be great, as it lies above
the zone prone to rabbits, possums and woody weeds.
PUBLIC COMMENT:
NGO's have flagged the need for unrestricted foot access from
Top Road/Gladbrook Road along the southern boundary of Brookdale
Pastoral Lease to the summit of the range.
Trevor Howse representing the Ngai Tahu Maori Trust Board has
visited the property.
DISCUSSION:
Investigations by DOC staff, have revealed a considerable level
of conservation interest in this pastoral lease. Current interest
is greater than identified in earlier years.
The 1982/83 Clayton Committee of Enquiry 'Pastoral Lands Trial
Assessment Report' identified the summit plateau area of the lease
above 1050 m as being of conservation interest. The current proposal
extends the area of conservation interest downwards to approximately
600 m.
The property has been managed conservatively in recent times.
To some extent, conservative past management regimes are responsible
for the high level of conservation values found on the property
today. The property presents considerable opportunities for future
farm development on the low to mid altitude hill country. In terms
of protecting nature conservation values this development potential
presents a major threat. Most similar areas elsewhere on the range
have been modified.
DESCRIPTION OF AREA TO BE FREEHOLDED:
(a) Area: 1000 ha
(b) Altitude: 240 m -1100 m
(c) Contour: Approximately 300 ha is easy to flat country which
rises to the moderately steep face of the Rock and Pillar Range.
(d) Area Ploughable: Approximately 230 hectares
(e) Erosion: Minimal
(f) Soils:
259 ha Recent soils
320 ha Yellow grey earths
421 ha High country yellow brown earth
1000 ha Total
(g) Land Use Capability:
CLASS III 55 ha 5%
CLASS IV 213 ha 21%
CLASS V 0 ha 0%
CLASS VI 577 ha 59%
CLASS VIIc 50 ha 5%
CLASS VIIe 105 ha 10%
Total:1000 ha 100%
(h) Cover:
Sown pasture 242 ha
Unimproved grassland 548 ha
AOSTD grassland 210 ha
Total 1000 ha
(i) Likely Stock Numbers: The property currently carries approximately
3350 stock units when run with 60 hectares of freehold land. It
is estimated that this proposal will reduce this to approximately
2750 stock units. There is potential to compensate for this reduction
through development.
(j) General: The overlap between conservation interests and productive
grazing land is greater than on most properties in the area.
Attached are:
1. Map of proposal
2. Map of Landscape Units [not included here]
Public Access New Zealand
Tuesday, February 20, 1996
The Manager
Knight Frank (NZ) Limited
P O Box 27
ALEXANDRA
Dear Sir,
Thank you for the opportunity to comment on the proposal and for
granting an extension of time for submissions. We have inspected
part of the property and were able to draw on previous knowledge
of the area.
PANZ supports the advertised proposals as depicted on the coloured-in
map (there were some inconsistencies with the proposals in the
text).
Confusion did arise over whether it was legal road access or an
easement over freehold that was proposed. Rob Wardle has confirmed
that it is the former. We are entirely happy with this. The route
of the access is direct and well suited to public foot access.
Only one fence obstructs the route--this will require either a
gate or a style and the route needs to be marked. Cattle yards
partly intrude into the road alignment but this is no problem.
Signs will be needed at the Rock Road T-intersection (in front
of the white villa) and at the yards, where vehicles can be parked.
I had a brief discussion with the lessee who would like the public
to use alternative routes across the bottom paddocks when lambing
is in progress. Provided these are marked, with a sign requesting
walkers to use the alternative route this is reasonable. However
the fall-back of the legal road must remain as insurance against
future problems. Mr and Mrs Howell have been very accommodating
with public access on their property, however the proposed arrangements
have to last for the infinite future!
Yours faithfully
Bruce Mason
Spokesman
(Official) ANALYSIS OF SUBMISSIONS FOLLOWING ADVERTISING OF DRAFT PROPOSAL FOR BROOKDALE Po 277
This tenure review proposal was advertised in the Otago Daily Times and the Southland Times on Saturday 2 December 1995 and Wednesday 6 December 1995. Submissions closed on February 9, 1996. An extension to February 23 was subsequently given. Eight submissions were received (including one late submission from the Royal Forest and Bird Protection Society - Southern Office).
LIST OF SUBMITTORS.
Central Otago Tramping Club
Federated Mountain Clubs. Wellington.
Otago Tramping and Mountaineering Club
Professor Allan Mark, Department of Botany, Otago University
Public Access New Zealand
Royal Forest and Bird Protection Society - Southern Office (received 26 February 1996)
Royal Forest and Bird Protection Society - Upper Clutha Branch
Land Forest. MJ Harris - Consultant
GENERAL TENOR OF SUBMISSIONS
Strongly Supportive (No Reservations) 3
Supportive (Support but would like to see minor changes made) 5
Neutral (Would Support if substantial changes were made) 0
Opposed (Proposal would require major changes) 0
Submission Generic (doesn't necessarily relate to specific issues on this property) 0
FREQUENCY OF SPECIFIC CONCERNS IN SUBMISSIONS
Express concerns at that proposed covenant may not be effective in protecting identified area (or that covenant needs tightening up). 3
Suggest fire breaking proposed DOC/freehold boundary. 1
Fire control around covenant needs consideration. 1
SUMMARY.
This proposal has met with a very high degree of support from NGO's. The majority of submissions strongly favour the proposed allocation of tenure, ie reserving the crest and plateau of the Rock and Pillar Range, covenanting a forested gully and an altitudinal sequence of tussock grassland and formalizing public access up the southern boundary of the property.
The only reservations raised by more than one submitter relate
to the proposed covenant conditions.
Knight Frank
Land Resources Division
19 November 1996
Public Access New Zealand
RD 1
OMAKAU 9181
Dear Submitter
RE: BROOKDALE TENURE REVIEW
Thank you for your submission on a draft tenure review proposal for Brookdale Station. The public submissions expressed a very high degree of support for the proposed allocation of tenure involving the reservation of the crest and plateau of the Rock and Pillar Range and also the covenanting of a forested gully and an altitudinal sequence of tussock grassland along with formalising of public access of the southern boundary of the property.
The Commissioner of Crown Lands has approved the following:
(1) The surrender of Po277 under Section 145 of the Land Act 1948 on the lease anniversary date following completion of survey plans and necessary documentation.
(2) The allocation of 1027 ha (subject to survey) to the Department of Conservation as conservation estate.
(3) That 1016 ha (subject to survey) be classified as "farmland" under Section 51 of the Land Act 1948 and be preferentially allocated to the current lessees of Brookdale Station under Section 54 of the Land Act 1948.
The Commissioner also acknowledged that the following points have been negotiated outside of the Land Act 1948:
The lessees of Brookdale Station have agreed to the above proposal.
Please find enclosed attached map depicting the approved proposal.
Thank you again for your submission.
Yours faithfully
G W Heward
for Manager, Alexandra
KNIGHT FRANK (NZ) LIMITED