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Page 1: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

Wilton Substation:

Landscape and Visual Effects Assessment Prepared for Transpower New Zealand Limited

15 June 2015

110 kV Bus Rationalisation

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Document Quality Assurance

Bibliographic reference for citation: Boffa Miskell Limited 2015. Wilton Substation: 110 kV Rationalisation: Landscape and Visual Effects Assessment. Report prepared by Boffa Miskell Limited for Transpower New Zealand Limited.

Prepared by: Rhys Girvan Associate Principal: Landscape Planner Boffa Miskell Limited

Reviewed by: Yvonne Pfluger Principal: Landscape Planner Boffa Miskell Limited

Status: FINAL Revision / version: [2] Issue date: 15 June 2015

Use and Reliance This report has been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use for the purpose for which it is intended in accordance with the agreed scope of work. Boffa Miskell does not accept any liability or responsibility in relation to the use of this report contrary to the above, or to any person other than the Client. Any use or reliance by a third party is at that party's own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate, without independent verification, unless otherwise indicated. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

Template revision: 20120608 0000

File ref: W13114_01_ Landscape_and Visual_Assessment_20150528.docx Cover photograph: View from Wilton Substation, © Boffa Miskell, 2015

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CONTENTS

1.0 Introduction 1 2.0 Landscape Context 1

Site Location 1 Landscape Character 1

3.0 Site Appraisal 2 Landform 2 Land-cover 2 Land Use 3

4.0 Visual Appraisal 4 Viewpoint Photography 4 Potential Viewing Audience 4

5.0 Proposed Development 5 6.0 Statutory Planning Context 7

National Policy Statement on Electricity Transmission 7 Wellington Regional Policy Statement 7 Wellington City District Plan 9

7.0 Landscape and Visual Assessment 10 Approach and Methodology 11

8.0 Landscape and Visual Effects 12 Landscape Effects 12 Visual Effects 13 Summary of Visual Effects 15

9.0 Assessment against Statutory Provisions 15 Landscape Values 15 Visual Amenity Values 16 Natural Character and Open Space Values 16

10.0 Conclusions 17

Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

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Appendices Appendix 1: Planting Envelope Appendix 2: Visual Simulations

Figures Figure 1: Site Context Plan

Figure 2: Site Plan

Figure 3: Visual Appraisal Plan

Figure 4: Landscape Plan

Figure 5: Planting Methodology

Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

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1.0 Introduction

1.1 Boffa Miskell Limited was engaged by Transpower New Zealand Limited (Transpower) to prepare a landscape and visual assessment in relation to a proposed 110 kV bus rationalisation project at Wilton Substation (hereinafter referred to as the Site).

1.2 This assessment sets out the following:

• Describe the Site in relation to the existing features, landscape context and available viewing audience;

• Outline the proposal;

• Summarise relevant planning and policy documents;

• Describe the nature of potential landscape or visual effects; and

• Identify mitigation measures seeking to avoid, remedy or mitigate any potential adverse effects.

2.0 Landscape Context

Site Location 2.1 As shown on Figure 1: Site Context, the Site accommodates the existing Wilton Substation

accessed from the western end of Chartwell Drive. The existing substation is located on an elevated platform to the west of residential development which extends throughout the adjoining undulating suburbs of Crofton Downs, Wilton and Wadestown.

2.2 To the west of the Site lies Chartwell Spur which rises towards the larger landform of Te Wharangi Ridge within Wellington’s Outer Town Belt. The Skyline Walkway is accessed from the western area at the end of Chartwell Drive. Otari-Wilton’s Bush extends to the south of the Site and connects with vegetation and further recreation tracks which extend through Ngaio Gorge.

2.3 Several transmission lines extend from the substation throughout the surrounding landscape including two lines extending to the north-west along Chartwell Spur (BPE-WIL A and TKR-WIL A) and individual lines extending to the south-west over the Otari Hilltops (CPK-WIL B), south along the western edge of Wilton (CPK-WIL A) and dog-legging from south-west to north-east to extend through Ngaio Gorge (KWA-WIL A).

Landscape Character 2.4 The landscape character associated with the Site forms a transition between suburban

residential development accommodated in Wellington and the wider elevated rural hinterland backdrop within Wellington’s Outer Town Belt. The character encompassing the Site was considered in part within an assessment of Wellington’s Ridgeline and

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Hilltops1, within which the Site was identified within the Kaiwharawhara ‘community of interest’ containing the southern end of Chartwell Spur. The key characteristics of the Chartwell Spur ridgeline containing the Site identified in the Ridgeline and Hilltops report are outlined as follows:

• A long side spur that descends to a natural focal point in the Kaiwharawhara Valley – the convergence of the Kaiwharawhara and Korimako Streams;

• The upper part of the spur and the Chartwell substation knoll are highly visible from the Kaiwharawhara community;

• Pine plantings are starting to screen the substation and becoming a local landmark;

• Extensive earthworks on the north side of Chartwell knoll have noticeably modified the landform;

• Natural value: regenerating native vegetation associated with Otari on the moister south side, rock outcrops and bluffs on the higher steeper slopes; and

• Recreation: walking and mountain biking track linking to the ridgetop Skyline Walkway.

3.0 Site Appraisal

3.1 The existing development on the Site is shown on Figure 2: Site Plan. This shows the layout of the existing components in the 110 kV switchyard and immediate surrounds overlaid upon an aerial photograph. The proposed location of new electricity components and areas of existing vegetation proposed to be removed are also shown. A fuller description of the proposal is set out in Section 4.0.

Landform 3.2 The existing Site is formed on a levelled platform situated along Chartwell Spur at

approximately 215 metres above sea level. To the east and north of this platform, the boundaries of the Site slope steeply down towards residential development on the lower slopes of Crofton Downs. To the west of the Site, a localised knoll adjoins the Site from the ridge forming Chartwell Spur before continuing to rise to the west of the Site towards Te Wharangi Ridge.

Land-cover 3.3 Much of the existing Site is currently covered with utilitarian elements including a crane

building, control room; 33 kV indoor switching room, 110 kV and 220 kV switchyards with electricity components, security fencing, transmission towers and car parking (see Photograph 1 overleaf). Surrounding this, flat areas have been established in grass with some amenity planting including acacia, pohutakawa and native shrubs predominantly located in the vicinity of the control building.

1 Boffa Miskell (2001) Wellington’s Ridgetops and Hilltops: The Natural and Amenity Values, prepared for Wellington City Council

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3.4 Parts of the northern and eastern edges of the platform which accommodate the substation include existing pine trees and other associated exotic and native shrub and tree species including mahoe, cherry trees, cabbage trees and gorse on the bank below (see Photograph 2). Felled pine logs are also interspersed through vegetation established along part of the bank. A further belt of pines visually separates the substation from Chartwell Drive to the south.

Land Use 3.5 Utilitarian infrastructure associated with electricity transmission is the sole land use

accommodated within the Site. Transmission lines also extend from the Site through surrounding areas, including parts of adjacent suburban areas and surrounding open land within Wellington’s Outer Town Belt.

Photograph 1: The existing substation is visible in the foreground enclosed by security fencing and surrounded by gravel with pasture and amenity planting adjoining the central control building. The elevated knoll along Chartwell Spur is visible in the background accommodating tower BPE-WIL A along the skyline.

Photograph 2: The existing mix of native and exotic low level scrub vegetation established on the embankment and row of pine trees along the top of the bank which are proposed to be removed.

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4.0 Visual Appraisal

4.1 In order to identify the potential viewing audience with views towards the Site, a computer-generated zone of theoretical visibility (ZTV) analysis was carried out using ground and above ground LiDAR information. This is included as Figure 3: Visual Appraisal.

4.2 ZTV is used to indicate the locations from where the Site could theoretically be seen; it is not a measure of actual visibility. Using available above ground LiDAR this takes account of intervening buildings and vegetation together with the reduced screening provided by the removal of existing pine trees. Based on this analysis, a total of 2,072 buildings were identified within 2km of the Site which have potential to obtain views towards the Site.

4.3 The ZTV analysis does not take account of changes in the nature of views with increasing distances from the Site nor the change in orientation or context from which the Site is observed. Based on the ZTV analysis, the actual extent of visibility has been checked in the field to identify and take account of landform, vegetation and structures in available views as well as viewing distances. The assessment of visibility has been undertaken from representative public viewpoints; no private property has been visited for the purpose of this assessment.

Viewpoint Photography 4.4 Based on the ZTV outlined above, representative viewpoints were identified from

residential areas surrounding the Site. The selection of the key viewpoints is based on the following criteria:

• The requirement to provide an even spread of representative viewpoints within the visual envelope surrounding the Site.

• The requirement to provide representative viewpoints that consider the normal field of vision (ie. panoramic views).

• Locations from which the nature of views are potentially most adversely impacted by visual effects, ie. the worst case scenario.

The locations of identified viewpoints are illustrated on Figure 3 with photographs included on Viewpoints 1-5. The existing nature of views towards the Site from the potential viewing audience has been described below.

Potential Viewing Audience 4.5 Based on the visual appraisal undertaken, potential viewing audiences within the suburbs

of Ngaio, Crofton Downs, Wadestown and Wilton were identified (see Figure 3). Potential views within open space areas to the west and south of the Site, including the Skyline Walkway along Chartwell Spur, are curtailed by intervening topography and vegetation including the adjoining knoll landform. Vegetation retained along the boundaries of the substation will also continue to conceal potential views in these directions.

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4.6 To the east of the Site near distance lower level oblique views are available from properties within Crofton Downs, including dwellings established along Chequers Way and Downing Street which adjoin the existing boundary of the substation (see Viewpoint 1). In this area, existing pine trees form part of a vegetated horizon adjoining electricity transmission towers utilitarian infrastructure seen above intervening native vegetation established along the embankment.

4.7 Further to the east of the Site, on the opposite side of Ngaio Gorge, properties in Wilton and Wadestown will potentially obtain medium and long distance views towards the substation at distances beyond approximately 500 metres. From areas lower within the valley in the vicinity of Ngaio Gorge (see Viewpoint 2) parts of the switchyard together with electricity transmission towers and pine trees have potential to be seen along the horizon above houses nestled within regenerating vegetation. From more elevated viewpoints beyond approximately 700 metres (see Viewpoint 3) switchyard infrastructure is visible below a more distant backdrop of the Belmont Hills. In such views the existing pine trees provide a partial screen of the switchyard with pine trees to the north of the Site and adjoining electricity towers punctuating the horizon.

4.8 To the north-east of the Site, the potential to observe the Site is available from the southern end of Ngaio along Trelissick Crescent over a distance of approximately 750 metres. From this area, the Site is characterised by the pine trees established along the skyline which screen the substation (see Viewpoint 4). Adjacent to the Site, existing electricity towers punctuate the horizon above dwellings which appear nestled within vegetation.

4.9 Further to the east, there is potential to obtain very long distance views towards the Site from the north-eastern part of Wadestown, beyond approximately 1.6 kilometres (see Viewpoint 5). From this location the switchyard components and electricity towers remain visible along a lower ridge above residential development and below a more distant backdrop formed by Ti Wharangi Ridge. The existing pine trees to be removed provide a partial screen of the existing switchyard and adjoining electricity tower with more extensive pine trees continuing to the north.

5.0 Proposed Development

5.1 The proposed development requires the modification of existing electricity infrastructure and transmission lines associated with an existing electricity substation. The proposal accommodates a reconfigured electricity bus configuration and includes two new poles (B1 and B2) constructed along the CPK-WIL B line which passes to the south and east of an existing switchyard and two new pi-poles (K1 and A1) constructed adjacent to existing electricity towers along the CPK-WIL A and KWE-WIL A lines (refer to Figure 2 for layout).

5.2 The proposed poles will appear relatively slender and reach heights which are below the height of adjoining electricity towers. Where visible from beyond the Site, they will be seen in association with the existing electricity switchyard. The new poles (B1 and B2) reach a maximum height of 20 metres and accommodate conductors with a width of 40.7 mm, consistent with the existing 110 kV CPK-WIL B line. The proposed pi-poles (A1 and K1) extend to a maximum height of 15.5 metres and will lower and divert the existing conductors from adjoining transmission towers to a different bay inside the switchyard.

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The realignment of conductors and internal bus reconfiguration and additional bay within the switchyard will be difficult to see from beyond the Site seen in the context of the existing infrastructure.

Earthworks

5.3 Earthworks for the proposed switchyard extension and constructing the new pole structures will entail a total volume of approximately 350m3. There will be no change to the existing ground levels associated with the poles and all excess spoil will either be disposed of on or off site.

Vegetation Removal

5.4 For safety reasons, vegetation must achieve a minimum clearance of 4 metres from each conductor. This is illustrated in accordance with the planting envelope provided by Aecom included in Appendix 1. This constraint also results in the removal of 12 mature pine trees along the eastern edge of the substation. These have been heavily pruned and retain open views through the lower canopy to form a fragmented tree belt which extends for a total length of approximately 60 metres reaching a height of approximately 15 metres.

Landscape Mitigation

5.5 In order to reduce the visibility of the proposed development, a landscape plan has been developed in order to implement replacement planting along the embankment, (see Figure 4). The landscape plan has responded to the safety constraints (illustrated in Appendix 1) of installing a new transmission line along the eastern boundary of the substation. Plant species have also been selected on their ability to integrate with the existing vegetated character associated with the embankment area adjoining the Site whilst contributing towards a reduction in available views.

5.6 In accordance with these objectives, three bands of planting are proposed as outlined below:

Mix 1 This entails native shrubs which will reach a maximum height of 6 metres along the upper edge of the proposed embankment. In this area species will include: Hebe stricta, Myrsine australis, Pseudopanax lessonii and Coprosma robusta.

Mix 2 This entails native shrubs and small trees which will reach a maximum height of 8 meters located below the top of the bank. In this area species will include: Melicytus ramiflorus, Pittosporum eugenioides, Pittosporum tenuifolium, Pseudopanax arboreus and Griselinea lucida.

Mix 3 This entails native shrubs and fast growing exotic trees which will reach up to a maximum height of 10 metres located below the top of the bank. Species will include: Acacia melanoxylon, Knightia excelsa and Pittosporum tenuifolium

Landscape Maintenance

5.7 Maintenance will be required to ensure planting establishes in the first three years and there after achieves the maximum height limit which will contribute towards reinforcing the vegetated character along the embankment and provide a reduction in available views. The proposed planting methodology and maintenance requirements have been set out in Figure 5.

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6.0 Statutory Planning Context

6.1 The proposed development requires the modification of existing electricity infrastructure and transmission lines within an existing electricity substation designation as identified in the Wellington City District Plan. In addition to the provision for electricity infrastructure as anticipated within this designation, the following relevant policies have also been taken into account.

National Policy Statement on Electricity Transmission 6.2 Within the National Policy Statement on Electricity Transmission, Policy 7 refers to amenity

values and states:

Planning and development of the transmission system should minimise adverse effects on urban amenity and avoid adverse effects on town centres and areas of high recreational value or amenity and existing sensitive activities.

Wellington Regional Policy Statement 6.3 The Wellington Regional Policy Statement (RPS) became operative on the 24th April 2013

and provides the current framework for the sustainable management of the Region’s natural resources.

6.4 Within the RPS, Objective 17 is relevant to the Region’s outstanding natural features and landscapes and requires that:

The region’s outstanding natural features and landscapes are identified and their landscape values protected from inappropriate subdivision, use and development.

6.5 Policy 25 relates to the identification of outstanding natural features and landscapes and states:

District and regional plans shall identify outstanding natural features and landscapes having determined that the natural feature or landscape is:

(a) Exceptional or out of the ordinary; and

(b) That its natural components dominate over the influence of human activity,

after undertaking a landscape evaluation process, taking into account the factors listed below.

Natural science factors

(a) Natural science values: these values relate to the geological, ecological, topographical and natural process components of the natural feature or landscape:

(i) Representativeness: the combination of natural components that form the feature or landscape strongly typifies the character of an area.

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(ii) Research and education: all or parts of the feature or landscape are important for natural science research and education.

(iii) Rarity: the feature or landscape is unique or rare within the district or region, and few comparable examples exist.

(iv) Ecosystem functioning: the presence of healthy ecosystems is clearly evident in the feature or landscape.

Sensory factors

(b) Aesthetic values: these values relate to scenic perceptions of the feature or landscape:

(i) Coherence: the patterns of land cover and land use are in harmony with the underlying natural pattern of landform and there are no significant discordant elements of land cover or land use.

(ii) Vividness: the feature or landscape is visually striking and is widely recognised within the local and wider community for its memorable and sometimes iconic qualities.

(iii) Naturalness: the feature or landscape appears largely unmodified by human activity and the patterns of landform and land cover appear to be largely the result of intact and healthy natural systems.

(c) Expressiveness (legibility): the feature or landscape clearly shows the formative processes that led to its existing character.

(d) Transient values: the consistent and noticeable occurrence of transient natural events, such as seasonal change in vegetation or in wildlife movement, contributes to the character of the feature or landscape.

Shared or recognised factors

(e) Shared and recognised values: the feature or landscape is widely known and is highly valued for its contribution to local identity within the immediate and wider community.

(f) Tangata whenua values: Māori values inherent in the feature or landscape add to the feature or landscape being recognised as a special place.

(g) Historical associations: knowledge of historic events that occurred in and around the feature or landscape is widely held and substantially influences and adds to the value the community attaches to the natural feature or landscape.

6.6 Objective 18 refers to the Region’s special amenity landscapes and requires that:

The region’s special amenity landscapes are identified and those landscape values that contribute to amenity and the quality of the environment are maintained or enhanced.

6.7 Policy 27: Identifying special amenity landscapes – district and regional plans states:

District and regional plans may identify special amenity landscapes which are distinctive, widely recognised and highly valued by the community for their contribution to the amenity and quality of the environment of the district, city or

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region. Any special amenity landscape evaluation process carried out to inform the identification of any such special amenity landscapes shall take into account the factors listed in policy 25.

6.8 No outstanding natural landscapes or significant amenity landscapes are identified within the RPS or District Plan, therefore Policies 26, 28 and 50 relating to protection and managing effects do not apply. Notwithstanding this, WCC identifies Ridgetops and Hilltops area which relate, in part, to landscape and amenity values as set out below.

Wellington City District Plan 6.9 The existing designations, zones and overlays within the Site are illustrated on Figure 1. The

Site is identified as Designation F2: Electricity Substation within the Wellington City District Plan, with accompanying conditions associated this designation set out in Appendix J. Within these conditions, there are no specific requirements to address potential landscape or visual effects.

6.10 The overlying electricity substation designation covers land within the Open Space B Zone and a ridgeline and hilltops overlay. Section 16 sets out relevant objectives and policies in relation to land zoned open space. ‘Open Space B’ land underlying the existing electricity substation designation is typically valued for its natural character and informal open spaces. Such areas with this zoning are generally very different in landscape character to the highly modified Site which is characterised by existing electricity infrastructure.

6.11 Objective 16.5.1 seeks to maintain, protect and enhance the open spaces of Wellington City. In relation to this, Policy 16.5.1.1 refers specifically to managing such open space and states:

Identify a range of open spaces and maintain their character, purpose and function, while enhancing their accessibility and usability.

6.12 In addition to Open Space Areas, Policy 6.5.1.5 refers to the Outer Town Belt and states:

Identify land that contributes towards an Outer Town Belt that will provide an open, undeveloped edge to the City.

6.13 Objective 16.5.2 seeks to maintain and enhance natural features (including landscape and ecosystems) that contribute to Wellington’s natural environment. In accordance with this objective, Policy 16.5.2.1 refers to significant landscape and landscape elements and states:

Identify and protect from development and visual obstruction landforms and landscape elements that are significant in the context of the Wellington landscape, and in particular significant escarpments and coastal cliffs.

6.14 Policy 16.5.2.2 refers to identified ridgelines and hilltops and states:

Restrict the construction of buildings, structures and earthworks on identified ridgelines and hilltops.

6.15 Policy 16.5.2.3 refers to native vegetation and states:

Encourage retention of existing native vegetation and where appropriate re-introduce native cover.

6.16 Section 22 of the District Plan sets out the relevant objectives and policies in relation to utilities. Objective 22.2.1 seeks to provide for the efficient development and maintenance of utility networks and the activities of other utility operators throughout the

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city while avoiding, remedying or mitigating any adverse effects of activities on the environment.

6.17 Policy 22.2.1.1 refers to activities with significant impacts and states:

Avoid, remedy or mitigate any adverse environmental effects of utility networks by requiring resource consents for structures and activities with a significant impact or where they are proposed to be located in sensitive and/or highly valued environments.

6.18 Policy 22.2.1.1B refers to activities within the Open Space Zone and states:

To recognise reserve land values (typically zoned as either Open Space or as Conservation Sites) in the siting of utilities. Some utilities may be appropriate on Open Space A land as this land typically contains buildings and/or structures which can be used to mitigate the effects of utilities. On Open Space B and C land and Conservation Sites, utilities are generally discouraged but may be appropriate, where there are no reasonable siting alternatives and where adverse visual effects can be appropriately mitigated, in particular for those utilities associated with the operation of legal roads.

6.19 In relation to the ridgelines and hilltops overlay identified across the Site, land to the west of the substation which encompasses the adjoining knoll is identified as having ‘high visibility from communities’ (see Figure 1). This identified value does not extend across much of the existing 110 kV switchyard nor the area where poles and reconfigured lines are proposed along the eastern boundary.

7.0 Landscape and Visual Assessment

7.1 Landscape and visual assessments are separate, although linked, analyses. The existing landscape and its existing visual context all contribute to the existing ‘baseline’ for landscape and visual assessments. Visual effects are assessed as one of the interrelated effects on people. The assessment of the potential effect on landscape is carried out as an effect on an environmental resource, ie. landscape features or landscape character. This is further summarised below:

Landscape effects derive from changes in the physical landscape, which may give rise to changes in its character and how this is experienced. This may in turn affect the perceived value ascribed to the landscape.

Visual effects relate to the changes that arise in the landscape including composition of views as a result of changes to the landscape, to people’s responses to the changes, and to the overall effects with respect to visual amenity.

7.2 In summary, the assessment of effects aims to:

• Identify systematically the likely landscape and visual effects of the development;

• Indicate the measures proposed to avoid, remedy or mitigate those effects; and

• Provide an assessment and professional judgement as to the significance of effects taking the proposed mitigation into account.

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7.3 Effects may be positive (beneficial), neutral (no discernible change), or negative (adverse), direct or indirect, and can be temporary (short, medium, or long term), permanent or cumulative. They can also arise at different scales (local, regional, or national) and have different levels of significance.

Approach and Methodology 7.4 This assessment considers the potential landscape and visual effects of the proposal in

the context of the Site and wider landscape, together with effects on available views. The methodology used for the assessment involved a combination of fieldwork, computer-based visibility analysis and photographic simulations from various public viewpoints, with the findings of this assessment set out in section 8.0 below.

7.5 The findings of this assessment adopt the following seven point scale to determine the significance of effects in accordance with NZILA Best Practice Guidance as set out below: Extreme: Total loss to key elements / features / characteristics of a highly valued landscape,

i.e. elements considered to be totally uncharacteristic when set within the attributes of the receiving landscape such that it amounts to complete change of highly recognised landscape values.

Very High: Major modification to most key elements / features / characteristics of a valued landscape, i.e. introduction of elements considered to be largely uncharacteristic with the attributes of the receiving landscape such that little of the pre-development landscape character remains.

High: Major modifications to key elements / features / characteristics of the baseline, i.e. introduction of elements considered uncharacteristic with the attributes of the receiving landscape such that the pre-development landscape character remains evident but materially changed.

Moderate: Partial loss of or modification to one or more key elements / features / characteristics of the baseline, i.e. introduction of new elements may be prominent but not necessarily uncharacteristic when set within the attributes of the receiving landscape.

Low: Minor loss of or modification to one or more key elements / features / characteristics of the baseline, i.e. new elements may not be prominent or uncharacteristic when set within the attributes of the receiving landscape.

Very Low: No material loss of or very limited modification to key elements / features / characteristics of the baseline, such that the pre-development landscape or view and/or introduction of elements are not uncharacteristic and absorbed within the attributes of the receiving landscape.

Negligible: Very minor or no loss of or modification to key elements/ features/ characteristics of the baseline, i.e. approximating a ‘no change’ situation.

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8.0 Landscape and Visual Effects

Landscape Effects 8.1 The proposed development including poles and extended bus structure will remain

associated with an existing electricity substation and requires the rationalisation of existing utilitarian influences along an elevated ridge. No additional access provisions, lighting or buildings are required with all development contained within an existing electricity substation designation.

Vegetation Removal

8.2 The proposed removal of 12 existing pine trees affects part of a larger band of mature exotic trees which continue along the north-eastern and northern boundaries of the Site. These represent mature fast growing exotic trees which are in a moderate condition with a limited lifespan. Pruning has included topping and removal of the lower limbs together with wind throw occurring due to the exposed nature of the Site. During construction, the removal of pine trees will reduce part of the established vegetated edge observed in association with the existing switchyard. This will change the composition of boundary vegetation observed within a localised area and increase the potential to see additional parts of the switchyard previously only visible through the lower canopy of these trees.

Earthworks

8.3 A total volume of approximately 350m3 proposed to accommodate the switchyard extension and construct proposed poles within or adjacent to the existing switchyard. The final location for the disposal of excess spoil has not been identified however potential has been identified to spread this in the level area retained in the north-east corner of the Site. Provided any excess spoil retained on the Site is contained within existing open areas and regrassed this will remain concealed from external areas.

Vegetation Retention / Reinforcement

8.4 Existing low level regenerating native vegetation along the lower embankment will be retained and reinforced with native shrub and tree species together with a band of fast growing exotic evergreen trees established lower down the bank (see Figures 4 and 5). Substantial areas of new planting will be planting on the embankment sloping down to the east of the pine trees proposed to be removed and will combine with the established pattern of vegetation along this escarpment to create a long term vegetated cover which will reduce lower level views. Once established, beyond approximately 15 years, proposed vegetation will reach a maximum height of 10 metres and reduce visibility of the adjacent switchyard from lower elevations. Over longer distances will reinforce a cohesive cover and visually anchors development within the Site.

Landscape Character

8.5 The existing electricity substation and associated infrastructure will remain within a localised area of landscape and continue to provide an established utilitarian character which includes adjacent transmission towers and elevated switchyard components seen above the skyline from several locations. Landscape character effects associated with the proposed development will result in localised changes to existing vegetation patterns and electricity components and become absorbed as a minor part of an established utility which presently contributes to the character along this area of Chartwell Spur.

Significance of Landscape Effects = Low

12 Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

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Visual Effects 8.6 In order to illustrate the nature of views which will result from the proposed development

and assess the significance of visual effects, visual simulations have been prepared from identified representative viewpoints. Visual simulations which show the proposed development without mitigation have been prepared (refer VP1- VP5 in graphics attachment) together with simulations showing the benefit of proposed mitigation at 15 years following establishment (suffixed with an “A”).

8.7 A description of available views before and after mitigation together with an assessment of visual effects is set out below.

Viewpoint 1: Oldham Way

8.8 From near distances (over distances from approximately 100 metres) in Crofton Downs, the removal of pine trees will lower part of the existing vegetated horizon and expose more of the existing switchyard seen above the vegetated embankment in the foreground. Upper elements of the switchyard may appear prominent within the context of the existing utilitarian influences presently visible, together with proposed pole structures which appear as larger slender utility structures adjacent to existing electricity towers which punctuate the skyline.

Significance of Visual Effects = Moderate

Viewpoint 1A: Oldham Way (with Mitigation)

8.9 Once established, planting introduced along the embankment will provide screening of the switchyard in near distance low level views. Parts of the elevated pole and pi –pole structures will remain visible above embankment planting and appear as relatively slender utility structures visible in association with existing electricity towers which punctuate the skyline.

Significance of Visual Effects = Low

Viewpoint 2: Blackbridge Road

8.10 Removal of the existing pine trees along the skyline will be visible beyond approximately 500 metres over middle distance views from lower elevations in Wilton and Wadestown. This will reveal lower elements within the existing switchyard together with open skyline seen between adjoining elevated transmission towers along the horizon. The majority of pine trees along the northern edge of the substation will remain and continue to punctuate the skyline in association with elevated transmission towers which continue to the left hand side of the Site.

Significance of Visual Effects = Moderate

Viewpoint 2A: Blackbridge Road (with Mitigation)

8.11 Once established, planting introduced along the embankment will contribute some screening of lower elements within the switchyard and further anchor development within this area of the Site including the combination of towers and pole structures which remain visible along the horizon. Whilst elevated parts of the switchyard and additional pole elements will remain visible, these will not appear visually dominant or prominent in the context of the existing utilitarian elements which are visible.

Significance of Visual Effects = Low

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Page 18: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

Viewpoint 3: Mairangi Road

8.12 Over long distance elevated viewpoints within Wilton and Wadestown (beyond approximately 700 metres) the removal of pine trees will reveal an additional portion of the switchyard seen below a more distant backdrop of Te Wharangi Ridge. The proposed pole structures will appear in association with the switchyard and below more elevated electricity towers which punctuate the skyline.

Significance of Visual Effects = Low

Viewpoint 3A: Mairangi Road (with Mitigation)

8.13 Once established, planting introduced along the embankment will contribute a low level screen along the base of the switchyard and adjoining electricity towers and visually anchor utilitarian development within the Site seen along the ridge.

Significance of Visual Effects = Low

Viewpoint 4: Trelissick Crescent

8.14 Most of the existing pine trees along the northern edge of the substation will be retained and maintain screening from areas to the north of the substation. This will continue a comprehensive vegetated canopy along the horizon to the north of the area of pine trees proposed to be removed. To the east of this, a single relatively slender pole structure will punctuate the horizon similar to surrounding electricity towers extending further to the right and left of the substation. The top of the central plant building, presently visible through the lower canopy of pine trees will also be visible.

Significance of Visual Effects = Very Low

Viewpoint 4A: Trelissick Crescent (with Mitigation)

8.15 Once established, planting along the embankment will extend the existing pattern of vegetation to the left of existing pine trees and screen the upper extent of the central plant building which would otherwise appear visible without screening. Above this, a single elevated pole will remain visible in the context of existing pine trees and electricity towers which punctuate the skyline adjacent to the substation.

Significance of Visual Effects = Very Low

Viewpoint 5: Sefton Street

8.16 Over longer distance views to the north-east of Wadestown, the removal of the existing pine trees will reveal part of the existing switchyard and area between the switchyard and the central control plant. The wider substation and proposed development will be seen below a more distant backdrop of Te Wharangi Ridge and appear as part of a distant utilitarian influence in available views.

Significance of Visual Effects = Very Low

Viewpoint 5A: Sefton Street (with Mitigation)

8.17 Once established, planting will reinforce the existing vegetated embankment below the substation and contribute towards anchoring visible infrastructure within the Site. Views which remain will be absorbed as a minor part of an established utility structure which presently contributes to the character along Chartwell Spur.

Significance of Visual Effects = Very Low

14 Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

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Summary of Visual Effects 8.18 Near distance views provide the greatest potential to observe changes associated with

the existing switchyard, however such views typically occur at oblique angles and do not form the focus of such views. Such views will also be more effectively reduced as intervening vegetation established along the embankment matures. Over longer distances, the removal of pine trees will be most noticeable where visible along the horizon such as views available from lower elevations along Ngaio Gorge. From such areas, the removal of pine trees will remove part of a vegetative screen and increase views of the existing switchyard within the Site. Such views will be absorbed as a minor part of the existing utilitarian elements which are already apparent and reduce as planting along the embankment is established.

8.19 In accordance with the above assessment, a summary of the significance of visual effects from the available viewing audience is set out below:

Viewing Audience Significance of Effect Without

Mitigation With Mitigation

(Year 15) Viewpoint 1 Crofton Downs

Moderate Low

Viewpoint 2 Lower elevations within Wilton / Wadestown

Moderate Low

Viewpoint 3 Higher elevations within Wilton / Wadestown

Low Low

Viewpoint 4 Ngaio

Very Low Very Low

Viewpoint 5 Wadestown

Very Low Very Low

9.0 Assessment against Statutory Provisions

9.1 An assessment against the relevant landscape provisions within the Site, as summarised in Section 6.0, is set out below. This recognises that the Site includes an existing Electricity Substation designation which provides for this form of activity whilst taking account of other provisions identified in the Wellington City District Plan.

Landscape Values 9.2 The proposal does not affect any outstanding natural landscapes or significant amenity

landscapes; neither of these have been identified in relation to the Site within the relevant regional or district plans. The Site is identified within part of a ridgeline and hilltop overlay primarily visible from the Kaiwharawhara community of interest.

9.3 The physical effects of the development are localised. Earthworks are minimal and can be contained within the Site. During construction, the removal of existing pine trees and introduction of new poles will change the nature of available views and increase visibility of the switchyard from some areas in the short term. Following establishment, landscape

Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment 15

Page 20: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

mitigation will reduce the extent of increased visibility and reinforce the vegetated character along the adjoining embankment.

9.4 In landscape character terms, the proposed development will result in the reconfiguration of an existing electricity substation which characterises part of Chartwell Spur. Whilst this will also remove several existing pine trees which provide a partial existing visual screen along the eastern boundary of the Site, resultant views of reconfigured elements within the existing switchyard will become absorbed as a minor part of an established utility.

Visual Amenity Values 9.5 Whilst views of additional electricity infrastructure may occur, such views will remain

consistent with the existing utilitarian character associated with the Site. Any noticeable change in elevated elements will appear in the context of the existing utilitarian influences and adjoining vegetation without appearing visually dominant. The proposed landscape planting will provide a cohesive vegetated embankment which provides a low level screen and visually anchors the existing and proposed electricity components within this area of the Site to ensure any effects on visual amenity values will remain low.

Natural Character and Open Space Values 9.6 The proposed removal of 12 pine trees and reinforcement of native vegetation along

part of the adjoining embankment will not adversely affect nature conservation values within this area of the Site. Whilst some faster growing exotic species will be used to hasten the establishment of a visual screen from adjoining low lying areas, the majority of planting will be native and reinforce the regenerating natural values in this area. Given the presence of the existing substation together with mitigating factors which include planting to be introduced along the embankment, any change in natural character or open space values associated with the Site will be very low.

16 Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

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10.0 Conclusions

10.1 The proposed 110 kV bus rationalisation project will require the removal of 12 existing pine trees established adjacent to the Site’s eastern boundary alongside the construction of new poles and internal reconfiguration of an existing switchyard. In the short term, the removal of trees will reduce part of an established visual screen and increase the extent that the existing switchyard and proposed new infrastructure is visible from some areas. In the longer term, proposed native and fast growing exotic vegetation will become established along lower levels of the embankment and ensure the proposed reconfiguration of utilitarian elements is effectively assimilated within the Site.

10.2 The principal viewpoints from which the Site is visible occur in a range of near middle and long distance views encompassing the suburbs of Crofton Downs, Wilton, Wadestown and Ngaio. In near and middle distance views, the removal of existing pine trees will be visible along the horizon in the context of the existing switchyard and associated electricity towers. From such views, planting established along the embankment will provide an effective screen which reduces visibility of most of the switchyard in the longer term. Where visible over longer distances, the removal of pine trees and new pole elements will become absorbed within the context of existing vegetated embankment and remain assimilated within the existing utilitarian elements which characterise the Site.

10.3 The proposed development is located within an existing electricity substation designation and has taken account of the objectives and policies of the District Plan which relate to this area. In this context, the potential for landscape and visual effects including effects identified from surrounding residential areas has taken account of the following:

• The nature of existing utilitarian elements which characterise the existing designation across the Site;

• The ability to re-establish substantial areas of planting along the embankment to provide screening from lower elevations and visually anchor the substation within the Site over longer distance views; and

• The nature of oblique near distance views and longer distance views (extending beyond approximately 500 metres) over which the views towards the Site are available.

10.4 Once proposed planting becomes established along the intervening embankment, change within the Site will become assimilated within the surrounding landscape and represent a minor part of an established utility structure which presently contributes to the character along Chartwell Spur. Given the above, the overall landscape and visual effects of the proposal will be less than minor.

Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment 17

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Figures

Figure 1: Site Context Plan

Figure 2: Site Plan

Figure 3: Visual Appraisal Plan

Figure 4: Landscape Plan

Figure 5: Planting Methodology

18 Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

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File Ref: W13114_Figures_A3.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: May 2015 | Revision: 4 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Site Context

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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

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! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !

Trelissi

ck Cres

Spencer St

Wilton Rd

Thatc

her C

res

Silverstream Rd

Cheq

uers

Way

Chartwell Drv

Tower Way

Commons Way

John Wi tton Drv

Winston St

Rose St

Sandhurst Way

Chancellor Way

Woodford

Way

Randolph RdDundee Pl

Clementi neWay

Margaret St

Marth

a Pl

Cassis Pl

Sasan

qua Way

Waikowhai St

Adm iralty

St

Sarah Way

Wade St

Purakau Ave

Mairangi Rd

Thatcher Cres

CecilRd

Ch

urchill Drv

J e rome W

ay

Kilgour Way

OldhamWay

Jacobsen Lane

Wadestown Rd

Bendb rook Way

Cheq

uers

Way

Norwich St

Cavalry Clse

Lytton St

RangimarieWay

Doris Go rdon C res

Hewett Way

Wilton Bush Rd

Blackbridge Rd

Downing St

CPK-WIL-

A

KWA-WIL-A

BPE-WIL-A

TKR-WIL-A

CPK-WIL-B

BPE-WIL-A

TKR-WIL-A

CPK-WIL-B

KWA-WIL-A

Site (Designation F2)

! ! ! ! !

! ! ! ! !

! ! ! ! !

! ! ! ! !

! ! ! ! !

Ridges & Hilltops Overlay

High Visibility within Communities

Outer Townbelt

Open Space B Zone

Track/Walkway

Transmission Line

°

0 100 200 300 400 500m

Wilton Substation

Skyline Walkway

FIGURE

1

Crofton Downs

Wadestown

NgaioChartwell

Spur

Ngaio Gorge

Otari-Wilton’s Bush

Page 24: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Figures_A3.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: May 2015 | Revision: 4 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Site Plan

B2 B1 K1 A1

Control Building

CPK-WIL B

BPE-WIL A

KWE-WIL A

CPK-WIL A

FIGURE

2

Page 25: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Figures_A3.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: May 2015 | Revision: 4 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View

Existing View

NOTESAssumed level of Substation site : 215.0mHeight of centre of ZTV Study : 230.5mSource : 03 110 Reconfig - Dog Leg.dwg

Visual Appraisal

Site

1

3

4

2

FIGURE

3

5

Crofton Downs

Wilton

Wadestown

Ngaio

Chartwell Spur

Ngaio Gorge

Page 26: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Figures_A3.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: May 2015 | Revision: 4 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Landscape Plan

PLANTING CONCEPTLarge pine trees that are within the new hazard height zone resulting from new electrical components to be installed at the substation are to be progressively removed in a managed way that limits damage to nearby native bush regeneration and does not compromise the national electricity network.

All tree removal work shall be done by a suitably qualified arborist and meet Transpower requirements when working within the vicinity of transmission lines.

New planting shall be installed on recently cleared land to limit soil erosion and provide some screening of the substation when viewed from neighbouring properties. Plant species will be selected to suit the vegetation height limits identified on plan. (Refer Planting Envelope Drawing SKTP Sheets 1-3 prepared by Aecom) All planting shall have a plant protector and woollen mulch mat for wind protection and limit browsing by animal pests.

PLANT SCHEDULE

Plant schedule Mix % Qty UnitGrade (min) Notes

PLANT MIX 1 (4- 6m maximum height) 142Hebe stricta (Koromiko) 60% 85 no Pb5 plant at the top edge of the bank where height limits

are criticalMyrsine australis (Matipo) 10% 14 no Pb5Pseudopanax lessonii 20% 28 no Pb5Coprosma robusta (karamu) 10% 14 no Pb5

PLANT MIX 2 (8 metres maximum height) 118 Total no. for areaMelicytus ramiflorus (Mahoe) 10% 12 no Pb5Pittosporum eugenioides (Tarata) 40% 47 no Pb5Pittosporum tenuifolium (Kohuhu) 20% 24 no Pb5Pseudopanax arboreus (Five finger) 15% 18 no Pb5Griselinea lucida (Apuka) 15% 18 no Pb5

PLANT MIX 3 ( 10 metres maximum height) 128 Total no. for areaAcacia melanoxylon (Tasmanian blackwood) 50% 64 no Pb5 plant along the upper edge of planted zone as the

main screen treeKnightia excelsa (Rewarewa) - long term native plant for screening 20% 26 no Pb5 long term native tree for screening Pittosporum tenuifolium (Kohuhu) 30% 38 no Pb5 interplant this species among the other species to allow

the longer term taller trees to grow through. During establishment, trim side growth to allow the Rewarewa to grow through.

Total no. for area

FIGURE

4

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File Ref: W13114_Figures_A3.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: May 2015 | Revision: 4 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Planting Methodology

WILTON SUBSTATION PLANTING METHODOLOGYPLANTING METHOD

Tree Removal And Weed Control

Large pine removal

Progressively cut down the canopy of radiata pines identified on plan, taking care the branches being removed do not unduly damage native regrowth in the vicinity. Collect branches and process them through a chipper for reuse as mulch on site. Progressively cut pine tree trunks into sections down to ground level and remove logs from site. Leave stumps in the ground to maintain the structural integrity of the bank.

Access paths and planting lines

Create paths along the contour through the previously logged bank below the pine trees identified for removal. Cut a path through the branch debris, place it to one side and leave to rot. Form paths that follow the contour approximately 1.0m wide and at 2.0m spacings down the contour. Cut down woody weeds and tall grass with a brush cutter to create a path that gives ready access and suitable for planting. Where not practical, notify Transpower for instruction.

Pest plant control

Within the area identified to be planted, selectively cut down pest plants including gorse, broom and Darwin's barberry and apply a woody weed herbicide to the exposed stump.

Ground Preparation And Planting

Herbicide spot spray plant locations

Well in advance of planting, spot spray with a glyphosate herbicide + surfactant at the manufacturers' recommended rates to planting locations along the paths and allow weeds to die off

Plant holes

Dig a hole using a hand spade or motorised auger at the nominated spacing along the formed paths and ensure that the hole is free draining.

Plant supply

Source and supply plants at the minimum grade and number shown on plan and listed. Ensure that the plants are healthy, free of disease and pests with a well formed rootball that is not rootbound. Any plants that do not meet his requirement shall be rejected and replaced with plants that meet this requirement at no cost to the contract.

Fertiliser

At the time of planting, supply and place a proprietary fertiliser tablet (Agriform or similar) to the side and base of the hole, ensuring the tab is not in contact with the rootball.

Planting plants

Plant plants in the holes at the same level as they are growing in their container, placing soil around the rootball and firm into place according to accepted horticultural practice.

Plant arrangement

Certain plants are noted in the schedule to be planted in specific locations. This includes Hebe stricta at the top of the bank n Mix 1 (for strict height limitations) and the upper edge of Mix 3 (to ensure maximum screening). Where there is a mix of plant species, the plant arrangement shall be in random groups to give a natural appearance that would be naturally occurring.

Plant protection

Supply and install proprietary plant protectors to each plant comprising 4x bamboo stakes and plastic sleeve, with square wool mat around each plant, once plant is planted.

Mulch

Supply and place 100m shredded pine bark and branches recovered from pine tree clearance, in 1.0m diameter circles around each plant in the upper zone to further control weeds and help retain soil moisture.

MAINTENANCE PLAN

The Maintenance Contractor shall prepare an annual programme for maintenance of the new planting and the existing vegetation that is adjacent to the transmission lines.

The Maintenance Plan shall include dates, procedures and all associated costs proposed for maintenance over the coming year and shall be submitted to Transpower for their approval at least 3 month prior to the start of the work. Allowance for the control of plant pests and diseases as well as management of animal pests, as necessary, shall be included in the Maintenance Plan.

A detailed Health and Safety Plan that identifies the risks associated with the maintenance work. Hazards are to be identified and the ways to eliminate, isolate or minimise the risk shall form part of the Maintenance Plan. When the Maintenance contractor each time prior going on to site, a Job Safety Environmental Analysis (JSEA) should be prepared to further identify risks on site and outline procedures to minimise them.

The Maintenance Contractor shall arrange prearrange access to the site shall be prearranged through Transpower and all adhere to all Transpower regulations that apply to the site. Where practical the Maintenance Contractor shall keep well clear of the electrical infrastructure. Ground cable ducts shall be identified and protected from damage if they are within the work zone.

Payment for this work shall be at intervals as agreed between Transpower and the Maintenance Contractor

Scope of vegetation management

Initial maintenance (short term)

The initial maintenance of new planting shall be for a period of 3 years to ensure plant establishment. During that time, all procedures according to sound horticultural practice will be undertaken to ensure the new plants get established and the whole area has been planted out fully as detailed on plan.

Any plants that fail during the initial maintenance period shall be replaced. Where this is due to the contractor's neglect, the cost of replacement shall be borne by the Maintenance Contractor, otherwise the cost of supply and establishment of replacement plants will be treated as a variation to the maintenance contract.

Replacement plants shall be the same species as originally shown on plan. Where plant failure is due to environmental constraints (wet ground or unforeseen conditions) that require a change of species, Transpower will be contacted for instruction.

The planting shall be regularly inspected (minimum quarterly visits) to check for pests and disease, as well as damage from any pest animals. The Maintenance Contractor shall take a proactive approach in controlling these effects to ensure the plants remain healthy and readily establish.

At each maintenance visit, check that weeds do not compete or overtop the new plants. Strong weed growth immediately beside the plant should be controlled with herbicide spray; ensuring that the plants are not affected by spray drift. Where woody weeds have established in the planted area, cut them back to the ground level and apply a woody weed killer, herbicide gel, to the stumps.

In the areas between lines of plants (where branches have been stockpiled) weed growth and natural native regeneration will occur. Control woody weed growth in this zone and allow the native vegetation to grow through. Natural regeneration is already occurring on site and should be encouraged, provided that the plant type will only grow to a height that is within the allowable height limits in proximity to transmission lines (Refer Planting Envelope, Drawing SKTP prepared by Aecom)

Ongoing maintenance (long term)

Following the establishment period (initial maintenance ) plant foliage will grow to give canopy closure. For Mix 3, it is important that the longer term tall native trees (Rewarewa) are allowed to grow through lower vegetation and have the intended screening effect. Check that the interplanted plants do not overtop the long term native trees and trim side growth of the interplanting to ensure this does not happen.

Control woody weeds in the planted zone and encourage natural regeneration.

Monitor the vegetation height outside the planted zone to check that they are within the allowable height limits close to Transmission lines. Where vegetation is encroaching into the height limit restrictions, the Maintenance Contractor shall advise Transpower for instruction.

TYPICAL DETAIL - PLANTING ON SLOPES

FIGURE

5

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Appendix 1: Planting Envelope

Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment 19

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TCHES\Sk Planting Envelope.dwg, 2 Height Perspective -3, 8/05/2015 3:00:03 p.m.

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P:\603X\60

3418

27\5

. CA

D\25

-SKE

TCHES\Sk Planting Envelope.dwg, 3 Section -3, 7/05/2015 12:37:25 p.m.

TK LC AB AB05.15 05.15 05.15 05.15

Page 32: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

Appendix 2: Visual Simulation

Appendix 2: Visual Simulation

Wilton Substation: 110 kV Rationalisation | Landscape and Visual Effects Assessment

Page 33: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Views from Oldham Way, Crofton DownsVP 1

Distance to Substation : 125mNZTM Easting : 1747495 mE Horizontal Field of View : 72°NZTM Northing : 5430858 mN Approx optimum viewing distance @ A3 : 30 cmElevation : 183m Approx Date of Photography: 29 April 2015

Page 34: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Views from Oldham Way, Crofton DownsVP 1A

Distance to Substation : 125mNZTM Easting : 1747495 mE Horizontal Field of View : 72°NZTM Northing : 5430858 mN Approx optimum viewing distance @ A3 : 30 cmElevation : 183m Approx Date of Photography: 29 April 2015

Page 35: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Views from Blackbridge Road,Wilton VP 2

Distance to Substation : 590mNZTM Easting : 1747935 mE Horizontal Field of View : 39°NZTM Northing : 5430672 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 93m Approx Date of Photography: 19 November 2013

Page 36: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Views from Blackbridge Road,Wilton VP 2A

Distance to Substation : 590mNZTM Easting : 1747935 mE Horizontal Field of View : 39°NZTM Northing : 5430672 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 93m Approx Date of Photography: 19 November 2013

Page 37: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Views from Mairangi Road, Wilton VP 3

Distance to Substation : 760mNZTM Easting : 1747994 mE Horizontal Field of View : 39°NZTM Northing : 5430459 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 138m Approx Date of Photography: 19 November 2013

Page 38: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Views from Mairangi Road, WiltonVP 3A

Distance to Substation : 760mNZTM Easting : 1747994 mE Horizontal Field of View : 39°NZTM Northing : 5430459 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 138m Approx Date of Photography: 19 November 2013

Page 39: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Views from Trelissick Crescent, Ngaio VP 4

Distance to Substation : 790mNZTM Easting : 1748213 mE Horizontal Field of View : 39°NZTM Northing : 5431156 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 107m Approx Date of Photography: 19 November 2013

Page 40: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Views from Trelissick Crescent, Ngaio VP 4A

Distance to Substation : 790mNZTM Easting : 1748213 mE Horizontal Field of View : 39°NZTM Northing : 5431156 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 107m Approx Date of Photography: 19 November 2013

Page 41: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (Without Mitigation)

Existing View

Views from Sefton Street, Wadestown VP 5

Distance to Substation : 1650mNZTM Easting : 1749065 mE Horizontal Field of View : 39°NZTM Northing : 5430673 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 122m Approx Date of Photography: 19 November 2013

Page 42: Wilton Substation: 110 kV Rationalisation · PDF filerationalisation project at Wilton Substation (hereinafter referred to as the Site). 1.2 This assessment sets out the following:

File Ref: W13114_Sims_A3_v2.indd

www.boffamiskell.co.nz

These images have been prepared by Boffa Miskell Limited on the specific instructions of our Client. It is solely for our Client’s use in accordance with the agreed scope of work. Any use or reliance by a third party is at that party’s own risk. Where information has been supplied by the Client or obtained from other external sources, it has been assumed that it is accurate. No liability or responsibility is accepted by Boffa Miskell Limited for any errors or omissions to the extent that they arise from inaccurate information provided by the Client or any external source.

W13114 WILTON SUBSTATION UPGRADE

| Date: March 2014 | Revision: 3 |

Plan prepared for TransPower NZ Ltd by Boffa Miskell Ltd

Author: [email protected]

Proposed View (With Mitigation - Year 15)

Existing View

Views from Sefton Street, Wadestown VP 5A

Distance to Substation : 1650mNZTM Easting : 1749065 mE Horizontal Field of View : 39°NZTM Northing : 5430673 mN Approx optimum viewing distance @ A3 : 55 cmElevation : 122m Approx Date of Photography: 19 November 2013