Resource Documents: Economics (176 items)
Documents presented here are not the product of nor are they necessarily endorsed by National Wind Watch. These resource documents are provided to assist anyone wishing to research the issue of industrial wind power and the impacts of its development. The information should be evaluated by each reader to come to their own conclusions about the many areas of debate.
Author: Moorabol Wind Farm, Westwind Energy
Thank you for meeting with us on Monday to talk about the Moorabool Wind Farm.
We value all feedback received in respect of the project from you, other neighbours to the project and many other members from the broader community. We have reflected on your concerns voiced in the meeting, and have considered how we can best support your intentions to sell your property if the wind farm is built.
As part of this process, we contacted a Ballarat real estate agent to discuss his opinion on the impact of the wind farm on neighbouring property values. The agent we spoke to has 17 years experience selling properties in your area as well as properties around the Waubra wind farm. He is fully aware of the perceived impact the wind farm may have on properties, and he indicated he has no recollection of a wind farm causing a property to be sold below market value. He did indicate that it could potentially take slightly longer for the property to sell depending on the turbine locations relative to the dwellings. We advised the dwelling on the property was greater than one kilometre from a proposed turbine site, and his opinion is there will be little if any impact to the sales process or price. He also indicated rural properties in the Ballan area are in high demand from Melbourne residents looking for a sea change, as well as Geelong and Ballarat residents looking to move closer to Melbourne. We are hopeful that this information can give you some comfort that your property is desirable, in an interesting location, and is likely to be sold at market value. We would be happy to share the agents contact details with you if you would like to discuss this further with him. We also discussed fees associated with the sales and marketing of a rural property, and the services available for consultation to prepare your house for the best possible sales outcome. The agent indicated that $4,000 in marketing fees will register your property on all the major internet sales sites and list advertisements in the local and Melbourne papers. He specified that guidance on improvements required to secure the most lucrative sales price on your house is completed by the real estate agent, and this service is included as part of the 2.2% agency fees. He doesn’t know of any agencies that complete this service in your area and it is standard practice to include this assistance during the consultation process with a real estate agent.
We also discussed in our meeting that a direct financial benefit for wind farm neighbours can be achieved by entry into a voluntary participation agreement. Through this agreement, neighbours, like the host landholders, will receive a direct financial benefit from the wind farm, and in return accept some of the conditions that the host landholders also accept.
In response to your concerns as a neighbour to the wind farm, we are pleased to offer you a participation agreement on the following basic terms.
- A participation payment of $8,000 per year once the wind farm commences, to be made to you (as a neighbour) for the life of the wind farm. These payments will be made annually in advance.
- A once off sign-on payment of $25,000 to help cover the following estimated expenses if you choose to sell your property:
- Removalist fees $10,000
- Contribution to real estate agency fees $10,000
- Marketing fees for property listing $4,000
- Legal fees for participation agreement review $1,000
- Your acceptance of the same amenity standards, which the host landholders for the wind farm have accepted. [See section 4 of the Agreement, below.] The amenity standards agreed with host landholders are in line with the recommendations of the World Health Organisation, and pre-date the planning permit conditions.
- The participation agreement shall be capable of being transferred with the property. It will also be transferred on sale or transfer of ownership of the wind farm. Any transferee will need to be notified and agree to the participation agreement prior to (and as a condition of) sale or transfer. This will ensure that a new owner of the wind farm and any potential buyer of a neighbouring property is informed of the terms of the participation agreement, including the participation payment.
As indicated in the meeting, this agreement does not have ‘gag clauses’ or take away your right to complain about the wind farm. However, you will see in section 4.7 [see below] of the agreement, that the landholder agrees not to object to any development approval or other application or procedure made or initiated by the developer. Given the wind farm already has got a planning permit this clause is probably of little consequence for you. In addition to this clause section 9 [see below] does require the terms of this letter and attached agreement to remain confidential.
4.1(a) The Landholder acknowledges and agrees that the Annual Fee is adequate compensation and consideration for all matters contemplated by this Agreement including (without limitation) any nuisance caused by the construction, use and operation of the Wind Farm.
4.1(b) Without limiting the generality of clause 4.1(a), in consideration of the Annual Fee the Landowner agrees that the Landowner will not:
(i) require the Developer to provide any acoustic suppression or treatment measures in order to minimise any noise impacts resulting from the Wind Farm on the Property or any Dwelling or Permitted Dwelling on the Property (Acoustic Suppression); or
(ii) require the Developer to provide any landscaping treatment to the Property in order to minimise the visual impact of the Wind Farm on the Property or any dwelling on the Property (Landscaping); and
(iii) make any request under the Planning Permit:
(A) for any Acoustic Suppression or attenuation measures; or
(B) for any Landscaping for visual suppression or attenuation measures.
4.3 The Landholder shall not carry out, or allow to be carried out, any development or use of the Property that is likely to unreasonably diminish the security or utility of the Property or the Site for use as part of the Wind Farm. In particular, without the prior written consent of the Developer, the Landholder shall not:
(a) construct any dwelling on the Property additional to the Dwelling and Permitted Dwelling;
(b) erect any device to convert wind energy on the Property, other than a water pumping or other windmill no higher than 25 metres above ground level solely and exclusively for the generation and supply of electricity to the Dwelling, Permitted Dwelling or other buildings and uses on the Property; or
(c) otherwise obstruct or interfere with the potential operation or efficiency of wind turbine generators that form part of the Wind Farm.
4.6 To the extent permitted by law, the Landholder releases the Developer and its Related Persons from any damage, loss, cost, expense or Claim arising from or relating to any impact or effect of the Wind Farm on the Landholder or the Property, including but not limited to impacts or effects created by the construction, use and operation of the Wind Farm.
4.7 The Landholder must not object to any Development Approval or planning or other application or procedure made or initiated by the Developer or any other entity for any use or development of the Site or any neighbouring property that is related to or necessary for the Wind Farm, and must provide all reasonable assistance requested by the Developer for the purposes of obtaining approvals.
9(a) The parties expressly acknowledge that the contents of this agreement (and any documents or information provided by one party to another pursuant to or in connection with this agreement) are confidential and shall not be disclosed to any person except …
Download original document: “Participation Agreement – Moorabool Wind Farm”
Author: Lutzeyer, Sanja; Phaneuf, Daniel; and Taylor, Laura
Abstract: We conduct a choice-experiment with individuals that recently rented a vacation property along the North Carolina coastline to assess the impacts of a utility-scale wind farm on their rental decisions. Visualizations were presented to survey respondents that varied both the number of turbines and their proximity to shore. Results indicate that there is not a scenario for which respondents would be willing to pay more to rent a home with turbines in view as compared to the baseline view with no turbines in sight. Further, there is a substantial portion of the survey population that would change their vacation destination if wind farms were placed within visual range of the beach. The rental discounts required to attract the segment of the survey population most amenable to viewing wind farms still indicate that rental value losses of five percent or more are possible if a utility-scale wind farm is placed within eight miles of shore.
Sanja Lutzeyer, McKinsey and Company, Johannesburg, South Africa, and Center for Environmental and Resource Economic Policy, North Carolina State University
Daniel J. Phaneuf, Department of Agricultural and Applied Economics, University of Wisconsin
Laura O. Taylor, Center for Environmental and Resource Economic Policy, North Carolina State University
Download original document: “The amenity costs of offshore wind farms: Evidence from a choice experiment”
Author: Nanos Clarkson University Research Collaboration
Conducted for the Town of Henderson, January 2016.
The Galloo Island Wind Energy Facility (henceforth GIWEF) Project was first informally proposed in September 2014 by Albany based Hudson Energy Development LLC under a subsidiary Hudson North Country Wind 1 LLC (henceforth HNCW). Its formal Program Involvement Plan Application occurred in Summer 2015. Its plan comprises 29 turbines located on the privately owned island for an expected 102 MW output. The turbines will be 575 feet high, with blade lengths of 210 feet (Hudson North Country Wind 1, LLC 2015). On Dec. 18, 2015, HNCW sold the project to Apex Clean Energy LLC of Charlottesville, VA.
A key concern of many residents of the Town of Henderson is that the Galloo Island wind facility will negatively impact both property values in the town, as well as economic activity through tourism. These concerns are exacerbated by the fact that the usual benefits which typically accrue to counter potential negative impacts of this type of development, such as payments-in-lieu-of-taxes (PILOTS) or lease payments, are not eligible for residents of the Town of Henderson. As such, the impact of the proposed development on the Town of Henderson is uncertain and requires clarification. This study does not examine environmental benefit / cost impacts for the region as they are beyond the scope of the report as designated by the Town of Henderson.
The Nanos Clarkson Research Collaboration has undertaken a series of analyses, enclosed within the subsequent report, specifically a property value analysis, an economic and jobs analysis, as well as a viewshed analysis. While methodologies (and qualifiers) for the various analyses are highlighted within the report along with report details, the overall general findings can be summarized as follows in terms of the anticipated impacts:
- likely negative land valuations for the Town of Henderson;
- likely positive economic effects to the region, but not commensurate to the Town of Henderson;
- likely minor positive effects on jobs and economic impacts to the Town of Henderson; and,
- likely minor negative effect on tourism
These findings are elaborated in more detail within the subsequent report. It should be noted that this study does not examine environmental benefit/cost impacts for the region as they are beyond the scope of the report as designated by the Town of Henderson. Finally, the report includes a series of view-shed analyses for the Town of Henderson in relation to the proposed Galloo Island development. In addition to the enclosed data and documents, the 3-D viewer can be accessed at: http://arcg.is/20Y5VEc in order to provide a more variable tool for analysis and evaluation.
Download original document: “Exploring the impact of the proposed Galloo Island energy project”
Author: An Bord Pleanála
IARRATAS ar chead faoi alt 37E den Acht um Pleanáil agus Forbairt, 2000, leasaithe, de réir na bpleananna agus na sonraí, lena n-áirítear ráiteas tionchair timpeallachta agus ráiteas tionchair Natura, a thaisc North Meath Wind Farm Limited faoi chúram Fehily Timoney and Company Limited as Core House, Bóthar Pholl an Duibh, Corcaigh leis an mBord Pleanála an 6ú lá de Dheireadh Fómhair, 2014. …
Meastar go mbeadh feirm ghaoithe den scála, den mhéad agus den airde atá beartaithe ina gné thiarnasach sa cheantar tuaithe faoi líon daoine seo, go ndéanfadh sé dochar mór do thaitneamhachtaí na réadmhaoine sa chomharsanacht, go gcuirfeadh sé isteach ar charachtar an tírdhreacha agus nach mbeadh sé de réir chuspóirí forbartha iomlána Phlean Forbartha Chontae na Mí 2013-2019. Ina theannta sin, meastar nach mbeadh an fhorbairt bheartaithe ag teacht leis na Treoirlínte um Fhorbairt Fuinneamh Gaoithe de bhrí nár samhlaíodh sa doiciméad treorach seo go dtógfaí tuirbíní gaoithe a bheadh ar scála chomh mór sin i gceantar atá tréithrithe go príomha mar thírdhreach thalamh feirme cnocach agus réidh agus atá chomh cóngarach sin do líon mór áiteanna cónaithe. Mar sin bheadh an fhorbairt bheartaithe contrártha le pleanáil chuí agus forbairt inbhuanaithe an cheantair.
APPLICATION for permission under section 37E of the Planning and Development Act, 2000, as amended, in accordance with plans and particulars, including an environmental impact statement and a Natura impact statement, lodged with An Bord Pleanála on the 6th day of October, 2014 by North Meath Wind Farm Limited care of Fehily Timoney and Company Limited of Core House, Pouladuff Road, Cork. …
It is considered that a wind farm of the scale, extent and height proposed would visually dominate this populated rural area, would seriously injure the amenities of property in the vicinity, would interfere with the character of the landscape and would not be in accordance with the overall development objectives of the Meath County Development Plan 2013-2019. Furthermore, it is considered that the proposed development would not align with the Wind Energy Development Guidelines as this guidance document did not envisage the construction of such extensive large scale turbines in an area primarily characterised as a hilly and flat farmland landscape and in such proximity to high concentrations of dwellings. The proposed development would, therefore, be contrary to the proper planning and sustainable development of the area.
Download original document: “Refusal/Diúltú: North Meath Wind Farm”