2-26-07

Walpole to Vote on Farmland Conservation Proposal

By Chuck Bingaman, Contributing Writer

            In a pending warrant article that promises spirited debate, the Walpole Conservation Commission is proposing that the town spend more than $30,000 per year over the next ten years to purchase a conservation easement on 52 acres of prime farm land between Rt. 12 and the Connecticut River north of the Rite Aid store. See map below.

Ballam Farm Preservation

            Known as the Ballam Farm and currently owned by the Cabot Trust, the transaction would ensure that the property, currently being farmed, would remain farmland and not be developed in the future.  In addition, it would provide additional town-owned land as a buffer around a town water well, space for a possible future well and prevent future development over a town aquifer.

            According to Commission Chair Gary Speed, “Ballam Farm is a prime piece of agricultural land that is situated entirely within the source water protection area of Walpole’s public water supply.”

“Unfortunately,” adds Speed, “It’s also prime commercial real estate and could be developed at any time.  This is compelling conservation project not only because of the water quality benefits but because this property exemplifies the agricultural heritage of Walpole and the Connecticut River Valley.”

            According to The Trust for Public Land (TPL) that has assisted the Commission in arranging funding for the purchase, the land has a half-mile of frontage along the Connecticut River and some of the finest agricultural soils in the country.  Further, says the TPL, it has a unique silver maple floodplain forest that hosts two endangered plant species.

            Walpole Water Department Superintendent Mark Houghton said recently that protecting the Ballam property “means protecting Walpole’s drinking water now and into the future.  It sits right up next to our well head and beneath it is one of the most productive aquifers in the state.”

The Proposed Deal

            As proposed for town meeting vote, Walpole would purchase the 60 acre tract for around $775,000 and resell 52 acres in a bidding process to a farmer with a conservation easement allowing only farming use of the land in perpetuity.  The town would retain ownership of the eight acres closest to the existing town well.   Federal and state grants that the Commission, Walpole Selectmen and the TPL have worked out over many months, $25,000 from the Commission itself and the expected resale of the land would reduce the town’s needed borrowing to just over $300,000.  And, the town has a tentative financing arrangement through a Department of Environmental Services Revolving Loan Fund for a 10-year bond issue at 2.18% interest.  Hence, the Commission says that the actual cost to taxpayers would be just over $30,000 per year or less than 10 cents per thousand per year in taxes over the ten-year pay-off period.  After that, the property would likely be “tax positive”, that is, generating more tax revenue than town expense.  Commission members note that, should the property be developed commercially and/ or residentially, it would likely be a tax-negative situation that would cost Walpole more in municipal servcies than the tax revenue it might generate.

            Because the town’s new debt would actually be financed through issuance of bonds in accordance with provisions of the Municipal Finance Act (RSA 33), the warrant will need to pass with at least a 2/3 majority at the town meeting.

Upcoming Debate

In contrast to the proponents’ arguments for the acquisition, some in town are expected to question the advisability of the town's taking on additional debt.  Others are expected to question whether a conservation easement is necessary to protect the well site and aquifer as the town Planning Board would have authority to do so in its site plan review of any proposed development of the land.  Apparently developers have eyed the Ballam property in the past as a site for a big box retail store and for a car dealership with residential development behind it.

    In a 2005 survey of town voters’ views on conservation, 88% favored more protection of drinking water aquifers, a top priority among all conservation concerns.  And the second priority Walpole voters favored was the conservation of prime agricultural land.

Informational Meeting

The Conservation Commission will hold an informational public meeting on the Ballam Farm conservation easement proposal Wednesday, February 28 at the Walpole Town Hall at 7:00 p.m. 

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