This page last modified 19 September 1998
Po 370
The Remarkables
Otago Land District
Tenure review approved by Commissioner of Crown Lands <January
1997
PUBLIC SUBMISSIONS CLOSED
FRIDAY 25 OCTOBER 1996
First Publicly Advertised: 31 August 1996: Otago Daily Times & Southland Times.
Readvertised: 4 September 1996.
KFL REF: Po 370
Date: 27 August 1996
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. The report discusses some
of the issues surrounding the review and recommends certain outcomes
which have been agreed in principle by the lessee. Detail of the
proposal is as follows:
(a) The surrender of Pastoral Lease Po370, 2204.9539 ha.
(b) The reclassification and preferential allocation on freehold
title an area of approximately 1665 ha.
(c) The transfer to the Department of Conservation an area of
approximately 540 ha to manage for conservation purposes.
(d) The registration on the freehold tide a conservation covenant
over approximately 100 ha along the margin of Doolans Creek.
(e) The registration of a reciprocal Right of Way Easement on
the freehold title granting the lessee/DOC vehicle access over
the 4WD track from Coalpit Saddle to Mt Rosa for management purposes.
Area: 2204.9539 hectares
Lessee: I C & J E Railton
Tenure: Pastoral lease under Section 66 Land Act 1948
Term: 33 years from 1 July 1985
Annual Rent: $3,225 plus GST
Local Body: Queenstown-Lakes District Council
SWCP: Two Land Improvement Agreements (1981 and 1987) were
entered into on the property. This involved 10.6 kms of conservation fencing, 9 kms cattle proofing and 7.6 kms firebreak access tracks. This work has been completed.
Mt Rosa is a small pastoral property located south of Highway
6 at Gibbston 30 kms east of Queenstown. The property ranges in
altitude from 400 metres at the homestead flats to 1324 metres
at the summit of Mt Rosa.
The property comprises a small area of flats (130 ha) with a good
balance of north and south facing hill slopes.
Rainfall averages 614 mm per annum at Gibbston and is estimated
to rise to around 800 mm at the top of the property. The climate
is characterised by hot dry summers, which is accentuated on the
northerly slopes, and cold winters with snow frequently lying
to around 1200 metres on the shady slopes. A high level of seasonal
variability in rainfall is also a characteristic resulting in
widely varying pasture production between seasons and between
years.
The lower north facing slopes of the property are considered moderately
highly rabbit prone requiring periodic poisoning (10 year frequency)
and annual control work.
Gorse is present in patches on the lower slopes.
This property has been run as a small fine wool producing enterprise
maintaining a ewe and replacement flock on the flats and oversown
warmer slopes with a wether flock being run year round on the
unimproved shady slopes above the Doolans.
The property has run up to 3000 su's of mainly Merinos. More recently
has run between 2200 and 2500 so. (2500 to 3000 sheep).
Traditionally around 1000 wethers were run on the two Doolans
Blocks year round equating to an average grazing rate of .86 sheep/ha/year.
This rate has more recently been reduced to around 600 wethers
(.52 sheep/ha/year).
Soils/Land Use Capability:
Class III & IV 114 ha
Class V 19 ha
Class VI 823 ha
Class VII 1244 ha
Total Area 2205 ha
Summary of conservation values:
(a) Vegetation:
The pastoral lease is located within the Remarkables Ecological
District. Because of its low altitude compared to adjoining pastoral
leases, this property does not possess a comparable range of plant
communities. Native vegetation tends to be more extensive and
in better condition on south facing slopes than north facing slopes
on the property.
(i) Plant Communities:
Snow tussockland which is reasonably intact and in good condition occurs on the south facing (Doolans) part of the property, especially on mid to upper slopes. The summit area is covered in Chionochloa rigida (40% cover at 1200 metres) with up to 10% bare ground, with hard tussock, blue tussock and introduced grasses. Some better vegetated slopes have up to 85 % tall tussock cover, especially near the Coal Pit Saddle Road. Native species of note include Anisotome flexuosa, Bulbinella augustifolia, Rananculus multiscapus, Geranium microphyllum, G. sessiliflorum, Epilobium attiplicifolium, Brachyscome montana and Craspedia sp.
Large patches of Cassinia vauvilliersii shrubland occur in places with smaller areas of Dracophyllum uniflorum shrubland. This community exists at a much lower altitude than elsewhere in the ecological district.
Below 900 metres, matagouri / Olearia / Coprosma shrubland dominates along the Doolans Gorge faces. Major species include Olearia odorata, O. bullata Coprosma propinqua and C. ciliata. Bluffs contain a wide diversity of native plant species which have escaped the effects of past fires.
The two shrubland communities are either not represented or as well developed on adjoining leases and are therefore considered to have high ecological value.
(ii) Flora:
The Nevis Bluff hosts a substantial population of the threatened species Lepidium kawarau. This site is one of the three most important for conservation of this species and is located in a small discrete part of this landform feature. The status of this species ranks it as being of high ecological value.
(b) Fauna:
The low altitude shrublands in the Doolans catchment is important
habitat for a wide range of native invertebrate species.
The section of the true right branch of the Doolans Creek currently
contains no fish species. The habitat is eminently suitable as
a potential liberation site for threatened galaxiid species. High
quality riparian zone vegetation will be an essential prerequisite
for such action.
(c) Landscape Assessment:
Pastoral lease lands in the Hectors/Remarkables has been assessed
within three broad landscape types, ie:
mountain lands above 1500 metres mid altitude slopes between 1500
and 1000 metres lower slopes and colluvial fans below 1000 metres
The property falls within the latter two types. As a general rule,
rankings for criteria such as intactness, coherence, distinctiveness
and visibility decrease with decreasing altitude as a consequence
of increased human modification of the original landscape. These
types of landscape generally do not warrant specific protection
for most land uses. Some sensitivity to landscape values is appropriate,
eg, to ensure a harmonious participation between conservation
land and freehold land and the need to retain important vistas
when viewed from the highway which is a major tourist route.
(a) Archaeological and Historic Features:
There are no known Maori sites located on the property and only
one minor historic site (part of the Welshmens water race).
(b) Recreation:
(i) Use.
Little, if any, recreational use of consequence currently occurs on the lease.
There is potential for a walking track and mountain bike route from Coal Pit Saddle to Mt Rosa, along the ridge and descending to the Wentworth Flats. Also the Nevis Bluff provides a good potential vantage point overlooking the Kawarau River Gorge and the Gibbston Flats.
(ii) Access:
Apart from a short section of the Kawarau River frontage, there are no marginal strips along waterways. Most of the Kawarau River frontage has an unformed legal road alongside it. The right branch of the Doolans Creek and the main channel of Doolans Creek warrant marginal strips.
The formed Coal Pit Road requires legalisation. It provides secure legal access to Mt Rosa Pastoral Lease.
Minerals: There are no known mineral reserves on Mt
Rosa.
Tourism: The proximity of the property to Queenstown provides
opportunities for tourism. Opportunities such as farmstay, safari
hunting and guided walks may exist on the property.
Forestry: Low rainfall and high extraction costs makes
this property a less desirable site for commercial forestry.
Viticulture: Vineyards have been established adjacent to
the flats on the property suggesting that this may be a possible
future use, however limitations may exist in available irrigation
water and marginal grower degree days which constrain this potential.
The proposal has been developed in consultation between the lessee, Knight Frank (NZ) Limited as agents for the Commissioner of Crown Lands, and the Department of Conservation. The aims of the proposal are:
Mt Rosa is presently run as a small pastoral enterprise being
marginal as an independent economic unit under present product
prices. It is however reasonably well balance for aspect and contains
an area of fertile flats suitable for lucerne and wintering stock.
Approximately 25% of the property is above 1000 m.a.s.l. Land
use capability is also constrained by droughtiness on sunny faces
and the short growing season on shady faces resulting from the
extremes of climate in this locality.
The property does contain significant conservation values in the
diverse shrubland along the margin of the Doolans Creek, the strong
snow tussock community above the Doolans, particularly in Top
Doolans, and the dry rock outcrop community at Nevis Bluff containing
the rare specie Lepidium kawarau. Recreation values are not considered
high on this property.
In developing this proposal consideration was given to arriving
at practical fencible boundaries and to avoiding unnecessary fencing
cost where possible. A characteristic of this property is that,
apart from the Top Doolans Block, land capable of pasture improvement
has not been separated by fence from higher altitude more sensitive
country. Cost and potential damage to fences from snow were factors
in considering whether to construct new altitude fences to act
as boundaries between proposed freehold and Crown land.
Approximate area - 1665 hectares
The attached map outlines the proposed
boundaries of the freehold.
Soils/Land Use Capability:
Class III & IV: Good arable flats around homestead in improved pasture and lucerne. 114 ha
Class V: Shallow Gladbrook soils adjacent to Kawarau River, briar and semi-improved pasture. 19 ha
Class IV: Arrow soils on sunny faces below 850 metres, aerial oversown with cocksfoot and clover, briar and matagouri. 318 ha
Class VI: Arrow soils on shady faces of Doolans below 800 metres, cover of fescue tussock grassland grading into scattered snow tussock at 800 metres. 400 ha
Class VII: Dunstan soils on shady faces with reasonable cover of snow tussock/fescue tussock above 900 metres. 308 ha
Class VII: Arrow and Dunstan soils on moderately eroded sunny faces above 850 metres and along margins of Doolans Creek. 159 ha
Class VII: Depleted sunny faces along ridge top below Mt Rosa. 347 ha
Total Area 1665 ha
It is the Crown's position that land containing principally
productive values is most effectively managed under freehold tenure
subject to the Resource Management Act 1991.
The conservation values identified by DOC within the proposed
freehold are confined to the shrublands along the lower slopes
above Doolans Creek. The identified threats to these values are
fire and pasture development. It is considered that adequate protection
against these threats is achieved by a conservation covenant.
An area of approximately 814 ha of proposed freehold has been
classified Land Use Capability Class VII by the Otago Catchment
Board. This area comprises the upper hill slopes (ie. generally
above 900 metres) below Mt Rosa. It also includes dry steep sunny
slopes above Nevis Bluff. In all cases this country is within
fenced blocks which also contain land capable of pasture improvement.
In the case of Coal Pit and Mt Rosa blocks the proportion of this
country is small (about 33%), however it is significant to the
pastoral enterprise due to its sunny aspect.
The concern from a soil and water protection point of view is
that the upper portion of the blocks within the proposed freehold
are not grazed or receive only very light grazing to allow a recovery
of the existing vegetation.
Oversowing and topdressing of Coal Pit and Mt Rosa blocks has
generally caused stock to concentrate on the lower portion of
these blocks. The grazing level of the top portion of Bottom Doolans
has been determined largely by the number of stock grazed and
the length of grazing occurring within the whole block. Vegetation
monitoring transacts indicate a gradual improvement in cover within
the higher levels of this block within recent years.
Area 100 ha as shown on attached map.
Objectives of Covenant:
(i) Protecting and enhancing the natural character of the land with particular regard to the natural functioning of ecosystems and to the native flora and fauna in their diverse communities and dynamic inter-relationships with their earth sub-straight and water courses and the atmosphere.
(ii) Protecting the land as an area representative of a significant part of the ecological character of the Remarkables Ecological District as referred to in the Conservation Resources Report for the tenure review of Mt Rosa Pastoral Lease date 29 May 1995.
(iii) Maintaining the landscape amenity values of the land as described in the Landscape Assessment Section of the above report.
Discussion and Justification:
The shrublands above Doolans Creek are either not represented
or not as well developed on adjacent leases or within conservation
areas apart from a small adjacent area located within Glenroy.
They therefore have a high ecological value.
There is little stock grazing occurring within this shrub zone.
The main threat to the conservation values is fire. The proposed
conservation covenant would prohibit burning within this zone.
This easement is to provide vehicle access for DOC and the
lessee up the four wheel drive track from Coalpit Saddle to Mt
Rosa for their respective management purposes.
Top Doolans Block, approximate area 535 ha
Nevis Bluff, approximate area 5 ha
Total Approximate Area to Conservation Estate 540 ha
Soils/Land Use Capability:
Class VI: Arrow steepland soils on shady faces above Doolans Creek to 850 metres with cover of fescue and scattered snow tussock. 105 ha
Class VII: Dunstan steepland soils on Mid-Altitude Shady Faces between 850 and 1100 metres with cover of predominantly strong snow tussock. 200 ha
Class VII: Steep bluffy country above Doolans Creek with cover of native shrub species. 50 ha
Class VII: Moderate and severely eroded Dunstan and Carrick soils above 1100 metres with cover of snow tussock grading to induced short tussock and alpine herbs and cushion plants. 180 ha
Class VIII: Steep rock bluff at Nevis Bluff 5 ha
Total Area 540 ha
This block contains snow tussock grassland in good condition
through the mid-altitude and regenerating shrubland along the
Doolans Creek margin. These communities are considered to be of
high conservation value and are not represented in existing reserves.
The area within the Upper Doolans Block is in superior condition
to that found elsewhere on this face. Adopting the existing fenceline
would provide a cheap and practical boundary with more modified
lower altitude country adjoining. The retention of this block
in Crown ownership would facilitate public walking access from
Coalpit Saddle to views afforded from Mt Rosa.
The proposed conservation area at Nevis Bluff contains populations
of the rare plant Lepidium kawarau.
The removal of grazing from this block will allow the gradual
recovery of vegetation cover, particularly on depleted sites and
areas of preferred grazing. The estimated reduction in carrying
rapacity of the property resulting from this proposal is 200 su.
Vehicle Access Easement in favour of Adjoining freehold:
The lessee requires foot and vehicle access to the top of the
proposed freehold for farm management purposes. It is proposed
that an access easement in favour of the adjoining freehold title
be created along the four wheel drive track within the proposed
conservation area in favour of the adjoining title.
(1) That the Commissioner of Crown Lands approve this proposal
resulting in the following outcomes:
(a) The surrender of the pastoral lease Po370 Mt Rosa under Section 145 of the Land Act 1948, being a total of 2204.9539 ha.
(b) The classification of an area of approximately 1665 ha as 'farmland' on the lines shown on the attached map under Section 51 of the Land Act 1948.
(c) The preferential allocation on freehold title of approximately 1665 ha of land classified as "farmland" to J C & J E Railton under Section 54 of the Land Act 1948.
(d) The transfer to the Department of Conservation to manage for conservation purposes two areas of land totalling approximately 540 ha being:535 ha Top Doolans Block
5 ha Nevis Bluff
540 ha Total Approximate Area
(2) The Commissioner acknowledges that as part of this agreement
the lessees have agreed to the Department of Conservation registering
the following on the proposed freehold title:
(i) a covenant under Section 77 Reserves Act 1977 over approximately 100 ha of the lower margins of Doolans Creek (as shown on attached map).
(ii) an access easement in favour of the Crown to allow vehicle access along the four wheel drive track between Coalpit Saddle and Mt Rosa for Department of Conservation staff for management purposes..
(3) The Commissioner acknowledges that as part of this agreement
the Department of Conservation has agreed to register an access
easement in favour of the adjoining proposed freehold for vehicle
access along the four wheel drive track to Mt Rosa where it enters
the proposed conservation area, for farm management purposes.
Appended:
Public Access New Zealand
R D 1 Omakau 9182
Friday, October 25, 1996
Ken Taylor
Knight Frank NZ Ltd
P O Box 27
Alexandra
Dear Ken
Submission on Mt Rosa Tenure Review Proposal
Public Access New Zealand has major reservations about the draft proposals and believes that they should not proceed on the present basis.
In summary we believe that the Crown has either gone for too little, or has conceded too much in its negotiations with the lessee. We do not think that a fair exchange of interests would eventuate from implementation of the proposals.
We have benefited from an earlier field inspection. Please convey our thanks to the lessee for his consent for this.
1. Sustainability of farming upper faces Mt Rosa
We have strong doubts that the upper faces proposed for freeholding can be 'farmed', and therefore cannot properly qualify as 'farm land' under the Land Act. We believe that a more extensive reservation of the southern faces, and continued Crown oversight/stocking limitations on the sunny face, is required.
2. Larger conservation area required
A large portion of the 'Bottom Doolans' block to be freeholded is similar to the 'Top Doolans' proposed for conservation area status. The snow tussock grassland is reasonably intact and would benefit from preferably a cessation of grazing, or a least, a very conservative grazing/no burning regime. We propose that Bottom Doolans be subdivided by fencing running down-slope from Antimony Saddle (the southern Mt Mason slopes do not warrant reservation). Alternatively the whole of the block be subject to a special lease which permits grazing with priority being given to the enhancement of native vegetation.
3. Special lease over upper northern face and ridge crest needed
The proposal to freehold these upper slopes does not reflect the concern for soil and water protection contained in the body of the report.
The upper slopes are depleted, with bare ground prevalent. This area almost requires stock exclusion for an extended period if vegetative cover is to improve. We propose that the whole of the 'Mt Rosa' block be subject to a special lease, with provision for stocking limitations, and prohibitions on earth disturbance, buildings or other structures on the face and ridge crest. Landscape protection should be an important part of the reason for retention of Crown ownership. The proposed reservation of the 'Top Doolans' block would not prevent skyline intrusions as the boundary fence lies back from the ridge crest. The combined necessities of stocking control and landscape protection justify Crown ownership. We have little faith in the Resource Management Act, the district scheme, or covenants in achieving these ends.
4. Public access provisions very inadequate
The only provision for active public recreation is for access from Coalpit Saddle to Mt Rosa via the proposed conservation area. This is inadequate. Public use will be legally confined to inside the boundary fence which climbs steeply from the saddle. This is obviously inadequate for DOC's purposes as an easement for their use is planned up the nearby 4WD track on land proposed for freeholding. If its good enough for DOC, and good enough for the lessee to have access rights on the track through the proposed conservation area, it is also good enough for members of the public. The track provides a well-graded climb within the capability of the average walker, unlike the proposed alternative.
It should be noted that the proposals do not provide legal access to the summit of Mt Rosa as claimed, as the proposed conservation area boundary fence is south of the ridge-crest. Walkers will need to trespass onto the proposed freehold to reach the summit to obtain the best views, and any view of the Gibbston area. Similarly for the best views eastwards into Central Otago and south it is necessary to travel as far as Trig O where an outstanding panorama can be obtained. I was so impressed with this during my field inspection that I returned to camp on the summit over-night.
The report records that "there is potential for a walking track and mountain bike route from Coal Pit Saddle to Mt Rosa, along the ridge and descending to the Wentworth Flats". Yet, no such provision is recommended in the proposals. This could be a popular half-day/day walk. The views are varied and impressive and the terrain not difficult. We are of the view that this opportunity must be secured.
Provision for public use should be by way of a combination of public reservation, special lease, and easement. The later should be "in favour of Her Majesty the Queen" for "free unrestricted public foot and mountain bike access" and secured as interests in the land under Section 7 (2) Conservation Act.
In conclusion, we believe that the proposed balance of interests is wrong. The public will be insufficiently compensated for the freeholding, by way of public reserves or recreational use rights. We strongly urge you correct this situation, being mindful that the proposals are not in accord with the reclassification requirements of the Land Act. These are unlikely to change in the foreseeable future.
Yours faithfully
Bruce Mason
Researcher and Spokesman
Knight Frank
LAND RESOURCES DIVISION
Our Ref: P370/1
28 January 1997
Bruce Mason
Public Access NZ
RD l
OMAKAU 9182
Dear Submitter
RE: MOUNT ROSA TENURE REVIEW
I am pleased to advise that the Commissioner of Crown Lands has approved the proposal to exchange property rights on Mount Rosa pastoral lease. The Commissioner has approved the following:
1. The surrender of the pastoral lease Po370 Mt Rosa under Section 145 of the Land Act 1948, being a total area of 2204.9539 ha.
2. The classification of an area of approximately 1400 ha as "farmland" on the lines shown on the attached map under Section 51 of the Land Act 1948.
3. The preferential allocation on freehold title of approximately 14()() ha of land classified as 'farmland', to J C & J E Railton under Section 54 of the Land Act 1948.
4. The transfer to the Department of Conservation to manage for conservation purposes two areas of land totalling approximately 805 ha being:
800 ha Top Doolans Block
5 ha Nevis Bluff
805 ha Total Approximate Area
5. The Commissioner acknowledges that as part of this agreement the lessees have agreed to the Department of Conservation registering the following on the proposed freehold title:
(i) An easement pursuant to Section 7(2) Conservation Act providing for free unrestricted public foot and bicycle access over 4WD track and route on the property as shown on the attached map.
(ii) An easement pursuant to Section 7(2) Conservation Act in favour of the Crown to provide for vehicle access along the four wheel drive track between Coalpit Saddle and Mt Rosa for Department of Conservation staff for management purposes..
6 The Commissioner acknowledges that as part of this agreement the Department of Conservation has agreed to an access easement in favour of the adjoining proposed freehold for vehicle access along the four wheel drive track to Mt Rosa for farm management purposes where it enters the proposed conservation area.
A number of issues were raised in the submissions. The most frequently raised issues are set out in brief below with the Commissioners response:
Access provisions inadequate
This matter was taken up with the lessee by my agent Knight Frank and the Department of Conservation following submissions. As a result public foot and Mountain bike access was successfully negotiated over the above route.
Proposed conservation area be extended
The proposed boundary was reviewed by Knight Frank and the Department of Conservation and the matter taken up with the lessee. An additional area of approximately 260 ha to be added to that originally proposed as conservation area was successfully negotiated as part of the tenure review.
Access on horseback and vehicle access for Hang Gliding
Both these matters were raised with the Lessees. While they expressed a willingness to accommodate these uses on request they were not prepared to enter into an agreement to provide such access as of right.
Thank you for your submission.
Yours faithfully
P H Murray for Manager, Alexandra
KNIGHT FRANK (NZ) LIMITED