This page last modified
17 September 1998
Pt 104
Ben Ohau Range
Canterbury Land District
Tenure review approved by Commissioner of Crown Lands
KNIGHT FRANK (NZ) LIMITED
P O BOX 564
TIMARU
10 February 1997
SUBMISSION TO THE COMMISSIONER OF CROWN LANDS
Application for Exchange of Property Rights
LCP Ref: Pt 104
Date of Application: February 1993
PROPOSAL SUMMARY
A. Accept the surrender of Pukaki Downs Pastoral Lease (Pt 104 being 11,988 hectares).
B. Retain for the Crown and transfer to Conservation Estate an area of 8,186 hectares shown as Area 1.
C. Alienate pursuant to Section 67 Land Act 1948 on Freehold Tenure an area of 2,051) hectares shown as Area 2.
D. Alienate pursuant to Sections 62 and 64 Land Act 1948 on Freehold Tenure an area of 1,812 hectares shown as Area 3.
Note: Approximately 60 hectares variance due to an area to incorporate into the title and roundings. All areas subject to survey.
E. Register easements on the title for:
(i) Public access by foot, horseback or non-motorised vehicle from the legal road to the Twizel River and along the formed tracks along the true left bank of the Twizel River and the true right bank of the Gladstone Stream as depicted on the Plan.
(ii) Personnel and vehicle access for agents of the Crown while on Crown business along the tracks from the State Highway via the woolshed area to the true left bank of the Twizel River and northwards and also along the right bank of the Gladstone Stream to the Conservation Estate.
(iii) Create miscellaneous easements or retain existing rights for access as indicated in the text.
F. Relocate the legal access now within the property to the northern boundary.
G. Register covenants
(i) For protection of habitat surrounding specified tarns.
(ii) For landscape values as specified.
(iii) For protection of part historic water race.
H. That marginal strips pursuant to Section 24 Conservation Act be laid off.
LEASE
Legal Description: Run 310 and Reserve 4676 (Pukaki Downs), Run 357, and Section 1 SO 19680 Blocks V, VI, IX, X, XIII, XIV and XV Pukaki West Survey District and Blocks VIII, XII and XVI Hopkins Survey District contained in Certificate of Title 16B/855 Canterbury Registry.
NB: Includes Section 1 SO 19680 currently being incorporated due to Lake Raising compensation.
Run Name: Pukaki Downs
Area: 12,053.9934 hectares
Lease Details:
Tenure: Pastoral Lease
Term: 33 years from 1 July 1995
Expire: 30 June 2028
Rent Review: 1 July 2006
Rental Value: $150,000
Annual Rent: $2,250 (ex GST)
Classification:"pastoral" Section 51 (1)(d) Land Act 1948: Land Settlement Board Case 6450 1961
Crown Improvements: Nil
Stock Limitation in the Lease:
4,675 Sheep (including 1,375 Breeding Ewes)
137 Cattle
Personal Stock Limit:
6,200 Sheep (including 1,500 Breeding Ewes)
110 Cattle (including 50 Breeding Cows)
60 Horses
Actions Pending: Incorporation of approximately 95 hectares formerly comprising part Dusky now described as Section 1 SO 19680.
Verification by LlNZ that all matters pertaining to hydro power works have been actioned.
LESSEE
L J and R A Baikie
LOCATION: Mount Cook Road, approximately 96 kms west of Fairlie.
OTHER LAND HELD: Nil
GENERAL DESCRIPTION
The property is located on the western shores of Lake Pukaki at the southern end of the Rhoboro Hills. It is a true high country property with long cold winters, limited good soils and a high mountain range to the west. The property ranges in altitude from 540 metres at the level of Lake Pukaki up to 2,263 metres at Backbone Peak on the Ben Ohau Range. The lower easier and warmer country which generally lies to the east of Rhoboro Hills is located adjacent to the Mount Cook road and has been developed to improved pasture. To the west of Little Rhoboro Hills, rolling downs with south-west aspect leading down to the Twizel River, easy southeasterly sloping country rising up from the Twizel River on to downs at the foot of the Black Hills then rising steeply to the Ben Ohau Range. The property is the headwaters of the Gladstone, McMillan and Top McMillan Streams with the Mackenzie and Duncan Streams coming in from the adjoining property to the north all of which combine to form the Twizel River. Rainfall ranges from 600 mm on the eastern downs to approximately 5,000 mm per year on the western ranges. The property has a typical mountain climate with snow on the high peaks for much of the year with long cold snowy winters. It is essential to feed stock throughout much of the winter which is reliant on adequate summer conservation of feed. Autumns can be extended with the growing of forage crops but good arable land is limited. The summer growing period is relatively short, due to aspect and the productive eastern part of the property can be affected by summer droughts in some years. Shelter to arable areas is provided by young shelter belts plus reasonable shelter from contour on the improved land east of Little Rhoboro Hills leading down to Lake Pukaki. An extensive wilding tree problem exists, particularly along the lake front, and now extending out onto the easy downs west of Mount Cook Road which does give some shelter to livestock from the southerly storms. The property is affected by both southerly and nor-west storms.
Improvements consist of 142 hectares of improved pasture via cultivation, 1,400 hectares improved by oversowing and topdressing, fencing into some 41 blocks and paddocks, a relatively new homestead fronting the lake, second dwelling, cottage, shearers' quarters, woolshed and implement shed together with haybarns and stock yards. All improvements are of good quality. Relative to other parts of the McKenzie Basin it has a minor rabbit problem, the major weed is wilding pine trees which have emanated from old homestead sites along the Pukaki frontage and Hieracium is encroaching onto the easier downs.
The property is a traditional fine wool sheep producing run with some cattle. Production has traditionally been generally low which reflects the long cold winters and limited summer production.
COVER OF PROPOSED SUBDIVISION AND TENURE
Area 1: Retain by Crown for Conservation:
4,980 hectares alpine and sub-alpine containing tall tussock grasslands, sub-alpine shrublands and bare rock and scree.
2,800 hectares containing a mixture of sub-alpine shrublands, tall tussock merging into short tussock grasslands around the foot of the mountain areas.
406 hectares lower areas containing montane wetlands and short tussock associations.
8,186 hectares: Sub-total Area 1
Area 2: Unclassified Lands: Forestry Potential
1,137 hectares is classified Vl but due to aspect and altitude has a very unproductive cover of relatively open tall tussock grassland. There is limited inter tussock species of grazing value.
713 hectares is classified IV and V but is a very shallow unproductive area which lies particularly cold throughout the winter and spring. Cover in the main consists of sparse short tussock grassland with approximately 25% being particularly wet.
2.050 hectares: Sub-total Area 2
Area 3: Freehold
142 hectares cultivated to fair to good permanent pasture.
1,400 hectares fair/poor oversown and topdressed.
135 hectares native short tussock grassland.
135 hectares wilding pine trees (mainly P.Contorta).
1,812 hectares: Subtotal Area 3
SOILS from DOSLI data
AREA 1
| Soil Number | Description | Hectares | Hectares | Percentage |
| 48 | YBE Terrace lands - Pukaki series | 63.1358 | ||
| 48a | YBE Terrace lands - Dalgety series | 106.9555 | ||
| 50 | YBE Rolling lands - Tekapo series | 122.0613 | ||
| 50c | YBE Rolling lands - Ohau series | 267.9966 | ||
| 52 | YBE Terrace lands - Craigieburn series | 947.3423 | ||
| 53 | YBE Rolling lands - Cass series | 875.0155 | ||
| 57 | YBE Steep lands - Kaikoura series | 3120.7010 | ||
| 57a | YBE YBE Steep lands - Dunstan series | 1593.9240 | ||
| 99 | RECENT SOILS - Tasman series | 9.7595 | ||
| BRoc | ALPINE-Bare rock | 1079.9600 | ||
| Sub-total 1 | 8186.8515 | 68% |
AREA 2
| 48 | YBE Terrace lands - Pukaki series | 496.4674 | ||
| 48a | YBE Terrace lands - Dalgety series | 321.7885 | ||
| 50 | YBE Rolling lands - Tekapo series | 796.4800 | ||
| 50c | YBE Rolling lands - Ohau series | 182.4103 | ||
| 52 | YBE Terrace lands- Craigieburn series | 0.3634 | ||
| 53 | YBE Roiling lands - Cass series | 9.2812 | ||
| 90d | GLEY Recent - Dobson series | 88.8384 | ||
| 99 | RECENT SOILS - Tasman series | 154.6163 | ||
| Sub-total 2 | 2050.2455 | 17% |
AREA 3
| 48 | YBE Terrace lands- Pukaki series | 38.6996 | ||
| 50 | YBE Rolling lands - Tekapo series | 1677.1700 | ||
| 53 | YBE Rolling lands - Cass series | 59.9247 | ||
| 57a | YBE YBE Steep lands - Dunstan series | 36.9079 | ||
| Sub-total 3 | 1812.7022 | 15% |
TOTAL AREA SOILS PUKAKI DOWNS 12049.7992 100%
Correction 4.1942
TITLE AREA 12053.9934
LAND USE CAPABILITY from DOSLI data
| AREA 1 | Class | Hectares | Hectares | Hectares | Percentage |
| 4e | 119.0166 | ||||
| 4s | 9.7595 | 128.7761 | |||
| 5w | 191.8760 | 191.8760 | |||
| 6e | 2738.3310 | ||||
| 6s | 63.1357 | 2801.4667 | |||
| 7e | 1731.3700 | 1731.3700 | |||
| 8e | 3333.3620 | 3333.3620 | |||
| Sub-total 1 | 8186.8508 | 68% |
| AREA 2 | |||||
| 4e | 623.6116 | 623.6116 | |||
| 5w | 88.8384 | 88.8384 | |||
| 6e | 810.5307 | ||||
| 6s | 527.2648 | 1337.7955 | |||
| Sub-total 2 | 2050.2455 | 17% |
| AREA 3 | |||||
| 4e | 436.7757 | 436.7757 | |||
| 6e | 1300.3190 | ||||
| 6s | 38.6996 | 1339.0186 | |||
| 7e | 36.9079 | 36.9079 | |||
| Sub-total 3 | 1812.7022 | 15% |
TOTAL AREA PUKAKI DOWNS 12049.7985 100%
Correction 4.1949
TITLE AREA 12053.9934
PRODUCTION
Stock wintered:
1,800 Breeding Ewes
500 Two-toothed Ewes ((Dry))
600 Two-toothed Wethers
850 Mixed Sex Hoggets
2,600 Mixed Aged Wethers
75 Killers and Rams
6,425 Total Sheep200 Cattle
25 Horses
HISTORY
The area was first taken up in December 1856 by Henry Gladstone and John Watson as Run 68, later to become Rhoboro Downs and in 1859 Gladstone added a further 8,000 hectares being Run 171. In 1920 the Government took 19,000 hectares of Rhoboro Downs for 3 soldiers settlement runs being Pukaki Downs' McKenzie Peaks and Dusky. McKenzie Peaks and Dusky have since been absorbed into the adjoining runs of Pukaki Downs and Ferintosh together with a large part surrendered to the Crown. Pukaki Downs was held as a small grazing run for two terms of 21 years from 1920 until issued as a pastoral lease in 1962. From 1941 until 1962 Pukaki Downs was farmed with Small Grazing Run 222 and Small Grazing Run 229 which were Dusky and McKenzie Peaks respectively latterly known only as Dusky.
In 1952 a small area (36 acres) was taken for water power which was the first time Lake Pukaki was raised for such use. In 1987 a further 65 hectares was taken for the second raising of the lake. While this is the area registered on the title it is suspected that a greater area may be involved under a subsequent compensation certificate registered on 1989 since which only 1 hectare has been acquired. The matter is currently being investigated along with other Upper Waitaki hydro development matters by Land Information New Zealand.
In 1963 the properties were sold separately out of the Gibson family with Pukaki Downs being sold to Mr W M Clouston who in 1981 transferred the lease to the present lessees Mr and Mrs Baikie. At the latter date, 2168 hectares of the former Dusky lease was added as part of Hydro works compensation to be formally incorporated in 1989.
CONSERVATION VALUES
The report describing the conservation values on the property prepared by the Department of Conservation is appended to this report as Appendix II.
Conservation Estate
1. It is desirable to retain Area 1 of 8,186 hectares by the Crown as Conservation estate. This area is described by Department of Conservation as having high conservation values for the Crown and public of New Zealand.
2. Extend the existing Pukaki Scientific Reserve defined as RS 41843 beside State Highway 80 by extending it northward by some 120 metres up to an existing track and some 150 metres southward to include the contiguous and natural shrubland of importance. The added area to become Conservation Estate along with the existing reserve and he fenced.
Access
1. There is a need to retain foot, horse and non-motorised legal public access from State Highway 80 to the DOC estate along the southern boundary of Pukaki Downs. Where fences cross this access that gates no less than 1.5 metres wide be installed.
2. There is a need to retain foot and non-motorised access via a marginal strip on each of the three major streams, being the Gladstone, MacMillan and Duncan/Twizel. This would give access via the stream beds and adjacent berm to three major points of entry to the DOC Land.
3. It is desirable that the tracks running along the true left bank of the Twizel to a point opposite the track to the airstrip, and the true right bank of the Gladstone be defined and public access be available for foot, horse and non-motorised transport. That this be provided by way of legal easement and that there be no obligation of maintenance or to maintain stream crossings. That where fences cross this access that gates no less than 1.5 metres wide be installed by the lessee or as agreed with DoC.
4. There is a need to retain vehicle access by way of easement to the Crown over the farm track from the present woolshed area linking onto the tracks referred to in 3 above. This access to only be available for its own use and that of its servants in managing the Crown land. Maintenance to be on a pro-rata basis according to use and to be agreed in advance.
5. It is desirable that access be maintained, as Consenation land,via the former Mount Cook Road through Rhoboro Downs to Pukaki lake shore at the southern end of the property. North of the property a Crown area exists between SH80 and Lake Pukaki.
6. That a public easement (or Conservation Covenant), to give foot access, he provided from State Highway 80 to the area known as "The Boulders" including an area of 20 metres surrounding "The Boulders"
7. Currently an easement exists within the property for access on the line between Pukaki Downs and the former Dusky run. For practical purposes, this is to be relocated to the northern boundary with Ferintosh near Big Rock Stream.
Covenants
1. The water race, that formerly supplied water to Pukaki Downs homestead which runs from Big Rock Stream in Ferintosh, is worthy of being protected in part for historic purposes. It is proposed that it should be protected by covenant from the point where it crosses State Highway 80 to the homestead driveway near its southern extremity.
2. There are two principal groups of tarns in Area 3 (area to freehold) which are worthy of a measure of protection. It is proposed that these be protected by covenant including a 50metre perimeter around each tarn, above the natural high water level, where there shall he no topdressing, cultivation or removal of vegetation . DOC would have the right to fence the areas off if stocking is intensified and provide alternative trough water on the basis of two round troughs of not less than 1.5 metre diameter at each site to provide stock water from the tarns or other alternative site mutually agreed. There shall be no obligation to provide a better source of water than currently existing and no guarantee to provide water during winter frozen conditions. Once installed, ongoing maintenance to be responsibility of the grantee.
3. That the tussock hill faces east of the sky-line of Little Rhoboro Hills when viewed from State Highway 80 to be grazed in a manner that maintains tussock cover and the area kept free of cone-bearing wilding or other trees while the Conservation Estate to the north and west is kept free of such trees. No additional tracking, other than minimal clearance for fencing, to be permitted.
Fencing
That any fencing required between the proposed freehold boundaries and the Conservation Estate (Crown Land) shall be the responsibility of the current lessee and/or future freehold estate owner ("the adjoining owner"). If certain areas are devoted to forestry, it may not be necessary to fence the complete boundary, hence this proposal. If fencing is required, the adjoining freehold owner will erect such fencing to a standard agreed in terms of The Fencing Act but with all costs being met by the adjoining owner. When such fencing is completed to the satisfaction of both parties, ongoing maintenance shall be in terms of the Fencing Act. In the event of any dispute on the need to erect a fence, the Crown may give notice in terms of The Fencing Act to erect such fence but shall not be obliged to pay any half share unless a permanent post and seven-wire fence existed at the commencement of the agreement. The present lessee to have the right to recover all fencing materials from the land to be transferred to the Crown for a period of up to two years after surrender of the land.
Survey
Survey will be required to define the areas of land. It is intended that agreement be reached on the basis of the Crown facilitating and paying for survey and the lessee facilitating and paying for fencing, or the land, as set out above, having a fencing caveat registered against it. If the lessee requires more than one title, it shall be a cost to him for the additional work involved.
PUBLIC COMMENT
An "early warning" meeting was held with the principal interest groups on 9 February 1995 followed by a further meeting on 5 May 1995. The particular interests noted were:
The property was visited by Mr Howse representing the Ngai Tahu Trust Board in the autumn of 1995. The Board has made formaI comment to the Commissioner.
PROPOSAL FOR TENURE EXCHANGE
The proposal has been developed through consultation between the lessee, Knight Frank (NZ) Limited (as agents for the Commissioner of Crown Lands) and the Department of Conservation. The aims of this proposal are:
Area 1: Proposed for retention by the Crown for conservation
8,186 hectares to be retained by the Crown and managed solely for nature conservation, recreation and landscape purposes. Any future grazing by domestic livestock would only be considered in context with the prime purpose above and to facilitate the management of those objectives.
The case for retention of this area in Crown ownership is included in the DOC report on Conservation Values. In addition the area has very limited suitability for pastoral use and is not very productive in terms of livestock production. In the long term it could only be maintained in a grassland state by periodic burning and continued grazing, The condition of the land does not indicate that it is appropriate for pastoralism except for small fringe areas where very low level periodic grazing may be permissible in maintaining the type of land cover considered most appropriate. The lessee to have the right to remove improvements for a period up to two years after surrender.
Area 2: Land that can not be properly classified in terms of Section 51 Land Act 1948
2,050 hectares to be offered on Freehold tenure as set out below:
The whole lease was classified as "pastoral" pursuant to Section 51 (1) (d) land Act 194X by the Land Settlement Board reference Case Number 6450 in 1461. While that may have been appropriate al that time it is currently considered that the land cannot properly be classified pursuant to Section 51 and therefore the classification should he rescinded on this area. The justification for this is as follows:
The whole area has not been identified by DOC as having sufficient conservation merit to retain the land by the Crown. The NGO groupings have however quite strongly indicated that the area in part has conservation merit. It is also the area which has been identified as suitable for forestry purposes by Ministry of Forestry and the suitable area also extends into the land recommended for retention by the Crown up to an altitude of 800 metres to the west.
To sell the land on freehold tenure may cause some public concern in that it is not suitable for traditional grazing. Therefore the following proposal is suggested to take the area out of the Crown estate but offer the public at large the opportunity to use the Resource Management Act to protect public interests and the soil conservation issues.
The proposal is that:
(i) That the land in terms of the Resource Management Act he declared to have no existing use rights therefore any use which is to be made of the land muse be made in the form of a Resource Consent application to the District Council pursuant to the Resource Management Act.
(ii) That marginal strips he laid off along the Twizel, MacMillan and Gladstone streams pursuant to Part IY Conservation Act.
Area 3: Proposal to Freehold
1,746 hectares be reclassified pursuant to Section 51 Land Act as farmland and be disposed of on freehold tenure pursuant to Section 54 (1) (f) Land Act 1948 subject to the following:
(i) That a strip not less than 20 metres in width be laid off parallel to the southern boundary between Mount Cook Road (State Highway 8) and the Twizel River to allow for public access on foot, horseback or non-motorised vehicle, and access as described under the "access" section be provided.
(ii) That a covenant be established around the three groups of tarns identified under the "covenants" section of this report.
(iii) That RS41843 (to become a Scientific Reserve) be extended to the north and south to encompass the whole national rock scrubland. This is some 150 metres to the south and 120 metres to the north but not beyond the existing four-wheel-drive track.
(iv) That the easement shown on SO 16434 between Run 357 and Run 310 be relocated along the northern boundary of the property with Ferintosh run, except where needed to provide access to RS41843 referred to above.
(v) That a covenant be created for protection of the water race.
(vi) That a covenant be created for protection of the integrity of the tussock landscape on the eastern slopes of Little Rhoboro Hills as described.
Justification for Freeholding
The area of land can justifiably be classified '"farmland" pursuant to Section 51 of the Land Act. The Department of Conservation has not identified significant conservation values although landscape values are of consideration and there is a suggestion that there should not be forestry above the foot of the terrace below Little Rhoboro Hills. However, the principal landscape values are west of Little Rhoboro Hills in Area 1. The NGOs have raised the point that there should be no plantation forestry on the area west of the State Highway, however they concede forestry to the east adjoining Lake Pukaki. This latter concession is more to do with the existence of forestry rather than the stance that would be taken if there were not forestry there at present. It is conceded that farming is difficult in this environment, however this is the best part of the property for such use and under judicious farming methods is likely to be sustainable.
RECOMMENDATION
That you approve this proposal with the following intended outcomes:
1. The surrender of the whole of the pastoral lease "Pukaki Downs" pursuant to Section 145 Land Act 1948.
2. That Area 3 be re-classified pursuant to Section 51 (3) and (1) (a).
3. Pursuant to Section 51 (3) Land Act 1948 that Area 2 be re-classified and determined to be un-classifiable pursuant to Section 51 Land Act 1948 and that the land be sold pursuant to Section 67 (1) and 54 (1)(f), Section 62A and Section 64 Land Act 1948.
4. That Area 1 be retained by the Crown and transferred to the conservation estate.
5. That you will recognize that Easements and Covenants for Department of Conservation have been negotiated as indicated in the text for public and/or Crown use.
Report prepared by:
R A Ward-Smith
Manager - Timaru
Recommendations supported by:
Graeme Ayres
Manager, Pastoral for Regional Conservator
Appended:
Appendix I Plans
Appendix II Department of Conservation Report
CONSERVATION RESOURCE AND VALUES OF
PUKAKI DOWNS PASTORAL LEASE, CANTERBURY
Unpublished Department of Conservation, Canterbury Conservancy, Christchurch, pastoral lessee Tenure Review Report to Knight Frank Limited 4 June 1996.
PART I INTRODUCTION
1.1 Background
The lessee of Pukaki Downs pastoral lease has applied to the Commissioner of Crown Lands for tenure review. This property was surveyed by the Department of Conservation in May 1994. This report describes the property's conservation resources, their significance, and the Department of Conservation's recommendations for protection of these. This report fulfills step 13 of the procedures for pastoral Iease tenure review.
1.2 Pukaki Downs
Pukaki Downs lease (11988 ha) is located in the south-western part of the Mackenzie Basin, South Canterbury. Surrounding land is either conservation land, retired land or pastoral lease (Rhoboro Downs, Ferintosh, Glen Lyon). Other pastoral leases undergoing tenure review include Ferintosh, Glen Lyon, Rhoboro Downs, Ben Ohau, Omahau and Bendrose. All properties extend onto the Ben Ohau Range The Department of Conservation seeks to establish natural linkages of conservation values on the Ben Ohau Range.
Pukaki Downs is located in the Mackenzie Ecological District. The district has been surveyed as part of the Protected Natural Areas Programme (PNAP). Other studies have been conducted in the area resulting in publications:
The property consists of one block with its highest point being Backbone Peak (2263m) on the Ben Ohau Range. The nature of the land changes dramatically to the east through valley and basin systems to the western foreshore of Lake Pukaki. The Pukaki Downs homestead is situated off SH80 to Mount Cook approximately 14 kilometres north of Twizel.
PART 2 - CONSERVATION RESOURCE DESCRIPTION
2.1 Landscape Context
The Mackenzie/Waitaki Basins are well know nationally and internationally in their own right and as the eastern setting for Mount Cook. The Ben Ohau Range is well known as one of the highest and feeder 'ribs' to the Southern Alps. It frames views of Mount Cook and provides a visual and frequently dramatic backdrop to the Mackenzie Basin. The eastern boundary of the pastoral lease has another nationally recognised feature; Lake Pukaki. The pastoral lease is unusual in that a major proportion of the wider basin's features are represented within the one area. The property contains nationally significant geopreservation sites. The predominant part of the pastoral lease is comprised of the middle and upper catchments of the Twizel River. It also includes part of the upper northern catchments of Dry Stream to the south-west of the property. The eastern portion of the property, (i.e. east of Little Rhoborough Hills) lies within the Tasman Valley catchment.
Four main catchments combine to gather predominantly north-west precipitation to form the Twizel River. These catchments play an important role in forming the natural features of the property which make it such an outstanding landscape feature. The catchments face south to east (Duncan, Mackenzie, McMillan and Gladstone) and offer a dramatic lead in to the high alpine basins.
Pukaki Downs is part of a larger landscape which reflects a European cultural history of land use and attitude to land as a resource and source of inspiration. The property today demonstrates a range of land use practices which prevail in the wider basin. The nature of the landscape reflects extensive pastoral use in the more remote and steeper areas, with more intensive pastoralism, including some cultivation on the flatter more gentle country. Forestry through managed plantings and wilding spread is highly visible.
The vegetation cover of the property contains a wide range of communities and ecosystems representative of a wider area, e.g. tall tussocklands, alpine communities, red tussocklands and shrublands. The tall tussocklands are extensive from montane to alpine environments and together with other communities contribute to full altitudinal sequences with a variety of aspect variations. Red tussocklands are extensive on terraces and fans and are representative of a formerly more widespread community. The manuka, shrublands, bog pine stands and small beech remnants are also representative of communities which were more widespread in the past. Previous pastoral burning has undoubtedly modified many plant communities.
Oversowing and topdressing have been largely restricted to Little Rhoborough Hills and the morainic country between these hills and Lake Pukaki. The mountain catchments, fans and terraces do not appear to have been oversown and topdressed. This is reflected in their relative naturalness.
The southern end of the property consists mostly of flats which the Twizel River intersects. This area is prone to wilding pine invasion and Hieracium. There is a noticeable difference in appearance of naturalness on the lower altitude lands.
2.2 Landforms and Geology
The property consists of greywacke mountain slopes, morainic terraces and glacial outwash.
Much of the lower portion of the property has been shaped by the ice Age advances and retreats of the Tasman Glacier. Morainic deposition of silts and rocks is evident on the eastern part of the lease.
Glacial formed kettleholes are a feature of the Lake Pukaki lateral moraines, These moraines are recorded in "The inventory of important Geological Sites and Landforms in Canterbury" as being of national importance. Faulted terraces in the vicinity of Gladstone Stream are related to scarps of the Ostler Fault. There is evidence of bedrock and displacements of up to 15m on surfaces about 20,000 years before present. These terraces are also recorded in the "Inventory of important Geological Sites and Landforms in Canterbury" as being nationally significant.
2.3 Vegetation
In the following description the vegetation and landforms are described in terms of altitudinal environments rather than site specific information. Species lists from site survey have been kept by the Department of Conservation and are available on request.
2.3.1 Montane Shrublands
These are dominated by manuka communities on lower hill slopes, terraces and fans. Examples were visited in Dry Stream Valley, Little Rhoboro Hills and on terraces near the entrances of the McMillan and Gladstone Valleys. In addition, extensive matagouri shrublands are associated with stream and river floodplains, often forming dense thickets.
Small groups of individual bog pines (Dacrydium bidwilli) were seen on Little Rhoboro Hills, and several fans and terraces. The largest group contained approximately 20 plants on a high terrace on the true left of Gladstone Stream. In addition to Manuka (Leptospermum scoparium), other prominent species in the manuka communities include matagouri, snow tussock.
Matagouri shrublands in this zone area impressive. Many plants
are quite old and up to 3 metres high. Of special significance
is a large population of the endangered Hebe cupressoides in McMillan
Stream below the lower beech remnant. The Hebes are found over
approximately 300 metres of the floodplains and low terraces and
comprise an estimated 90 individuals.
2.3.2 Subalpine Shrublands
Two major types of subalpine shrubland occur on Pukaki Downs. The low growing Dracophyllum pronum community characterises shady slopes and spurs and extends to alpine levels, while more upright mixed scrub with a greater diversity of shrub species is often associated with stream gullies and adjacent slopes. Dracophyllum pronum shrublands were visited in Dry Stream and McMillan Valleys. D. pronum typically comprises 50 % or more of the ground cover, with other prominent species being Celmisia Iyalli, Poa colensoi, Lycopodium fastigiatum.
Mixed shrublands were visited in McMillan and Top McMillan Stream Valleys. A diversity of species were present, and these typically included Dracophyllum Longifolium, D. uniflorum, D. pronum, Hebe species, Cassinia leptophylla, Olearia cymbifolia, Brachyglottis cassinioides, Myrsine nummularia, Melicytus alpina, Podocarpus nivalis, Corposma species, Phyllocladus alpinus and Aciphylla aurea. Along stream margins matagouri, Olearia virgata, Hoheria Iyalli, Carmichaelia petriei and coral broom (Corallospartium crassicaule) are found, though coral broom was uncommon. The condition of these shrublands was excellent with very few exotic plants being seen, the Top McMillan being outstanding.
Adjacent to the Pukaki Scientific Reserve (both north and south ends) there are substantial areas of mixed scrub on the moraine.
2.3.4 Short Tussock Grasslands
Examples of these communities were visited in Dry Stream Valley, the entrance of McMillan Valley, the dry ridges and fans below Rhoboro Hills and Mackenzie Stream, and on Little Rhoboro Hills. These communities have been induced from the burning of tall tussock and scrub communities and tend to occur in drier localities on fans and away from the mountains.
They also receive considerable stock use (sheep and some horses) and harbour substantial rabbit populations, as do adjacent scrublands. As a consequence, they are more modified than the tall tussocklands and exotic plants are more prominent. In spite of this, they support a good diversity of native species and some localities have a much lower weed content, e.g. on upper fans and terraces adjacent to tall tussocklands.
Festuca novae-zelandiae is the characteristic tussock of these communities, but towards subalpine levels Festuca mathewsii and hybrids between the two were sometimes evident, e.g. on south facing slopes of Dry Stream at around 1200 metres. On the lower river terraces, fans and outwash surfaces, exotic grasses and Hieracium pilosella tend to dominate.
In many areas, Hieracium pilosella has a ground cover around 20-30% and is locally higher. Other prominent species include blue tussock (Poa colensoi), Gaultheria depressa, Lycopodium fastigiatum, brown top (Agrostis capillaris), sweet vernal (Anthoxanthum odoratum), Blechnum penna-marina, Leucopogon colensoi, L. Fraseri, Cassinia leptophylla, Dracophyllym species, matagouri (Discaria toumatou), Chionochloa rubra, C. rigida and Pernettya nana. In some parts of Little Rhoboro Hills, white clover is common where oversowing and topdressing has been undertaken.
2.3.5 Chionochloa rigida Tall Tussocklands
Communities physiognomically dominated by C. rigida were visited in the valleys of Dry Stream McMillan Stream (and its associated fans and terraces), Rhoboro Hills and Little Rhoboro Hills.
In these areas, ground cover of snow tussock was typically in the range of 20-25 % though at times it was both higher and lower. Associated prominent species varied considerably between sites. Where a significant shrub component was present, species included manuka (Leptospermam scoparium), turpentine scrub (Dracophyllum uniflorum). matagouri (Discaria toumatou) and the dwarf scrubs Gaultheria depressa (snowberry), Pentachondra pumilla, Leucopgon colensoi and L. fraseri. Elsewhere, prominent species included the Spaniard Aciphylla aurea, Hieracium pilosella (a hawkweed), Raoulia subsericea (a daisy), Festuca novaezelandiae (hard tussock), Poa colensoi (blue tussock) and the exotic grasses browntop and sweet vernal. Hybrid tussocks of C. rigida and C. rubra were common at moister sites, especially at lower altitudes.
These tall tussocklands are very extensive, covering large tracks of mid to low altitude mountain slopes and some moraine terraces and fans where streams discharge from the mountains. The tussocklands are in very good condition being of good stature and with a relative low weed content. The main exotic species present are hawkweeds (Hieracium pilosella and H. praealtum to a lesser extent), catsear (Hypochoeris radicata) and the grasses browntop and sweet vernal. These species are most evident in areas with a history of burning, higher stock use, and perhaps rabbits, e.g. Iower Dry Stream Catchment, Little Rhoboro Hills, and the terraces and fans (particularly near burnt areas of manuka/matagouri scrub).
2.3.6 Montane Wetlands
Of all the communities assessed, wetlands are perhaps the most variable as they change over a matter of metres in response to microtopography, substrate and moisture. Wetland communities inevitably comprise a mosaic, which makes their description difficult.
Montane wetlands can be broadly divided into two main communities, Chionochloa rubra (red) tall tussocklands, and bogs, both of which can be further subdivided. These communities are extensive on terraces and fans adjacent to streams and lower mountain slopes, and are present to some degree on stream valley floors and fans on Little Rhoboro Hills. Specific visits were made to a number of areas with these communities, e.g. Gladstone, McMillan, Top McMillan, Rhoboro and Little Rhoboro terraces and fans, and a number of other sites were evaluated.
Dry red tussocklands are common on well drained ridges and crests of fans and terraces, and some hillslopes. At sites that are distinctly wet underfoot, red tussock typically comprises 40-60% of ground cover, but can be locally more; Schoenus pauciflorus is more common, together with Sphagnum moss, other mosses, Empodisma minus, Oreobolus pectinatus, Celmisia glandulosa, Juncus species, Carex species and sometimes Dracophyllum species.
Throughout the red tussocklands, small creeks meander through gentle hollows and water accumulates in localised depressions. In these areas and along the sides of fans and terraces bogs and flushes proliferate. Where the slope angle is sufficient the water flows over the surface for at least some of the time, flushes result. Throughout the red tussocklands peat bogs occur in their various types. Perhaps the more common are Oreabolus pectinatus cushion bogs, though Empodisma and Sphagnum bogs are also extensive, and more locally, Schoenus dominated bogs occur. Shrub bogs occur even more locally with Dracophyllum species, manuka snowberries and the occasional Corposma sp., Olearia virgata and bog pine.
Apart from the species already mentioned, a diversity of other plants are found in the bogs. Typically they include Carex coriacea, Poa colensoi, Festuca novae-zelandiae, Viola cunninghamii, Pernettya nana, Gentiana corymbifera, G. bellidioides, Celmisia gracilenta, Anisotome flexuosa, Drosera arcturi and others.
2.3.7 Recommended Areas for Protection
These areas were briefly re-assessed as part of the property survey as information relating to the vegetation values previously gathered as part of the Mackenzie PNA Report (1984).
Pukaki 1 - This area was briefly traversed and has previously been assessed by Hugh Wilson. Hugh's report reinforces its value for Chionochloa rigida and C. rubra communities, bog and flush communities, e.g. Oreobolous and Empodisma.
Pukaki 2 - A beech Remnant - Another remnant further upstream was identified in the McMillan Valley where some regeneration was occurring. These remnants and those associated with Dry Stream within Pukaki 3 are important representatives of previously more extensive forest.
Pukaki 3 - This red tussockland includes one of the largest stands of bog pine present in the Mackenzie Basin. A PASAC subcommittee report (Dr Brian Molloy) confirmed its exceptional nature conservation values and the area is formalised as a conservation covenant.
Ben Ohau 1 - The Duncan Valley - the RAP was expanded as a result of PASAC recommendation because of its exceptional nature conservation values. Nearly all of both valleys and half of the Top McMillan Valley are now in DOC estate.
Ben Ohau 3 - This valley contains a similar sequence of communities to the Duncan Valley.
2.3.8 Depleted Fescue Tussock Grasslands
These constitute the main montane communities for which a detailed assessment was not undertaken. Their depleted state was however readily apparent. They are found on the lower fans and terraces adjacent to the Twizel River at the sough end of the property, and are characterised by high levels of Hieracium pilosella and a predominance of introduced grasses. Fescue tussocks are often absent from substantial areas or in an unhealthy state, and the communities have suffered from the depredations of high rabbit numbers in recent times. Scattered matagouri and Cassinia are present but better represented in more intact communities elsewhere. The same can be said for the limited red tussock and bog communities remaining in this area.
2.4 Landscape
As part of the landscape assessment the pastoral lease was divided into five different types of topography and topographic features.
i) Steep land slopes of the Ben Ohau Range. The Black Hills, Rhoboro Hills and Little Rhoboro Hills.
The east facing aspects of the Black Hills and Ben Ohau Range rise from approximately below the 4WD track at about 800-9OOm to the Ben Ohau ridgeline. The vegetation cover is continuous snow tussock associations (Chionochloa spp.) in apparently excellent condition rising through vertical sequence of subalpine species to alpine associations and scree and bare rock beyond.
The lower "boundary" of and south-western aspect of Rhoboro Hills also approximates the 850m contour with a similar quality of snow tussock cover. The eastern steep lands of Little Rhoborough Hills however, rise from approximately 650m (at the eastern end) and grade more gently on the western side.
ii) The more gentle but uneven country comprised of lateral moraines and post glacial shingle deposits.
The lateral moraines along the western flank of Lake Pukaki are highly distinctive remnants of former glacial processes. These moraines result from and represent different ice advances from the Otiran glacial period to the early post-glacial period (about 4-5 advances) and are possibly at their most distinguishable here.
The ground cover of these areas is modified short tussock with inter-tussock species of predominantly introduced grasses. The lower and flatter areas within this category are frequently subdivided out, are OSTD'd and consist of predominantly exotic grassland species or, towards the south of the property (adjoining Rhoborough Downs) are being incrementally overtaken by seedling conifer species. Some of these plantings are now reaching semi-mature stands.
The middle country of the upper Twizel River catchment also displays moraine and postglacial deposition features. These areas tend to have been less intensively managed and therefore less modified, especially in the upper parts, however these areas have been subject to periodic burning at about 10-15 year intervals.
iii) The relatively Oat valley floor associated with the Twizel River
Composed of more sorted glacial and outwash gravels and till, these valley flats slope towards the south-east, are subdivided and consist of predominantly exotic grasses,
iv) Stream beds and river channels
Draining the upper reaches of the valley catchments and becoming progressively more 'mature' as they cross the lower reaches of those upper valley systems, the mountain streams and river channels are themselves remnants of earlier more forceful flows. The incised river channel of an earlier larger Twizel stream demonstrates this.
Remnant shrubland species are more prevalent in the predominantly fenced out channels of the Twizel Stream and remnants of beech also exist on middle reaches of the Gladstone and Dry Streams.
v) Lake Pukaki Coastal Area
The coastal edge is more gently sloping towards the lake edge at the north end of the property. The southern coastal edge is steeper by comparison and south of the property boundary coastal cliffs occur, exposing the composition of the terminal moraines.
The change in steepness of the coastal edge terrain probably approximates the transition from lateral to terminal moraine.
Significant planting and wilding conifer species have been allowed to establish and mature in the southern areas of the property although it appears that recent clearing has occurred east and close to the Pukaki Downs Homestead area.
The current lake level - and its fluctuations - is raised from its former natural level as part of the hydro electric power development programme of the 1970s-80s
2.4.1 Visual Values
The Boffa Miskell Partners study "Landscape Changes in the Mackenzie/Waitaki Basins" defined Pukaki downs as forming parts of two main visual landscape compartments.
At the local or property scale two visual catchments exist (with boundaries approximating those of the BMP study and water catchment areas) - those relating to the Twizel River and the Pukaki Valley (Within the upper Twizel Visual Catchment reaches, a number of smaller visual sub-catchments can be defined - relating to the tributary streams of the Duncan, Mackenzie, Top MacMillan Streams etc).
As well as from inside the property the visual catchments have particular significance to visibility and views from outside the property. the most frequently used viewing areas are along State Highway 8, State Highway 80, the Canal Scenic Routes from especially designated 'View Points' and from Twizel itself.
The middle and upper parts of the Twizel Visual Catchment are highly visible and important visual backdrops when viewed from Twizel and all State highways and canal roads. They also provide visual continuity with the adjoining ranges. However, the lower, flatter reaches of this catchment are only really visible from the Pukaki Canal Road and a very short section of SH 80 close to its SH8 junction. In both these instances the maintenance of views of the valley flats are largely dependent on the land use of the adjoining landowner (e.g. whether or not tree planting is likely to establish in the foreground and at what distance from the road etc.)
The Rhoborough Hill crest and upper parts of the east facing terrain of the Pukaki catchment are also important to all State highways and canal roads. They are important to the two main viewing points at the Mount Cook Lookout and the Tekapo penstocks.
A view from the Tekapo Canal Road penstocks viewpoint to the property is the most outstanding. At the highest elevation of 680m it encompasses a range of features' from Lake Pukaki in the foreground, the coastal edge and transition from terminal to lateral moraines, the hummocky country of the different advances of lateral moraines from earlier times, the steep ice-carved terraced slopes on both Little Rhoborough Hills and Rhoborough Hills and the back drop of the Black Hills and Ben Ohau Range beyond. Views of these features are also important to travellers on Hayman Road and SH8 close to the east of the SH80 turn off.
The features adjoining SH80 are also very important as they
form a unique contribution to the SH80 experience. Having passed
through much wider landscapes on SH8, SH80 at Pukaki Downs passes
through an 'intimate' corridor of moraine - with its characteristic
terrain, rock and drainage features and the transitions from terminal
to lateral moraines moving northward. Progressing out of the terminal
moraine areas, glimpses of the top of Mount Cook are possible
under the current land use.
2.5 FAUNA
2.5.1 Birds
A thorough investigation of fauna was not undertaken as part of the field inspection. Birds seen or heard were noted. In addition to this information, Twizel Field Centre has detailed data on the birdlife of the Ben Ohau Range
Kea
NZ Falcon
Skylark
Black Stilt
Mallard
Grey Warbler
Black-backed Gull
Canada goose
Harrier Hawk
Pipit
Pied Stilt
Grey Duck
Paradise Duck
Dotterell
Chukor
Quail
Grey and mallard ducks are known to breed on the property, with variable records of black and pied stilts doing the same.
2.5.1 Lizards and invertebrates
Three species of lizard have been recorded - Hoplodactylus maculatus (common gecko), Leiolopisma maccanni and L. polychroma (both skinks).
A typical range of invertebrates were observed, e.g. montane to subalpine grasshoppers included Sigaus campestris and a little surprisingly, sightings of Sigaus minutus which is only known from the Mackenzie, and to a lesser extent, Central Otago. This species was only seen on Little Rhoboro Hills, but may occur elsewhere in similar habitats - stony, exposed ridges in depleted manuka with mosses and lichens. Tussock butterflies were observed in tall tussockland and skinks were common in the grasslands and on rocky, open slopes and ridges.
2.5.2 Freshwater Fish
The tarn systems are of particular interest as a habitat type, however, no rare or endangered aquatic fauna are known to be present.
The main freshwater habitat types are the mainstream of the Twizel River where brown trout, upland bullies, koano, common river galaxias and long-jawed galaxias are present. The tarn systems which have free connection to the Twizel River have upland bullies and koano.
2.6 History
Henry Gladstone, a cousin of the British Prime Minister, in partnership with John Watson, Resident Magistrate at Akaroa, took up Run 68, later to become Rhoboro Downs in December 1856. This was one of the first runs selected and occupied in the Mackenzie Country, the other being Run 45, Simons Pass/Maryburn.
A party consisting of John McHutcheson, his wife Mary, his nephew Francis Sinclair (Simons Pass/Maryburn) Gladstone and a Maori boy named Simon left Pigeon Bay in 1856 along with 50-60 head of cattle to take up their respective runs. Mary McHutcheson after who Maryburn and Mary's Range were named was the first white woman to enter the Mackenzie Country. Simons Pass takes its name from the Maori boy, Simon.
Gladstone in 1859 added a further 8000 hectare (Run 171) and remained on the run as manager until the run was sold in 1870. Gladstone moved down country to Orari and Watson returned to Ireland.
In February 1864 Gladstone was appointed to the first Mount Cook Road Board but never took up the appointment or attended a meeting.
In 1920 the Government took 19,000 hectares of Rhoboro Downs for three soldier settlement runs and thus created Pukaki Downs, Mackenzie Peaks and Dusky. Mckenzie Peaks and Dusky were later to be broken up with part going to Pukaki Downs and part to Ferintosh.
2.6.1 Bottom Hut
Possibly built post 1920 after the Rhoboro was subdivided. Two roomed mustering hut clad in corrugated iron and weatherboards with a sloping roof. Names written on the wall near the fireplace date back to 1926 and include some of the Gibson family (1934). P.J. Gibson purchased Pukaki Downs in 1929 after selling his licence in the Pukaki Hotel. Pukaki Downs remained in the Gibson family until 1963.
The 3.5m x 5m hut's construction is not that unusual as a mustering hut, but it could be considered as having local historical interest because of its association with the soldier settlement of Pukaki Downs.
2.6.2 Top Hut
This hut also appears to have been in part built during the 1920s and at that time would have been a Dusky Hut. It is in fact two huts that have been joined together. The two sections appear to be from different period with the older section being the western hut. Like Bottom Hut, both sections are clad with corrugated iron and have sloping roofs. The rear section is used as a bunkroom only.
As with Bottom Hut, Top Hut is of local interest but not outstanding or unusual.
2.6.3 Lake View Cottage
The Cottage was an old Public Works cottage moved onto its current site about 1949/50 as a Rabbit Board Cottage after the Rabbit Board was formed. It was at the boundary of the Mackenzie Peaks and Dusky on Mackenzie Peak Run and first occupied by Andy Ross. The cottage fronted the old Mount Cook road and was occupied up until 1973/74. The cottage is now derelict.
2.6.4 Old Dusky Cattle Yards
The remains of the Dusky Station cattle yards are adjacent to Lake View Cottage. These appear to have been well constructed and two drafting gates as well as some posts and rails remain.
2.6.5 Mount Cook Road Formation
In the vicinity of Lake View Cottage and the Dusky Yards a very good section of the old Mount Cook road remains. The Mount Cook road was originally used prior to the raising of Lake Pukaki by the Wigley Tourism Company for access to Mount Cook.
2.6.6 Pukaki Downs Water Race
The water race which supplied the old Pukaki Downs homestead was built in the mid 1950s by a surveyor named Donaldson who worked on Pukaki Downs. The race begins at Big Rock Stream and was approximately 9.2 kilometres in length. The race, possibly dug with horse and plough winds its way along the sides of hills and around hummocks and is a testimony to the skill of the workman.
Water races of this type, although common on the Canterbury Plains, are rare in this type of country.
2.6.7 Archaeological Sites
There are no recorded archaeological sites on Pukaki Downs.
2.7 Existing Land Status
Pukaki Downs is total pastoral lease, a run plan was never entered into for the retirement of land classes 7e and 8e.
The predominant parts of the run are classes 8e and 6e, followed by the order of priority 7e, 4e and 6s.
A Department of Conservation covenant is under negotiation for PNA 3 to protect red tussockland and bog pine communities.
Pukaki Downs is in the Mackenzie District and is covered under a Transitional District Plan prepared under the Town and Country Planning Act. This will be replaced by a District Plan prepared under the Resource Management Act over the next two years. Future RMA provisions are likely to address land use consents in particular, forestry and landscape covenanting.
2.8 RECREATION / ACCESS
2.8.1 Access
There are no marginal strips on the property. These would be laid off according to Section 24 of the Conservation Act through the surrender part of the tenure review process.
An easement exists (Survey Plan SO16434) on the boundary line between Run 357 and Run 310 in Pukaki Downs. The easement is in favour of Part Run 264 "Dusky" which is now in Conservation estate.
A legal road (non-formed) runs from SH 80 through Run 290 (Rhoboro Downs) and adjacent Run 310 (Pukaki Downs). This road connects with remnants of the old SH80 along the foreshore of Lake Pukaki.
The physical characteristics of the property, slowly inclining flats leading to wide valley systems and open ridge tops, makes for easy access. Although SH80 intersects the property there is no legal access other than the previously mentioned paper road and easement leading to the Conservation Area.
The property is well serviced by four wheel drive (4WD) tracks on both the eastern and western sides of the SH80. Two main 4WD tracks lead to the Duncan and Gladstone Valleys.
2.8.2 Recreation
With its rugged looking terrain and spectacular scenery, Pukaki Downs provides the opportunity for a wide variety of recreational activities.
The property has not been used intensively for recreation. This may be due in part to limited access. Two huts are located on the property. They are owned by the lessees and have been used traditionally for Autumn musters and fencers
Thar and chamois offer good game hunting opportunities. Animals can be found in most of the upper basins of the four main catchments. The runholder has been accommodating to allow access for recreational hunting.
The faces and ridges of the Ben Ohau catchment provide trampers and climbers a range of challenges, from comparatively easy scrambling in summer to more technically demanding in winter. There are numerous multi-day trips in the area, particularly in the valleys and passes crossing the range into the Dobson Valley.
With its high basin and topographical features, Pukaki downs lends itself ideally to skitouring and ski mountaineering activities. Over the last 15 years commercial heli-skiing has operated successfully in the nearby Duncan Basin. Pukaki Downs currently has an application to the Commissioner of Crown Lands for a recreation permit to base a helicopter sightseeing operation on the pastoral lease. A proposal exists for the development of a commercial skifield on conservation land also in the Duncan Basin.
Glacial "erratic" boulders on the eastern side of the property are used by rock climbers for 'bouldering'. Pitches are challenging and varied. The 'Pukaki boulder' also serves as a memorial for the late Gary Ball (mountain guide and local). The lessee is committed to placing a covenant over the area to allow for access and recreation.
The Twizel River supports a good sports fishery with both brown and rainbow trout being caught access is good for recreational fishers.
There has been some limited usage of Little Rhoboro Hill area for parapenting. This activity with horse riding and mountain biking have good potential.
The property offers good recreational activities, ranging from passive nature walking to active pursuits such as skiing and rock climbing.
2.9 MANAGEMENT ISSUES
2.9.1 Pastoralism
The current land use is dominated by pastoral farming. The property has supported 4942 stock units, comprising of a mix of sheep, cattle and horses. In summary, the pastoral land units of the property are:
i) Developed land comprising 857 hectares (7.1% of the property) of flat land or rolling downlands, regularly topdressed and with no or up to 15% Hieracium and carrying 1.25 stock units per hectare. These areas comprise the heart of the farm.
ii) The hill and rolling downland blocks comprising 3336 hectares (27 % of the property. These areas comprise rolling downlands generally in a depleted state where Hieracium is dominant on the sunny steeper slopes and on most of the rolling downlands.
iii) The underdeveloped flats comprising 3354 hectares (27% of the property). These areas range from moderately fertile native areas to degraded areas.
iv) Steep hill and mountain country comprising 4492 hectares (37% of the property). These areas are in three blocks, McArthurs, MacMillans and the Gladstone, separated largely by natural boundaries.
(Sourced RLMP Pukaki downs Station Property Plan).
The past practice of burning has modified many plant communities. In places, a tussock grassland appearance has been maintained at the expense of native shrublands being lost.
Some tussock communities are degraded by Hieracium invasion and rabbits.
Oversowing and topdressing has been restricted to Little Rhoboro Hills and the morainic country between these hills and Lake Pukaki. The mountain catchments, fan and terraces have not been oversown and this is reflected in their natural appearance.
The use of fire and grazing to maintain a tussock grassland appearance requires further discussion. It is felt at this time that given the adverse effects of fire to date, burning should not continue in the highly natural areas, e.g. Twizel River basin and Rhoboro Hill. Sheep grazing on some areas of identified nature conservation value may be acceptable at conservative stocking rates and controlled to the extent that localised areas are not over grazed.
2.9.2 Forestry
The property has potential for forestry. Four main issues arise as a result of the conservation-forestry:
i) The displacement of important native plant and animal communities given the exceptional value of the mountain catchments and their associated terraces and fans, forestry would not be appropriate.
ii) The hydrological draw down from extensive forestry would reduce the water content of the wetlands, small streams and possibly larger waterways.
iii) Further wilding spread would become a greater problem than at present. Even with setbacks from water bodies and wetlands and careful planting to avoid take off sites it is likely that the variable direction winds would inevitably cause wildings to spread into high value nature conservation and hydrologically important areas.
iv) Landscape values would be compromised, particularly the morainic terraces on Rhoboro Hill. If forestry were to proceed, care would need to be taken on design to avoid conflict with natural landscape values.
2.9.3 Weeds
Spreading wilding pine plantations require containment. Encroachment
has begun on areas identified as having conservation significance
on the southern and northeastern parts of the property. Ongoing
control of wildings will be an issue for future protection of
conservation lands.
Hieracium is steadily invading the flats and rolling downlands.
Some brier exists in comparatively small amounts.
2.9.3 Animal Pests
Rabbits are of prime concern on the lower parts of the property. In 1991, as part of the RLMP property plan, an estimated total cost of control of rabbits for Pukaki Downs was $66,803. Rabbit control has been ongoing. The property is prone to infestation on the flats along the Twizel River and near the wilding pine spread. Rabbits are noted as being a pest of serious management concern.
Thar are also of concern and control occurs in conjunction with the Department of Conservation's Thar Control Plan.
PART 3 CONSULTATION
An early warning meeting was held with the principle interest groups on 9 February 1995. This was followed up by a further meeting on 5 May 1995.
PART 4: RECOMMENDATIONS AND JUSTIFICATION
Areas of high inherent value and rationale for selection are:
4.1 Ben Ohau Range, Duncan and Mackenzie Valley Catchments
This area covers the higher altitude lands with large catchments linked to the Ben Ohau Range. It includes one RAP (Gladstone Valley), plus some smaller catchments whose lower to mid altitude range is in very good condition.
Under the Land Use Capability System this area is classified predominantly on class 8e and 7e.
The rationale for this is:
i) The area has very high natural values.
There is a high level of natural diversity in this area - reflected in the overall species richness, ranging from screes, fellfields, tussocklands and shrublands. due to the alpine nature of the terrain there has been little human intervention or modification of the natural values. The only known modification is that of irregular burning and grazing for sheep.
These areas are particularly important as they form part of the total ecological 'picture' for the property through hydrological processes, rock and snow avalanches, erosion, frost heave, aspect and terrain.
The total natural diversity of the property is exceptional. No other property in the Mackenzie has such an extensive and biologically varied range of communities. The full range of natural communities is present in the alpine and montane environments.
ii) This area has very high landscape values.
Nearly all of the property has high landscape value, in particular the steep lands and lower broken country where continuity of terrain is important. There is no evidence of high altitude tracking, nor human modification. These steeplands comprise a natural sub and alpine corridor towards the higher alpine country of the Main Divide.
As the area has not been fenced into small blocks and intensively grazed, contrasts of natural and productive do not occur in this country.
iii) The area has high recreational values:
This area is popular for heliskiing, ski touring, tramping and hunting. It has further potential to be enjoyed by Larger numbers of people given that access is currently controlled.
4.2 Montane Terraces/Fans below Gladstone, McMillan, Mackenzie and Duncan Catchments
These are the eastern facing undulating lands which have not been intensively modified and have a distinct relationship with the steeper lands through hydrological processes.
These slopes and fans have been previously grazed and burnt but on a cycle which has allowed for the retention of some intact ecological communities.
Rationale: These areas are comprised of valuable red and tall tussocklands, bog communities, manuka, matagouri, shrublands and short tussocklands. The tall tussocklands are extensive from montane to alpine environments and together with other communities contribute to full altitudinal sequences with aspect variations.
The extensive red tussocklands are in good condition and are of high value. The Department knows of no other property in the Mackenzie where red tussock communities are in such good condition.. Associated with the red tussocklands are extensive areas of bog and flushes. Peat bogs are rare south of the Rakaia River. To the Department's knowledge bogs of the variety found on Pukaki Downs are not present elsewhere in the Mackenzie Ecological Region, nor Heron Ecological Region to the north.
The biological diversity of these bogs is exceptional. Community composition changes over short distances and the condition of the bogs is excellent. Due to their wetness, burning has had little effect, exotic plants are generally insignificant and stock damage is largely confined to localised trampling by horses.
As a species, the wire rush (Empodina minus) is of special interest in this area. This plant was not recorded in the Mackenzie or Heron PNAP surveys nor has it been recorded in Mount Cook National Park further west. It is extensive on wet fans and terraces on the property.
Bog Pine (Dacrydium bidwillii) is relative uncommon, especially in large stands and one of the two largest stands known is present in RAP 3. Scattered Bog Pines were noted elsewhere on terraces and fans.
Hebe cupressoides is an endangered plant and in the Mackenzie is only know to exist in a few localities. In McMillan Stream below the lower beech remnant a major population is growing among the matagouri scrub - an estimated population of up to 40 individuals makes this by far the largest population in the Mackenzie.
The landscape values are high as they contribute strongly to the visual continuity of the property. Although there is some tracking and fencing in this area it has retained its highly natural appearance.
Recreational interests for the area are high for angling in the Twizel River and tramping, picnicking, and hunting. There is potential for activities such as horse riding and camping. General nature activities such as botany would also be rewarding.
4.3 Rhoboro Hills, Lateral Moraines on Western Side of Property and Kettleholes
This area is one of the more intensively developed areas of the property but still has retained some of its original character. Oversowing and topdressing has contributed to reducing some of its naturalness.
Recommendation: To apply a Conservation Act Covenant across the southern end of the Rhoboro Hills. The covenant will take into account future land uses which are in conflict with the identified conservation values, e.g. allows for continued pastoral use only.
Rationale: Hydrological processes are deserving of special mention. the streams, terraces and fans and upper catchments are intimately linked through hydrological processes. The excellent condition and extent of the various plant communities undoubtedly contributes to natural ecological functioning and in some instances there plant communities are in such good condition because of the wetness of many areas. This relationship is evident on the fan and terraces of the "basin" encircled by the slopes of the Ben Ohau Range, Rhoboro and Little Rhoboro Hills. The fans and terraces support a large area of red tussocklands and associated bogs and flushes. These areas are very wet underfoot and small creeks and streams abound. The edges of the terraces and fans are characterised by numerous flushes and seepages. Quite apart from their nature conservation values, these areas are of great importance hydrologically. Such areas must be kept intact if their plant and animal communities are to be protected, and to maintain their wider hydrological functioning.
The kettleholes on the moraines east of Rhoboro and Little Rhoboro Hills are important for a diversity of bird species and invertebrates and plant species adapted to the ephemeral nature of these wetlands. Throughout the Mackenzie, kettleholes take on a wider significance collectively than they might individually in terms of seasonal use by birds. Although nesting is variable there are records of pied and black stilts nesting on these tarns.
The area has high landscape value specifically the underlying glacial geomorphology. The covenant is aimed towards protecting the continuity, legibility and integrity of remnant moraine terraces which through their visibility provide obvious evidence of past glacial advances and recessions.
4.4 Pukaki Scientific Reserve
The area adjacent to the Pukaki Scientific Reserve contains shrubland of high ecological value.
Recommendation. To extend the current area of the Pukaki Scientific Reserve to include the shrubland of importance. Gazette as Conservation Estate.
4.5 Huts
The Department of Conservation does not propose to take over the ownership and management of the two huts on the property. The issue of whether the Top Hut remains in proposed Crown retained area will be discussed as negotiations proceed.
4.6 Access Easements
Access to key recreational, ecological and landscape features is required for walkers, mountain bikers and horse riding.
Recommendation. Survey out access easements for the above activities following existing farm tracts to the Gladstone and Duncan Streams.
Survey an access easement for walkers to the Pukaki Boulder area.
Rationale: As discussed in Section 2. 8.1 of this report Pukaki Downs does not have any form of legal access to the highly valuable conservation resources on the property.
Access is required for anglers, hunters and trampers. A vehicle access agreement will be sought from the lessee for the Department of Conservation to Utilise the 4WD tracks on the property.
Legal access does not currently exist for climbers or walkers visiting the Pukaki Boulder. The lessee had planned to create such an easement prior to the property entering tenure review.
As negotiations proceed, a variation on main access needs could be to create an easement along the southern boundary fenceline from SH80. This would avoid any potential conflict with users moving past the shearing shed and other farm facilities.
Summary of Recommendations
PANZ Submission on Proposal for Tenure Review - Pukaki Downs
March 25, 1997
The Manager
Knight Frank (NZ) Ltd
Land Resources Division
P O Box 564
Timaru
PANZ is familiar with the property as members have inspected it in past years during their recreational activities.
PANZ's impression of the proposals is that they are reasonable and should proceed, dependent on the following changes.
1. Provision of public vehicular access to the Twizel River valley.
It is impracticable /a major deterrent to public use of the existing public lands in the Duncan and MacKenzie basins, let alone the proposed additional public lands, to have to walk from the Pukaki Downs homestead. This is a major consideration for ski tourers/mountaineers with heavy gear to carry. Such use is likely to be the main public use of alpine areas. It is also impractical to use bicycles or horses for the same purpose. If it is fair enough for DOC staff to have vehicle access, so too for the public. A perpetual maintenance contribution from the Crown should be part of the tenure review agreement, or alternatively, be a consideration in the freeholding cost for the lessee.
The alignment of the easement from the homestead to the Twizel River must remain on the vehicle track for ease of travel, especially when carrying recreational equipment. A proposed deviation down the boundary fence to the state highway may not be suitable.
2. Easements need to be secured
Easements registered in the normal manner against titles superficially appear secure, however in law they are not. The Courts have the power to modify or extinguish easements (s126G Property Law Act 1952). This could occur at any time, without any requirement for public notice. This unsatisfactory state of affairs has been the cause of considerable concern by NGOs during tenure reviews in Otago, but has now been resolved by DOC securing such easements as interests in the land under Section 7(2) Conservation Act. This means that if any proposals arise in the future for extinguishing or modifying the terms of an easement, then public notification and submission procedures must apply, just as if the easement were a piece of DOC administered land proposed for disposal.
We strongly recommend that all the public access easements be secured under section 7(2) Conservation Act 1987. In fact we believe that the tenure review should not proceed unless they are so secured.
There is also a need for the terms of access easements to be explicit in what rights of use they are granting. The proposals, while stating the forms of access to be provided in each situation, are silent on any possible restrictions to that access. With the exception of vehicles use, access must be 365 days per year/24 hours per day, with no requirements for prior contact or permission with the landowner. Security and certainty of access are undoubtedly the most important public expectation in regard to tenure reviews on pastoral leasehold.
In recognition of the variable impact of vehicles on the track, related to ground conditions, we recognise that vehicle use would need to be regulated unless there is an upgrading of the track to an all-weather carriageway. We believe that all options for allowing public vehicle access into the Twizel River catchment need to be actively explored.
We are concerned that the CCL is being asked "that you will recognise that Easements and Covenants for Department of Conservation have been negotiated as indicated in the text for public and/or Crown use." This implies that agreements has been finalised prior to public submissions been called. That subverts the official tenure review process.
We request that we be consulted over the wording of access easements, assuming there is still opportunity to have an input.
3. The extent of freeholding in the Twizel River (area 2).
This is an area of tussock and shrublands that, if developed/afforested, would be a major intrusion into an otherwise open and 'undeveloped' landscape. We believe that the DOC boundary should be moved down-valley to Gradstone Stream to ensure that most of the enclosed upper valley adjacent to the proposed DOC-administered mountain remains forest-free. There are sufficient conservation values in this area, quite apart from wider landscape considerations, to warrant public reservation. There could be a place for restricted grazing within this particular area.
4. Marginal strips
All strips laid off should be not less than 20.12 metres wide.
Comment on Reclassification
In our view this tenure review is the first in the South Island to properly address statutory requirements under sections 51 and 67 of the Land Act 1948. The proposals demonstrate that there is plenty of 'flexibility' within the existing Act to allow tenure reviews to proceed; that there is no need for the Crown Pastoral Land Bill.
We commend the authors of the proposed mechanism to exclude 'existing use' rights for pastoral or forestry use of Area 2. This is an innovative way of dealing with this land. This should cause the RMA to be tested in its ability to deal with degraded lands. If the RMA, and its administration/local-political-will proves to be wanting, then Government has lost another excuse for not dealing with degraded Crown lands itself.
Yours faithfully
Bruce Mason
Researcher
Knight Frank
Land Resources Division
File Ref Pt 10401
17 July, 1997
Public Access NZ
RD I
Omakau
CENTRAL OTAGO
Dear Sir
APPLICATION FOR EXCHANGE OF PROPERTY RIGHTS: PUKAKI DOWNS
Thank you very much for the comments following the advertising of the proposed Tenure Review for the above property.
I wish to advise that the Commissioner of Crown Lands has approved the proposal as follows:
1 The surrender of the whole of the pastoral lease "Pukaki Downs" pursuant to Section 145 Land Act 1948.
2 That Area 3 be re-classified pursuant to Section 51 (3) and (1) (a) and sold pursuant to Section 54 (1) (f), Section 62 (a) and Section 64 Land Act 1948.
3 Pursuant to Section 51 (3) Land Act 1948 that Area 2 be re-classified and determined to be un-classifiable pursuant to Section 51 Land Act 194X and that the land be sold pursuant to Section 67 (1) and 54 (1)(f), Section 62a and Section 64 Land Act 1948 subject to
(i) That the land not be used for any purpose for one year following purchase and therefore in terms of Section 10 (2) Resource Management Act 1991 existing use rights will be extinguished.
(ii) Any use after the conditions of Clause (i) has been met to be made in terms of' the Resource Management Act 199] and that legislation to be the determining factor.
(iii) That marginal strips if required in terms of the Conservation Act 1977 along the Twizel, MacMillan and Gladstone streams be pursuant to Section 24, Part IV of that Act.
(iv) That an easement not less than 20 metres in width be provided near to the southern boundary from Mount Cook Road (State Highway X()) to the Twizel River onto proposed Conservation Land to allow for public access on foot, horseback or non-motorised vehicle, and vehicle access as described under the "access" section, Clauses 1, 2a, 2b and 3 (Copy of clauses attached).
4 That Area I be retained by the Crown and transferred to the conservation estate.
5 That you will recognise that Easements and Covenants for Department of Conservation have been negotiated as indicated in the text for public and/or Crown use.
Your comments were of assistance in formulating the final proposal and reaching a decision in this case.
Yours faithfully
KNIGHT FRANK (NZ) LIMITED
R A WARD-SMITH
MANAGER- TlMARU
Enc: Copy of Clauses 1, 2a, 2b and 3
PUKAKI DOWNS - FINAL PROPOSAL
Access
1 To retain foot and non-motorised access via a marginal strip on each of the three major streams, being the Gladstone, MacMillan and Duncan/Twizel connecting to the tracks in Clause (2) below. This would give access via the stream beds and adjacent berm to three major points of entry to the DOC Land.
2a That the tracks running along the true right bank of the Gladstone and the true left hank of the Twizel to a point opposite the track to the airstrip then along the southern boundary to SH X as detailed on the plan appended (Southern Access), be defined and public access be available at at times for foot, horse and non-motorised transport. That this he provided by way of legal easement pursuant to Section 7 (2) Conservation Act 1987 and that there he no obligation of maintenance or to maintain stream crossings. That where fences cross this access that gates no less than 1.5 metres wide, to remain unlocked, be installed by the lessee or as agreed with DOC.
2b In addition the lessee/owner will not unreasonably deny motor vehicle access (as in 2a) and may make a charge for the purpose of recovering costs and in particular will ensure access by way of easement to the Crown for its own use and that of its servants in managing the Crown Land.
3 That access as in 2 will he provided from SH80) generally along the southern boundary west, at all times, to the terrace where the proposed off-road parking is marked on the diagram "Southern Access". in addition motor vehicle access will he permitted at all times to allow parking ;if vehicles below the terrace. A track will be created by the lessee up the terrace at less than a 10 degree slope to connect onto the existing track. No charge to he made by the land owner, to and including the vehicle parks, who will at all reasonable times keep stream crossings culverted and the track kept in reasonable condition for cars with chains fitted. See diagram (Southern Access) for detail.