BEFORE THE ENVIRONMENT COURT CHRISTCHURCH REGISTRY … · catchment including seaward facing areas...

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BEFORE THE ENVIRONMENT COURT CHRISTCHURCH REGISTRY ENV-2016-CHC-47

IN THE MATTER of an appeal under Section 120 Resource Management Act 1991

BETWEEN BLUESKIN ENERGY LIMITED Appellant AND DUNEDIN CITY COUNCIL Respondent

BRIEF OF EVIDENCE OF MICHAEL WILLIAM MOORE

____________________________________________________________

GALLAWAY COOK ALLAN LAWYERS DUNEDIN

Solicitor on record: B Irving

Solicitor to contact: B Irving/C F Hodgson P O Box 143, Dunedin 9054

Ph: (03) 477 7312 Fax: (03) 477 5564

Email: [email protected] Email: [email protected]

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Introduction

1. My name is Michael William Moore. I hold the degrees of Bachelor of

Science from the University of Canterbury, Master of Regional Resource

Planning from the University of Otago and the Diploma of Landscape

Architecture from Lincoln University. I am a registered member of the

New Zealand Institute of Landscape Architects.

2. I have thirty one year’s professional experience and am currently an

independent consultant landscape architect based in Dunedin. Prior to

this I worked for the Dunedin and Palmerston North City Councils. My

work experience includes the preparation of visual and landscape effects

assessments, evidence for Council and Environment Court hearings,

and site planning and design for development projects. I have also

undertaken assessments and mapping to assist in the preparation of

landscape protection provisions in District Plans and other statutory

documents, including both the Operative and Proposed Dunedin City

District Plans. I have prepared landscape and visual assessments for

numerous wind farm projects of various scales and locations throughout

the South Island including, amongst others, Weld Cone, Lulworth and

Dominion Salt in Marlborough, Mahinerangi and Mt Stuart in Otago, and

Flat Hill in Southland.

3. I have read and agree to comply with the Code of Conduct for Expert

Witnesses (Environment Court Practice Note 2014). This evidence is

within my area of expertise except where I state that I am relying on

facts or information provided by another person. I have not omitted to

consider material facts known to me that might alter or detract from the

opinions expressed.

Background

4. In January 2016, I was commissioned by the applicant, to undertake a

peer review of the landscape assessment, prepared by Lucas

Associates for the original proposal. I undertook field inspections during

February, and my report, was completed in March 2016. I presented

evidence on behalf of the applicant at the Council hearing in May 2016.

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Scope of evidence

5. My evidence addresses the landscape and visual effects of the proposed

development and is structured as follows:

Site and area character description

Landscape and visual amenity values

The proposed development

Landscape effects

Visual effects

Statutory planning assessment

Conclusion

6. An A3 graphic attachment also forms part of my evidence.

Site and area character description

7. The site for the proposed wind farm is the summit of Porteous Hill,

approximately 400m asl and 2km north of Warrington on the northern

side of Blueskin Bay. The hill summit is approximately 2.5km from the

coastline within Blueskin Bay and 2km from the open coast north of

Warrington. State Highway 1 runs approximately 700m to the west and

Coast Road and the railway line are approximately 1.5km to the east /

south-east. To the north, Pryde Road, provides access to a few

dwellings and a quarry on the southern slopes of Hammond Hill. The

settlement of Seacliff lies some 3.3km to the northeast. In terms of

visibility, the primary landscape context of the site is the Blueskin Bay

catchment including seaward facing areas to the north as far as Brinns

Point and to the south as far as Heyward Point. To the north, Hammond

Hill (436m) and the ridges forming the watershed boundary with the

Waikouaiti River catchment form an effective screen.

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8. Porteous Hill is a loess covered volcanic hill representing a basaltic

intrusion through schist and slump prone sedimentary rocks (Bishop D.G

and Turnbull I.M, 1996). It has a broad gently rolling summit which falls

away more steeply below, particularly to the north and west. The hilltop

is pasture covered and open, and there is considerable outcropping of

rock. Apart from farm fences and an anemometer mast, there are no

structures present on the hilltop at present. Access is via Porteous Road,

a minor farm access road. The mid – lower slopes to the south and east

are a more complex patchwork of pasture, native and exotic scrub,

exotic woodlots and shelterbelts, and scattered native trees. Rural

buildings are dotted about sparsely. The slopes to the north and east are

generally more dominantly pasture covered. There is a significant area

of native bush on the north-east side of the hill. Figures 1 - 8 illustrate

the character of the site and surrounding landscape.

Landscape and visual amenity values

Biophysical elements, patterns and processes

9. The open pastoral character of the Porteous Hill summit makes the

natural landforms legible and the rock outcrops highlight the volcanic

origins of this landform. More widely, the presence of patches of native

bush and scattered native trees on the hill slopes, is expressive of the

natural vegetation character of this landscape. In places, patterns of

previous instability are legible in the landform, particularly where this is

pasture covered or where regenerating bush highlights steep faces. On

the south-west side, the vegetation patterns are more complex and a

mosaic of pasture, bush, woodlots and shelter trees reduces landform

legibility. Pastoral farming is the land use activity sustaining the present

character of the summit and is the dominant activity sustaining the

landscape character of Porteous Hill generally.

Sensory qualities

10. Porteous Hill is part of a modified rural landscape but has moderate –

high naturalness values due to the coherence of the natural landforms

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and dominance of natural over built elements (in particular in the summit

area). Natural character values are enhanced on the coastal facing

slopes where native trees and areas of native bush are present.

Porteous Hill contributes to and is an important component of, the

attractive rural setting of Blueskin Bay but does not stand out

particularly, as a highly memorable feature within this landscape.

Spiritual, cultural and social associations

11. The coast facing slopes of Porteous Hill have recognised landscape

significance in the Operative Dunedin City District Plan through their

inclusion within the North Coast Coastal Landscape Preservation Area

(NCCLPA). This overlay (see Figure 9) recognizes and seeks to protect

natural character values.

12. In the Proposed Dunedin City District Plan (2GP) the coast facing slopes

and summit areas of Porteous and Hammond Hills are within the Seacliff

Significant Natural Landscape (SNL) and the identified coastal

environment is seaward of Coast Road, some 2km or more distant from

the Porteous Hill summit. I have had involvement in the identification and

mapping, of both the SNL and the coastal environment. The Seacliff SNL

recognizes and seeks to protect, natural, cultural / historic and aesthetic

/ amenity values. Those that I consider relevant to Porteous Hill are the

natural landforms, natural character and rural amenity values – in

particular indigenous vegetation cover where present, and the values of

the hill as an attractive backdrop in coastal views. The 2GP maps also

identify a ‘mapped ridgeline’ along the Porteous Hill summit, recognising

it as a visually prominent ridgeline.

13. The 2GP also shows a wahi tupuna overlay (A4.14 Purakaunui to

Hikoroa to Huriawa) encompassing the broader landscape between

Purakaunui, Hikarora (Mt Watkin) and Huriawa. The values cited within

this area include Pa Tawhito, Kaika, Urupa, Wahi tohu, Mauka, Mahika

kai, Wahi taoka and archaeological remains sites. Figure 9 illustrates the

various 2GP overlays associated with Porteous Hill and the area

surrounding.

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14. I am not aware that there is any particular historic significance

associated with Porteous Hill. In general however, the landscape

expresses a land use history of traditional pastoral farming.

Landscape values - summary

15. Porteous Hill is not an outstanding natural feature, nor within an

outstanding natural landscape. Although its eastern slopes are within the

NCCLPA in the District Plan, the ‘coastal environment’ as identified in

the 2GP is approximately 2km distant. The site is within an area

identified as a ‘significant natural landscape’ in the 2GP. In my

assessment its landscape and rural amenity values are based on a

moderate – highly coherent natural landform, the presence of areas of

indigenous vegetation, its open, traditional pastoral farming character

and the low impact of built elements. The hilltop is a visually sensitive

location, forming the skyline from many areas surrounding and this is

recognized by the ridgeline and wahi tupuna overlays in the 2GP.

The proposed development

16. The proposed development involves the following elements that will

potentially have landscape and visual effects:

(a) The erection of one, 3MW, three blade wind turbine with a height (to

turbine tip) of approximately 110m. Hub height will be 69m and

rotor diameter will be 82m. The mast diameter will taper from

4.96m at the base to 2.22m at the hub. The turbine will be finished

in a light grey colour (RAL7035) which will have a matt finish.

(b) Upgrading of Porteous Road to the site involving widening at its

intersection with State Highway 1, tree removal and battering at a

few sharp bends, and raising the road surface in the vicinity of the

access point to the site.

(c) Upgrading and extending existing farm tracks on the site to provide

a metalled surface to the turbine site. This will be allowed to re-

grass naturally.

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(d) Earthworks required for the turbine foundation and construction

laydown area (approx. 40 x 20m). The laydown area will require

minor cutting and filling to create a flat platform and will be re-

grassed following commissioning.

(d) The transmission line will be installed underground within the site.

Thereafter, along Porteous Road to the existing 33kV line, it will be

either located underground or on poles.

(e) The establishment of temporary facilities and storage of equipment

during the construction phase.

17. The turbine will have aviation lighting attached. The Civil Aviation

Authority requirement is for a medium intensity red light (minimum

intensity 1600 candela) to be located at the top of the mast. This has the

potential to generate night time visual effects but will be shielded to

minimise visibility from lower viewpoints.

18. Features of the site and the proposal that assist integration with the

landscape and to minimize adverse landscape character and visual

effects are as follows:

(a) The site is within a working rural landscape context where natural

landscape values are already modified by agricultural land use.

This context assists in minimizing the impact of the proposed

wind farm on natural landscape values.

(b) The site character is such that the wind farm can be developed

without significant disruption to natural landforms. This is

because the access road already largely exists and because the

topography is gentle. The site vegetation has already been highly

modified by farming practices. The proposed re-grassing

following construction will quickly remedy any adverse visual

effects associated with earthworks.

(c) Involving just one turbine, the scale of the windfarm is small. The

turbine itself is an element of significant scale, however, seen in

the context of Porteous Hill as a whole e.g. from the southern

side of Blueskin Bay, it will not dominate the landform.

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Aesthetically, one turbine, located on the hill summit, will provide

an unambiguous focal point and will emphasise the summit.

(d) With three blades and a slender tubular pole, the design and

appearance of the turbine is aerodynamic and in my opinion,

aesthetically pleasing. The rotor blades will move at a measured

pace, giving the turbine a sculptural quality, responsive to and

expressive of, the wind resource. The proposed light grey colour

finish is typical for wind turbines and is driven by Civil Aviation

requirements. In my opinion, the light colour is appropriate

visually, as it assists to minimize contrast with sky colours. The

matt finish will mitigate any glint effects.

Landscape effects

Assessment method

19. Landscape effects describe the impact of the proposal on the landscape

elements, patterns and processes. Their significance is determined with

reference to the value and sensitivity of the landscape, and the scale

and character of the proposal. I will assess both the nature and

magnitude of the landscape effects, with reference to the following

explicit scales and their common English meanings:

Nature of effect

Positive

Neutral

Adverse

Magnitude of effect

Highly significant

Significant

Moderate

Minor

Negligible

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Landscape effects assessment

Value and sensitivity of the landscape

20. I assess Porteous Hill as having moderate – high landscape value. It is

not identified as an outstanding natural feature, nor as being within an

outstanding natural landscape but its eastern slopes are within the

NCCLPA in the District Plan and its summit and eastern slopes are part

of a ‘significant natural landscape’ in the 2GP. In my assessment its

landscape values are based on moderate – highly coherent natural

landform, the presence of areas of indigenous vegetation, its open,

traditional pastoral farming character and the generally low impact of

built elements. The hilltop forms the skyline from many areas

surrounding and this is recognized by the ridgeline and wahi tapu

overlays in the 2GP. In my opinion, Porteous Hill is not significant in

terms of Section 6 (a) or (b), but does have significance in terms of

Section 7 (c) and (f) of the RMA. The values of the Porteous Hill

landscape make it sensitive to change, but this sensitivity is tempered by

its pastoral, working rural character.

Scale and character of the proposed wind farm

21. The only aspect of the proposal that will have any significant long term

impact is the turbine. Once the construction phase is over, the proposed

wind farm will have minimal effect on the existing landform, vegetation

cover and agricultural land use on the site. Whilst a new built element

will be introduced, the existing landscape forms and processes will

continue to operate as at present and the spatial extent of the wind farm

will be small. The scale of the turbine however, is large, and the

proposed development will result in a significant new built element being

present on the hill, forming a focal point in the surrounding landscape.

Whilst the turbine itself will be a significant element, in relation to the

scale of the hill it is not so large as to dominate the natural form of the

hill.

22. The turbine rotors will normally be in motion and their orientation will

vary in response to wind direction. In my assessment, this structure will

be a positive addition to the landscape for the following reasons:

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(a) Its design is aerodynamic and sculptural, and movement of turbines

of this scale has a measured, majestic quality. Whilst I acknowledge

that others may see it differently, I believe that the turbine will be an

aesthetically pleasing element. Being a single turbine, there will not

be any adverse visual issues associated with competing focal points

or rotors turning at different rates.

(b) A wind turbine is a comfortable fit within this working rural landscape

setting and it terms of sustainable energy generation, a meaningful

addition to the landscape.

23. It is expected that the wind farm will be a long term feature of the hill,

however, should it be required, the turbine could be dismantled and

removed from the site with little evidence that it had ever been there.

24. Overall, it is my assessment that landscape character effects associated

with the project are positive in nature and moderate in magnitude. The

turbine will add a significant, meaningful and aesthetically pleasing focal

point and it will ‘sit lightly’ on the land with no fundamental change to the

existing land use and landscape character.

Visual effects assessment

Assessment method

25. Visual effects are determined with reference to the sensitivity of viewers

to change and the value placed on existing views, and the scale and

character of the proposal. The method adopted in assessing the visual

effects of the proposal is as follows:

(a) Identify the viewpoints to assess, record the reasons for their

significance, and assess the likely sensitivity of the viewers to

change.

(b) Describe the visual effects of the proposal using the photo-

simulations as a guide, coupled with site visits and where required,

cross-sections.

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(c) Assess both the nature and magnitude of the visual effects with

reference to the explicit scales set out in paragraph 19 above, and

their common English meanings.

26. To determine who will be visually impacted by the proposal a ‘zone of

theoretical visibility’ (ZTV) map has been prepared (by Energy3) and this

is presented in the evidence of Mr Thomas Cameron. I have used the

ZTV map to help determine important and / or representative viewpoints.

Photo-simulations of the proposed turbine have been prepared (also by

Energy3) to illustrate the change to views associated with the project

from these places, and these are also presented in the evidence of Mr

Cameron. These use photographs taken by me. I have made

assessments of the nature and magnitude of visual effects from these

viewpoints, based on the simulations and site inspections. I note that it is

important to visit the viewpoints. Simulations (confined to an A3 page)

tend to understate the effect.

27. The simulations provide a useful basis on which to assess the

magnitude of visual effects from the various viewpoints. In terms of the

nature of the effects however, visual effects are personal and vary

between viewers depending on their individual preferences, attitudes

and experience. I recognise that (as shown by submissions on the

project) the degree of attachment to the existing landscape character

and attitudes regarding the nature of the effect (whether positive, neutral

or negative) will vary widely.

Areas over 8km to the south

28. The windfarm will be visible at distances of up to 13km and more from

the hills to the south of Blueskin Bay including such significant

viewpoints as State Highway 1, Mt Cargill Road, Blueskin Road,

Purakaunui Road, Heyward Point Road. There are numerous houses in

this area and photo simulation 5 illustrates the effects of the wind farm

from Blueskin Road in the Don’s Creek area which is broadly

representative of effects from this area. It is likely that people viewing the

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wind farm from this area will have a wide range of attitudes and

sensitivity toward the wind farm.

Description of visual effects:

29. Porteous Hill is moderately prominent in views across Blueskin Bay from

this area and forms part of the setting of rural hills enclosing the bay.

From more easterly viewpoints (e.g. Heyward Point Road) it is seen as

the backdrop to the open coast and Warrington Beach. The proposed

development will introduce a new element into the landscape and will be

seen on the skyline. The vertical form, significant scale and movement of

the turbine will mean that it is seen as a distant focal point. The

magnitude of the visual effects will vary with atmospheric and lighting

effects and will increase with proximity.

Nature and magnitude of visual effects:

30. Viewers will have a range of opinions as to whether the wind farm is a

positive, neutral or adverse addition to the landscape. For some people

the sight of a turbine in motion on the hilltop will be positive, representing

environmentally friendly power generation and appearing as an elegant

sculptural element in pleasing contrast to its rural landscape setting. The

evidence from BRCT Trustee Jacinta Ruru is an example of this. For

others however, it may be seen as foreign utilitarian element cluttering

the natural skyline. In my assessment the nature of the visual effects of

the wind farm will be positive. I believe it will integrate acceptably in the

working rural landscape context and will introduce an appropriate new

feature of interest. Naturalness will be reduced but not significantly,

given the modified rural character and because there will be minimal

effect on the landform, vegetation and agricultural land use. Given the

viewing distances involved, I assess the magnitude of the visual effects

as minor – moderate from this area.

Areas between 8km and 4km to the south

31. Significant viewpoints between 8 and 4km to the south of the site include

State Highway 1, the railway, the settlements of Waitati, Doctors Point

and Purakaunui, and numerous residential dwellings. Simulations 4

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and 6 illustrate the effects of the proposal from Waitati Bridge and

Puraukanui respectively, and are broadly representative of effects from

this area. It is likely that people viewing the wind farm from this area will

have a wide range of attitudes and sensitivity toward the wind farm.


32. Porteous Hill is prominent in northward views from this area, defining the

northern skyline across Blueskin Bay as viewed from State Highway 1,

Waitati and Doctors Point, and forming the backdrop to the open coast

behind Warrington as viewed from Purakaunui. The proposed

development will introduce a new element into the landscape and will be

seen on the skyline. The vertical form, significant scale, dynamism of the

turbine and location on a local high point will mean that it is seen as a

focus. The scale of the visual effects will vary with atmospheric and

lighting effects and will increase with proximity.


33. As discussed above, viewers will have a range of opinions as to whether

the wind farm is a positive, neutral or adverse addition to the landscape.

In my assessment the nature of the visual effects of the wind farm will be

positive. I believe it will integrate acceptably in the working rural

landscape context and will introduce an appropriate new feature of

interest. Naturalness will be reduced but not significantly, given the

modified rural character and because the turbine will have minimal effect

on the landform, vegetation and agricultural land use. The turbine will

emphasise the summit of Porteous Hill but its relative scale is such that it

will not dominate the natural hill form. In my opinion the magnitude of the

visual effects will be moderate from this area.

Seacliff

34. The settlement of Seacliff is just over 3km to the north-east of the site

and there are views toward Porteous hill from this area including Coast

Road and the railway nearby. Simulation 9 is a photo-montage from

Coast Road in this vicinity, which is broadly representative of effects

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from this area. It is likely that people viewing the wind farm from this area

will have a wide range of attitudes and sensitivity toward the wind farm.


35. Where visible, Porteous Hill forms part of the western skyline from this

area. Its character is rural but there are moderately high natural

character values based on the presence of a significant patch of native

bush below the summit as well as scattered native trees within the

paddocks on the hill slopes. The proposed development will introduce

one turbine to the hill summit. The vertical form, significant scale,

dynamism of the turbine and location on a local high point will mean that

it is seen as a focus. The scale of the visual effects will vary with

atmospheric and lighting effects.


36. As discussed, viewers will have a range of opinions as to whether the

wind farm is a positive, neutral or adverse addition to the landscape. In

my assessment the nature of the visual effects of the wind farm will be





on the landform, vegetation and agricultural land use. It will emphasise

the summit of Porteous Hill but its relative scale is such that it will not

dominate the natural hill form. In my opinion the magnitude of the visual

effects will be moderate from this area.

Coast Road

37. Coast Road runs around the lower slopes of Porteous Hill and is

between approximately 1.5 and 3km from the site. The railway line

follows a similar route adjacent. Visibility of the site from Coast Road is

variable and considerably screened for much of its length by intervening

landform and vegetation, particularly at the southern end. The summit

becomes more visible nearer Seacliff. The orientation of the land and

views is mainly seaward rather than toward Porteous Hill. Simulations 8

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and 9 are photo-montages from Coast Road near Warrington and

Seacliff respectively. It is likely that people viewing the wind farm from

this area will have a wide range of attitudes and sensitivity toward the

wind farm.


38. Where visible, Porteous Hill forms part of the north-western skyline from

this area. Its character is rural but there are moderately high natural

character values based on the presence of a significant patch of native

bush below the summit as well as scattered native trees within the

paddocks on the hill slopes. The proposed development will introduce a

turbine to the hill summit but the summit is set back some distance from

the top of a scarp which is viewed on or near the skyline. The vertical

form, significant scale, dynamism of the turbine and location on a local

high point will mean that it is seen as a focal point to some extent. The

scale of the visual effects will vary with atmospheric and lighting effects.









on the landform, vegetation and agricultural land use. The turbine will

emphasise the summit of Porteous Hill but its relative scale is such that it

will not dominate the natural hill form. In my opinion the magnitude of the

visual effects will be moderate from this area.

Warrington

40. The settlement of Warrington is approximately 2 – 3km from the

proposed wind farm site. There are numerous houses in this locality

potentially visually impacted by the wind farm, and the Warrington beach

is a popular recreational destination. It is likely that people viewing the

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wind farm from this area will have a wide range of attitudes and

sensitivity toward it. Simulation 7 is a photo montage illustrating the

effects of the proposed development from this area.


41. Porteous Hill forms the northern backdrop and skyline from Warrington.

The shape of the hill is such that the summit is screened by lower

landform and vegetation from many places within the township. The hill

slopes facing the township are rural but characterised by a patchwork of

woodlots, shelterbelts and areas of scrub. A more open rural character is

evident higher on the slopes. Depending on specific viewpoint, the

turbine will be entirely or partially screened by landform and vegetation

to varying extents from many places within the settlement. The partial

screening helps to minimize the scale and prominence of the

development but where visible, the skyline location and movement of the

rotors will attract attention. The scale of the visual effects will vary with

atmospheric and lighting effects.





generally positive. I believe it will integrate acceptably in the context of

the working rural landscape background to the settlement and will

introduce an appropriate new feature of interest. The naturalness of the

hill backdrop will be reduced but not significantly, given the modified

rural character. It is possible that visibility of the tips of moving rotors

without seeing the turbine in its entirety could be considered a possible

irritant and a less satisfactory effect than a view of the whole turbine, but

overall, it is my opinion that the nature of the visual effects of the

windfarm will be positive and that the magnitude of the visual effects will

be moderate.

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State Highway 1 within 3km of the site

43. North of Evansdale the proposed wind farm will be largely screened by

landform and this screening will be further reinforced by vegetation.

There is one area however, in the vicinity of the Pryde Road intersection

and approximately 1 km northward, from which the summit area of

Porteous Hill can be seen. The viewing distance is approximately 1.1 –

2km. Viewers will be travellers on the highway and the wind farm will be

more prominent within the field of view southbound rather than

northbound. Viewers will have a wide range of attitudes and sensitivity

toward the wind farm. Simulation 1 is a photo-montage from State

Highway 1 by the Pryde Road intersection and represents the effects of

the proposed development from this area.


44. Porteous Hill is seen defining the south-eastern skyline from this

viewpoint. Its character is open and pastoral. The lower part of the

turbine will be screened but visibility opens up as Pryde Road

intersection is approached. The turbine is likely to attract the attention of

southbound travellers particularly, for whom the hill will be within their

main view focus. Where visible, the turbine will have a substantial visual

impact and will be seen as a point of interest due to its significant scale,

vertical form and moving rotors. Generally however, due to screening,

visual impact from the closest parts of State Highway 1 to the site will be

modest.






the working rural landscape and will introduce an appropriate new

feature of interest. The naturalness of the hill backdrop will be reduced

but not significantly, given the modified rural character. It is my opinion

that the magnitude of the visual effects will be moderate - significant for

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the short section from which the wind farm will be visible but overall,

considering the level of screening, minor - moderate.

State Highway 1 south of Evansdale

46. Simulation 3 illustrates the effects of the wind farm from a stretch of

State Highway 1 just south of Evansdale. The viewing distance is

approximately 3.8km and the viewpoint is addressed because this area

provides the closest views on State Highway 1 to the south. As

discussed, viewers will be travellers on the highway and the wind farm

will have a wide range of attitudes and sensitivity toward the wind farm.


47. Porteous Hill is within the main focus of views for northbound travellers

and its character is a patchwork of open pasture, exotic woodlots and

native bushland. The summit is screened by intervening landform but the

turbine will be visible, partially screened, on the skyline and will be a

focal point due to its scale, vertical form and dynamism.






the working rural landscape and will introduce an appropriate new

feature of interest. The naturalness of the hill backdrop will be reduced

but not significantly, given the modified rural character. I assess the

magnitude of the visual effects from this area as moderate.

State Highway 1 north of Hammond Hill

49. Whilst Porteous Hill is screened by intervening landform from State

Highway 1 to the north of Hammond Hill, the ZTV map shows that there

will be some visibility of the top of the turbine from places along the

highway some 6.5km distant, or more. Simulation 2 illustrates the

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effects of this from one of the closest viewpoints impacted,

approximately 980m south-west of Apes Road.


50. Only the top of the turbine will be visible over the top of intervening

landform from this area and the viewing distances will be approximately

6.5km or more. Despite this, due to their dynamism, it is possible that

they could attract some attention.


51. In my assessment, where visible, the rotor blades are likely to have a

somewhat irritating effect as their movement will not be immediately

explained by the visibility of the turbine generally. In terms of magnitude

however, the effect of the turbine will be minor at worst, given the

distance and the degree of screening.

Church Road

52. Porteous Hill summit is visible from the eastern part of Church Road at

distances of between approximately 1.8 and 2.2km. Church Road is a

minor rural access road and most viewers on this route are likely to be

local residents. The likely visual effects of the proposed wind farm are

illustrated in Simulation 10.


53. Porteous Hill forms part of the south-western skyline from this area. Its

character is rural but there are moderately high natural character values

based on the presence of a significant patch of native bush below the

summit as well as scattered native trees within the paddocks on the hill

slopes. The proposed development would introduce a turbine to the hill

summit. The vertical form, significant scale, dynamism of the turbine and

location on a local high point will mean that it is seen as a focus. The

scale of the visual effects will vary with atmospheric and lighting effects.

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my assessment the nature of its visual effects will be positive. I believe it

will integrate acceptably in the working rural landscape context and will

introduce an appropriate new feature of interest. Naturalness will be

reduced but not significantly, given the modified rural character and

because the turbine will have minimal effect on the landform, vegetation

and agricultural land use. The turbine will emphasise the summit of

Porteous Hill but its scale is such that it will not dominate the natural hill

form. In my opinion the magnitude of the visual effects will be moderate

from this area.

Minor rural access roads in close proximity to the site

55. Minor (dead-end) rural access roads closer to the site than the roads

already discussed, include Pryde, Porteous and Reservoir Roads. It is

my assumption that the predominant users of these roads are residents

living adjacent to them and for whom they provide access. The visual

effects from these roads will be therefore be considered as part of the

assessment of the residential viewpoints closest to the site.

Residential viewpoints within 1.5km of the site

56. The following assessment of the closest residential viewpoints is made

from the roads adjacent to the properties in question. In the case of 22

and 90 Pryde Road however, I have also visited the properties.1.5km

has been selected as the distance from the site within which to

undertake assessment of residential sites on the basis that this generally

covers the area closer to the site than State Highway 1, Church Road,

and Coast Road, from which more general assessments have been

made. Given that these are places of residence, it is assumed that the

viewers have a high degree of sensitivity to change in the views. Figure

10 is a map showing the location of the properties discussed.

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22 Pryde Road

57. Porteous Hill is to the south-east of the house at 22 Pryde Road with the

proposed turbine being approximately 844m from the house. The turbine

is not within the sunny, north facing aspect of the house and few of the

windows appear to face toward the hilltop, although there is a small

outdoor sitting area on this side. The hill rises steeply behind the house

but the summit itself is screened by an intervening ridge. There is an

elevation difference between the turbine and the house of approximately

150m. Simulation 12 illustrates the effects from Pryde Road adjacent to

this property, and Simulation 15 illustrates the effects of the proposed

development from a point adjacent to the house on the property.

58. From the house and its environs, the hill summit is screened, but most of

the turbine is visible over the intervening ridgeline. Its vertical form,

significant scale and dynamism will ensure that it is a focal point.

59. The residents at this property are opposed to this proposal and clearly,

do not view the wind farm positively. In my assessment, the turbine will

be a major new element within the rural landscape at this location. Whilst

it will not modify the landform or vegetation character it will modify the

current level of naturalness and introduce a significant change to the

landscape. Overall, it is my opinion that the magnitude of visual effects

will be moderate – significant from this viewpoint. A higher rating is

avoided because the windfarm is located ‘behind’ the dwelling and not

within the sunny north-facing outlook.

60. In terms of adverse effects on this property, the current proposal is an

improvement on the previous one which had the closest turbine some

653m from the house, and two prominently visible 90m high turbines, as

opposed to one 110m high turbine, 844m distant. In my assessment, it

would be possible to mitigate the visual effects of the turbine in the

longer term by planting large scale trees to screen visibility in this

direction as close as practicable to the driveway, if the owners were

amenable. This would of course significantly alter the currently open

character of views in this direction, which may or may not be considered

desirable. However, assuming the use of quick growing species such as

Eucalyptus, and a location close to the driveway to the east and south of

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the house, I believe that effective screening could be expected within an

approximate timeframe of 10 - 12 years.

90 Pryde Road

61. Porteous Hill is to the south of the dwelling at 90 Pryde Road and the

broad summit provides for significant landform screening from the

proposed turbine site, which is approximately 682m from the house and

approximately 90m higher. The natural orientation of the dwelling is

northward, away from the wind farm and there is a substantial shelter

belt around the southern side of the house. Simulation 11 illustrates the

effects of the proposal from a viewpoint within the paddock some 65m

north of the house.

62. From the house and its environs, the turbine will be effectively screened

by landform and vegetation. As illustrated in Simulation 11, it becomes

visible however, over the intervening ridge from the more northerly parts

of the property with screening decreasing with distance northward.

Where visible, the turbine will introduce a major new built element to the

rural landscape and will be seen as a focal point.

63. The residents at this property are opposed to the wind farm and clearly,

do not view the wind farm positively. In my assessment, the magnitude

of the effects of the wind farm from the dwelling and immediate curtilage

will be minor at worst, due to the extent of the screening. Where visible

within the wider property however, the turbine will introduce a major new

built element to the rural landscape at this proximity, modify the current

level of naturalness and introduce a significant change to the landscape.

From these areas I rate the magnitude of visual effects as moderate –

significant.

64. In terms of adverse effects on this property, the current proposal is an

improvement on the previous one which had the closest turbine some

470m from the house, and a second approximately 530m from the

house, leading to two prominently visible 90m high turbines, as opposed

to one 110m high turbine, 682m distant. There is already effective

screening in place around the house.

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139 Pryde Road

65. Porteous Hill summit is to the south of the house at 139 Pryde Road with

the turbine being approximately 1,662m from the house. The windfarm is

not within the sunny, north facing aspect of the house and there is a

substantial shelter belt around the southern side of the house screening

views toward the hilltop. There is a minor valley form between this house

and Porteous Hill and the elevation difference between the house and

windfarm site is approximately 90m. No simulation has been prepared

from this viewpoint, however, Figure 7 is a photograph from Pryde Road

adjacent to the entrance to this property.

66. Given the strength of the existing vegetative screening, it is unlikely that

there will be any visual effects from the house at all but from areas

surrounding, the upper portion of the turbine will be visible. Where

visible, it will introduce a major new, dynamic built element to the rural

landscape and will be seen as a focal point.

67. The residents at this property submitted in opposition to the proposal

and are therefore unlikely to view the wind farm positively. Whilst it will

not modify the landform or vegetation character, the turbine will modify

the current level of naturalness, and introduce a significant change to the

landscape. It is my opinion that the magnitude of visual effects from this

house site will be no more than minor, but that from the wider setting,

effects will be moderate – significant.

110 Porteous Road

68. Porteous Hill summit is to the north of the house at 110 Porteous Road

with the proposed turbine being approximately 650m from the house,

and 50m higher in elevation. The applicant has requested access to this

property in order to prepare a simulation from near the house, but this

request was denied. As an alternative, Simulation 13 has been

prepared which illustrates the effects from near the driveway entrance on

Porteous Road. On the basis of this simulation and interpolation from

contour information, it is my assessment that it is likely that the top of the

turbine (approximately from hub height) will be visible from this dwelling

or its immediate curtilage. This will be seen as a large dynamic structure

extending above the pasture covered hill slopes.

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69. The residents at this property have submitted in opposition to the

proposal and are therefore unlikely to view the wind farm positively. I

note that the wind farm is on the sunny, northern side of this dwelling but

that the presumably primary (coastal) views are toward the east and

south. Given the relative proximity, scale and movement of the turbine, I

assess the effects from this viewpoint as significant.

70. The current proposal (differing from the three turbine proposal

considered by Council) with its single slightly higher turbine, results in

comparatively more significant visual effects from this property and I

believe that it is appropriate that mitigation measures are considered. If

the property owner was amenable, planting could be established to the

north of the house to screen the turbine from the house and its curtilage

area. Given the rising landform, this would not need to be very high if

planted in reasonable proximity to the house, and could be located and

designed to minimise any winter shading issues.

2197 Waikouaiti Waitati Road

71. The house at 2197 Waikouaiti Waitati Road is to the west of the site on

the western side of the highway, approximately 1,108m from the

proposed turbine and 165m lower. No simulation has been prepared

from this property and the views from the highway adjacent are not

representative given the difference in elevation and level of screening. It

is clear from viewing the property from the hilltop however, that there are

windows facing Porteous Hill, from which the turbine would be visible,

albeit partially screened by landform. From this site, the turbine will be

seen as a major new element on the eastern skyline due to its significant

scale, vertical form and moving rotors. This will reduce the naturalness

of the hill but not significantly, given the modified rural character.

72. I understand that the residents at this address have made no submission

and may or may not view the wind farm positively. It is my opinion that

the magnitude of the visual effects from this viewpoint will be at least

moderate - significant.

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2142 and 2100 Waikouaiti Waitati Road

73. These houses are located in close proximity to each other on the eastern

side of State Highway 1 approximately 1.2km from the turbine and to the

south-west of the proposed windfarm site. The ZVI map combined with

field inspection indicate that there will be no visibility from this location

due to landform and vegetation screening.

76 and 151 Stead Road

74. These houses are located to the south of the site, approximately 1.2km

and 900m distant respectively. They are accessed via a private road and

I have not visited them. They are located considerably lower than the

proposed turbine and with steep hill faces intervening. The ZVI map

(based on landform only) indicates that the turbine may be visible but if

so it would just be the top portion only. It is likely that intervening

vegetation will ensure that any visual effects are largely screened.

75. The residents at these addresses have made no submissions and may

or may not view the proposed wind farm positively. In my assessment,

the magnitude of visual effects from these houses will be negligible.

58 Reservoir Road

76. The house at 58 Reservoir Road is approximately 1,040m from the

turbine and some 260m lower to the south-east. The south-eastern

slopes of Porteous Hill define the skyline to the north-west from this

residence but the summit is not visible, and is screened by intervening

landform and a large shelter belt. Simulation 14 has been prepared to

illustrate the visual effects from the road adjacent to the house. This

shows that the rotor blades will be visible above the exotic shelterbelt on

the skyline. The landform screening of much of the turbine and the

presence of the trees help to mitigate the prominence of the turbine but

its movement will attract attention and reduce naturalness values to a

small extent.

77. The residents at this address have submitted in opposition and are

unlikely to view the wind farm positively. In my assessment, considering

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the degree of screening, the magnitude of visual effects from this

viewpoint will be minor – moderate.

Visual effects of ancillary wind farm elements

78. The transmission line will be underground within the site and will not give

rise to any visual effects on the hilltop area. If located above ground

along Porteous Road, there will be the additional clutter associated with

the powerline but this will appear as a characteristic and unremarkable

element in the rural landscape. Additionally, Porteous Road is a very

minor road and very few people will see the powerline. Its light visual

mass coupled with screening by vegetation means that it not be obvious

from more distant viewpoints.

79. Night time lighting will be shielded from viewpoints lower than the turbine

and this will minimise effects associated with this as viewed from the

area surrounding. In cloudy conditions there could be a red haze effect

as a result of light reflection off the clouds. The lighting may be visible

from more distant viewpoints beyond the scope of the shields but would

be seen in the context of other lights in area associated with rural

houses, vehicles on the roads, and the settlements. Any adverse effects

to do with the naturalness of the night sky would be minor in my

assessment given the mitigation proposed and the character of the

existing environment.

80. Effects associated with tree removal and upgrading of the access road

for construction would be localized and have minimal impact on wider

landscape values. In terms of the experience of users of Porteous Road,

these will be effectively mitigated once new batter slopes have

revegetated. Effects of earthworks and site structures during the

construction phase will generally be screened from closer viewpoints

surrounding by landform and vegetation. These will also be of short

duration and overall adverse landscape and visual effects will be minor.

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Statutory planning assessment

81. In the operative Dunedin City District Plan, the site is in the Rural zone

and partly overlain by the North Coast Coastal Landscape Preservation

Area (although the turbine is not proposed to be located in this area).

82. The Proposed Dunedin City District Plan (2GP) is also relevant, although

limited weight can yet be given to it as it is still subject to challenge.

Under this Plan the proposed wind farm site is located in the Rural

Coastal zone and overlain by the Seacliff Significant Natural Landscape

(SNL) as well as ridgeline and wahi tupuna notations. The coastal

environment is identified and does not extend anywhere near the site.

83. Appendix A lists the provisions of both the Operative and Proposed

Dunedin City District Plans, along with Section 7(c) and (f) of the RMA

which I believe are of relevance to the landscape and visual effects of

this proposal and which I have considered.

84. In my assessment the key landscape and visual related issues arising

from the statutory documents are as follows:

Effects on rural character amenity values

Effects on the amenity of adjoining properties.

Effects the natural character of the coastal environment

Effects on rural character amenity values

85. A number of Objectives and Policies in both the Operative and Proposed

Dunedin City District Plans seek the maintenance or enhancement of

rural character amenity values, and Section 7(c) and (f) of the RMA

addressing the maintenance and enhancement of amenity values and

the quality of the environment is clearly relevant.

86. Policy 6.3.5 of the Operative Dunedin City District Plan outlines elements

of rural character which can be largely summarised as a predominance

of natural features, low incidence of built form, and rural land uses. The

2GP includes a similar list of elements (Objective 16.2.3) but includes

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‘low levels of artificial light’ and ‘buildings that are rural in nature, scale

and design, such as barns and sheds’.

87. With regard to the protection of amenity values, the 2GP identifies

Significant Natural Landscapes (SNL’s), identified in Policy 2.4.4.2 as

being landscapes which have ‘values of high significance’. The summit

and coast facing slopes of Porteous Hill are included within the Seacliff

SNL. Appendix A3.3.7 outlines the values deemed worthy of protection

in this area. My interpretation of Appendix A3.3.7 is that the Seacliff SNL

is valued as ‘a broadly defined coastal landscape’ that whilst modified by

rural land use has high naturalness and aesthetic coherence value due

to a generally coherent natural landform and the presence of areas of

native bush and scattered native and exotic trees. It also has recognised

wahi tupuna significance to manawhenua. The 2GP shows a ‘mapped

ridgeline’ notation along the Porteous Hill summit, recognising it as a

visually prominent ridgeline.

88. Generically, whilst windfarms invariably modify the naturalness of

landscapes due to the introduction of large scale built elements, they are

not inherently incompatible with rural character and indeed, require the

space associated with larger scale settings such as rural landscapes.

The nature of wind farms is such that whilst they change the landscape

character to the extent that they introduce significant new built elements,

where significant earthworks are not required, they otherwise tend to

cause minimal disruption to landscape forms and the processes and

land uses that sustain them. I believe that this is the case with this

project, and particularly so given that just one turbine is proposed.

89. In this instance, the host landscape is a rural hilltop, modified by

agricultural land use and no significant earthworks such that long term

effects will be evident, are involved. The turbine, located on the hill

summit, will be visually prominent, will emphasise the summit and will

become a focal point due to its verticality, scale and dynamism. As such,

it will invoke a variety of responses from viewers. In my assessment, the

single turbine will be aesthetically pleasing given its aerodynamic form. It

will be seen in pleasing contrast to the natural landscape elements, and

will be a meaningful addition to the local landscape, representing

sustainable energy generation. The scale of the turbine, relative to that

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of Porteous hill, will not be overly dominant. I recognise that for others it

may be seen less positively and as having an adverse amenity effect.

90. Night time lighting effects will be effectively mitigated by shields from the

closest viewpoints. Where the light is visible in the wider area, amenity

values associated with qualities of naturalness will be reduced but not

significantly so, given that other lighting associated with rural houses,

settlements and vehicles on the surrounding roads will also be visible.

91. There are no other wind farms or significantly scaled utility structures

within the landscape context of the proposed site, with the exception of

the television mast on Mt Cargill. Given this situation, it is my

assessment that any cumulative effects of the proposed development on

the impact of utility structures in the landscape, will be negligible.

92. With regard to the 2GP, I support the proposed Seacliff SNL overlay and

believe that the areas included have values worthy of protection. I am

also of the opinion that overall, the proposed wind farm is compatible

with the proposed SNL. The contribution of the summit and upper slope

areas of Porteous Hill to the coastal landscape in this area is based on

their open, rural character and coherent natural landform. Naturalness

will clearly be reduced by the presence of a large turbine but the

windfarm will have no effects on landform coherence or the existing rural

land use. Whilst a significant new element is added, the existing

landscape forms and processes are essentially unchanged. The

landscape character remains intact, albeit with a significant but

reversible addition. As I have stated before, I believe that aesthetically,

the turbine will be interesting, meaningful and not overly dominant in

relation to the scale of the hill form. Natural character based amenity

values are not of such importance as to be significantly affected in tis

location.

93. In terms of compatibility with the wahi tupuna overlay shown, I note that

Kati Huirapa Runaka ki Puketeraki, kaitiaki of the area, have submitted

in support of the application and have confirmed that there are no

recorded Maori archaeological sites within the boundary of the proposed

site (although they request that consent should be subject to an

Accidental Discovery Protocol condition).

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Effects on the amenity of adjoining properties

94. Various policies in both District Plans, seek to avoid, remedy or mitigate

the adverse effects of activities on the amenity of adjoining properties.

95. The scale of the turbine proposed is such that the magnitude of its visual

effects becomes potentially significant within close proximity. An

assessment of the visual effects from the vicinity of the closest

residential viewpoints (within 1.5km of the turbine site), has been

undertaken. Some of these dwellings are completely or substantially

screened by landform and / or vegetation from views of the turbine. In

terms of the dwellings and their immediate curtilage, I have assessed the

magnitude of visual effects as being moderate – significant or greater

from only 22 Pryde Road. 110 Porteous Road and 2197 Waikouaiti –

Waitati Road. Considering effects from the areas around these houses

more widely, I believe that effects of moderate – significant magnitude

can also be expected in the vicinity of 90 and 139 Pryde Road.

96. I believe it would be possible to effectively mitigate the visual impact

from the house and its immediate surroundings at 110 Porteous Road

relatively quickly if the owner is willing to allow planting to be established

near the house. The same would apply at 22 Pryde Road although the

timeframes would be longer. Overall, I believe that the number of close

properties potentially subject to moderate – significant or significant

adverse visual effects, is low.

Effects on the natural character of the coastal environment

97. The Operative Dunedin City District Plan has a coastal landscape

preservation overlay, the North Coast Coastal Landscape Preservation

Area (NCCLPA) covering the coast facing slopes of Porteous Hill. Whilst

this partially covers the application site, it does not extend as far as the

site of the proposed turbine or any other works. This overlay has as its

basis, Section 6(a) of the RMA - the preservation of the natural character

of the coastal environment. In contrast, the 2GP maps show the

landward extent of the coastal environment much more narrowly and not

extending to the summit areas of the hill.

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98. The specific values to be preserved within the NCCLPA are outlined in

Section 14.5.2 of the Operative Dunedin District Plan and are as follows:

The general visual dominance of the natural landscape elements, e.g.

natural landform over human landscape elements, e.g. buildings or shelter

plantings.

The integrity, extent, coherence and natural character of the landform,

streams and remaining areas of indigenous vegetation.

The generally limited visual influence of any large scale structures or exotic

plantings to diminish the impact of the natural landscape forms and

features.

The extent and quality of the dramatic coastal landforms and views. Visual

interest is focused on the coastal edge.

The remote wilderness character of the beach landscapes and the visual

separation of these areas from adjacent developed areas by dunes or other

landforms.

The human-made features which are relics of the past, e.g. remnant shelter

plantings.

The highlights of transient wildlife interest, e.g. seals.

Areas of significant habitat value, e.g. Aramoana Salt Marsh and Purakanui

Estuary.

99. In terms of the guidance provided in Policy 1 of the New Zealand

Coastal Policy Statement (NZCPS), I support the delineation of the

coastal environment as identified in the 2GP and do not believe that the

wind farm site is within the coastal environment as per Section 6(a) of

the RMA. I believe however, that Porteous and Hammond Hills and the

ridgeline linking them can be considered to define the extent of the wider

coastal landscape, understood more broadly.

100. With regard to this wider coastal landscape, the wind farm will introduce

a significant new built element to the hilltop, thereby modifying natural

character to an extent. In my assessment however, natural character

effects will be minor because the turbines will contrast with, rather than

intrinsically alter, natural elements in the landscape and because the

landscape character of Porteous Hill is already significantly modified by

rural land use. There will be no significant adverse effect on landform

and no effect whatsoever on streams or remaining indigenous

vegetation. Given the rural character and significant distance from the

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coast itself, I believe that the proposed wind farm will integrate

acceptably with its setting.

Conclusion

101. Porteous Hill is not an outstanding natural feature, nor within an

outstanding natural landscape. Although its eastern slopes are within the

NCCLPA in the District Plan, the ‘coastal environment’ as identified in

the 2GP is approximately 2km distant. The site is at the edge of an area

identified as a ‘significant natural landscape’ in the 2GP. In my

assessment its landscape and rural amenity values are based on a

moderate – highly coherent natural landform, the presence of indigenous

vegetation, its open, traditional pastoral farming character and the low

impact of built elements. The hilltop is a visually sensitive location,

forming the skyline from many areas surrounding and this is recognized

by the ‘ridgeline’ notation in the 2GP.

102. The proposed development involves erecting one three blade 110m high

turbine on the broad summit of the hill. There are no other elements

involved with the development that will have more than temporary

potentially significant landscape or visual effects. Features of the

proposal that will avoid or mitigate adverse landscape and visual effects

include the modified rural character of the area, the ability to undertake

the development without significant change to landforms, vegetation

cover or rural land use, the small scale of the wind farm as a whole and

the modest scale of the turbine relative to that of Porteous Hill. More

subjectively and as my own personal response to the proposal, I believe

that the turbine will have an aesthetically pleasing and meaningful

appearance on the summit of the hill.

103. Whether the wind farm is seen as a positive or negative addition to the

landscape will depend on the individual viewer. In my opinion, it will

generally contribute positively by enhancing memorability and will

integrate readily with the working rural character of the landscape. The

magnitude of the visual effects will vary with degree of screening and

proximity to the site. In my assessment significant viewpoints from which

there will be visual effects with a more than moderate magnitude, are

limited to an approximately 1km stretch of State Highway 1, north of

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Pryde Road, the three houses located adjacent to Pryde Road, the

dwelling at 110 Porteous Road, and the dwelling at 2197 Waikouaiti

Waitati Road.

104. In terms of landscape and visual effects, it is my assessment that the

proposal is consistent with the relevant statutory planning provisions.

……………………………………

Michael William Moore

Registered NZILA Landscape Architect

January 2017

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References

Bishop D.G and Turnbull I.M (1996), Geology of the Dunedin Area. Institute of

Geological and Nuclear Sciences Ltd.

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Appendix A : Statutory document provisions considered relevant to the

landscape and visual effects of the proposed development

Operative Dunedin City District Plan

Rural Section

Objective 6.2.2

Maintain and enhance the amenity values associated with the character of the rural area

Policy 6.3.5

Require rural subdivision and activities to be of a nature, scale, intensity and location

consistent with maintaining the character of the rural area and to be undertaken in a

manner that avoids, remedies or mitigates adverse effects on rural character. Elements

of the rural character of the district include, but are not limited to:

(a) A predominance of natural features over human made features,

(b) High ratio of open space relative to the built environment,

(c) Significant areas of vegetation in pasture, crops, forestry and indigenous

vegetation,

(d) presence of large numbers of farmed animals,

(e) noises, smells and effects associated with the use of rural land for a wide range

of agricultural, horticultural and forestry purposes,

(f) low population densities relative to urban areas,

(g) generally unsealed roads,

(h) absence of urban infrastructure.

Policy 6.3.6

Avoid, remedy or mitigate the adverse effects of buildings, structures and vegetation on

the amenity of adjoining properties.

Policy 6.3.11

Provide for the establishment of activities that are appropriate in the Rural Zone if their

adverse effects can be avoided, remedied or mitigated.

Policy 6.3.12

Avoid or minimize conflict between differing land uses which may adversely affect rural

amenity, the ability of rural land to be used for productive purposes, or the viability of

productive rural activities.

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Policy 6.3.14

Subdivision or land use activities should not occur where this may result in cumulative

adverse effects in relation to:

(a) amenity values

(b) rural character

(e) landscape management areas or Areas of Significant Conservation Values.

Irrespective of the ability of a site to mitigate adverse effects on the immediately

surrounding environment.

Assessment matters

6.7.3 Amenity values

(i) The effect that the activity will have on amenity values

6.7.4 Cumulative Effect

The cumulative effect of the activity on the natural and physical resources of the City

including, but not limited to, cumulative adverse effects in relation to:

(i) Amenity values

(ii) Rural character

(vi) Landscape Management Areas or Areas of Significant Conservation Values

6.7.9 Bulk and location

The bulk and location of buildings and their effect upon the amenity values of the site,

adjoining sites, adjoining roads and the surrounding areas.

6.7.13 Visual impact

(i) The visual impact arising from an activity on the character of the rural landscape,

visual amenity and significant views.

(ii) The potential effect of structures on significant views from public viewpoints,

including visibility from State Highway 1.

(iii) The effect of an activity on the open amenity of the rural area

6.7.25 Landscape

The objectives, policies and assessment matters of the Landscape Section.

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Landscape Section

Objective 14.2.2

Ensure that the natural landscape characteristics of the coastal environment, wetlands,

lakes, rivers and their margins are preserved and protected.

Objective 14.2.3

Ensure that land use and development do not adversely affect the quality of the

landscape.

Objective 14.2.4

Encourage the maintenance and enhancement of the quality of Dunedin’s landscape.

Policy 14.3.2

Identify and preserve the important characteristics that create the natural landscape

character in the coastal environment, wetlands, lakes, rivers and their margins (as listed

in part 14.5.2 of this section).

The relevant provisions outlined in 14.5.2 (a) (ii) are:

The general visual dominance of the natural landscape elements, e.g. natural

landform over human landscape elements, e.g. buildings or shelter plantings.

The integrity, extent, coherence and natural character of the landform, streams

and remaining areas of indigenous vegetation.

The generally limited visual influence of any large scale structures or exotic

plantings to diminish the impact of the natural landscape forms and features.

The extent and quality of the dramatic coastal landforms and views. Visual

interest is focused on the coastal edge.

The remote wilderness character of the beach landscapes and the visual

separation of these areas from adjacent developed areas by dunes or other

landforms.

The human-made features which are relics of the past, e.g. remnant shelter

plantings.

The highlights of transient wildlife interest, e.g. seals.

Areas of significant habitat value, e.g. Aramoana Salt Marsh and Purakanui

Estuary.

Policy 14.3.4

Encourage development which integrates with the character of the landscape and

enhances landscape quality.

MWM-037

37

BI-309448-3-497-V2

Assessment Matters

14.7.1 Visibility

The effects of the visibility of the proposed activity or development from the main public

viewpoints.

14.7.2 Adverse Effects

The extent to which any adverse effects on the landscape can be avoided, remedied or

mitigated.

14.7.3 Sympathetic Siting and Design

The extent to which the activity or development is sympathetic to the forms, character

and scale of the landscape in its siting and design.

14.7.4 Landscape Features and Characteristics

The extent to which the activity or development impacts upon the important landscape

features and characteristics to be protected, preserved or conserved (identified in part

14.5 of this section) within the relevant landscape management area.

14.7.5 Compatibility of Scale and Character

The extent to which the activity or development is compatible with its landscape setting

in terms of its scale and character.

Utilities Section

Objective 22.2.2

Ensure that any adverse environmental effects of the construction, operation and

upgrading of utilities in the City are avoided, remedied or mitigated.

Assessment Matters

22.6.3 Amenity Values

The impact on amenity values resulting from the utility

22.6.4 Intensity

The size, scale and frequency of the utility in the environment and its effect on amenity

values

MWM-038

38

BI-309448-3-497-V2

Proposed Dunedin City District Plan (2GP)

Network utilities and energy generation section

Objective 5.2.1

Network utilities activities, including renewable energy generation activities, are able to

operate efficiently and effectively, while minimimising, as far as practicable, any adverse

effects on the amenity and character of the zone; and where located in an overlay zone,

schedules site, or mapped area, meeting the relevant objectives and policies for those

areas.

Policy 5.2.1.5

Require network utility structures to be of a scale, size, design and location that enables

the provision of network utilities while:

(a) minimizing, as far as practicable, adverse effects on the amenity and character

of the zone;

Policy 5.2.1.11

Only allow ….community scale energy generation …. Where the activity is designed and

located to avoid any significant adverse effects and minimize adverse effects as far as

practicable, including:

a. effects on visual amenity and the character of the zone in which the activity is

located; and

b. effects on the amenity of any surrounding residential activities.

Natural Environment section

Objective 10.5.6

Outstanding Natural Features (ONF’s), Outstanding Natural Landscapes (ONL’s) and

Significant Natural Landscapes (SNL’s) are protected from inappropriate development

and their values, as identified in Appendix A3, are maintained or enhanced.

Policy 10.2.5.15

Avoid wind generators – community scale …. In Significant Natural Landscape (SNL)

and Outstanding Natural Landscape (ONL) overlay zones unless there are no material

effects on the landscape values, as identified in Appendix A3.

MWM-039

39

BI-309448-3-497-V2

Rural Zones

Objective 16.2.3

The rural character values and amenity of the rural zones are maintained or enhanced,

elements of which include:

A predominance of natural features over human made features;

A high ratio of open space, low levels of artificial light, and a low density of buildings and

structures;

Buildings that are rural in nature, scale and design, such as barns and sheds;

A low density of residential activity, which is associated with rural activities;

A high proportion of land containing farmed animals, pasture, crops and forestry;

Significant areas of indigenous vegetation and habitats for indigenous fauna; and

Other elements described in the character descriptions of each rural zone located in

Appendix A7.

Policy 16.2.3.1

Require buildings, structures and network utilities to be set back from boundaries and

identified ridgelines, and of a height that maintains the rural character values and visual

amenity of the rural zones.

Policy 16.2.3.9

Require activities to be designed and operated to ensure that adverse effects from light

spill on rural character and amenity, and the ability of people to view the night sky,

would be insignificant.

Resource Management Act 1991

7. Other matters

In achieving the purpose of this Act, all persons exercising functions and powers under

it, in relation to managing the use, development, and protection of natural and physical

resources, shall have particular regard to –

(c) The maintenance and enhancement of amenity values

(f) Maintenance and enhancement of the quality of the environment

MWM-040

Graphic SupplementEvidence, M W Moore

January 2017

Blueskin Energy Ltd

MWM-041

Figure 1 : View northward across the Porteous Hill summit from the turbine site.

Figure 2 : View southward across the Porteous Hill summit from the turbine site MWM-042

Figure 3 : View northward toward Porteous Hill from Heywood Point Road

Figure 4 : View northward toward Porteous Hill from Doctors Point

Figure 5 : View northward toward Porteous Hill from State Highway 1, near WaitatiMWM-043

Figure 6 : View south-westward toward Porteous Hill from Coast Road, near Seacliff.

Figure 7 : View southward toward Porteous Hill from the end of Pryde Road

Figure 8 : View southward toward Porteous Hill from State Highway 1, approximately 500m north of the Pryde Road intersectionMWM-044

Figure 9 : Operative District Plan and Proposed District Planmap overlays relevant to landscape issues – Porteous Hill and surroundings.

Turbine site

MWM-045

Figure 10 : Residential Viewpoints – Location Plan

Turbine site

22 Pryde Rd 90 Pryde Rd

139 Pryde Rd

110 Porteous Rd

2197 Waikouaiti Waitati Rd



76 Stead Rd

151 Stead Rd

58 Reservoir Rd

Stat

e H

ighw

ay 1

Coa

st R

oad

Church Road

1.5km radius from turbine site

MWM-046

Viewpoint Location Plan : Figures 1 - 8

Turbine Site

Fig 3

Fig 4

Fig 5

Fig 6

Fig 7Fig 8

MWM-047

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