Resource Documents: Property values (101 items)
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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”
Author: Krisselbrink, Barry
I am writing asking for your support in requesting the CAW [Canadian Auto Workers] to remove the wind turbine which is currently on their property.
As a Developer in the area, I have had sales in the southwest end of Port Elgin fall through because of the noise and health concerns created as a result of the wind turbine running. I have been advised by real estate agents that people won’t even look at properties at that end of town. The value of the land and homes in this area has greatly depreciated due to the wind turbine and is making it challenging to recoup the costs of developing land in this area. This will also impact the Town in the amount of taxes and development fees it will be able to collect.
Homeowners who purchased homes from me in this area and prior to the wind turbine are advising me that they are now suffering from dizziness, vertigo, extreme headaches and vision problems. People are also suffering from high blood pressure, black spots in their vision, nosebleeds and loss of concentration, among other issues. Their health had been fine prior to the wind turbine starting up and this is not what they signed up for when they bought their homes.
We have been constructing homes in Port Elgin for many years and this has been the first time our company is opposing something such as this wind turbine. However, this turbine has been constructed in a very poor location as the revised regulations show. And we are prepared to support all those affected by this wind turbine in having it removed and located to a more appropriate location conforming to the new regulations.
Thank you for your support on this request. Please contact me if I can be of any further assistance in the above-noted matter.
Barry’s Construction and Insulation Ltd.
TO: Council, Town of Saugeen Shores, Port Elgin, Ontario
August 8, 2013
Download original document: “Re: CAW Wind Turbine”
Bill & Sandra Rogerson “are third generation farmers and live adjacent to the 32 turbine Oaklands Hill Wind Farm at Glenthompson Victoria, operated by AGL. Our house is 2.5km and our woolshed where we work almost every day is 1.7 km from the nearest turbine. Our problems entail
- A constant humming and vibration in my ears, that began soon after the wind farm started which is only relieved by leaving the area;
- the continual waking at night;
- my husband who wakes suddenly at night with palpitations who feels his heart is going to jump out of his chest;
- one of our beautiful sheep dogs that if left housed at the woolshed cannot lift her head and then whence is finally encouraged to get up, runs around madly like its brain is scrambled;
- our falling lambing percentages and increased deformities in our sheep which were not present prior to the wind farm operating;
- and the walls of our woolshed now vibrate which only started after the wind farm began operation.”
John & Robin Pollard “live 2.5 Kilometres from the nearest turbine of the Oaklands Hill Wind farm at Glenthompson Victoria. When the wind farm commenced we had no idea that we would be so badly affected by the turbines. So much so AGL are still turning off 6 turbines closest to our house at night for which we are grateful.”
David & Alida Mortimer “have hosted and resided in close proximity to industrial scale wind power turbines on our farm from late 2004 until we sold the farm October 2014. We continue to reside in the same proximity to the same turbines. Our main reason for making this submission is to bring to the Senate’s attention the adverse health effects we suffer as a direct result of being continually subjected to Infra and Low Frequency noise (ILFN) produced by the turbines.”
Janet Hetherington, “a 63 year old widow, living 3 kilometres from the dreaded, Macarthur wind facility. My life, now, has been changed forever, or until I can find someone to purchase my farm, so I can move on, and live somewhere, where there is NO INFRASOUND from wind turbines, to intrude and harm my health and wellbeing. Since the beginning of operation of the Macarthur wind facility, I have felt a myriad of sensations, causing me to become anxious and frightened for my health.”
Brian Kermond “was a permanent resident of 107 Blowholes Road, Cape Bridgewater, Victoria.
“I was employed full time with an Irish based wind turbine construction team, Windhoist, to erect a wind facility at Cape Bridgewater in February 2008. I had worked long hours and consistently for a period of six months when the wind facility was almost completed and became online.
“At this time I began to experience some major disturbances with my health including dizziness, nausea, fatigue, ear pressure and vision impairment. I consulted a local doctor who was concerned for my overall health including all of the above and my lowered blood pressure. He initially thought I may have been suffering a type of viral labyrinthitis but did not establish any such result. I continued to experience these symptoms and could not return to my work or any other industrial related work to this day.
“I found that my symptoms continued whilst at home with a waxing and waning effect at different times and situations, including whilst sleeping at night or when my body was positioned near the ground.
“On occasions I was taken to the hospital emergency ward whilst suffering these symptoms. …
“I moved my family of four from our residence at Cape Bridgewater in 2010 after we had all been subjected to the torture of trying to co-exist near the neighbouring wind facility.”
Peter Jelbart: “back at home after working away and the Macarthur Industrial Wind Turbines are driving me mad. I have had disrupted sleeps since day one of operation, but only when I stay at home. I am not neurotic or psychotic, I do not suffer from ‘The Nocebo Effect’, I have very disrupted sleep at home. … As a professional heavy vehicle driver I know about fatigue. I have sat through courses related to fatigue management yearly for the last ten years. I have worked big hours, illegal hours, and I know what tired is. I know what sleep is. I know the principals of circadian rhythms, how to handle shift work, what to eat, what to drink and what to avoid. I also know that the sleep, or lack of, that happens at home, is completely foreign. It is not a problem with my head, my mind, my body, or anything else. It is a problem from being externally stimulated by the IWTs close to home. It is a combination of infrasound and low frequency noise. ‘Noise’ that doesn’t get measured by planners, government, hosts or acousticians. ‘Noise’ that doesn’t exist. ‘Noise’ that is all in our heads. ‘Noise’ that is completely denied by wind farm companies.”