Strathbogies Responsible Renewables Community Group
Key Concerns
The community as represented by the SRRCG have a wide range of concerns over the proposal:
Unique Landscape
The Strathbogie Ranges form part of Great Dividing Range located in North East Victoria on the traditional lands of the Taungurung people. The Southern Strathbogies house an abundance of unique geological and other natural assets, with dramatic and sweeping views across rocky valleys, and remnant native biodiversity. Our unique landscape provides habitat for diverse and numerous state and nationally listed endangered flora and fauna in state forests, significant winding and narrow roadsides and on private land. In addition, Hughes Creek, a major tributary of the Goulburn River and numerous permanent springs from extensive underground aquifers support sensitive riparian and wetland habitat and associated flora and fauna across the region.
The whole region under investigation by Fera for the wind turbines and transmission lines has been designated as areas of significant landscape in studies for Mitchell and Murrindindi Councils. The western border of the proposal area has been identified as regionally significant in the recent Mitchell Shire Council's Significant Landscape character assessment. (See Landscape Assessment Study Volume 2-Significance).
There are also many significant landscape features in the Murrindindi Council region documented in MURRINDINDI Character Area Analysis Papers, including significant tourist routes which will be significantly impacted by wind turbines and transmission lines.
Environmental impacts
Construction and ongoing operation of this industrial development will fragment important habitat connectivity and further increase habitat degradation through loss of native vegetation. There are potential impacts for many species ranging from apex predators like the Wedge-tailed eagles, to old hollow- bearing roadside trees that are home to aboreal marsupials such as Gliders and vulnerable woodland bird species. Construction on erodable granite hills for access roads and infrastructure will also impact on sensitive waterways at the headwaters of the Goulburn Broken catchment, such as Hughes Creek, imposing additional threats to aquatic species.
Industrial scale development across a vast area of this unique and fragile granite landscape will impact habitat connectivity, which is home to many threatened ecological communities and flora and fauna species. Numerous species are likely to be impacted including migratory species such as the threatened Gang-gang cockatoo and Swift parrot, and a widespread population of Koalas and Wedge tailed eagles.
Biodiversity
The Southern Strathbogies have a rich biodiversity, including threatened flora, fauna and habitat communities which will be further placed at risk by the proposed windfarm and powerline project. The area supports a range of State and Federally listed threatened flora and fauna from Macquarie Perch to the Greater Glider that must be adequately protected from large, industrial scale developments such as this windfarm. There is collision risk by raptors, bats and migratory species including Gang Gang cockatoos, Swift Parrots, and loss of old growth canopy habitat for arboreal marsupials such as Tuans, Koalas and Greater Gliders. A preliminary desktop study conducted by Biosis (June 2023) on behalf of FERA (see Fera Australia website for report) found that the windfarm region contained habitat for 36 threatened fauna and 31 threatened flora species and that the proposed transmission line region contained habitat for 44 threatened fauna and 26 threatened flora species. There were also several endangered Ecological Vegetation Classes and ecological communities.
Many areas on private property are unsurveyed or contain historic records that need verifying. The local community is active in contributing to the local evidence base by capturing data on iNaturalist for inclusion in the Victorian Biodiversity Atlas and the Atlas of Living Australia. Detailed, independent research and monitoring is essential to determine the range of species and habitat communities likely to be affected by this project.
The GBCMA Biodiversity Action Plan (BAP) highlights roadsides of high biodiversity value that could be impacted by the developer to access rocky, hilly elevated areas for transporting materials and equipment, including 80 - 90m long turbine blades. Construction works on narrow, winding roads will impact roadside vegetation that includes large old, scattered trees and ground storey vegetation functioning as important connectivity between agricultural land and blocks of native vegetation.
Hydrology
The region's elevation means that it is often at least 5 degrees cooler than surrounding areas with abundant water resources and as such is an important refuge from the impacts of climate change. The Strathbogies contain a large number of largely unmapped aquifers dependent on hills as sources of water. These hills are the target sites for large scale turbines and if damaged may have serious consequences on aquifers which themselves risk damage from the extensive ground works envisaged to establish access to turbine sites, underground cable connections and supporting infrastructure such as concrete plants and workers accommodation.
Read more here:
https://www.strathbogieranges.org.au/wp-content/uploads/Hydrology-of-Strathbogie-Wetlands-final.pdf
Geology
The unique nature of the Strathbogies granitic geology is scientifically significant and globally recognised. In a global context the Strathbogie granite (and surrounds) is scientifically important for three reasons: the extensive and abundant occurrence of the igneous mineral cordierite not seen on this scale in other granites; its shallow emplacement with some of the granite reaching within 1 km of the surface (now eroded to be exposed at the surface); and this is an unusually thin sheet of granite (less than 400 m but almost 100 km in length across the surface).
Read more here:
Given the prevalence of granitic rock, potentially damaging excavation techniques are also anticipated
A development of this size and distribution is likely to impact important habitat connectivity and further increase habitat fragmentation through loss of native vegetation by the construction of 100 - 150kms of new roads and widening existing roads. The area is serviced by limited road access points and narrow dirt/gravel roads with low hanging trees that form natural wildlife corridors. To facilitate large truck access, substantial clearing and extensive additional road construction would need to take place. This construction work with additional of hundreds of kilometres of new access roads and infrastructure will increase run off into the Hughes Creek catchment, a key factor threatening the endangered Macquarie Perch. The potential for direct harm to wildlife or extensive damage to habitat is therefore of major concern.
Cultural Heritage
Extensive ground disturbance would be required throughout culturally sensitive areas. The Strathbogie Cultural Landscape is central to Taungurung Country and an area of high cultural significance.
The Strathbogie Cultural Landscape, broadly defined as the area south of the Hume Freeway between Seymour and Benalla, Mount Samaria in the East, and the escarpments of the Strathbogie batholith to the south, are the traditional lands of the Yowung-illam-baluk clan - one of the fifteen clans that make up the Taungurung. Notably, FERA's proposed wind farm and powerline project is almost fully within this Strathbogie Cultural Landscape.
A report by the Victorian Environmental Assessment Council - Assessment of the values of the Strathbogie Ranges Immediate Protection Area - Taungurung Country showed that this region is a highly significant cultural landscape to the area's Traditional Owners, the Taungurung people, but its cultural heritage has been incompletely mapped. Field visits have identified potential cultural heritage sites like rock shelters, scar trees and artefact scatters that will require further investigation, and that "there is the potential for identification of many more cultural heritage sites throughout the Strathbogie Cultural Landscape." The report also states that current cultural sensitivity layers "fail to recognize the value of high peaks with clear views and rocky outcrops" - precisely the types of features that the wind farm development would impact. The assessment of intangible cultural heritage across the Strathbogie Cultural Landscape is even less prevalent.
Further rigorous and collaborative investigation is essential before any industrial-scale development could be considered in this area. The voices and expertise of the Traditional Owners must be centred in this process.
Loss of amenity
impacting both local residents and tourism
Loss of amenity impacting both local residents and tourism – several hundred properties will be subject to the visual intrusiveness of the massive turbines, transmission lines and towers which will dominate the landscape and reduce its attractiveness for tourism. Light flicker and noise will cause further damage to residents’ health and well-being.
Visual Impacts
The proposed wind farm in the Southern Strathbogies by FERA presents significant visual impact concerns due to the massive scale of the planned turbines and their close proximity to many residences in the area. The Strathbogies area contains many smaller residential lifestyle properties who bought into the area for its natural beauty and tranquillity. Introducing clusters of industrial turbines on this unprecedented scale in such close proximity risks destroying the visual amenity and living environment they invested in.
Some key details:
Turbine Size and Scale
The turbines will have a record-breaking height up to 230m tall (150m hub height + 80m blade length) - nearly as tall as Melbourne's Rialto Tower at 63 floors.
The huge modern scale was unforeseen when setback rules were set.
Proximity to Homes
Victorian regulations allow turbines as close as 1km minimum setback from homes. The Victorian government reduced the required setback from home to 1 km (from 2 km previously) when turbine sizes were significantly smaller than they are today. This regulation urgently needs revision to reflect current turbine sizes.
The rugged, elevated terrain means many turbine bases will be 40-80m higher than nearby homes, making the angle of view even more severely imposing from just 1km away.
Clustered Layout
Rather than spread out, the turbines will be clustered along prominent exposed ridgelines concentrated in just a few areas within the broader zone. This clustering amplifies the visual density and impact compared to more dispersed layouts.
Shadow Flicker Impact
Modelling shows the spinning turbine blades will likely cast disruptive shadow flicker effects greatly exceeding the 30 hour/year limit at many homes, especially east/west of clusters.
Having multiple clustered turbines successively casting shadows increases the cumulative flicker duration.
Night-time Visual Pollution
To meet air safety rules for the nearby Mangalore airfield, the turbines will potentially require aircraft warning lights, creating night-time visual impacts.
Noise
Independent noise monitoring from within the proposed wind turbine region has shown noise levels typical of rural environments, dropping down around 18 dB(A) at night. This is significantly lower than the minimum noise levels of around 35 dB(A) typically found in urban environments at night.
Current Environmental Protection Agency (EPA) regulations for wind turbines allow them to operate at an upper noise limit of 45 dB(A) which is 27 dB(A) above the 18 dB(A) background noise level measured in the proposed turbine region at night. This represents a substantial increase in perceived loudness. As a general rule, each 10 dB(A) increase corresponds to a doubling of perceived loudness. Therefore, the 27 dB(A) difference would approximately equate to a fourfold increase in how loud the turbine noise is perceived compared to the existing background noise levels.
The 45 dB(A) wind turbine noise limit would be significantly above typical rural background noise levels, approaching the sound of normal conversation or a household appliance running nearby. This highlights the potential for the turbine noise to be noticeable and potentially intrusive in a quiet rural environment
The key requirements for wind energy facility operators under the Environmental Protection Agency's regulations implemented since October 2022 can be found here Wind turbine regulation guidelines EPA
and include:
1. Compliance with noise limits in accordance with the relevant noise standard.
2. An upper noise limit set at the higher of 45 dB(A) or background sound plus 5 dB for properties subject to stakeholder agreements.
3. Completion of a post-construction noise assessment within 12 months of the commencement of operations.
4. Implementation of a noise management plan, including a complaints management plan.
5. Provision of an annual statement detailing the actions taken to ensure compliance.
6. Conducting noise monitoring every five years, starting from January 1, 2024.
Social and economic inequity
Gross social and economic inequity with a small number of landholders and the international developer receiving substantial financial benefits while several hundred neighbouring landholders will be subjected to negative impacts to their amenity, their well-being and devaluation of their properties.
Literature review of the impact of wind farms on property values
Productive agricultural land
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Wind farms generally do not have a negative impact on the value of productive agricultural land and farms. In some cases, the presence of a wind farm may even increase property values due to income from lease agreements and improved local infrastructure. (1,2,3,4,5)
Lifestyle Properties and Hobby Farms
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The impact on lifestyle residential properties and hobby farms is less clear. The proximity and visibility of wind turbines can potentially result in decreased property values, with the greatest impact on properties closest to the wind farm. (1,2,3,4,5)
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Experienced rural valuer Alan Hives states: "We have found that the lifestyle properties are detrimentally affected to the greatest degree. Where the aesthetic values (views etc) are greatest, then the impact is likely to be the greatest." (4,7)
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Properties adjoining a wind farm may be less attractive to prospective buyers, leading to longer selling times. Developers have also acquired highly impacted properties, which can distort sales data. (1,2,3,4,5)
Limitations of Current Research
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Current studies have primarily focused on property sales data, but the relatively recent introduction of wind farms in Australia means the volume of affected property sales is limited, making it statistically challenging to draw conclusive findings. (1,2,3,5)
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A more comprehensive study on the impacts of wind farms on property valuations, including properties that owners are unable to sell due to the proximity of the wind farm, would provide a more complete understanding of the issue. (1,5,6)
Anecdotal Evidence of Impacts
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Anecdotal evidence suggests some properties have been valued at 10-50% below their pre-wind farm valuations, or have become unsellable. However, these estimates are subjective and not supported by extensive data. (3,4,8,9)
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Examples from various wind farm projects in Australia indicate potential property value reductions ranging from 13% to 52%, with the greatest impacts on lifestyle properties within 1 kilometre of the wind turbines. (2,3,8)
In summary, while the impact of wind farms on property values is not conclusively established, there is evidence suggesting lifestyle properties and hobby farms in close proximity to wind turbines may experience decreased valuations and marketability. Further research is needed to better understand the extent and patterns of these impacts.
References:
(1) Urbis study 2016
(2) NSW Valuer General -- Dupont 2009
(3) Coopers Gap Wind Farm Community Consultative Committee (Preston Rowe Paterson)
(4) The Social and Economic Impacts of Rural Wind Farms (Chapter 4)
(5) Impact of Windfarms on Lifestyle property Valuations - Examples
(6) Rebuttal to the Urbis report via NSW planning
(7) Wind farms change property values | Farm Real Estate
(8) Assessment of Impact of Wind Farms on Surrounding Land Values (dsdip.qld.gov.au)
(9) The Senate Community Affairs References Committee (Chapter 4)
Poor community engagement
Fera’s disrespectful approach to community engagement has created uncertainty and divided our once tight-knit communities. There has been secretive consultation with potential turbine host landholders several years before the rest of the community was aware of the project. Fera continues to provide inconsistent and misleading information in public meetings and on their website, refuses requests to confirm in writing commitments they have made in meetings, and has indeed already back tracked on some of those commitments.
More recently Fera has been meeting with individual landholders around Yea and surrounding districts seeking access to private land for potential high voltage transmission line routes. Again, this has been done secretively with the broader surrounding community unaware of the potential for a transmission line in their region.
Fera is not alone in its poor approach to community engagement. In recognition of a widespread problem among renewable energy infrastructure developers, the Commonwealth Government commissioned a review into Community Engagement with a report delivered in December 2023 by Andrew Dyer, the Australian Energy Infrastructure Commissioner. The Commonwealth Government released the Review in February 2024 and “accepts in principle all recommendations from the Commissioner”. However, what this means in practice remains to be seen as a number of recommendations would need to be implemented by State Governments as well as/ instead of the Commonwealth Government. The Victorian Government’s recently announced Development Facilitation Program (“the Fast Track”) which appears to remove the community’s right to object to these projects is not compatible with the Dyer review’s recommendations
Community Engagement Review – “The Dyer review”
Responses to the review overwhelmingly showed affected communities were highly dissatisfied with how they were being treated by renewable facility developers.
The review made 6 recommendations:
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Develop a rating scheme for developers’ community engagement and capability to motivate ongoing improvement,
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improve planning of new generation and transmission projects,
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better identification of preferred locations for new projects, and confirm ‘no-go’ or inappropriate locations
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improve processes and reduce the time needed for planning and environmental approvals
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establish an ombudsman function for complaints about prospecting, development & construction of renewable energy projects
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Improve communications and governance relating to nationally important energy transition projects.
https://www.dcceew.gov.au/energy/renewable/community-engagement-review
