before the ruapehu district council hearings committee · 2018-04-12 · before the ruapehu...

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

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,

Appendix 1 13

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.

Appendix 1 14

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


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

Appendix 1 15

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


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

Appendix 1 16

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

Appendix 1 17

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>

Appendix 1 18

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

Appendix 1 19

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


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

----------------------------

Appendix 1 20

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

Appendix 1 21

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



‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐

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

Appendix 1 22

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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Appendix 1 23

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:

Appendix 1 24

Thank you for your submission on the RAL Gondola Application. Hard copy letter in the post.

Kind regards

Sandra



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Appendix 1 25

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



----------------------------

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.

Appendix 1 26

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)

Appendix 1 27

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

Appendix 1 28

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



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Appendix 1 29

before the ruapehu district council hearings committee · 2018-04-12 · before the ruapehu...

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