This page last modified 22w September 1998
South
Island high country
Otago leases
Po 322
Humbolt Mountains
Otago Land District
Tenure review approved by Commissioner of Crown Lands <October
1997
DRAFT PROPOSAL
Application for Exchange of Property Rights
(l) EXECUTIVE SUMMARY: This report describes the physical attributes of the property along with a description of its commercial and conservation values. Based on an assessment of these values a tenure review proposal has been negotiated with the Lessee. A summary of the proposal is as follows:
(a) The surrender of Woodbine Pastoral Lease (Po322) being 2184.697 ha.
(b) The classification of an area of approximately 464 ha as farmland under Section 51(3) of the Land Act 1948.
(c) The disposal of approximately 464 ha of land classified as farmland to Woodbine Station Limited.
(d) The retention by the Crown of 1720 ha (approx) for conservation purposes.
(e) The granting of three ROW easements over existing reserve and conservation area in favour of the freehold title to provide access over 4WD tracks for farm management purposes.
(f) The registration on the proposed freehold title a conservation covenant pursuant to Section 77 Reserves Act 1977 over an area of beech forest immediately west of the Woodbine homestead with the purpose of maintaining the natural character of the bush and its natural ecological function.
(g) The registration on existing freehold title a conservation covenant pursuant to Section 77 Reserves Act 1977 over an area of approximately 22 ha at the head of Lake Wakatipu with the aim of protecting the wetland values by excluding cattle from the covenant area.
(h) The construction of cattle proof fences on existing freehold on the northern boundary of the proposed conservation covenant and on both sides of the Glacier Burn from Routeburn Kinlock road to the Dart River. Also the construction of a boundary fence through the mid altitude within the lease.
(2) LEASE DETAILS:
Legal Description: Section 1 Block VI, Sections 14A and 16, Block II, Section 65 Block I and part Run 717 Blocks 1, II and Vl Upper Wakatipu Survey District comprised in CT 3C/87.
Area: 2184.697 hectares
Marginal Strips: No marginal strips have been laid off creeks within the property.
Lessee: Woodbine Station Limited
Lease Details: Pastoral Lease under Section 66 Land Act 1948
Term: 33 years from 1 January 1968
Expiry: 31 December 2000
Annual Rent: $120
Local Body: Queenstown-Lakes District Council
Zoning:
Rural B in Transitional District Plan
Rural Uplands in Proposed District Plan
- small portion of property Special Recreation Area
(3) RESOURCE REPORT:
3.1 GENERAL DESCRIPTION: Woodbine is a small pastoral property located on the western side of the Dart River at Kinloch at the northern end of Lake Wakatipu. The property is run with approximately 397 ha of freehold located on the Dart River Flats. The pastoral lease comprises the hill slopes from the flats to the main ridgeline of the Humbolt Mountains being 2348 metres at its highest point within the property.
The property presently carries around 4000 su with 1500 of these being attributed to the pastoral lease. Land above 900 metres on the property consists of steep and very steep mountain slope which comprises 60% of the property. This area has not been stocked for many years. Grazing is confined to hillslopes below 900 metres.
These areas have mostly been oversown and topdressed and are capable of development to highly productive improved pasture. This area does however have a strong tendency of reversion to bracken fern.
Improvements within the pastoral lease include homestead, woolshed and other farm buildings plus a reasonable standard of fencing including deer fencing.
The property is aesthetically very appealing being in a spectacular setting of high mountains, forested hillslopes, grassy flats, and rivers nestled at the head of Lake Wakatipu.
The climate here is typical of western montane regions with a relatively high rainfall (2000 mm p.a. plus), cool winters and mild moist summers. Frosts are common to the valley floor May to mid-September with infrequent snowfalls to lake level.
Extreme rainfall events occur periodically causing flooding and damage to farm improvements.
There are no problem weeds of significance on this property. Deer and chamois are present on the property but do not constitute a problem.
Land Use Capability Classification (Ministry of Works):
Class IV 16 ha
Class VI 368 ha
Class VII 80 ha
Class VIII 1720 ha
Total 2184 ha
PREVIOUS HISTORY: The present lease was issued in 1967 and comprised 1510 ha with a stock limit of 700 sheep and 80 cattle. In 1977 an additional 620 ha in the Glacier Basin was added into the lease. Boundary rationalisations with the then State Forest in 1986 and more recent incorporation into the lease of ex Lakeside Reserve land and unsectionalised Crown land above Kinloch has resulted in the present area of 2184 ha. The property has always been run with approximately 397 ha of adjoining freehold and was originally run with Routeburn Station.
The property has been a marginal farming enterprise due to its size and production costs associated with the isolated locality and cost of maintaining pasture in the face of a strong reversion tendency. Carrying capacity has increased from around 2000 su in the mid-70's to the present capacity.
Between 1970 and 1976 and again between 1988 and 1992 the property was run with adjoining Routeburn Station.
CONSERVATION RESOURCES:
A copy of the Department of Conservation Resources Report is appended to this submission.
Summary of Significant Conservation Resources:
3.3.1 ECOLOGICAL VALUES:
(a) Geology and Landform:
The Humboldt Mountains have geological significance as it was the site of pioneering studies by Hutton and Turner in the 1930's, studies which now have international application.
Extensive glaciation has resulted in classic landforms, eg, glacial cirques being formed. Other notable glacial features are glaciers, screes, truncated spurs and hanging valleys in the high alpine lands and deep narrow slot gorges formed by the retreat of the glaciers.
(b) Vegetation:
The following vegetation zones were identified:
(i) Above 1800 metres - bare rock, permanent snow and ice dominate.
(ii) 1500 -1800 metres - narrow leaved snow tussock dominant with blue tussock, cushion field and fell field. Local Wakatipu endemic species such as Aciphylla lecomtei occur.
(iii) 1300 - 1500 metres - narrow leaved snow tussock dominant with some herb field, which is species rich. Snow totara and Coprosma species dominate intertussock spaces at lower levels.
(iv) 920 - 1300 metres - narrow leaved snow tussock with a subalpine shrubland of Brachyglottis cassinioides, Hebe species and Olearia moschata.
(v) Below 920 metres - mostly partly developed/developed pasture with scattered silver beech forest remnants, fescue tussock and a dense bracken belt with some manuka. Red beech dominates in a few remaining lowland remnants.
(c) Fauna:
(1) Invertebrates:
Bold Peak is a type locality for many New Zealand insects including 12 Lepidoptera species. The high alpine fauna is rich and colourful with many diurnal species. The Humboldt Mountains are considered to be important for native insect conservation.
(2) Aquatic Fauna:
Electric fishing revealed moderate populations of koaro, a threatened species of galaxiid in Mick Creek, Gorge Creek, Glacier Burn. The ponds/lagoons and the flats at the head of Lake Wakatipu contain brown trout and long finned eels and some koaro. These waterways are important spawning and rearing areas for trout and habitat for native fish.
These habitats are being severely damaged by cattle trampling and fouling.
(3) Vertebrates:
The Humboldt Mountains contain good populations of New Zealand Falcon, a threatened species. Kea and rock wren, both vulnerable species are likely to occur, given the presence of suitable habitat. Common native bush bird species were recorded also bellbirds, pigeons, fantails, tuis and South Island robins occur in red beech. Yellow crowned parakeets are plentiful. Native bats have been recorded from the nearby Routeburn Valley and may frequent Woodbine forests and open country.
3.3.2 LANDSCAPE ASSESSMENT:
The property is located on the western slopes of the Humboldt Mountains which rise to 2350 metres. Bold Peak and Mt Bonpland are dominant peaks. Woodbine is an integral part of the overall backdrop to Lake Wakatipu. As a whole the district is known nationally and internationally for its spectacular mountain scenery. Woodbine can be separated into four broad landscape units.
(i) The upper craggy mountain tops and eroding slopes.
(ii) The long side slopes.
(iii) Alluvial terraces along the lake's edge.
(iv) Small tongue of red beech forest behind the homestead.
Unit (i)
Characterised by very natural character with minimal human influence, strong landforms of glacial origin, a major visual resource.
Unit (ii)
Mid slopes between 500-1000 metres, vegetation mostly modified for grazing except for remaining pockets of beech forest. Lower slopes covered in thick bracken and some native shrub species.
Unit (iii)
Modified lower slopes merging with lower forested terraces by way of a scattering of mature beech trees which create a distinctive parkland setting.
Unit (iv)
This finger of red beech forms an attractive backdrop to the homestead.
3.3.3 CULTURAL FEATURES
(a) Importance to Maori:
The region of Wakatipu is the cradle of early kai tahu whanau traditions. It is connected to the creation beliefs and is part of a network of mythology.
The stretch of land from the Greenstone to Kinloch is traditionally known as Totara ka whawha, which may be interpreted as the totara tree split open.
There are no known archeological or historic sites on the property.
(b) Recreation Use:
The following activities occur on the pastoral lease:
(i) Hunting:
Chamois and red deer along the sub alpine zone and follow deer in forested mid altitude lands.
(ii) Climbing:
Mostly ascents of Bold peak and Mt Bonpland, the latter with descents via the Glacier Basin.
(iii) Tramping:
Mainly Turners Creek and Glacier Burn routes are used.
(iv) Outdoor Education:
Mostly used by school groups staying at Kinloch Lodge plus clubs and university groups use the Bryant Glacier Basin for mountain and snowcraft instruction.
Kinloch Foreshore:
The foreshore reserve (game sanctuary) and associated wetlands on Woodbine Station freehold have recreational and ecological value.
(c) Recreational Access:
The property adjoins several existing DOC land holdings which have defined public access.
3.4 MINERAL RESOURCES:
There are no known deposits of commercially valuable minerals on Woodbine.
3.5 TOURISM RESOURCES:
The scenic location of this property and its proximity to Lake Wakatipu provides potential for development of tourist enterprises such as homestay, safari hunting, guided walks and heli-skiing from the property.
The DOC Otago Conservancy Draft CMS does not mention this area specifically, however it could be assumed that recreation and tourist concessionaire use of areas transferred to the department would be allowed where detrimental effects on the natural and historical resources and the remote experience recreation opportunity can be avoided, remedied or mitigated.
3.6 FORESTRY RESOURCES:
Land below 800 metres on this property could expect to be suitable for commercial forestry species. Distance from existing mills or ports means that this area would not constitute an attractive investment for forestry use at present.
(4) PUBLIC CONSULTATION:
NGO Consultation:
An early warning meeting was held with the NGO's on 16 March 1995. The following are the key points raised at that meeting:
Ngai Tabu Consultation:
The property was visited by Mr Trevor Howse of the Ngai Tahu Trust Board on 7 December 1995. Mr Howse noted the presence of the Wahi Tapu site near Kowhai Creek and requested that the legal status of the land be clarified. It was later confirmed that this area is presently within conservation estate. Formal comment will be made by the Board when requested by the Commissioner.
(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:
This property is a small operation in terms of pastoral production being of a marginal size when run with adjacent freehold. Although the existing lessee purchased the property for lifestyle opportunities it afforded he is still keenly interested in maintaining a viable farming operation. Consequently he was concerned that any proposal should not markedly reduce carrying capacity.
The conservation values identified that are of significance comprise alpine grassland and shrubland above 1000 meters and alpine cushion communities along the crest of the Humbolt Mountains plus some significant areas of beech forest within Mill Creek. These areas have not been stocked for many years and therefore their retention by the Crown for conservation purposes has no significant implications for the viability of the property.
In addition, the lower Glacier Burn and small tributaries flowing into the head of Lake Wakatipu have significance for trout and native fish habitat. Cattle are the main threat.
5.2 LAND PROPOSED FOR FREEHOLD:
Total area approximately 464 ha
Description (Using Ministry of Works LUC Cla.s.ses):
Class IV Flats at the base of the hill comprising Matukituki sandy silt loams developed into improved pasture with open drains, medium natural fertility. 16 ha
Class Vl Moderate hill slope above the Dart flats and Lake Wakatipu between 350 - 700 m.a.s.l., comprising Waikaia steepland soils of low to very low natural fertility. Cover comprises improved pasture and semi-improved pasture developed from bracken fern. 368 ha
Class VII Narrow belt of country between 800 - 900 m.a.s.l. comprising fescue tussock, browntop, sweet vernal and low growing native species. Shallow Waikaia steepland soils of low natural fertility. 80 ha
Total Proposed Freehold (approximately) 464 ha
JUSTIFICATION:
This area contains all the commercially productive land within the pastoral lease.
No conservation values of significance were identified within this area apart from the small area of bush immediately behind the homestead. The lessee desired that this should be included within the freehold as it lies immediately behind the homestead and farm buildings. He feels public access into this area would be a threat to the properties privacy and security. This area has been protected by a conservation covenant prohibiting the felling of trees.
5.3 AREA PROPOSED FOR INCLUSION IN CONSERVATION ESTATE:
Area approximately 1720 ha
Description (Ministry of Works LUC Classification):
Class Vlll Comprising steep mountain slope between 100() metres and the spine of the Humbolt Mountains with a maximum height of 2348 metres. Cover comprises snow tussock and alpine shrubland along the lower margin grading to alpine cushion plants, herbs, rock and scree. 1680 ha
Class Vlll Comprising beech forest between 600 metres on steep mountain slopes within Mill Creek. 40 ha
Total Area Retained for Conservation 1720 ha
JUSTIFICATION:
This area represents relatively intact tall tussock grassland and shrubland plus beech forest along the eastern slopes of the Humbolt Mountains. These mountains constitute a spectacular backdrop to the Upper Lake Wakatipu and are increasingly being used both for casual and commercial recreation. This land is unsuitable for pastoral farming or other commercial uses apart from commercial recreation such as guided walks, heli-hiking and heli-skiing. These uses can be accommodated under management for conservation purposes.
5.4 PROPOSED CONSERVATION COVENANTS REGISTERED ON FREEHOLD TITLE:
Two conservation covenants under Section 77 Reserves Act 1977. They are:
(i) Over existing freehold title on Dart River flat at head of Lake Wakatipu, area approximately 22 ha (see appended document).
The objective of the conservation covenant is the protection and enhancement of the natural character of the land with particular regard to the natural functioning of the wetland and waterway ecosystem and to the native flora and fauna and acclimatised sports fishery. The covenant will aim to exclude cattle from the wetland area at the head of Lake Wakatipu but shall allow sheep grazing of both the land and the reserve. This will be affected by the construction of a cattle fence across the northern boundary of the conservation area.
(ii) Over the beech forest within the pastoral lease immediately behind the Woodbine homestead, approximate area 16 ha. The objectives of this covenant are:
The protection and enhancement of the natural character of the land and maintenance of the landscape amenity values. This will be affected by excluding grazing within the covenant, no exotic tree planting and no burning.
5.5 PROPOSED RIGHT OF WAY EASEMENTS OVER CROWN LAND IN FAVOUR OF THE PROPOSED FREEHOLD TITLE:
They comprise:
(i) Two right of way easements on existing 4WD tracks through Lakeside Reserve from Greenstone Road to freehold.
(ii) One right of way easement on existing 4WD track through conservation area behind the homestead to the deer paddocks.
5.6 PROPOSED NEW FENCES:
The negotiated agreement includes the construction of the following fences.
1500 m Mid-altitude fence, proposed freehold boundary.
750 m Cattle fence across northern boundary of proposed conservation covenant.
600 m Cattle fence on both side of Glacier Burn from Routeburn Kinloch road to Dart River.
JUS TIFICATION:
The mid-altitude fence will prevent stock trespass into the conservation area and allow recovery of snow tussock eventually down to the boundary. Such a fence also acts as a clear physical delineation of the boundary between the freehold and conservation area.
The proposed cattle fences will remove the cause of the greatest damage to within stream values adjacent to Lake Wakatipu. Due to risk of flooding it was considered impractical to construct and maintain a stock fence to keep out both sheep and cattle.
(6) RECOMMENDATIONS:
(1) The proposal is recommended to the Commissioner with the following outcomes:
(a) The surrender of pastoral lease Po322 Woodbine under Section 145 of the Land Act 1948, being a total area of 2184.697 ha.
(b) The classification of an area of approximately 464 ha as "farmland" (on lines depicted as 'proposed freehold " on the attached map) under Section 51 (3) of the Land Act 1948.
(c) The preferential allocation on freehold title of approximately 464 ha of land classified as "farmland" to Woodbine Station Limited under Section 54 (l)(f) of the Land Act 1948.
(d) The retention by the Crown for management for conservation purposes a total estimated area of approximately 1720 ha as shown on the attached map.
(e) The construction of a boundary fence through the mid altitude on a line as shown on the attached map.
(2) The Commissioner is asked to acknowledge that the following matters have been negotiated as part of a tenure review proposal to be approved by the Minister of Conservation under the Conservation Act 1990 to be publicly notified with this proposal:
(i) The granting of three ROW easements over existing reserve and conservation area as indicated on attached map in favour of the freehold title to provide access over 4WD tracks for farm management purposes.
(ii) The registration on the proposed freehold title a conservation covenant pursuant to Section 77 Reserves Act 1977 over an area of beech forest immediately west of the Woodbine homestead with the purpose of maintaining the natural character of the bush and its natural ecological function.
(iii) The registration on the existing freehold title 13D/1068 a conservation covenant pursuant to Section 77 Reserves Act 1977 over an area of approximately 22 ha at the head of Lake Wakatipu with the aim of protecting the wetland values by excluding cattle from the covenant area.
(iv) The lessee agrees to construct cattle proof fences on the northern boundary of the proposed conservation covenant on existing freehold and on both sides of the Glacier Burn from Routeburn Kinlock road to the Dart River.
Report prepared by:
P H Murray
for Manager, Alexandra
KNIGHT FRANK (NZ) LIMITED
Recommendations Endorsed by:
A P Perrett
Manager PNA/Pastoral
for Regional Conservator, DOC
Appended:
Public Access New Zealand
R D 1 Omakau 9182
Central Otago
Friday, August 1, 1997
Ken Taylor
Knight Frank NZ Ltd
P O Box 27
Alexandra
Dear Ken
Submission on Woodbine Tenure Review Proposal
PANZ supports the proposals!
Yours faithfully
Bruce Mason
Researcher and Spokesman
(Winner of the 1997 Non-Verbosity Person of the Year Award)
Knight Frank
Land Resources Division
Our Ref: Po322/1
14 October 1997
Public Access New Zealand
RD I
OMAKAU 9182
Dear Sir/Madam
RE: WOODBINE TENURE REVIEW
I am pleased to advise that the Commissioner of Crown Lands has approved the proposal to exchange property rights on Woodbine Pastoral Lease and that the lessee has accepted this proposal. The details ofthe approved proposal are as follows:
1. The surrender of pastoral lease Po322 Woodbine under Section 145 of the Land Act1948, being a total area of 2184.697 ha
2. The classification of an area of approximately 464 ha as "farmland" (on lines depicted as "proposed freehold" on the attached map) under Section 51 (3) of the Land Act 1948
3. The preferential allocation on freehold title of approximately 464 ha of land classified as "farmland" to Woodbine Station Limited under Section 54 (1)(f) of the Land Act 1948
4. The retention by the Crown for management for consenation purposes a total estimated area of approximately 1720 ha as shown on the attached map
5. The Commissioner of Crown Lands acknowledges that the following matters have been negotiated as part of a tenure review proposal to be approved by the Minister of Conservation under the Conservation Act 1990.
(i) The granting of three ROW easements over existing reserve and conservation area as indicated on attached map in favour of the freehold title to provide access over 4WD tracks for farm management purposes.
(ii) The registration on the proposed freehold title a conservation covenant pursuant to Section 77 Reserves Act 1977 over an area of beech forest immediately west of the Woodbine homestead with the purpose of maintaining the natural character of the bush and its natural ecological function.
(iii) The registration on the existing freehold title 13D/1068 a conservation covenant pursuant to Section 77 Reserves Act 1977 over an area of approximately 10 ha at the head of Lake Wakatipu as shown on attached map with the aim of protecting the wetland values by excluding cattle from the covenant area.
(iv) The lessee agrees to construct cattle proof fences on the northern boundary of the proposed conservation covenant on existing freehold and on both sides of the Glacier Burn from Routeburn Kinloch road to the Dart River. Also to complete the boundary fence with the Lakeside Recreation Reserve south of Kinloch.
Thank you for your submission.
Yours faithfully
P H Murray
for Manager, Alexandra
KNIGHT FRANK (NZ) LIMITED