and in the matter gbc winstone - whangarei...facts known to me that might alter or detract from the...
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2574782 v3
IN THE MATTER of the Resource Management Act
1991
AND
IN THE MATTER of a resource consent application to,
Whangarei District Council for the Otaika Quarry overburden disposal
area project.
STATEMENT OF EVIDENCE OF BOYDEN HENRY EVANS ON BEHALF OF GBC WINSTONE
1. INTRODUCTION
Qualifications
1.1 My full name is Boyden Henry Evans.
1.2 I am a qualified landscape architect and a Partner in environmental
planning and design consultancy Boffa Miskell Limited (Boffa Miskell). I
have a BSc in botany from Victoria University of Wellington and a post-
graduate Diploma in Landscape Architecture from Lincoln University. I
am a Fellow of the New Zealand Institute of Landscape Architects (NZILA).
Experience
1.3 I have been a landscape consultant with Boffa Miskell since 1986 and
have worked on a range of projects for corporate and private clients and
for territorial authorities and government agencies in various parts of
New Zealand. This work includes district and regional landscape
assessments and resource studies, landscape and visual effects
assessments, including preparation of visual simulations, for many types
of development projects. These include infrastructure projects, such as
quarries, new roads, wind farms, transmission lines, and rural lifestyle
and residential subdivisions. I have also been involved in many site
rehabilitation and revegetation projects and have prepared master plans
and management plans for reserves and other areas.
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1.4 I have prepared landscape and visual effects assessments for several
quarry projects that involve extensions to existing quarries or relate to
overburden disposal areas associated with quarries. Several of these
projects have entailed preparation of landscape mitigation proposals and
rehabilitation strategies and plans, and overseeing the implementation of these.
Background
1.5 In respect of GBC Winstone's (Winstone) Proposed Otaika Quarry
overburden disposal area project (overburden disposal project), I have
been involved in the preparation of the landscape and visual effects
assessment, meetings with landowners, primarily those whose
properties adjoin the Pegram Block, and the preparation of landscape
mitigation measures. Specifically, this has involved:
(a) Site visits and field work of surrounding areas.
(b) Meetings with residents: throughout 2016 Ian Wallace and I
met with several Acacia Park residents whose properties in
Grove Lane, Acacia Drive and Wattle Lane overlook the
Pegram Block. The initial meeting with residents at their properties followed my initial fieldwork and completion of a
viewshed analysis.1 During the site visits I took photographs
from various parts of the properties, including from rooms and
outdoor living areas that look directly over the Pegram Block. I
also made a visit to one landowners’ property in Smeaton Drive
(21 Awatea Street) from which I also took photographs.
(c) At subsequent meetings with the Acacia Park landowners, I
presented visual simulations to illustrate the potential visual
effects of the proposal from each of the properties and recorded
points that were raised.
(d) I attended a residents’ ‘open day’ at Otaika Quarry, where
information on the project was provided.
1 Viewshed analysis involved preparation of a computer-generated Zone of Theoretical Visibility (ZTV), which helps to determine where the site and proposed development can be seen from.
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(e) I was involved in meetings with Whangarei District Council
planning and parks staff to discuss the proposal and to describe
potential landscape and visual effects.
(f) Throughout the development of the proposal and preparation
of the consent application, I was in regular contact with Ian Wallace and Mike Harris from GBC Winstone, planner
Catherine Clarke, ecologist Ian Boothroyd, and noise
consultants Damian Ellerton.
1.6 I confirm that I have read the brief of evidence of ecologist, Mr Boothroyd,
who carried out the investigation and assessment of the tributary of Te
Waiiti Stream and the remnant vegetation. I have drawn on this evidence
in my assessment. My evidence will focus on describing the landscape
and visual effects of the proposal and the proposed mitigation measures.
2. CODE OF CONDUCT
2.1 Although not necessary in respect of council hearings, I can confirm I
have read the Expert Witness Code of Conduct set out in the
Environment Court's Practice Note 2014. I have complied with the Code
of Conduct in preparing this evidence and I agree to comply with it while
giving oral evidence before the hearing committee. Except where I state
that I am relying on the evidence of another person, this written evidence
is within my area of expertise. I have not omitted to consider material
facts known to me that might alter or detract from the opinions expressed
in this evidence.
3. EXECUTIVE SUMMARY
3.1 GBC Winstone propose to use the Pegram Block (the Site) as an
overburden disposal area (OBDA) for the next 35 years. The Pegram
Block is currently in pasture and grazed. The proposal involves
progressively stripping, in two stages, the overburden that is covering the
greywacke resource in the adjacent Otaika Quarry and transporting and
placing it on approximately 40% of the Pegram Block. Given the nature
of the topography, the depth of the overburden will vary across the Site
(from 4.0m to 31.0m).
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3.2 The existing landform and appearance of the Site will change
incrementally as placement of overburden progresses from the lowest
part of the Site, moving westwards towards the Quarry. Site
rehabilitation will occur incrementally and will start following the
completion of each stage of overburden placement. The proposed planting will ameliorate the appearance of the earthworks, which are
limited to 3.0ha open at any one time. The earthworks will be
hydroseeded at the end of each earthworks season.
3.3 Visual changes will occur in stages over the 35-year duration as opposed
to happening rapidly, with some stages being more visible than others.
The initial stage (Enabling Works) will have high visual effects, especially
for several of the ‘front line’ residential properties in Acacia Park but as
the earthworks are progressively hydroseeded and planted, the visual
effects will reduce over time. Also, there will be periods between the
stages when no earthworks will be carried out.
3.4 The closest residential properties to the proposed OBDA are in Acacia
Park, a gated residential community located immediately to the north of
the Site, and the Smeaton residential area situated approximately 400m to the east of the proposed OBDA.
3.5 The OBDA will have landscape and visual amenity effects. While there
will be short to medium term moderate adverse biophysical effects and
effects on landscape character because of the changes to the landform
and the removal of the stands of trees, the refinements to the form and
design of the OBDA has reduced the scale and extent of these effects.
The proposed landscape and ecological mitigation measures will also
help to reduce these effects further.
3.6 The most significant adverse visual amenity effects will occur when
viewed from properties in Acacia Park. Thirteen Acacia Park properties
have a boundary with the Site; they are in the ‘front line’ located in Grove
Lane, Wattle Lane and Acacia Drive. Of the five properties in Grove
Lane that will be significantly affected by the OBDA proposal, the
residents in four of these have provided written approval to the OBDA proposal.
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3.7 There are three ‘front line ’Acacia Park properties where I have assessed
the adverse visual effects as high for both the Enabling Works and
General Works. The visual effects reduce to moderate in relation to all
three properties as the progressive site rehabilitation works occur.
3.8 The landscape and visual effects will be much less on the ‘front line’ of properties in the Smeaton Drive residential area (i.e. low or moderate).
Low or very low adverse landscape and visual effects will occur from
areas beyond the Site, such as from SH1, the Toe Road area or the
Otaika Sports Park.
3.9 For those residential properties adjoining the Site, adverse visual effects
will generally be greater during the phases of General Works but these
effects will be reduced with the progressive implementation of mitigation
tree planting. Adverse visual effects from some nearby residential
properties are high and reducing to a lower level over time as the OBDA
landform is completed, grassed and trees are planted.
3.10 In summary, while the Pegram Block OBDA operation will generate high
and moderate short to medium term adverse landscape and visual
effects from some adjoining dwellings, once completed the adverse landscape and visual effects will reduce. The General Works will take
place every 3 to 5 years over a 30-year period and as such can be seen
as infrequent and temporary, but a reoccurring activity. In the intervening
periods between the earthwork campaigns, no works will occur. In the
periods between overburden campaigns, which could be 3-5 years, the
Site will, once the hydroseeded grass has established, be grazed and
widely-spaced trees planted over the finished landforms.
4. SCOPE AND STRUCTURE OF EVIDENCE
4.1 As part of the Application lodged by Winstone I prepared the Overburden
Placement, Pegram Block, Otaika Quarry, Whangarei: Landscape and
Visual Effects Assessment report dated 22 May 2017. That report is part
of the Application lodged with Whangarei District Council.
4.2 I have structured my evidence as follows:
(a) Description of the existing site and its landscape context;
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(b) Summary of the proposal and the proposed mitigation
measures;
(c) Summary of permitted baseline;
(d) Description of the landscape and visual effects;
(e) Issues raised by submitters;
(f) Issues raised in the Hearing Officer’s report;
(g) Comment on conditions of consent;
(h) Summary and conclusions.
4.3 GBC Winstone propose to use the Pegram Block as an overburden
disposal area (OBDA) for the next 35 years. The proposal involves
progressively stripping the overburden that is covering the greywacke
resource in the adjacent Otaika Quarry and transporting and placing it
on the Pegram Block. The work will occur in two stages – Enabling
Works, which will be completed in two seasons of 6-8 months within 5
years, followed by several phases of General Works occurring over 30
years.
4.4 Over the lifetime of the project, the existing landform and appearance of
the Site will change as placement of overburden progresses. At this stage, the final use of the Site has not been determined although it is
expected to return to rural grazing. The process of overburden
placement and slope rehabilitation entails progressively shaping the
resulting landform until the end form is created and rehabilitation planting
has been completed.
4.5 The staging of the works will commence in the north-eastern corner of
the footprint closest to residences in Grove Lane, Acacia Park, and then
move progressively back towards Quarry Road and the Quarry, thus
modifying the form of the landscape.
4.6 Site rehabilitation will occur incrementally and will start following the
completion of each stage of overburden placement. This will include
planting of the diverted tributary of Te Waiiti Stream.
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4.7 The formation of the final slopes and rehabilitation planting will ensure
that areas where overburden placement has occurred are progressively
integrated with the surrounding environment. The proposed planting will
ameliorate the appearance of earthworks, which are limited to 3.0ha
open at any one time. The earthworks will be hydroseeded at the end of each earthworks season.
4.8 Visual changes will occur in stages over the 35-year duration as opposed
to happening rapidly and all at once, with some stages being more visible
than others. The initial stage (Enabling Works) will have high visual
effects, especially for several of the ‘front line’ residential properties in
Acacia Park but as the earthworks are progressively hydroseeded and
planted, the visual effects will reduce. Also, there will be periods
between the stages when no earthworks will be carried out.
4.9 The project description is described in detail in the evidence of Mike
Harris, Ian Wallace and Catherine Clarke so I will not repeat it here.
5. LANDSCAPE CONTEXT AND SITE DESCRIPTION
5.1 The approximately 40ha Pegram Block adjoins Otaika Quarry on its
eastern boundary. The Pegram Block is two titles, a 37.4ha block and a smaller 3.3ha block. Under the Whangarei District Plan most of the
Pegram Block is in Countryside Environment zone, which provides for a
range of traditional rural activities. An area of the north-eastern corner
of the Site is within the Living 3 Environment, a low density residential
zone. A Mineral Extraction Area (ME3) overlay covers Otaika Quarry
itself and the western part of the Pegram Block.
5.2 The Site, like much of the land to the south, is a productive working rural
landscape. It is a landscape of fenced paddocks divided by shelterbelts
and blocks of amenity tree planting, with rural dwellings and outbuildings.
5.3 Currently, the Site is in pasture and is grazed by cattle. It is undulating
and steeply rolling in places, with several small stands of native and
exotic trees. The two largest tree stands are in a low-lying basin near
the middle of the Site, where the placement of the overburden is
proposed to start. An unfenced channelised watercourse, a tributary of Te Waiiti Stream, traverses the Site.
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5.4 There is a mix of land use activities in the surrounding area – rural,
medium density residential, large lot residential, and open space,
including the Council’s Otaika Sports Park (Attachment 1).
5.5 The land south of the Site, both east and west of SH1, is rolling rural land
enclosed by the Department of Conservation’s (DoC) Otaika Valley Scenic Reserve, a densely forested area on the mid and upper slopes
and forming the skyline. The headwaters of the Te Waiiti Stream are in
the Otaika Valley Scenic Reserve. The paddocks on the lower slopes
and valley bottom below the reserve are divided by shelterbelts of
poplars and matsudana willows, with remnant and regenerating native
vegetation in some of the gullies.
5.6 The 15.5ha Ruarangi Block, which bounds Otaika Quarry is situated
north-west of the Pegram Block. About 80% of the block is in native
forest and the rest is grazed. A Notable Landscape overlay in the ODP
extends over the forested part of the Ruarangi Block and it also wraps
around the Quarry and extends on to the property at 52 Acacia Drive.
The overlay does not extend over the Pegram Block (Attachment 1).
The Notable Landscape overlay has been removed in the Whangarei District proposed plan.
5.7 The Ruarangi Block is located at a higher elevation than the Pegram
Block. Access to it is via an unsealed road off Quarry Road that runs
along the boundary of the Pegram land. The Ruarangi native forest is
part of a larger tract of forest that extends to the north and to the south-
east, where there is an approximately 3.9ha triangular area of
predominantly native forest on the adjoining Otaika Quarry land
(Attachment 1).
5.8 The Site is bounded to the south by Quarry Road and to the north and
east by residential subdivisions; Otaika Quarry forms the western
boundary. Acacia Park, a gated residential community is located
immediately to the north and the Smeaton Drive residential area is to the
east. Beyond the Acacia Park and Smeaton Drive residential areas and
east of SH1 there is the Raumanga industrial are, comprising industrial-scale buildings on both sides of Rewa Road and adjoining roads.
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5.9 There is a wide flattish area in the lower middle area of the Site. The
highest part of the Site is in the north-west, falling to the low-lying and
flat area in the centre, and then the land rises to the east, forming a basin
in the middle section. Attachment 2 illustrates the finished contours of
the OBDA and the distribution of trees and woody vegetation across the Site.
5.10 There are two main stands of tall trees located in the middle part of the
Site. While these stands are close to each other, their composition
differs. The western stand comprises eucalypts, which form the
predominant canopy, accompanied by acacia (black wattle) and totara.
The canopy of the eastern stand is lower and is dominated by totara with
tanekaha and a few small kauri and areas of kanuka around the margins.
Both stands are unfenced permitting cattle to graze throughout these
areas. Rabbits are also present. There is virtually no understorey and
no regeneration. Cattle grazing has also caused pugging and
compaction of the low-lying damp areas within the Site. The western-
most stand of mixed vegetation and part of the eastern stand will be
removed as part of the OBDA proposal.
5.11 There are other small totara-dominated stands and isolated individual
totara trees on the Pegram Block but they lie outside the OBDA footprint.
The patches of totara-dominated vegetation present on the site are
typical of those found in the adjoining rural areas.
PERMITTED BASELINE
5.12 Currently the Site is in pasture and is grazed and there are no approved
consents that can be considered relevant in terms of the permitted
baseline. However, in assessing the potential landscape and visual
effects of the OBDA proposal, consideration needs to be given to the
permitted activities that could occur on the Site.
5.13 While GBC Winstone currently lease the Pegram Block to a local farmer
who uses it to graze cattle, a range of rural production and other rural
commercial and industrial activities are provided by the Countryside
Environment and Mineral Extraction Area overlay. This could include pastoral farming, horticulture activities, forestry and earthworks. It could
include a clean fill operation and earthworks, which would need Regional
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Council consents but would be permitted under the District Plan provided
they complied with the permitted activity standards.
5.14 These land use activities contemplated in the district plan would affect
the character of the Pegram Block, including the outlook from adjoining
properties. The landform could be altered and trees removed from part or all the Site.
6. LANDSCAPE AND VISUAL EFFECTS
6.1 The existing landscape and its existing visual context contribute to the
‘baseline’ for landscape and visual assessments. Visual effects are
assessed as one of the interrelated effects on people. The assessment
of the potential effects on landscape is carried out as an effect on the
resource (i.e. landscape features or landscape character).
6.2 The landscape and visual effects assessment addresses the potential
landscape effects of the OBDA proposal in the context of the Site and
wider landscape, together with effects on views. The methodology used
for the assessment involved a combination of fieldwork, visits to
individual properties, visibility analysis and preparation of a series of
visual simulations from key viewpoints. The assessment focuses on three interrelated aspects – effects on biophysical elements, effects on
visual amenity and effects on landscape character. The assessment
uses a seven-point scale to determine the overall significance of effect
(i.e. from very low to very high). In addition to assessing the significance
of effects, the nature of effects is also considered, in terms of whether
they will be positive (beneficial), negative (adverse) or neutral in the
landscape context within which they occur.
6.3 The proposed OBDA will have landscape and visual amenity effects.
The most significant of these will be the adverse effects on visual amenity
for several properties in the Acacia Park residential area that adjoin and
overlook the Pegram Block.
Summary of Landscape Effects
6.4 Landscape effects have been considered in terms of physical effects on
landscape features and effects on the character and amenity of the landscape at the local scale and as part of the wider Otaika landscape.
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Assessing the significance of landscape effects provides judgement of
the amount of change that is likely to occur to both existing landscape
features and to landscape character. It is important that the size or scale
of the effect and the geographical extent of the area influenced is
defined, together with the duration of the effect, including whether this is reversible. In some cases, the loss or change to existing landscape
elements such as vegetation or earthworks can also be quantified.
Landform Changes
6.5 The changes that will occur with the progressive placement of
overburden will occur incrementally over a long period. The works will
involve removal in one instance full and the other part of two stands of
existing trees as well as several individual trees on other parts of the Site.
Overburden will be placed over approximately 40% of the Pegram Block
and given the nature of the topography, the depth of overburden will vary
as shown on the isopach map (Attachment 3). This map shows the
relative depths of overburden at completion of the project.
6.6 The cross sections (Attachment 4) also help to illustrate the depth of
overburden in relation to different ‘front line’ properties and the approximate distance between the dwellings on these properties and the
toe of the overburden. The properties depicted in Attachment 4 are
those ‘front line’ properties that have not provided written approval.
6.7 While tree stands will be removed or reduced, a substantial amount of
new planting will be carried out, which will start prior to commencement
of any overburden placement and continue as each of the subsequent
stages are completed.
6.8 During the placement of the overburden, the localised modification of the
landform will have high adverse biophysical effects but this will be
reduced with the implementation of the landscape mitigation measures
and at completion of the OBDA the new landform will be integrated with
the surrounding topography. The new landform will be grassed and
poplar trees progressively planted at wide spacing allowing grazing to
continue.
6.9 While there will be short to medium term moderate adverse biophysical
effects and effects on landscape character because of the changes to
the landform and the removal of the stands of trees, the refinements to
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the form and design of the OBDA has reduced the scale and extent of
these effects. The proposed landscape and ecological mitigation
measures will also help to reduce these effects further. The significance
and nature of effects landscape effects are summarised in Table 1 below.
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Table 1 Summary of significance and nature of landscape effects
Description of Change Significance of Effect2
Nature of Effect3
Physical Effects on Landform (Site)
Operation Modification to the existing landform will place overburden in the western half of the Pegram Block
High Adverse
Completion
The completed landform will reflect the rolling ridgetops of the landscape surrounding the Pegram Block, however, its form will have a more regular and raw appearance in the most recently completed stages of work. The tree planting carried out progressively across the Site will significantly assist with integrating the Site at both a local and broader landscape levels.
Moderate Adverse
Residual Effects
The new landform and associated tree planting together with the ongoing grazing will mask most of the traces of the previous OBDA activities.
Low Neutral
Physical Effects on Vegetation and Watercourse (Site)
Operation Removal of native and exotic vegetation, particularly the two larger stands of trees will remove habitat and affect the contrast with surrounding areas of pasture. The unfenced watercourse is degraded because of stock access and lack of riparian vegetation. 500m of watercourse will be realigned to accommodate the OBDA
Moderate Adverse
Completion Tree planting will be progressively carried out as overburden placement is completed and this will have an ongoing positive effect. The realigned and rehabilitated watercourse will be well integrated with the proposed area of native revegetation.
Low Neutral
Residual Effects
The original working rural landscape will be reinstated as the trees mature and grazing resumes. The Site will become integrated with the stands of existing trees and other areas of vegetation growing both on the Pegram Block and on the surrounding area.
Very Low Neutral
Landscape Character
Operation The changes to the landform and the activity associated with the OBDA will affect landscape character, particularly for residents whose properties adjoin the Site. At a broader scale, the Site will remain largely concealed from the adjoining areas, including SH1.
High (Local) Moderate-Low (Broadscale)
Adverse
Completion
The progressive rehabilitation of the Site will help its integration with the local landscape, aided by the tree planting that will be carried out progressively throughout the life of the OBDA. The working rural landscape character will over time approximate what it was like prior to the placement of overburden.
Low Adverse
Residual Effects
There will be a greater extent of tree cover on about half the Site than there is currently but both the rural scale of the trees and their wide spacing together with grazed pasture will ensure that the rural character is maintained. The Site will be assimilated into the surrounding rural landscape.
Low Neutral
2 Significance of Effect assessed as: Very High, High, Moderate-High, Moderate, Moderate-Low, Low, Very Low 3 Nature of Effect assessed as: Adverse, Neutral or Beneficial
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Summary of Visual Effects
6.10 To assess the overall significance and nature of visual effects, the
potential visual sensitivity of the identified viewing audience was
considered, together with the overall magnitude of change resulting from
the proposed development of the OBDA. Views from private properties will be most affected, particularly those properties that have a boundary
with the Pegram Block. However, views of a development do not
necessarily equate to adverse visual effects. Visual impact is not always
negative and a change in view does not always generate a negative
response.
6.11 Thirteen Acacia Park properties have a boundary with the Site; they are
in the ‘front line’ located in Grove Lane, Wattle Lane and Acacia Drive.
The combination of topography, together with dwellings and vegetation
growing on the ‘front line’ properties, mean that residents in the
properties beyond these properties do not have views of the Site. Of the
five properties in Grove Lane that will be affected by the OBDA proposal
the residents in four of these have provided written approval.
6.12 The effects will be much less on the ‘front line’ of properties in the Smeaton Drive residential area. The situation is similar to Acacia Park
in that the ‘front line’ properties obscure views of the Pegram Block from
the properties located behind.
6.13 The effects from areas such as SH1, the Otaika Sports Park or the Toe
Road residential area were assessed as low or very low.
6.14 The proximity and elevation of the Acacia Park properties that adjoin the
Site have dictated the height and form of the OBDA. A key principle in
the design and form of the OBDA was ensuring that the view from the
dwellings on these properties to Whangarei Heads was retained. The
proximity of these properties, and the desire to restrict landscape and
visual effects on these properties to the shortest possible time frame, has
also influenced the staging of the overburden placement programme and
when tree planting and rehabilitation is started on the finished
overburden slope faces.
6.15 For most residential properties adjoining the Site, adverse visual effects
will generally be the greatest during the phases of General Works but
these effects will be reduced with implementation of mitigation tree
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planting. Short term adverse visual effects from some nearby locations
are initially high and then reduce over time as the OBDA landform is
completed, grassed and trees planted. The character of grazed pasture
with scattered groups of trees will go through several transitions in line
with the progressive nature of overburden placement over the proposed 35-year time frame.
6.16 Overall, while the Pegram Block OBDA operation will generate some
high and moderate short to medium term adverse landscape and visual
effects, once completed the adverse landscape and visual effects will
reduce. The General Works will take place every 3 to 5 years over
approximately a 30-year period and as such be an infrequent and
temporary but reoccurring activity. In the intervening periods between
the earthwork campaigns, no works will occur. In the periods between
overburden campaigns, which could be 3-5 years, the Site will once the
hydroseeded grass has established, be grazed. The shaping of the
OBDA landform, and the tree planting that will be carried out
progressively, will help to integrate the OBDA in to the surrounding
landscape.
Visual Simulations
6.17 Assessments, including preparation of visual simulations, were carried
out from most of the residential properties adjoining the Pegram Block
and from properties in the Smeaton Drive residential area and from
several other locations. In comparison with similar projects, more visual
simulations were prepared for this assessment than would normally be
the case due to the extensive nature of consultation undertaken by GBC
Winstone.
6.18 Generally, following preparation of a ZTV map and site reconnaissance
and field work, a series of representative viewpoints are selected and
visual simulations prepared from each viewpoint. However, as part of
discussing the OBDA proposal with residents in Acacia Park and the
Smeaton Drive area, offers were made by GBC Winstone to residents
whose properties were visited, for a visual simulation to be prepared from their property. As a result, 7 visual simulations were prepared from
properties in Acacia Park. I subsequently met with residents from each
property and discussed the visual simulation prepared for their property.
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6.19 Landowners of five of the properties where visual simulations were
prepared have provided written approvals for the OBDA proposal (i.e.
Nos. 1, 5-7, 6 and 11 Grove Lane in Acacia Park and 21 Awatea Street
in the Smeaton area).
6.20 Table 2 below summarises the level of visual effects from the representative viewpoints. It records the visual effects during the
Enabling Works and General Works phases of overburden placement
and once the OBDA has been completed (i.e. at the end of the 35 years).
The owners of the properties which have written approvals for the OBDA
proposal are noted; these properties are also shown on Attachment 5
Table 2: Summary Significance and Nature of Visual Effects
Viewpoint Phase Approximate time frame
Significance of effect Nature of effect
1 &3 Grove Lane [Owners of 1 Grove Lane have provided written approval]
Enabling Works 5 years
Moderate Adverse
General Works Phases
6-30 years
Very High Adverse
Completion 35 years
Moderate Adverse
5-7 & 11 Grove Lane [Owners of 5-7, 6 and 11 Grove Lane have provided written approvals]
Enabling Works 5 years
Very High Adverse
General Works Phases
6-30 years
Very High Adverse
Completion 35 years
High Adverse
29 Acacia Drive Enabling Works 5 years High Adverse
General Works Phases
6-30 years High Adverse
Completion 35 years Moderate Adverse
31 Acacia Drive [Owners of 30 Acacia Drive have provided written approval]
Enabling Works 5 years
High Adverse
General Works Phases
6-30 years
High Adverse
Completion 35 years
Moderate Adverse
52 Acacia Drive Enabling Works 5 years
High Adverse
General Works Phases
6-30 years
High Adverse
Completion 35 years
Moderate Adverse
2-4 Wattle Lane Enabling Works 5 years
Moderate Adverse
General Works Phases
6~30 years
Moderate - High Adverse
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Viewpoint Phase Approximate time frame
Significance of effect Nature of effect
Completion 35 years
Moderate Neutral
10 Wattle Lane Enabling Works 5 years
Low Neutral
General Works Phases
6-30 years
Moderate-High Adverse
Completion 35 years
Moderate-Low Neutral
Smeaton Drive Properties [Owners of Flat 1 / 19 Awatea Street, 21 Awatea Street, and 23 Awatea Street have all provided written approvals]
Enabling Works 5 years
Low Neutral
General Works Phases
6-30 years
Moderate Adverse
Completion 35 years
Low Neutral
Otaika Sports Park
Enabling Works 5 years Low Neutral
General Works Phases
6-30 years
Moderate - Low Adverse
Completion 35 years
Low Neutral
SH1 Enabling Works 5 years
Low Neutral
General Works Phases
6-30 years
Low Neutral
Completion 35 years
Very Low Neutral
Toe Road Enabling Works 5 years
Very Low Neutral
General Works Phases
6-30 years
Low Neutral
Completion 35 years
Very Low Neutral
Rewarewa Road Enabling Works & General Works
1 – 35 years Very low Neutral
Otaika Valley Walkway Enabling Works & General
Works
1 – 35 years No visual effects N/A
Acacia Park Residential Properties
6.21 The relationship of the Acacia Park residential properties that have a
boundary with the Site varies because of the nature of the topography,
the way the dwellings are positioned on the allotments and the extent of
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existing trees and other vegetation growing on these properties and on
the Pegram Block.
6.22 Acacia Drive runs along a low ridgeline and the properties located on the
south side of the road have an outlook over the Pegram Block, whereas
the combination of the low ridge and the dwellings on the south side of Acacia Drive screen views from the properties located on the north side
of the road.
6.23 Dwellings on some of the ’front line’ properties are elevated above the
Pegram Block and have views across the Site and to the wider landscape
beyond. Other dwellings are situated at a much lower level and their
outlook to the countryside beyond is restricted by the Pegram Block.
There are no dwellings on some of these properties. Of this ‘front line’
group, the properties on the south side of Acacia Drive that overlook the
Pegram Block are:
• Nos. 1, 3, 5-7, 6 and 11 Grove Lane;
• Nos 29, 31, 33, 35, and 52 Acacia Drive
• Nos 2-4, 10, 12-14 16 and 18 Wattle Lane
Nos. 1, 5-7, 6 and 11 Grove Lane
6.24 Of all the properties in Acacia Park, the properties at 5-7, 6 and 11 Grove
Lane are located at the lowest level. The outlook from these properties
is directly into the Pegram Block and unlike many of the other properties
along this boundary, they do not have views over the wider countryside
and out to Whangarei Heads. The property at No. 1 Grove Lane has a
similar outlook to several of the other properties along the boundary in
that it overlooks the Pegram Block but existing vegetation in the
foreground or mid-ground provides partial screening (i.e. as occurs with
the properties Nos. 3 Grove Lane, 31 and 52 Acacia Drive, and 10 Wattle
Lane).
6.25 These properties have provided their written approval to the proposal.
3 Grove Lane
6.26 No. 3 Grove Lane is located at a lower level and closer to the Pegram
Block than No.1. The stands of tall trees growing along the boundaries
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of both Nos 1 and 3 and stands of trees on the Pegram Block provide
partial of screening of the OBDA. The western tree stand on the Pegram
Block that is proposed to be removed as part of the OBDA proposal,
currently obscures views of Whangarei Heads from the dwelling.
Removal of the western tree stand will partly open up this view.
6.27 In developing the mitigation planting, trees planted on completion of the
Enabling Works have been positioned to retain the view from the dwelling
to the wider countryside. The visual effects of the Enabling Works will
be moderate but will be high during the General Works phase. The
OBDA will result in substantial changes to the landform, but at
completion of the OBDA with the mitigation planting that will be carried
out progressively in place, the landscape will be returned to grazed
pasture and groups of trees.
Nos. 29, 31, 33, 35, and 52 Acacia Drive
6.28 Views and outlook from this group of properties varies considerably
because of their relative positions on Acacia Drive, orientation and
vegetation growing on individual properties or on the Pegram Block.
Nos. 29, 33 and 35 are sited close to the road and No. 33 is situated behind No. 31 and it does not have a boundary with the Pegram Block.
The view of the OBDA proposal from this property is limited with both the
dwelling at No.31 and vegetation providing screening. A similar situation
exists in relation to No.35.
6.29 No. 31 is situated close to the boundary of the Pegram Block and has
areas of vegetation around the dwelling and along the boundary. No.52
is a large 9.1ha property located at the end of Acacia Drive. There are
extensive totara-dominated stands of vegetation growing on the
property, similar to the vegetation growing on GBC Winstone land and
the Ruarangi Block. There are also limestone outcrops throughout the
property and caves.
6.30 Properties at Nos. 29, 31 and 52 were visited and assessments carried
out from the living areas in and adjacent to the dwellings and
photographs taken. Visual simulations were prepared from Nos. 31 and 52 Acacia Drive to provide representative viewpoints from this group of
properties.
No. 31 Acacia Drive
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6.31 There are panoramic views from the upper level of No. 31 Acacia Drive
but vegetation screens views to the south-east over the Pegram Block
and to the Quarry. From here, the Enabling Works will be in full view but
given that the General Works extend to the south-west, part of the first
couple of stages will be visible but the existing vegetation will screen the subsequent stages.
6.32 The visual effects of the proposal will be high during both the Enabling
Works and General Works but will reduce to moderate upon completion
with the hydroseeding and mitigation planting in place. The landform will
change substantially but the landscape of grazed pasture and groups of
trees will continue.
No. 52 Acacia Drive
6.33 There are views across the Pegram Block and the wider landscape out
to Whangarei Heads from various parts of No. 52 Acacia Drive, including
from both the upper and lower levels of the dwelling. The extensive
areas of mainly native vegetation do however obscure and contain views
from many parts of the property.
6.34 While this view is quite different to that from No.31 Acacia Drive the level of visual effects generated by the project is similar. That is, the visual
effects of the proposal will be high during both the Enabling Works and
General Works but will reduce to moderate upon completion with the
hydroseeding and mitigation planting in place. The landform will change
substantially but the landscape of grazed pasture and groups of trees will
continue.
No. 29 Acacia Drive
6.35 No. 29, is situated close to the road and is orientated on the site towards
the south-west towards No 31 and the Pegram Block beyond. While
photographs were taken from this property, a visual simulation was not
prepared. The annotations on Attachment 6 show the position and
extent of the OBDA.
6.36 Whilst the outlook from No.29 is different to that of both Nos. 31 and 52,
the level of visual effects will be similar, that is they will be high during both the Enabling Works and General Works but will reduce to moderate
upon completion with the hydroseeding and mitigation planting in place.
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Nos 2-4, 10, 12-14, 16 and 18 Wattle Lane
6.37 Assessments were carried out in relation to this group of properties, and
meetings with owners at Nos. 2-4 and 10 Wattle Lane were held, which
directly overlook the Pegram Block. No. 12-14 is covered in tall acacia
trees and Nos 16 and 18 are set well back from the boundary with the Pegram Block. Visual simulations were prepared from the upper deck of
No. 10 to provide a representative viewpoint from Wattle Lane.
Attachment 7 taken from the patio at the rear of No. 2-4 shows the view
from this property with the OBDA delineated in yellow.
10 Wattle Lane
6.38 The stand of trees planted by the owners along the boundary of their
property with the Pegram Block screen views to the proposed OBDA and
surrounds. The owners have topped some of the trees to maintain their
view to Whangarei Heads. The tall trees will provide screening to much
of the OBDA during both the Enabling Works and the General Works.
This will be particularly effective during the Enabling Works phases
where the visual effects will be low but increase to moderate-high during
the General Works phases.
6.39 Upon completion of the OBDA when all the mitigation planting is in place,
the level of visual effects will be low. The proposed mitigation tree
planting will supplement the existing tree cover and the landscape and
its appearance will be returned to the current pattern of grazed pasture
amid groups of widely-spaced trees.
Smeaton Drive Residential Properties
6.40 The ‘front line’ Smeaton Drive properties are in Awatea Street, which is
400m away from the edge of the OBDA. While the OBDA will be visible
from several of these properties, the distance, angle of view, and
screening by vegetation growing on the Pegram Block or on the private
properties will reduce the potential for visual effects. The proposed
rehabilitation and tree planting will further mitigate landscape and visual
effects from these properties.
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Ruarangi Block
6.41 There are several buildings on the Ruarangi Block, developed as part of
a former youth training venture. Most are in poor condition, apart from
the main building at the southern end of the site, which is currently
occupied. There are views to the south towards the Quarry and the Pegram Block and to Whangarei Heads beyond from this building and
from other open parts of this property. However, a combination of
remnant native vegetation and stands of exotic trees growing on the
Ruarangi Block and on the Otaika Quarry land obscures views of the
Pegram Block
6.42 Attachments 8a and 8b illustrate the view looking south-east adjacent
to the occupied building. The annotations show the relative position of
the proposed OBDA and how the triangular area of native forest and
stands of exotic trees on the Otaika Quarry land obscure views of the
proposed OBDA (Attachment 8b). The key map and cross section
(Attachment 8a) show the height of the OBDA relative to the viewpoint
and the location of the triangular area of native and exotic trees and the
row of eucalypts, all of which are on the Quarry land.
6.43 Views towards the Pegram Block from the other open parts of the
Ruarangi land are even more restricted because of the topography,
angle of view and screening provided by native forest, wilding pines and
shelterbelt planting. Attachment 9 is a view from Te Nohoanga-o-
Torongare (Torongare’s chair), a large limestone outcrop, located in a
prominent position on the edge of the native forest area. From this
vantage point, there is a panoramic view to Whangarei Heads. The
OBDA, Pegram Block and the Quarry are totally obscured from
Torongare’s chair by vegetation on the Ruarangi Block and on the Quarry
land.
6.44 Towards the rear of the Ruarangi Block, views to the south-east and
towards the Pegram Block are even more contained because of the
topography and the native forest. The OBDA would not be visible
(Attachment 10).
6.45 Overall, the views from within the Ruarangi Block are not affected and I
have assessed the landscape and visual effects in the Ruarangi Block to
be low.
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6.46 From SH1, the Smeaton residential area and Toe Road, the Ruarangi
Block is difficult to distinguish because of its position on the mid-slope
together with its continuous vegetation cover growing on the Block itself
and on the adjacent properties (Attachment 11).
Public Viewpoints
6.47 At the broad scale, the OBDA will occupy an area that is well contained
by topography and vegetation. While the OBDA will change the height
and configuration of the landform, its scale and overall character will be
maintained when observed from adjoining areas such as Otaika Sports
Park and SH1. Where the completed OBDA is visible in longer distance
views, such as from Toe Toe Road east of SH1, the OBDA will remain
below the more elevated backdrop of the forested slopes of the Otaika
Valley Scenic Reserve and adjoining hill slopes.
6.48 The Otaika Valley Walkway in the Otaika Valley Scenic Reserve forms a
backdrop to the Quarry to the south-west. The Walkway goes through
tall, dense vegetation, which screens views from the track.
6.49 Effects on visual amenity from public viewpoints will occur to a greater or
lesser degree at a local level. An assessment of effects on visual amenity was made in relation to distances from the OBDA footprint. The
magnitude of visual change will be very limited outside of areas
immediately adjoining the Site (e.g. from SH1, Otaika Sports Park, Toe
Toe Road or the Raumanga industrial area).
6.50 Beyond 500m from the OBDA, both distance and the landscape context
in which the OBDA is viewed, will have a significant bearing on visibility
and the level of visual effects. From beyond 500m, the Pegram Block is
a very small part of a wide landscape comprising a range of elements.
While the OBDA will result in an increase in the height of the landform
over part of the Site, the relative form, land cover and land use activities
will not change; it will continue as an area of grazed pasture with a
scattered tree cover as a small part of a wider landscape.
7. LANDSCAPE MITIGATION
7.1 The proposed landscape mitigation measures, which involve landform shaping, tree planting and revegetation, were developed as an integral
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part of the OBDA design process. At the outset of the process, several
design principles were developed that influenced the shape and height
of the overburden, to minimise potential adverse landscape and visual
effects. Landscape mitigation measures were formulated taking account
of these principles.
7.2 Landscape mitigation comprises three aspects – form and height of the
overburden, rehabilitation of the watercourse, revegetation and tree
planting. On many projects, mitigation works are carried out at the
completion of development. However, with this project, the mitigation
works will be undertaken progressively as each stage of the overburden
placement is completed during the 35-year development of the OBDA.
Overburden
7.3 The existing topography has influenced both the OBDA footprint and its
configuration. The views and outlook from the adjoining Acacia Park
properties was a key determinant in deciding the height of the OBDA.
The finished height of the overburden at the end of placement will be
below the floor level of those dwellings that have views across the
Pegram Block to the countryside and Whangarei Heads beyond.
Watercourse
7.4 Approximately 500m of permanent stream will be diverted to
accommodate the OBDA. The main stem of the Te Waiiti Stream that
runs through some of the Acacia Park properties and through the
Pegram Block and under Quarry Road and into the wetland adjacent to
Otaika Sports Park, will be permanently diverted as the current flow path
will be covered with overburden. The diversion and restoration will be
carried out during the Enabling Works.
7.5 The diversion will involve digging a new channel to the east, outside of
the overburden footprint and lining it with suitable material to stabilise the
edge. Once construction of the realigned watercourse has been
completed and fenced to prevent stock access (approximately 10.0m on
both sides), the area will be planted in riparian vegetation.
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Tree Planting
7.6 Three types of tree planting are proposed:
• Along the Site boundary with Acacia Park;
• On the finished slopes facing Acacia Park; and
• Adjacent to the stand of the remnant mixed native vegetation.
7.7 A 10.0m wide area will be permanently fenced along the Pegram Block
boundary and three rows of trees planted at the start of the project, prior
to earthworks commencing. These trees will provide an initial separation
between the Pegram Block and Acacia Park and over time they will
provide a level of screening of the activity on the Site.
7.8 Tree planting will be carried out progressively on the final surfaces of the
overburden slopes facing Acacia Park and Smeaton Drive. The first
tranche tree planting will be carried out at the end of the Enabling Works and then the planting will be extended progressively on the slopes as the
successive overburden placement campaigns are completed and
rehabilitated during General Works. The tree species proposed are fast-
growing hybrid poplars (Populus x euramericana). These trees will be
planted as 3.0m poles in widely-spaced groups across the finished faces,
enabling grazing to continue between the trees.
7.9 In addition, a 4,200m2 area of revegetation planting is proposed on an
area adjoining the totara-dominated stand of remnant native vegetation.
Half of this existing totara stand will be removed at the start of the
Enabling Works, the remainder will be fenced and local native tree and
shrub species planted on the northern edge of the stand.
8. ISSUES RAISED BY SUBMITTERS
8.1 Of the 41 submissions received, 17 raise matters that relate to landscape
and visual amenity. Eleven of these are from Acacia Park residents
(Attachment 13). The submissions raise the following concerns:
(a) Effects on views from properties adjoining the Pegram Block
and effects on rural character and outlook and visual amenity.
These matters were raised in nearly all 17 submissions.4
4 Catherine & Lee Sawyer, Caitlin Sawyer & Brent Scott, Peter Doel, Christine Johnston, Colin Thomas, Rhondda Taylor, Barry Povey & Suzanne McQuade, Acacia Park Landowners Association, Andrew Barclay, Christine Halliwell, Dr Mere Kepa, Sara & Robin Brill, Andrew
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(b) Effects on what submitters referred to as the ‘amenity buffer’
that the Pegram Block provides between the Acacia Park and
Smeaton Drive houses and the quarry was raised directly or
indirectly in several submissions5.
(c) Several submissions refer to the effects on views from Acacia Park properties overlooking the Pegram Block as major or
severe.6
(d) Potential adverse landscape and visual effects of the OBDA on
the southern entrance to Whangarei;7 and
(e) Two submissions make specific reference to the proposed tree
planting that forms part of the mitigation measures stating that
this tree planting is inappropriate and inadequate. 8
8.2 The issues raised are addressed under specific headings below.
Views and outlook
8.3 Many submissions refer to the value of the “pleasant rural outlook” from
those properties that overlook the Pegram Block and express concern
that the proposed OBDA (which forms part of this outlook), will adversely
affect the views and outlook over a prolonged period. The views of the OBDA from those properties that immediately adjoin the Pegram Block
vary because of the topography and existing vegetation. The visual
changes resulting from the project are clearly shown in the series of
visual simulations in the Landscape and Visual Effects Assessment.
While comparison with the existing landform as viewed from some
properties is a significant change, it is important to note that this will be
a gradual change to the landform (and corresponding views of the Site)
over a period of 35 years. The magnitude of effects on views and outlook
also changes over the life of the OBDA, including the implementation of
the proposed tree planting, which will commence prior to any earthworks,
Norman & Francis Spencer, Don & Judy Mosley, Graham Barton and Mia Barton-Boots, South Whangarei Action Group. 5 Christine Johnston, Colin Thomas, Rhondda Taylor, Barry Povey & Suzanne McQuade, Acacia Park Landowners Association, Dr Mere Kepa, Andrew Norman & Francis Spencer, Graham Barton & Mia Barton-Boots, South Whangarei Action Group. 6 Christine Johnston, Colin Thomas, Barry Povey & Suzanne McQuade, Acacia Park Landowners Association, Christine Halliwell, Andrew Norman & Francis Spencer, Graham Barton & Mia Barton-Boots, South Whangarei Action Group. 7 Christine Johnston, Graham Barton & Mia Barton-Boots, South Whangarei Action Group, 8 Andrew Norman & Francis Spencer, South Whangarei Action Group,
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and then continue progressively during the successive stages of the
OBDA.
8.4 There are no guarantees that the current views and outlook from any of
the adjoining properties will remain unchanged and it would be unusual
for this to be the case over a 35-year period. A range of rural production and other rural commercial and industrial activities are provided by the
Countryside Environment and Mineral Extraction Area overlay in the
Whangarei District Plan (including clean fill and earthworks) could occur
as of right. Put in this context the OBDA does retain a rural, albeit
altered, outlook for these properties in the long term.
Visual amenity and changes in rural character
8.5 As noted earlier, the effects on visual amenity currently enjoyed by
residents is the main reason cited in submissions opposing the OBDA
and this is expressed in several ways (i.e. visual impacts, impacts on
amenity values, visual disturbance).
8.6 The Site is part of a wider working rural landscape, which is overlooked
by residential areas. Amenity values in the RMA context are defined as:
“Those natural or physical qualities and characteristics of an area that
contribute to people’s appreciation of its pleasantness, aesthetic
coherence, and cultural and recreational attributes.”
8.7 Change in a landscape does not, of itself, necessarily constitute an
adverse landscape or visual effect. Landscape is dynamic and is
constantly changing over time in both subtle and more dramatic
transformational ways and these changes are both natural and human
induced. What is important in terms of managing landscape change, is
that adverse effects are avoided or sufficiently mitigated to ameliorate
the effects of change on valued landscape characteristics or qualities,
which are susceptible.
8.8 Visual effects have been considered in my assessment report in terms
of potential impacts on ‘visual amenity’. Visual effects can be adverse,
beneficial or benign.
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8.9 The visual assessment methodology is set out in the body of the
Landscape and Visual Effects report and is further elaborated in
Appendix 1. It follows recognised best practice. The viewpoint analysis
considered visual effects from a wide range of locations and distances.
A series of visual simulations help illustrate the levels of visibility and visual effects from 10 of the 18 viewpoint locations. Tables 1 and 2 set
out the significance of landscape and visual effects in relation to the three
phases of the OBDA – at Enabling Works, during the General Works
Phases and at Completion.
8.10 As noted in the Table 2, there are high or very high adverse visual effects
in one or more of the three phases when observed from some of the
adjoining residential properties in Acacia Park and moderate high or
moderate adverse visual effects from others. While there are 13 ‘front
line’ properties in Acacia Park, those assessed as having high or very
high visual effects is limited to six properties. Of the six properties where
visual effects are high or very high in one or in all three phases, residents
in four of the properties have signed written approvals (Nos. 1, 5-7, 6 and
11 Grove Lane).
No. 52 Acacia Drive
8.11 The visual effects on 52 Acacia Drive (Andrew Norman and Francis
Spencer) were assessed as high for both the Enabling and General
Works Phases but as moderate at completion of the OBDA when all the
progressively implemented mitigation measures would be complete.
The submission by Messrs Norman and Spencer states that the
application has an “incomplete and inaccurate understanding of the
proposal” on their property and surrounds. My interpretation of these
comments is that despite the focus on the outlook from the
Norman/Spencer dwelling, there are other places from their property,
such as from near their southern boundary, where the OBDA will be far
more visible than from their dwelling. While there are currently clear,
unobstructed views of the Site from this part of the property, the tree
planting GBC Winstone are proposing along much of this boundary of the Pegram Block, will in a relatively short time, change the outlook from
this part of the Spencer/Norman property.
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8.12 Another aspect that needs to be considered is that even without the
OBDA proposal, trees could be planted along this boundary or elsewhere
on the Pegram Block, which will affect the outlook from adjoining
properties.
Entrance to Whangarei
8.13 Three submissions raised concerns about the location and potential
visibility of the OBDA at the southern entrance to Whangarei and the
potential landscape and visual effects of the OBDA from SH1, the Otaika
Sports Park which is located on western SH1, and from Toe Toe Road,
which is accessed off SH1. A combination of rolling topography, existing
vegetation and the alignment and elevation of SH1 mean that in a few
places where the OBDA is visible, the views are of short duration.
Approaching the OBDA from the south, the upper section of the Pegram
Block will be visible in the mid-ground. Grazed paddocks, shelterbelts
and clumps of amenity trees comprise the foreground.
8.14 Drivers heading north towards Whangarei will not see the Enabling works
because they will be screened by existing landform and vegetation. The
OBDA will be visible during the General Works phases because of its height and because of the contrasting colour initially between newly-
placed overburden and grazed pasture. The new OBDA landform will
however, be seen against the backdrop of the forested slopes and
ridgeline beyond.
8.15 Further north and closer to the Pegram Block and to where Quarry Road
joins SH1, the OBDA will be completely screened because of the relative
elevation of SH1 to the surrounding land, together with groups of trees
close to the road. Once again, while there will be places along a short
stretch of SH1 where there will be glimpsed views of the OBDA the
adverse visual effects will be low. The OBDA and the Pegram Block
generally, is screened by landform and vegetation at the junction of
Quarry Road with SH1.
Mitigation Measures
8.16 The proposed mitigation measures are described earlier in Section 7.0, I have reiterated several aspects below when addressing comments
made in specific submissions.
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8.17 Three submissions comment on the proposed mitigation planting
(Andrew Norman and Francis Spencer, 52 Acacia Drive; Graham Barton
and Mia Barton-Boots, 31 Acacia Drive; and the South Whangarei Action
Group-SWAG). The points raised relate to the impact of planting exotic
trees along the boundary and that exotic tree species (i.e. blackwoods and poplars) are proposed rather than native species.
8.18 The combination of the native and exotic tree planting reflects the
existing landscape character. The tree planting along the boundary will
provide dense screening relatively quickly. A fence will be erected 10.0m
from the boundary and two rows of matusdana willows and one row of
blackwoods will be planted, which are species that are already present
in the surrounding area. This planting has been limited to sections of the
boundary where the trees will not adversely affect the outlook for those
properties that currently have a wide view to the surrounding countryside
and beyond.
8.19 The proposed mitigation planting of native tree and shrub species and
exotic species was formulated to achieve the most effective results for
this particular site and project. Planting will commence prior to any earthworks and will continue progressively through all phases of the
OBDA. It involves five different aspects:
• Ongoing hydroseeding of the earthworks throughout the
project, including all the areas that will be subsequently planted
in trees;
• Planting three rows of fast-growing exotic tree species along a
section of the northern Site boundary at the outset and prior to
any earthworks;
• Progressively planting of widely-spaced poplar trees on the
finished faces of the OBDA facing the Acacia Park and Smeaton Drive residential areas;
• Fencing off and planting a 4,200m2 area of local native tree and
shrub species adjoining the existing stand of native trees; and
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• Fencing the stream diversion and along the length of this
watercourse to the boundary and planting an area of
approximately 10.0m on each side with local native riparian
species.
8.20 The poplar trees will be planted as 3.0m tall poles, and will be
progressively planted on the finished slopes at spacings that will
subsequently allow stock grazing between the trees to continue. Each
pole would be protected by a proprietary protective plastic sleeve. The
first groups of poplars will be planted at the completion of the Enabling
Works and so will be well established by the time the second phase (i.e.
General Works) are completed and are available for planting. As the
OBDA disposal progresses, further planting of poplars will be carried out.
8.21 The area proposed for revegetation with local native tree and shrub
species will protect the edge of the existing native tree stand that will be
partly affected by the OBDA and extend it. It is proposed that this work
would commence at the end of the Enabling Works once the watercourse
diversion has been completed.
8.22 The SWAG submission refers to the GBC Winstone website and its
statement on tree planting (i.e. “Shelterbelts of native trees endemic to
the area are planted wherever possible” (my emphasis). The approach
adopted for this OBDA project was to seek a balance between achieving
a screen of trees between the OBDA and the adjoining residential
properties as quickly as possible (hence the reason for planting fast-
growing exotic species) and planting native species in the area adjoining
the existing stand of native trees and along the water course.
8.23 As part of my field work, I studied the wider landscape to understand the
prevailing elements and patterns. In my opinion, this mix of native and
exotic species is consistent with the planting patterns and the plant
species used throughout the area.
Aerial Photograph Anomalies
8.24 The submission by Graham Barton and Mia Barton-Boots criticises the
use of aerial photography used in the Landscape and Visual Effects
Assessment, including the “photoshopping of a house on 5-7 Grove
Lane.”
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8.25 There is good reason for the use of this aerial photography in the
Landscape and Visual Effects Assessment. The aerial photography
used is from LINZ and dated 2014-15; it is not Google Earth imagery,
which may be useful in some situations but it is not of a suitably high
resolution for a project such as this. The house on No. 5-7 Grove Lane which was photoshopped into the aerial photograph, was done using
plans provided by the owners (von Keisenberg), who incidentally have
provided written approval for the OBDA proposal. As part of the
consultation with the von Keisenbergs, visual simulations of the various
stages of the OBDA were prepared and shown to them. To do this,
photographs were taken from a part of the proposed dwelling that would
have direct views to the OBDA.
8.26 Attachment 14 illustrates the difference in resolution and quality
between the 2014-15 LINZ aerial photography and 2017 Goggle earth
imagery.
9. ISSUES RAISED IN OFFICERS’ REPORT
9.1 Whangarei District Council engaged local landscape architect Mike
Farrow from Littoralis Landscape Architecture to review my landscape and visual effects assessment that formed part of the consent application
and the subsequent memo that I prepared on the landscape and visual
effects on the Ruarangi Block. Mr Farrow’s findings have been
incorporated into the s42A Hearing Report prepared by Mr Hartsone, the
Reporting Planner.
9.2 Mr Farrow acknowledges that the landscape and visual effects
assessment describes adheres to best practise and agrees with my
summary of findings in Table 2 (Landscape Effects) and Table 5 (Visual
Effects). He concurs that the biophysical effects are “accurately reported
and realistically assessed in terms of their magnitude and with my
findings that there will be no adverse landscape or visual effects of the
OBDA on the Ruarangi Block.” He also considers that the landscape
and visual effects of the proposal in terms of the wider visual catchment
are relatively contained (para 5.3).
9.3 Mr Farrow raises an issue around the cross sections in my Figures 12,
13 and 14 stating that they indicate “a rather artificial form, with stepped
faces and an abrupt fill crest as a transition to crown to the fill”, but his
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subsequent comments acknowledge in part, the reasons why the cross
sections appear as they do. The cross sections are diagrammatic and
represent the phases of overburden that will be placed on the site and
they are not accurately representative of the intended outcome. The
preparation of various detailed plans, including a Landscape Rehabilitation Plan, as set out in the draft consent conditions, would
provide the necessary detail on the shape and form of the OBDA in each
of the successive phases.
9.4 In his para 4.3, Mr Farrow recommends that the consent conditions
require for a sequence of Phase Management Plans, which are to be
prepared and approved in advance of each phase of earthworks and
rehabilitation. These Phase Management Plans would include details of
the works in each phase and time frames. I support this approach as it
provides a mechanism to monitor progress and adjust, if required,
rehabilitation practices, throughout the life of the project as part of
adaptive management.
9.5 Mr Farrow is critical of the proposed tree planting along the Site boundary
prior to the commencement of any works on site. He comments that this proposed planting is a ‘blunt tool’ to create a quick visual screen from the
adjacent properties. He describes the issues he believes will occur with
such planting (e.g. leaf fall, weeds, etc).
9.6 All the tree planting proposed will need to be managed throughout the
life of the project and the proposed Landscape Rehabilitation Plan would
set out both the planting details and the management required at various
stages of tree growth and development. This would include control of
pest plants, removing competing vegetation that may inhibit desirable
tree growth (i.e. releasing). For the tree planting along the boundary,
management will also include topping or pruning trees at various stages
and/or removal of one or more rows of trees at some point to maintain
their effectiveness as a screen.
9.7 The proposed boundary tree planting is only one part of the mitigation
planting proposed as part of the project and so it should not be considered in isolation. The widely-spaced poplar tree planting
proposed to be progressively carried out on the finished slopes of the
overburden, the 4,200m2 area of revegetation proposed and the riparian
planting associated with the realignment of the tributary of Te Waiiti
2574782 v2
34
Stream together form the comprehensive package of planting mitigation.
Both Mr Farrow nor Mr Hartstone appear to have overlooked this other
substantial amount of planting in their respective reports. Instead the
focus of their comments is on the boundary planting.
9.8 The rationale behind the planting mitigation which occurs progressively over the life of the project, is based on the phased placement of the
overburden. This ongoing involvement of progressively establishing and
monitoring tree planting provides opportunities to and adapt planting and
management techniques, if required.
9.9 Despite Mr Farrow’s criticisms of aspects of the proposed site
rehabilitation he concludes in his paragraph 5.2 that the “format and the
rehabilitation of the proposed works is well-resolved when considered
within the volume parameters that the Applicant seeks to achieve and
the underlying contour of the Site….”
9.10 In Mr Hartstone’s, report, he refers to Mr Farrow’s evidence and the
’catchment of residents’ within Acacia Park that “will experience
significant visual amenity effects” (para 9.16). Mr Farrow comments on
the high to very high adverse visual effects for various ‘front line ‘Acacia Park properties (para 3.2). Of the properties he lists, he omits to mention
that four of Grove Lane properties have provided written approval (i.e.
Nos 1, 5-7, 6 and 11) and that there are no dwellings and on some other
‘front line’ properties.
9.11 Taking into account the properties where there is written approval of the
project, I have assessed high adverse visual effects of the Enabling
Works and the General Works on three properties, Nos 29, 31 and 52
Acacia Drive. Neither Mr Hartstone’s nor Mr Farrow’s reports adequately
explains this.
9.12 At completion of the OBDA, the adverse visual effects will reduce to
moderate in relation to all three properties because of the progressive
site rehabilitation that will occur.
9.13 The Enabling Works, which occur closest to the Acacia Park properties
have been planned and designed to take place over a relatively short 5-year time frame to enable the finished slopes to be progressively
hydroseeded and then planted with widely-spaced poplar trees. During
this 5-year period and during the subsequent phases of the General
2574782 v2
35
Works, placement of overburden will not be a continuous activity. There
will be significant periods between each of the earthwork campaigns
where there will be no overburden placement occurring.
9.14 The Assessment of Cultural Effects report prepared by Chetham
Consulting9 considers that from a cultural perspective, the effects of the OBDA proposal on the urupa in Toe Toe Road (Toetoe #6 Maori
Reservation) and from the adjoining whanau-owned residential
properties in Toe Toe Road “constitutes a potentially a moderate adverse
effect on these audiences”. There are no views of the Pegram Block,
Otaika Quarry or Ruarangi Block from the urupa because of where it is
located (Attachment 12).
9.15 While the OBDA will be visible from several residential properties on Toe
Toe Road, the visual effects are mitigated by distance and the landscape
context; the OBDA will form a small part of an expansive landscape. In
landscape and visual terms, the OBDA is contained. Mr Farrow
acknowledges this in his concluding paragraph (5.4).
10. CONSENT CONDITIONS
10.1 I have reviewed the Draft Conditions in the Hearing Officer’s report, focusing on consent condition 3d), concerning the preparation of a
Landscape Rehabilitation Plan. The suite of requirements set out that
the Landscape Rehabilitation Plan shall include, is in my opinion,
appropriate for a project of this type and duration.
10.2 However, in saying this there needs to be provision for some adjustment,
if required, as part of an adaptive management approach. That is, an
overall Landscape Rehabilitation Plan should be prepared at the outset,
clearly outlining the details of the rehabilitation measures for the Enabling
Works and the successive General Works phases. Regular monitoring
of the implementation of the plan will enable refinements to be made to
ensure that the intent of the plan is achieved.
9 Otaika Quarry: Proposed Overburden Disposal Area: Assessment of Cultural Effects-March 2018, prepared by Chetham Consulting for Whangarei District Council.
2574782 v2
36
10.3 As noted in para 9.4 above, I support Mr Farrow’s concept of Phase
Management Plans, which should aim to integrate what occurs in each
phase of overburden placement with the landscape rehabilitation
measures set out in the Landscape Rehabilitation Plan.
11. SUMMARY AND CONCLUSIONS
11.1 The existing landform and appearance of the Site will change
incrementally as placement of overburden progresses from the lowest
part of the Site, and progressively moves westwards towards the Quarry.
Site rehabilitation will occur incrementally and will start following the
completion of each stage of overburden placement. The proposed
mitigation planting will ameliorate the appearance of the earthworks,
which are limited to 3.0ha open at any one time. The earthworks will be
hydroseeded at the end of each earthworks season.
11.2 Landscape changes will occur in stages over the 35-year duration as
opposed to happening rapidly, with some stages being more visible than
others. The closest residential properties to the proposed OBDA are
Acacia Park, a gated residential community located immediately to the
north of the Site and the Smeaton residential area situated approximately 400m to the east of the proposed OBDA.
11.3 The OBDA will have landscape and visual amenity effects. While there
will be short to medium term moderate adverse biophysical effects and
effects on landscape character because of the changes to the landform
and the removal of the stands of trees, the refinements to the form and
design of the OBDA has reduced the scale and extent of these effects.
11.4 The most significant adverse visual amenity effects will occur from a
group of properties in Acacia Park; they in the ‘front line’, located in
Grove Lane, Wattle Lane and Acacia Drive. Of the five properties in
Grove Lane that will be significantly affected by the OBDA proposal, the
residents in four of these have provided written approval to the project.
2574782 v2
37
11.5 Setting aside those residents that have provided written approval there
are three ‘front line ’Acacia Park properties, all situated in Acacia Drive,
where I have assessed the adverse visual effects as high for both the
Enabling Works and General Works. The visual effects reduce to
moderate in relation to all three properties as progressive site rehabilitation works occur.
11.6 There will be low or moderate adverse landscape and visual effects n
relation to the ‘front line’ of properties in the Smeaton Drive residential
area and low or very low adverse landscape and visual effects from
areas beyond the Site, such as from SH1, the Toe Toe Road area and
low or moderate-low from the Otaika Sports Park.
11.7 The Enabling Works will be compressed into a 5-year time frame and
site rehabilitation will occur to the finished slopes of these works. The
General Works will take place every 3 to 5 years over a 30-year period
and as such can be seen as infrequent and temporary, but a reoccurring
activity. In the intervening periods between the earthwork campaigns,
no works will occur. In the periods between overburden campaigns,
which could be 3-5 years, the Site will, once the hydroseeded grass has established, be grazed and widely-spaced trees planted over the finished
landforms.
Boyden Evans FNZILA Landscape Architect Boffa Miskell Limited 28 March 2017.
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
OTAIKA QUARRY PEGRAM BLOCK OBDA
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| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
CITY
VIEW
LANE
SMEATONDRIVE
BOUNTY PLACE
GU
MD
IGG
ERPL
ACE
NELL PLACE
TEALLANE
GROVELA
NE
IKATERE PLACE
AWATEA STREET
RANGER PLACE
WATTLE LANE
TEW
AIIT
IPLA
CE
DYER
STR
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TOETOE ROAD
REWA REWA ROADOTAIKA
ROAD
TAUROA STREET
SMEATO
ND
RI VE
ACACIA
DRIVE
QUARRY ROAD
ACACIAPARK
RAUMANGAINDUSTRIAL
AREASMEATON
RESIDENTIALAREA
OTAIKA VALLEYSCENIC RESERVE
OTAIKA QUARRY
TE WAIITEFOREST
PEGRAM BLOCK
OTAIKA SPORTSGROUND
SH1
RUARANGIBLOCK Tributary of
Te
Waiiti Stream
Te Waiiti Stream
OTAIKA QUARRY
Attachment 1: ContextDate: 15 January 2018 | Revision: 0
Plan prepared for GBC Winstone by Boffa Miskell Limited
Project Manager: [email protected] | Drawn: SGa | Checked: CCLwww.boffamiskell.co.nz
File Ref: A14078B_77_ATT1_context.mxd
0 100 200 m
1:7,500 @ A3
Projection: NZGD 2000 New Zealand Transverse Mercator
Data Sources: ESRI World Imagery, GBC Winstone, BoffaMiskell
° OBDA footprintPegram Block
Ruarangi BlockNotable Landscape Area
Lege
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CITY
VIEW
LANE
SMEATONDRIVE
BOUNTY PLACE
GU
MD
IGG
ERPL
ACE
NELL PLACE
TEALLANE
GROVELA
NE
IKATERE PLACE
AWATEA STREET
RANGER PLACE
WATTLE LANE
TEW
AIIT
IPLA
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DYER
STR
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TOETOE ROAD
REWA REWA ROADOTAIKA
ROAD
TAUROA STREET
SMEATO
ND
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ACACIA
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QUARRY ROAD
ACACIAPARK
RAUMANGAINDUSTRIAL
AREASMEATON
RESIDENTIALAREA
OTAIKA VALLEYSCENIC RESERVE
OTAIKA QUARRY
TE WAIITEFOREST
PEGRAM BLOCK
OTAIKA SPORTSGROUND
SH1
RUARANGIBLOCK Tributary of
Te
Waiiti Stream
Te Waiiti Stream
OTAIKA QUARRY
Attachment 1: ContextDate: 15 January 2018 | Revision: 0
Plan prepared for GBC Winstone by Boffa Miskell Limited
Project Manager: [email protected] | Drawn: SGa | Checked: CCLwww.boffamiskell.co.nz
File Ref: A14078B_77_ATT1_context.mxd
0 100 200 m
1:7,500 @ A3
Projection: NZGD 2000 New Zealand Transverse Mercator
Data Sources: ESRI World Imagery, GBC Winstone, BoffaMiskell
° OBDA footprintPegram Block
Ruarangi BlockNotable Landscape Area
Lege
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Attachment 1: Context
A14078C OTAIKA QUARRY
Visibility Analysis - Pegram Development Proposal
Date: 1 December 2016 | Revision: 0Plan prepared by Boffa Miskell Limited
Project Manager: [email protected] | Drawn: SGa | Checked: JGowww.boffamiskell.co.nz
File Ref: A14078_54_Otaika_Viewshed_Peagram_Option_6.mxd
0 50 100 m
1:4,000 @ A3
Projection: NZGD 2000 New Zealand Transverse Mercator
Data Sources: LINZ and Eagle Technology Aerials,Whangarei District Council Contours, NZSoS DEM 15m, BML
°
!( Observer PointsObserver Points Visible
More : 27
Less : 1
This plan has been prepared by Boffa Miskell Limited on thespecific instructions of our Client. It is solely for our Clients usein accordance with the agreed scope of work. Any use orreliance by a third party is at that partys own risk. Whereinformation has been supplied by the Client or obtained fromother external sources, it has been assumed that it is accurate.No liability or responsibility is accepted by Boffa MiskellLimited for any errors or omissions to the extent that theyarise from inaccurate information provided by the Client orany external source.
Lege
nd
2000m
2500m
500m
1000m
1500m
42
G R OV
E L
AN
E
3
1
5-7
6
4143
45
52
11
31
35 3329
2-4
1012-14 16
21
72
18
A C A C I A D R I V E
W AT T L E L A N E
A W A T E A S T R E E T
SM
EA
TO
N D
RI V
E
CL A
RK
Mc C
ON
AC
HY
PL A
CE
tributary of Te Waiiti Stream
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
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has
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pr
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M
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OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
STAT
E H
IGH
WAY
1
ACACIA PARK
SMEATONRESIDENTIAL
AREA
RAUMANGAINDUSTRIAL
AREA
QUARRY ROAD
OTAIKAQUARRY
PEGRAMBLOCK
Eastern Tree Stand
Western Tree Stand
Te W
ai i
t i Strea m
Tree Stand dominated by Totara
Tree Stand dominated by Totara
Attachment 2: OBDA Proposed Contours
104m
84m
80m
68m
84m
74m
40m
36m
23m26m
52m
60m
Phase 1
Phase 2
Phase 3
Phase 4
Phase 5
0
0
1
1
1
1
11
11
1
1
1
11
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2 2
2
2
2
2
2
2
3
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3
3
3
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4
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7
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9
9
9
10
10
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10
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11
11
11
11
12
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12
12
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13
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15
15
16
16
16
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17
17
18
18
18
19
19
19
20
20
20
20
21
21
2122
22
22
23
23
24
2425
25
25
26
26
26
27
27
27
28
29
29
30
31
357
800
mE
357800 mE
358
000
mE
358000 mE
358
200
mE
358200 mE
358
400
mE
358400 mE
358
600
mE
358600 mE
924000 mN 924000 mN
924200 mN 924200 mN
924400 mN 924400 mN
0 20 40 60 80 100 120Scale: 1:2500 @ A3
Project:
OtaikaQuarry-Planning
Title:
PegramOBDAStage5Design
IsopachsonAerial
Projection:
PlanView
Location:
OtaikaQuarry,Northland
DRAWINGREFERENCE
IssueDate: August2016
DrawingNo: WA_OTK-045
RevisionNo: 02
RequestedBy: MJH
DrawnBy: GWF
SURVEY/TOPOGRAPHICINFORMATION
Survey/Photogrammetry: PAS
SurveyDate: September2015
SurveyReference: 6053-01
CoordCircuit: MountEden
Datum: Geodetic2000
GENERAL
Date: 13 November 2017
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
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It is
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wor
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Any
use
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by
a th
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part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
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has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
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as
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it
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. N
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is
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by
Bo
ffa
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OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Source: Terra Mining Consultants WA-OTK-045-01 - OBDA Stage 5 on Aerial - Iso-pachs (Colour) - 09-12-2016.pdf
0 - 4 m
Depth of Overburden
12 - 16 m
4 - 8 m
16 - 20 m
20 - 24 m
8 - 12 m
24 - 28 m
28 - 32 m
Attachment 3: Isopach Map (Depth of Fill)
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
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th
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use
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or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Section Scale 1:3000 Horizontal & Vertical Phase 3Phase 2Phase 1
Phase 2Phase 1
General Works
Enabling Works
Attachment 4: Plan and Sections (1 of 3)
31 Acacia Drive(Barton-Boots)
10 Wattle Lane(Cotton)
Otaika Sports Park
3 Grove Lane(Sawyer)
52 Acacia Drive(Spencer/Norman)
Smeaton Drive
21 Awatea Street(McQueen/Tapalu)
Boundary52 Acacia Drive
Approx 295 metres
100m
50m
0m
PEGRAMBLOCK
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Section Scale 1:3000 Horizontal & Vertical Phase 3Phase 2Phase 1
Phase 2Phase 1
General Works
Enabling Works
Attachment 4: Plan and Sections (2 of 3)
3 GroveLane
1 GroveLane
34-36AcaciaDrive
33AcaciaDrive
31AcaciaDrive
Boundary
Boundary
Approx 120 metres
Approx 110 metres
100m
50m
0m
100m
50m
0m
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
10Wattle
Lane
21Awatea
Drive
SmeatonDrive
OtaikaSports
Park
Boundary
Boundary
Approx 200 metres
Approx 380 metres
Approx 380 metres
Approx 600 metres
Section Scale 1:3000 Horizontal & Vertical
100m
50m
0m
100m
50m
0m
100m
50m
0m
100m
50m
0m
Phase 3Phase 2Phase 1
Phase 2Phase 1
General Works
Enabling Works
Attachment 4: Plan and Sections (3 of 3)
Name Address Herbert Green, Brenda Graham 1 Grove LaneLinda Knight, Russell Green andCarolynne SavilleCristopher von Keisenberg 5-7 Grove LaneJonathan and Carole Ann Clark 6 Grove LaneNeville Grant Thompson 11 Grove Laneand Donna Glyn Thompson Peter Laurent 30-32 Acacia DriveDonald Mosley and Brian Gray 19 Awatea StreetTami Jo Whetu ledaand Catherine McQueen 21 Awatea StreetColleen Brown and John Brown 23 Awatea Street
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 5: Written Approvals
PEGRAMBLOCK
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
Horizontal Field of View (Main Image): Optimum viewing distance of image @ A3 is
View
poin
t Det
ails NZTM Easting :
NZTM Northing : Elevation : Date of Photography :
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 6: 29 Acacia Drive1717784 mE6042274 mN64 m
6/3/2016 3:30pm
110°
16cm
29AcaciaDrive
OBDA
0 200 400m
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
Horizontal Field of View (Main Image): Optimum viewing distance of image @ A3 is
View
poin
t Det
ails NZTM Easting :
NZTM Northing : Elevation : Date of Photography :
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 7: 2-4 Wattle Lane
2-4Wattle
Lane
OBDA
1717843 mE6042297mN64 m
6/3/2016 4:30pm
104°
17cm
0 200 400m
Ruarangi Block
Viewpoint
Section A (1:6000)
Viewpoint110m
Viewpoint132m
Eucalypts Remnant native forest
Remnant native forest
Boundary Boundary
Viewpoint(110m)
Viewpoint(132m)
80m
Otaika Quarry Otaika Sports ParkPegram Block
A
Euca
lypt
s
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 8a: Ruarangi Block (1 of 2)
0 200 400m
80mA
Extent of Pegram Block
Extent of OBDA Otaika QuarryRow of Eucalypts along quarry boundary
Native and Exotic Forest on Quarry Land
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 8b: Ruarangi Block (2 of 2)
View east from adjacent to occupied building, Ruarangi Block.
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
Horizontal Field of View (Main Image): Optimum viewing distance of image @ A3 is
View
poin
t Det
ails NZTM Easting :
NZTM Northing : Elevation : Date of Photography :
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 9:
RUARANGIBLOCK
Te Nohoanga-o-Torongare (Torongare’s chair)
View towards the Pegram Block from the base of Te Nohoanga-o-Torongare.
1716690 mE6041986mN110 m
6/3/2016 4:30pm
90°
19cm
Extent of Pegram Block
Extent of OBDA (hidden)
Otaika Quarry Row of Eucalypts along quarry boundary
Native and Exotic Forest on Quarry Land
0 200 400m
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 10:
RUARANGIBLOCK
Ruarangi Block Vegetation
Otaika Quarry
View from rear of Ruarangi Block
0 200m
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 11: State Highway 1
OtaikaSports
ParkSmeaton
Dive
StateHighway
1Acacia
Park52 Acacia Drive
View north west from State Highway 1 (Point 14).
State Highway 1
RUARANGIBLOCK
Extent of Pegram Block
Extent of OBDA (hidden)
Ruarangi Block (hidden)
OBDA
0 200 400m
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 12:
Looking to urupa from ToeToe Road.
View from gate to urupa towards Pegram Block.
SmeatonDive
AcaciaPark
Extent of Pegram Block
Extent of OBDA
Ruarangi Block
OBDA
ToeToe Road
RUARANGIBLOCK
0 200 400m
0
0
200m
200m
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 13: Aerial Photography
File Ref: A14078_Otaika_Quarry_Attachments_A3L.indd
www.boffamiskell.co.nz
This
pl
an
has
been
pr
epar
ed
by
Boffa
M
iske
ll Li
mite
d on
th
e sp
ecifi
c in
stru
ctio
ns
of
our
Clie
nt.
It is
so
lely
fo
r ou
r Cl
ient
’s
use
in
acco
rdan
ce
with
th
e ag
reed
sc
ope
of
wor
k.
Any
use
or
relia
nce
by
a th
ird
part
y is
at
th
at
part
y’s
own
risk.
Whe
re
info
rmat
ion
has
been
su
pplie
d by
th
e Cl
ient
or
ob
tain
ed
from
ot
her
exte
rnal
so
urce
s, it
has
been
as
sum
ed
that
it
is
accu
rate
. N
o lia
bilit
y or
re
spon
sibi
lity
is
acce
pted
by
Bo
ffa
Mis
kell
Lim
ited
for
any
erro
rs
or
omis
sion
s to
th
e ex
tent
th
at
they
ar
ise
from
in
accu
rate
in
form
atio
n pr
ovid
ed
by
the
Clie
nt
or
any
exte
rnal
so
urce
.
OTAIKA QUARRY PEGRAM BLOCK OBDA
| Date: 1 February 2018 | Revision: - |
Drawn: DIr | Checked: BEvPlan prepared for GBC Winstone by Boffa Miskell Limited
Attachment 14: Submitters