BEFORE THE RUAPEHU DISTRICT COUNCIL HEARINGS COMMITTEE · 2018-04-12 · BEFORE THE RUAPEHU...
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BEFORE THE RUAPEHU DISTRICT COUNCIL HEARINGS COMMITTEE
In the matter of an application for Resource Consent
for a Gondola at Whakapapa Ski Area
under Section 88 of the
Resource Management Act 1991
Between Ruapehu Alpine Lifts Ltd
Applicant
And Ruapehu District Council
Authority
Statement of Evidence of Ella Tennent
12 April 2018
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INTRODUCTION
1. My name is Ella Margaret Tennent (previously Bacher) and I am a Senior Planner employed by
Cheal Consultants Ltd. I have worked as a planner for more than 14 years and am a full member of the
New Zealand Planning Institute. I have a Bachelor of Science, Certificate in Environmental Studies, have
completed the ‘Making Good Decisions’ Programme (in 2014) and have given planning evidence at a
Board of Inquiry.
2. I have been undertaking the planning applications for major Ruapehu Alpine Lifts Ltd (RAL) projects for
the last decade and so I am familiar with the site, the Ruapehu District Plan and Tongariro National Park
Management Plan (TNPMP). I prepared the Resource Consent application report for the gondola and
have read the submissions received and the Section 42A report from the Council’s Consultant Planner,
Mr Grant Eccles.
3. I confirm I have read and agree to comply with the Code of Conduct for Expert Witnesses contained in
the Environment Court Practice Note 2014. I confirm this evidence is within my area of expertise except
where I state that I am relying on facts or information provided by another person. I have not omitted
to consider material facts known to me that might alter or detract from the opinions that I express.
4. Unless otherwise specified, all statements in this evidence are my own opinion.
SCOPE OF EVIDENCE
5. In this evidence I will briefly outline the proposal and its key aspects, respond to issues raised in
submissions and provide additional recommended conditions of consent. Evidence is also provided by
Kara Scott, Landscape Architect regarding visual and landscape effects; and Ross Copland, Chief
Executive Officer of RAL regarding ski operations in response to the submissions relating to skiing. An
assessment of the proposal against the relevant objectives and policies of the Ruapehu District Plan and
the TNPMP were included in the application report. I concur with the conclusions of the Section 42A
report prepared by Mr Grant Eccles in regards to the relevant Ruapehu District Plan rules, objectives
and policies and Part Two of the Resource Management Act 1991 and therefore I will not repeat these
matters in this Statement of Evidence.
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KEY ASPECTS
6. I consider the key aspects of the application to be:
(a) Effects on cultural values,
(b) Effects on the landscape and visual amenity,
(c) Ecological effects,
(d) Natural hazard risks,
(e) Effects on recreational values,
(f) Positive effects, and
(g) Consistency with the District Plan.
As Mr Eccles and I are in agreement in regards to the District Plan, I will not address this matter further
in my evidence.
SUMMARY OF PROPOSAL
7. Approval is sought to construct a new detachable gondola at Whakapapa Ski Area, originating at the
edge of Happy Valley and terminating at Knoll Ridge. The 14 tower gondola will replace the 17 tower
National Downhill Chairlift which was located out west at Whakapapa Ski Area and has already been
removed. Also proposed is removal of the 17 tower Waterfall Express Chairlift which extends from
Hut Flat to Knoll Ridge. The proposed gondola is entirely within the Amenities Area and is within the
central area of the Ski Area where most infrastructure is located. A gondola at Whakapapa has been
planned for many years, previously being a chondola proposal which has both chairs and cabins. RAL
have been through an extensive reiterative process of reviewing the previous proposal which was to
construct a gondola type lift and new café near the amphitheatre, and considered various alternatives
of the current proposal. Many factors have been incorporated into that process including:
a. Cultural values,
b. Ecological values,
c. Landscape values,
d. Natural hazards,
e. Skier enjoyment,
f. Utilisation of existing infrastructure,
g. Snowmaking efficiency,
h. The TNPMP Amenities Area boundaries,
i. Existing buildings and structures as constraints,
j. Ability to generate income and a return on investment, and
k. The investment required to maintain the Waterfall Express Chairlift and the longevity of that lift.
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8. The current proposal has benefits over the amphitheatre gondola proposal. Particularly when
considering cultural, landscape and ecological values – the current proposal is far superior to the
previous. Feedback from Iwi on the amphitheatre proposal led to the current proposal which is located
within an area of existing modification rather than virgin terrain and also utilises an existing café instead
of constructing a new mid-mountain café. The 16 March 2018 report from Ms Kara Scott provides some
comparison of the landscape effects of the two proposals and considers the Knoll Ridge gondola has
greater landscape and visual benefits than the amphitheatre proposal. The current proposal, as
opposed to the amphitheatre proposal, is within a modified area which results in less ecological effects.
SUBMISSIONS
Submissions in Support
9. Key reasons for support in submissions included benefits to recreational users, beneficial economic
effects and from the Tongariro Taupo Conservation Board the reduction in infrastructure, clustering of
buildings together (and resultant landscape benefits), benefits to less abled bodied persons, safety
benefits and support for summer use. The Tongariro Taupo Conservation Board also supports the
proposed position of the lower terminal due to the landscape effects and seeks pedestrian access to
be reinstated between the Base Area and Happy Valley. This can be accommodated within the design
and included as a condition of consent, if consent is granted and if such a condition is considered
appropriate.
Submissions in Opposition
10. To further simplify the content of submissions in opposition, these essentially came from three submitter
groups being:
a. Advanced skiers and club members opposing the removal of the Waterfall Express Chairlift;
b. Ms Vicki Ketu and whanau opposing any development on the Maunga due to adverse cultural
effects (submission #87 in Table One of the Section 42A report);
c. Forest and Bird on the basis of effects on wastewater, roading and parking infrastructure
(submission #4 in Table One of the Section 42A report).
11. Ruapehu Ski Club is located at Hut Flat and is benefited by the location of the Waterfall Express Chairlift
lower terminal which allows club lodge occupants to gain uphill access almost directly from their lodge
buildings. Ruapehu Ski Club actively encouraged their members and members of other clubs to oppose
the application seeking a mid-station at Hut Flat and provided a template submission that was utilised
by approximately 65 submitters. The effects on skiers associated with the removal of the Waterfall
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Express Chairlift are addressed in Mr Ross Copland’s Statement of Evidence. Cultural effects are
considered further on in this Statement of Evidence.
12. The Forest and Bird submission is not from the local club (located at Whakapapa Village) but from the
Wellington head office. The submission seems to be based on the assumption that the gondola will
increase peak visitor numbers and therefore place additional pressure on existing infrastructure
including the wastewater system, Bruce Road and RAL carparking.
13. The wastewater treatment plant and disposal system (WWTP) is located at Whakapapa Village and
during 2004 and 2005 the Whakapapa Ski Area was connected to the wastewater treatment plant and
an upgrade of the plant and disposal system completed. Prior to this, wastewater within the Ski Area
was treated with onsite systems including individual septic tanks at club lodges. RAL were a significant
financial contributor to the upgrade and the design capacity of the wastewater treatment plant and
disposal system was based on the peak loadings being (at that time) 6,000 visitors in a day at
Whakapapa Ski Area plus RAL staff, club huts and accommodation at full capacity. The TNPMP
identifies the comfortable carrying capacity of Whakapapa Ski Area as 6,500 (TNPMP p207). The current
skier design carrying capacity of the Ski Area (not the WWTP) is less than 5,000 skiers (RAL 2018 Indicative
Development Plan). In regards to the volume of wastewater contributed by RAL visitors, it should be
noted that RAL do not provide visitor accommodation and on a per person basis the contribution to
the wastewater volume is expected to be minimal.
14. The peak capacity of the Ski Area is influenced by a number of factors including café seating,
carparking, trail capacity and uphill lift capacity. The proposed gondola has a capacity to move 2,400
persons per hour and replaces the National Downhill Chairlift which provided a capacity of 935 persons
per hour. To be removed in conjunction with the gondola construction is the Waterfall Express Chairlift
which provides capacity for 2,800 persons per hour to Knoll Ridge. Accordingly the gondola represents
a decrease in uphill capacity from the Base Area to the midfield by 1,335 persons per hour. As such,
the gondola is highly unlikely to result in the WWTP design peak being exceeded more frequently or by
a greater scale.
15. The existing WWTP has at times been under managed and not adequately maintained resulting in
compliance issues in recent years. The WWTP has been operated by Department of Conservation staff
until recently when its management has been handed over to specialists Veolia. The Department of
Conservation are in the process of gaining a new resource consent from Horizons Regional Council for
the WWTP including upgrades to the WWTP.
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The gondola is aimed at increased comfort for skiers and increased revenue in summer and the shoulder
seasons rather than increasing peak daily numbers in the Ski Area, which is evident from the carrying
capacity of the gondola when compared to Waterfall Express Lift carrying capacity.
16. The submission also raises concern with the capacity of the access road and parking for Whakapapa
Ski Area. I am not a roading engineer however it is common knowledge that roads and parking areas
are designed for peaks and the existing road and carparking cope with significant traffic during ski
season peak days. As such it can be reasonably concluded that increasing vehicle numbers outside of
those peak days will be sufficiently accommodated for with the existing standard and capacity of the
road and parking. Furthermore, RAL have recently implemented various additional controls and
management over access and parking.
WITHDRAWN SUBMISSIONS
17. At the time of writing, the following submitters had withdrawn their submissions.
a. Diane Rice (submitter #17 in Table One of the Section 42A report)
b. Gaspar Sanvicens (submitter #24 in Table One of the Section 42A report)
c. Simon McFarlane
d. Taupo Ski Club
e. Margaret Harrison (submitter #48 in Table One of the Section 42A report)
f. Blair Muter
g. Christiana Ski Club
h. Lindsey Churton
i. Eileen Hollands (removed her name from the group submission lodged by Ms Vicki Ketu and shown
as submitter #87 in Table One of the Section 42A report; and provided a late submission in support)
j. Tongariro Ski Club (submitter #79 in Table One of the Section 42A report).
18. Copies of the emails that withdrew these submissions are included at Appendix 1.
CULTURAL VALUES AND SUBMISSIONS
19. RAL supported the application to United Nations Educational, Scientific and Cultural Organisation
(UNESCO) for World Heritage status for both outstanding natural values and outstanding cultural values.
RAL has followed the protocol for Iwi consultation on this project. Consultation with Iwi has been
ongoing for more than 12 months and has shaped the form of the proposal. A letter of support was
received from Te Ariki, Paramount Chief of Ngāti Tūwharetoa and Te Rūnanganui o Ngāti Hikairo ki
Tongariro on 25 August 2017 and 1 December 2017 respectively. Ngāti Hikairo are a hapu of Ngāti
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Tūwharetoa with Marae located in proximity of the Whakapapa Ski Area being Papakai Marae, Otukou
Marae and Hikairo Marae.
20. Following notification, Ms Eileen Hollands informed Mr Copland and I that she, and potentially other
Ngāti Hikairo members, were opposed to the project and felt uninformed. Accordingly Mr Copland
presented the proposal at a hui a hapu at Papakai Marae on 17 March 2018 and I have subsequently
been informed by Ms Hollands that the response from those who attended was positive. The hui a hapu
was available to all of Ngāti Hikairo, not just those who whakapapa to Papakai Marae. Prior to the hui
a hapu, Ms Hollands had advised that she would be submitting in opposition of the gondola proposal
and following the hui a hapu she advised that she supports the gondola application.
21. The letter of support from Te Rūnanganui o Ngāti Hikairo ki Tongariro is signed by the chairs of the three
Marae that comprise Ngāti Hikairo. At the Department of Conservation 26 March 2018 hearing for this
project Mr Bubs Smith of Ngāti Hikairo advised that another hui had taken place a few days prior to the
hearing where support for the gondola proposal was reconfirmed by Ngāti Hikairo representatives.
Accordingly I consider Ngāti Hikairo support the application despite the submission point from the Ketu
whanau challenging the validity of the letter of support from Te Rūnanganui o Ngāti Hikairo ki Tongariro.
22. A submission was also received from Pura Currin of Otukou Marae supporting the gondola but also
requesting direct dialogue with RAL and seeking assurance that 70% of any new jobs go to Tūwharetoa
descendants. Guarantees on employment cannot be made and may be contrary to New Zealand
laws such as the Human Rights Act 1993.
23. The Ketu whanau submission also sought inclusion of Ngāti Rangi whose rohe includes Turoa Ski Area
but not Whakapapa Ski Area. Ngāti Rangi have not made a submission to the resource consent
application but did submit to the Department of Conservation process.
24. Ngāti Hinewai have also provided support for the proposal.
LANDSCAPE VALUES AND EFFECTS
25. The World Heritage status of the area is also for outstanding natural values and the mountain is deemed
an Outstanding Natural Feature and Landscape by the Regional Policy Statement and the Ruapehu
District Plan. The gondola alignment is described by Ms Kara Scott, Landscape Architect, as within an
incised valley, which limits its visibility when outside of the immediate area. The proposed lower terminal
site sits within a highly modified area with extensive buildings. I rely on the opinion of Ms Scott as a
qualified and experienced landscape architect. The lower terminal building will contain the drive and
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the cabin storage and therefore is a large building. The cabin storage floor will be a basement and
therefore the total height of the building will not be visible on three sides (east, south and west). When
viewing the full extent of the building (from within or around Happy Valley, north of the site) it will be
within the context of the existing buildings and infrastructure and the following image shows the extent
of buildings within the area.
Image 1 - Map 13 of the Tongariro National Park Management Plan showing buildings at Iwikau Village
26. The standard terminal structures can be modified in small ways but essentially are a form fit for their
function. At both the lower and upper terminals, Harris Butt Architects have designed buildings to fit
with/around/over the terminal structures. At the upper terminal, the Waterfall Express Chairlift terminal
building will be removed. The proposed terminal will be located in close proximity to the Knoll Ridge
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Café which is encouraged by the TNPMP assisting to minimise landscape effects. The proposed
gondola upper terminal has greater landscape and visual benefits over the Waterfall Express Chairlift
upper terminal which is to be removed (Scott, 2018, p. 30).
27. The long term plan for the Ski Area includes replacement of the Waterfall Express Chairlift however there
are no plans to construct lifts in the vicinity of the National Downhill Chairlift. This concentration of lifts in
the central area allows a wide expanse of the Ski Area to remain free of large infrastructure. RAL’s plans
narrow the area of the mountain affected by large infrastructure.
ECOLOGICAL EFFECTS
28. The ecological effects of the proposal have been assessed by Mr Nicholas Singers, a qualified and
experienced ecologist. I rely on his opinions in regards to ecological effects. The ecological effects of
the proposal have been mitigated by site selection – avoiding ecologically significant areas – and a
range of other mitigation including earthworks controls, minimising areas of disturbance, harvesting and
replanting of vegetation. The assessment undertaken by Nicholas Singers recognised that there are
already adverse ecological effects occurring due to walkers not sticking to tracks. RAL have proposed
a monitoring regime and new signage to raise awareness regarding the vulnerability of native alpine
plants to the effects of trampling.
HAZARDS
29. The proposed gondola crosses a lahar path and the design has responded to this by reducing the
number of towers within the path – previously four towers were proposed and this has been reduced to
two towers. The two towers within the path will be engineered to withstand a lahar or lahar deflection
devices installed with the foundations. Feedback received from the Department of Conservation’s
lahar specialist indicates that this is acceptable. It is noted that approximately eleven towers of the
Waterfall Express Chairlift are located within the same lahar path and do not have deflective devices.
There are extensive eruption warning systems already established as well as safety inspection
requirements for lifts. Accordingly the risk from natural hazards is reduced by the proposal. The proposal
is an improvement on the current situation in regards to the lahar risk.
RECREATIONAL VALUES AND RELATED SUBMISSIONS
30. RAL expects the gondola to enhance the recreational values of Whakapapa Ski Area. The Ski Area is
valued for its natural beauty all year round and the gondola will enhance the recreational experience
outside of the ski season.
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31. Currently in order to see more than the base area, visitors need to be physically able to ride a chairlift
and walk across rocky ground to access the next chairlift in order to reach Knoll Ridge. The gondola
provides direct access from the base area to Knoll Ridge for persons of all physical abilities. This new lift
allows persons who have never before been physically able to go beyond the base area, to experience
Knoll Ridge. It also allows elderly persons who have had an association with the mountain to still visit
Knoll Ridge. A submission was received from Beryl Borthwick who is a lifelong skier and previously the
Takapuna Ski Club secretary, she is now in her eighties and the gondola will allow her to continue to visit
Knoll Ridge once she is no longer able to ski. The gondola is also well suited to families with very young
children. Accordingly I expect the gondola will deliver a significant benefit to these sectors of our
community.
32. The submissions by various Ruapehu Ski Club members and other skiers raise concern that the removal
of the Waterfall Express Chairlift will have an adverse effect on skier safety and recreational values and
request a mid-station. RAL have considered a mid-station and found that it is unsatisfactory for a
number of reasons. Mr Ross Copland of RAL will discuss the mid-station request and address the skier
related issues raised by submitters. It should be noted that submissions in support of the gondola have
been received from skiers with long held associations with Whakapapa Ski Area.
33. The Ruapehu Ski Club submission also raises concern for safety of the club building occupants in the
event of a catastrophic failure of the gondola, despite the lift engineers assessing the risk and modelling
such an event. I rely on the advice from the lift engineers (previously provided to Ruapehu District
Council) which concludes that a catastrophic failure of the towers would not result in the cable
contacting the existing buildings. I also note that gondolas also operate in urban environments in other
countries.
Image 2 - Gondola in Verbier, Switzerland
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RECOMMENDED CONDITIONS OF APPROVAL
34. The recommended conditions included in Mr Eccles’ Section 42A report are acceptable and the
following additional conditions may also be included if consent is granted and if the conditions are
deemed appropriate.
a. A rehabilitation plan for the disturbed Waterfall Express Chairlift sites shall be prepared, provided
to Council and implemented.
b. A monitoring and management plan to address the potential effects of freedom walkers who
access the Ski Area using the proposed gondola shall be prepared, provided to Council and
implemented.
c. Educational signs shall be erected to advise walkers to stick to tracks to prevent damage to
indigenous plants when there is no, or reduced, snow cover.
d. Deflection devices and any above ground foundations shall be painted black, same as the
towers, or disguised with natural rock.
e. That signs be erected at the start of the Waterfall and Tennant’s trails to advise skiers to reduce
speed.
f. Access to the gondola from the base area and to and from the gondola and Knoll Ridge Café
shall provide for less able bodied persons.
g. That pedestrian access between the Base Area and Happy Valley shall be reinstated in the vicinity
of the proposed gondola lower terminal.
CONCLUSION
35. The gondola proposal has been amended over the last few years to respond to the many factors at
play at Whakapapa Ski Area including cultural, landscape and ecological values, Ski Area operational
requirements, visitor expectations, utilisation of infrastructure, commercial considerations and more. The
gondola will not only provide for skiers but for other users.
36. In my opinion the gondola proposal is a great example of how an upgrade for recreational and
commercial reasons can be designed in sympathy with cultural, landscape and ecological values.
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37. I consider the proposal is consistent with the District Plan, the purpose of the Resource Management Act
1991 and is appropriate for approval.
DATED 12 April 2018
Ella Tennent
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Karen Scheffer
From: Ella TennentSent: Wednesday, 21 March 2018 5:49 p.m.To: Sandra Holman; Deidre Ewart ([email protected])Cc: Ross Copland ([email protected]); Hannah JulianSubject: FW: Gondola Submission - opposition from Gaspar Sanvicens withdrawn
Good evening Sandra and Deidre Please find below Gaspar’s withdrawal of his submissions. Kind regards,
Ella Tennent Cheal Consultants Ltd 027 322 5414
From: Gaspar Sanvicens [mailto:[email protected]] Sent: Wednesday, 21 March 2018 5:40 p.m. To: Ella Tennent <[email protected]> Subject: Re: Gondola Submission
Hi Ella, I have read the explanation from Ross & note the huge hike in cost for a mid station at Hutt Flat.
Therefore, I agree to withdraw my submission, so long as the Knoll Ridge Express Chairlift is implemented no longer than four years after the Gondola. Regards,
Gaspar
Gaspar Sanvicens
Mobile: 0210 23 1 5758
Please consider the environment before printing this e-mail
On 21/03/2018, at 17:19, Ella Tennent <[email protected]> wrote:
Withdraw your submission – confirmation by email is fine Withdraw your wish to be heard – from both DoC and Council,
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Karen Scheffer
From: Ella TennentSent: Thursday, 22 March 2018 8:53 a.m.To: [email protected]; Deidre EwartCc: Hannah JulianSubject: Fwd: Gondola -Simone MacFarlane’s submissions withdrawn
Thank you
Sent from my iPhone
Begin forwarded message:
From: Simone MacFarlane <[email protected]> Date: 22 March 2018 at 8:50:34 AM NZDT To: Ella Tennent <[email protected]> Subject: Re: Gondola
Thanks Ella. In light of this I will then withdraw my submissions
Sent from my iPhone
On 22/03/2018, at 7:39 AM, Ella Tennent <[email protected]> wrote:
Good morning RAL have had Leitner engineers from Italy onsite to investigate a mid-station option. Their findings have shown that a mid-station is much more difficult to achieve than originally thought and comes with a raft of serious issues which make it untenable. Ross Copland of RAL has been discussing the proposal and options with various club members including RSC. We understand that RSC are no longer pursuing a mid-station but considering other options. RAL are continuing to work through options with various club representatives and are hopeful that a satisfactory outcome can be achieved. Thank you to those who have been supportive of finding a solution that is suitable for all. We will keep you updated. Kind regards,
Ella Tennent Senior Planner MNZPI Cheal Consultants Ltd
P: +64 7 378 6405 Taupo|+64 7 349 8470 Rotorua| M: +64 27 322 5414 E: [email protected] Level 1, 4 Horomatangi Street, TAUPŌ 3330 | 1180 Amohia Street, ROTORUA 3010, PO Box 396, ROTORUA 3040| Home office ŌHOPE
CAUTION!! This message contains information that is confidential and may be subject to legal privilege. If you are not the intended recipient, you must not peruse, use, disseminate, distribute or copy this message. If you have received this message in error, we apologise and ask that you notify us immediately and destroy the message from all locations. We do not accept responsibility for any changes to this email or its attachments.
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Karen Scheffer
From: Ella TennentSent: Wednesday, 21 March 2018 9:19 p.m.To: Hannah JulianSubject: FW: Gondola Submission Taupo Ski Club - submission withdrawn
Can you update the spreadsheet please? Thank you
Ella Tennent Cheal Consultants Ltd 027 322 5414
From: Taupo Ski Club | Secretary [mailto:[email protected]] Sent: Wednesday, 21 March 2018 9:17 p.m. To: Ella Tennent <[email protected]>; [email protected]; [email protected] Subject: Gondola Submission Taupo Ski Club
Please be advised that Taupo Ski Club is withdrawing our submission dated 20/3/18 on Ruapehu Alpine Lifts Limited consent and works approval applications.
Thank you.
Marty Staines President Taupo Ski Club PO Box 67 TAUPO 3351
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Karen Scheffer
From: Ella TennentSent: Wednesday, 21 March 2018 6:05 p.m.To: Sandra Holman; Deidre Ewart ([email protected])Cc: Hannah JulianSubject: FW: Gondola Submission - Di Rice no longer wishes to be heard
Good evening Sandra and Deidre Please find below confirmation from Di Rice that she no longer wishes to be heard. Thank you
Ella Tennent Cheal Consultants Ltd 027 322 5414
From: Di Rice [mailto:[email protected]] Sent: Wednesday, 21 March 2018 5:38 p.m. To: Ella Tennent <[email protected]> Subject: Re: Gondola Submission
Thanks Ella I will read through all this material. Please note that I also do not wish to be heard. Kind regards Di Rice
On 21/03/2018, at 5:20 PM, Ella Tennent <[email protected]> wrote:
Good evening Thank you for providing a copy of your submissions to me. This email is to provide you with additional information relevant to your submission.
RAL’s Indicative Development 10 Year Plan (Facility Management Plan) is attached. It is proposed to replace the Knoll Ridge T-bar with a new 6 seater chairlift (the Knoll Ridge Express Chairlift) that commences at Hut Flat where the Waterfall Express Chairlift currently starts, and terminates where the Knoll Ridge T-bar ends. It is proposed to construct the Knoll Ridge Express Chairlift four to six years after the gondola is constructed. Accordingly there is only a short term loss in facilities, with the removal of the Waterfall Express Chairlift, before a substantial upgrade is undertaken. RAL already has resource consent to replace the Knoll Ridge T-Bar with a chairlift on the same alignment and we will be lodging an application before this ski season to vary that consent to allow the chairlift to extend down to Hut Flat. The plans have been discussed with Tangata Whenua and RAL have received their support for the updated Indicative Development Plan which identifies this change in scope. Engineering for the gondola has been undertaken in conjunction with engineering for the Knoll Ridge Express Chairlift to ensure that the lift alignments are compatible.
In regards to the upper mountain facilities, already the Delta Quad Chairlift has been installed replacing the Waterfall T-Bar, thereby improving the capacity in the upper mountain. As indicated in the attached plan, it is also planned to replace the Far West T-Bar with the Cornice Bowl Express. Snowmaking reticulation will be extended to cover trails on Knoll Ridge below 2,000m, Yankee slopes and West Ridge trails.
In regards to skier safety, snowmaking has improved the width and safety in Tennant’s Valley and snow making and management will continue to be employed by RAL in this area to manage any risks associated with increased use by advanced skiers. It is expected that the trail management will divert more advanced skiers and riders down Tennant’s Valley to avoid overlap with the traditional users of the Rockgarden trail. The snowmaking has
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substantially improved the capacity of the Tennant’s Valley trail thereby reducing congestion. The gondola will also provide beginners with access to the Delta Chair beginner trails and provides for gondola downloading from this area, allowing beginners to avoid more difficult trails on the lower mountain if congested. During low snow periods early and late season there are substantially less skiers than during the winter peak months of July and August and therefore congestion is mitigated by reduced demand. The upper mountain lifts have ample capacity to cope with the late spring visitor volumes experienced at Whakapapa avoiding the need for anyone to ski the lower mountain if they choose not to in soft or low snow conditions.
On the RSC Facebook page, Ross Copland (CEO of RAL) has added to the discussion about a mid-station and I have included the relevant points below for your convenience.
From the Facebook post: RAL investigated the pros and cons of a mid-station early in the design process. Ross explained to the RSC committee that RAL believe it technically possible to build a mid-station somewhere between the two RSC buildings at Hut Flat. Ross used a whiteboard sketch to show where it could possibly be incorporated somewhere between the hut buildings at a future stage if we had to (ie if we were not able to build the Knoll Ridge Express for some reason). RAL doesn't believe the mid-station is a wise investment in the context of the other recent upgrades to lower mountain snowmaking and the future intention to reinstate access from the Waterfall Express drive (Knoll Ridge Express). RAL have to use company funds wisely and with consideration for the longer term needs of both ski areas. A few points to consider:
1) a mid-station would increase the total trip time by approximately 1 minute (20%).2) This slower trip time means more cabins would be required to achieve the same
design capacity which would need to be fit into the bottom station storage building -not easy due to the extremely limited space at the base
3) Mid-stations are expensive to build (est. $1.5 - 2m) for the station itself plus theadditional cost of more cabins, larger cabin storage building, larger drive and motor)and operate - they require more staff and more maintenance and a larger drivehence more electrical load when we are already very limited. This additional costwould reduce funds available delaying the completion of the Knoll Ridge Express.
4) The required 'ski under' clearance at the mid-station would mean 3-4m climb up stairsfrom the snow to the boarding platform (approximately 2 storeys). I don't think itwould take too many short laps to Hut Flat before people tire of it and opt to skidown to the base anyway.
5) Any possibility of doing future earthworks to improve the function of Hut Flat would becompromised by a mid-station.
6) Delaying the gondola project would necessitate major investment in the WaterfallExpress (due to required upgrades)
Our strong preference is to keep the project on track and develop the engineering on the mid-station concept so that it could be implemented in future if required. This will allow us to preserve scarce capital and accelerate the completion of the Knoll Ridge Express. We appreciate that this will mean a couple of years without the ability to step out of the club and onto a lift but in the context of the development and history of Whakapapa Ski Area this is a relatively short timeframe. Even if RAL did agree that the mid-station is a great idea, the construction programme has no additional time available if the Gondola is to be opened in 2019. RSC members need to be aware that the only way to incorporate a mid-station at this late stage would be to delay the Gondola project and to find the additional capital required, plus the additional $3m for the Waterfall upgrade, ie we would need to find approximately $5-6m in total.
Lastly, the template submissions include a wish to be heard which means that the person submitting will attend the hearings and speak. The DoC hearing is Monday 26 March at 10.30am in Turangi. A ten minute time slot will be allocated to you if you wish to speak. If you do wish to be heard, RAL would greatly value submitters taking part in the DoC hearing and not the Council hearing, to avoid the need for two hearings. If a council hearing is
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necessary then it will be held in Taumarunui. If the above information allays your concerns then there are a few options available to you:
Withdraw your submission – confirmation by email is fine Withdraw your wish to be heard – from both DoC and Council, or Withdraw your wish to be heard just from Council (again email confirmation is fine).
A few of you indicated that you do not wish to be heard but I have sent this to you anyway as the information about the project is relevant to you.
We hope that this information addresses your concerns. Please do not hesitate to contact me if you have any questions about the proposal, long term plan or the process. I look forward to hearing from you.
Kind regards,
Ella Tennent Senior Planner MNZPI Cheal Consultants Ltd
P: +64 7 378 6405 Taupo|+64 7 349 8470 Rotorua| M: +64 27 322 5414 E: [email protected] Level 1, 4 Horomatangi Street, TAUPŌ 3330 | 1180 Amohia Street, ROTORUA 3010, PO Box 396, ROTORUA 3040| Home office ŌHOPE
CAUTION!! This message contains information that is confidential and may be subject to legal privilege. If you are not the intended recipient, you must not peruse, use, disseminate, distribute or copy this message. If you have received this message in error, we apologise and ask that you notify us immediately and destroy the message from all locations. We do not accept responsibility for any changes to this email or its attachments.
<Facility Management Plan Whakapapa March 2018 Final.pdf>
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Karen Scheffer
From: Margaret Harrison [mailto:[email protected]] Sent: Wednesday, 21 March 2018 3:13 p.m. To: Ella Tennent <[email protected]>; [email protected] Subject: Whakapapa Gondola
Please note that the attached submission reverses my previous submission. I no longer oppose the application.
Regards
Margaret Harrison
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Karen Scheffer
From: Ella TennentSent: Friday, 6 April 2018 1:13 p.m.To: Hannah JulianSubject: FW: File: P30-1789 Doc: 684,031 - Notice of Withdrawl - Submission - RAL
Whakapapa Gondala - Christiania Ski Club
Importance: High
Ella Tennent Cheal Consultants Ltd 027 322 5414
From: Sandra Holman [mailto:[email protected]] Sent: Monday, 26 March 2018 10:00 a.m. To: 'Eccles, Grant' <[email protected]> Cc: Ella Tennent <[email protected]> Subject: FW: File: P30‐1789 Doc: 684,031 ‐ Notice of Withdrawl ‐ Submission ‐ RAL Whakapapa Gondala ‐ Christiania Ski Club Importance: High
Hi Grant
Submitter 56
Cheers Sandra
---------------------------- Sandra Holman Resource Management Administrator Ruapehu District Council
Ruapehu District Council | Private Bag 1001 | Taumarunui 3946 | New Zealand Phone: 07 895 8188 ext: 236 | Fax: 07 895 3256 | Mobile: email: [email protected] | RDC website: www.ruapehudc.govt.nz
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From: Info Sent: Monday, 26 March 2018 9:56 a.m. To: Sandra Holman <[email protected]> Subject: File: P30‐1789 Doc: 684,031 ‐ Notice of Withdrawl ‐ Submission ‐ RAL Whakapapa Gondala ‐ Christiania Ski Club Importance: High
---------------------------- Info ext: Info Mailbox ----------------------------
From: Bryan Clements <[email protected]> Sent: Monday, 26 March 2018 9:42 a.m. To: [email protected]; Info <[email protected]>; [email protected] Subject: Notice of withdrawal of Christiana Ski Club submission to RAL gondola proposal Importance: High
Hi all,
Please be advised that I withdraw the Christiana Ski Club submission opposing, or requesting alterations to the RAL gondola proposal. I anticipate ongoing dialogue with RAL on aspects of the proposal that remain a concern for Christie and other clubs. We feel the withdrawal of our opposition at this time is in the best interest of all of our futures.
Regards Bryan
Bryan Clements
Christiania Ski Club PO Box 367, Hamilton +64-21-535369Email: [email protected]: www.skichristie.co.nz
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Karen Scheffer
From: Sandra Holman <[email protected]>Sent: Friday, 6 April 2018 1:55 p.m.To: Hannah JulianSubject: FW: RAL Submission Blair MuterAttachments: CCF27032018_0001.pdf
FYI
---------------------------- Sandra Holman Resource Management Administrator Ruapehu District Council
Ruapehu District Council | Private Bag 1001 | Taumarunui 3946 | New Zealand Phone: 07 895 8188 ext: 236 | Fax: 07 895 3256 | Mobile: email: [email protected] | RDC website: www.ruapehudc.govt.nz
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From: Blair <[email protected]> Sent: Tuesday, 27 March 2018 8:53 a.m. To: Sandra Holman <[email protected]> Cc: [email protected]; Info <[email protected]> Subject: RE: RAL Submission
Hi Sandra, Please see attached a letter withdrawing Otaihape’s submission. We no longer oppose the application and no longer wish to be heard.
I will advise RAL also.
Thanks
Blair Muter
From: Sandra Holman <[email protected]> Sent: Wednesday, 21 March 2018 6:00 PM
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To: 'co‐[email protected]' <co‐[email protected]> Subject: RAL Submission
Thank you for your submission on the RAL Gondola Application. Hard copy letter in the post.
Kind regards Sandra
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ Sandra Holman Resource Management Administrator Ruapehu District Council
Ruapehu District Council | Private Bag 1001 | Taumarunui 3946 | New Zealand
phone: 07 895 8188 ext: 236 | fax: 07 895 3256
email: [email protected]
RDC website: Ruapehu District Council
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Karen Scheffer
From: Sandra Holman <[email protected]>Sent: Friday, 6 April 2018 1:57 p.m.To: Hannah JulianSubject: FW: RAL Submissions Lindsey Churton
FYI
From: Linsey Churton <[email protected]> Sent: Saturday, 24 March 2018 12:11 p.m. To: Sandra Holman <[email protected]>; [email protected] Subject: Re: RAL Submissions
Hi Sandra and Ella
I have thought a lot about my submission and would like to withdraw it.
I am now of the thought that this is moving forward and while it does not meet all my needs, the long term plan is more important.
Please note, this is my personal submission only, not the one I submitted for Tongariro Ski Club. That is in the hands of our committee.
Regards
Linsey Churton Preview attachment Linsey Churton Ack Ltr.pdf
Linsey Churton Ack Ltr.pdf 230 KB
On 23 March 2018 at 08:50, Sandra Holman <[email protected]> wrote:
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Thank you for your submission on the RAL Gondola Application. Hard copy letter in the post.
Kind regards
Sandra
---------------------------- Sandra Holman Resource Management Administrator Ruapehu District Council
Ruapehu District Council | Private Bag 1001 | Taumarunui 3946 | New Zealand Phone: 07 895 8188 ext: 236 | Fax: 07 895 3256 | Mobile: email: [email protected] | RDC website: www.ruapehudc.govt.nz
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Karen Scheffer
From: Sandra Holman <[email protected]>Sent: Friday, 6 April 2018 1:58 p.m.To: Hannah JulianSubject: FW: RAL Submission - Withdrawal Attachments: DOC 40011 Ruapehu Alpine Lifts Ltd - Gondola Proposal 1.pdf
Hi Hannah,
I’m now away for the rest of the day, back in the office Monday.
Have a great weekend.
Kind regards Sandra
---------------------------- Sandra Holman Resource Management Administrator Ruapehu District Council
Ruapehu District Council | Private Bag 1001 | Taumarunui 3946 | New Zealand Phone: 07 895 8188 ext: 236 | Fax: 07 895 3256 | Mobile: email: [email protected] | RDC website: www.ruapehudc.govt.nz
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From: Eileen Hollands <[email protected]> Sent: Friday, 23 March 2018 12:44 p.m. To: Sandra Holman <[email protected]>; [email protected] Subject:
Kia ora
My name is Eileen Hollands, I live at 138B Waerenga Road Otaki. I made a submission regarding the Ruapehu Alpine Lifts application to build the Gondola.
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I would like my name taken of the attached submission ‐ as the korero in the first 3 paragraphs are incorrect. We can not speak on behalf of Marae Otukou and Papakai. We can only speak on behalf of ourselves, individuals or groups.
I whakapapa to both Marae Otukou and Papakai, I was the person who drove the submission process at both marae, I am not speaking on behalf of them, I am speaking of the actions I took to support our whanau participate in the submission process, should they wish to oppose, support or be neutral. The reason I chose to drive the submission process, was to highlight the letter from the Hapu that was not a true reflection of our whanau, and we wanted to have our say.
A hui a hapu was organised for the 17th March at Papakai Marae, a hui a hapu is a meeting for all Marae of the Hapu of Hikairo to come and meet and discuss issues of importance to the hapu and the issue of importance were; we were unaware of the letter of support from TRNHT. Ross Copland heard that the whanau of Hikairo were not happy, and asked if he could meet with us to share his presentation. We invite him to our hui a hapu. After the presentation whanau were happy with the presentation and also for being allowed to participate in this process. Ross said he had an open door policy that if any of the whanau wanted to talk more, he was available. The process for submission for those individuals or whanau to either oppose, support or be neutral was still available.
On the 18th March was the AGM at Otukou Marae. Again the korero regarding the submission process was placed on the table. Otukou whanau said that they want to use the submission process to support the application by Ruapehu Alpine Lifts. The process for submission was still open for all individuals or groups to oppose, support or be neutral.
My reason for my submission was so that I could enter the review process. I want to be able to tell Department of Conservation, and Ruapehu District council exactly what I wanted to tell Ruapehu Alpine Lifts, the power sits at our marae tables. This is where you should bring your korero. This is where I go. I am in support of the Ruapehu Alpine Lifts project.
Nga mihi nui
Eileen Hollands (Missy)
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Karen Scheffer
From: Linsey Churton <[email protected]>Sent: Monday, 9 April 2018 11:14 p.m.To: Sandra Holman; Ella TennentSubject: RE: [#09128] HEARING RUAPEHU ALPINE LIFTS, WHAKAPAPA GONDOLA
APPLICATION - WISHING TO BE HEARD
Hi Sandra & Ella
Tongariro Ski Club is withdrawing its submission to Ruapehu District Council against the RAL gondola. We will no longer wish to be heard.
Regards
Linsey Churton President Tongariro Ski Club
On 5 April 2018 at 12:27, Sandra Holman <[email protected]> wrote:
Dear Submitter
HEARING MEETING, LAND USE CONSENT – RUAPEHU ALPINE LIFTS, WHAKPAPA GONDOLA APPLICATION
This email is to advise you of the date and time scheduled for the Hearing meeting regarding the application by RUAPEHU ALPINE LIFTS for Resource Consent for the Construction of a Gondola to replace the National Downhill Chairlift (already removed) and remove the Waterfall Express Chairlift Towers and Upper Terminal Building.
The hearing meeting for this application will be held on Friday, 27th April 2018 commencing at 9.30am in the Tongariro Room at The Chateau, Whakapapa.
The Agenda can be viewed via Council’s website ….
Link: https://goo.gl/V1WqJP
You have nominated via your written submission that you “wish to be heard”. For administrative purposes can you please confirm with Council whether
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a. you will be attending the hearing and still wish to be heard, orb. you will be attending the hearing but no longer wish to be heard, orc. you will not be attending the hearing and no longer wish to be heard.
To allow time to complete hearing administration please advise of your intentions by 20 April 2018.
Should you require any further information or assistance regarding this email, please do not hesitate to contact Council.
Kind regards
Sandra
---------------------------- Sandra Holman Resource Management Administrator Ruapehu District Council
Ruapehu District Council | Private Bag 1001 | Taumarunui 3946 | New Zealand Phone: 07 895 8188 ext: 236 | Fax: 07 895 3256 | Mobile: email: [email protected] | RDC website: www.ruapehudc.govt.nz
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