From the Foreword by Dr Valmond Ghyoot, Emeritus Professor of
Real Estate, University of South Africa:

'The valuation profession, the legal profession, property
industry participants in general and students will welcome
publication of this book. Investors, environmental groups and
affected property owners will find essential information for use in
their decision-making, development objections and claims. My hope
is that [it] will provide answers where required and that it will
help to improve the professional standard of valuations and
appraisals internationally. I trust that it will also raise the
standard of testimony in damages cases. If so, the editors and
contributors will have succeeded in documenting the state of the
art in this relatively unexplored terrain.'

As a reference source, this book will help quantify the negative
impacts on property values of high voltage overhead transmission
lines, cell phone towers, and wind turbines. It gives a modern
perspective of the concerns property owners have about the siting
of industrial structures used to transmit or generate various forms
of energy and how these concerns impact on property values.

Studies reveal concerns the public have about devices and
structures that emit electromagnetic fields (EMFs) due to their
potential health hazards. . Despite some research reports
suggesting there are no potential adverse health hazards from high
voltage overhead transmission lines (HVOTLs) and towers, there is
still on-going concern about the siting of these structures due to
fears of health risks from exposure to EMFs, changes in
neighbourhood aesthetics and loss in property values. The siting of
wind turbines is also receiving community opposition due to noise,
light flicker, aesthetic concerns, and loss in property values. The
extent to which such attitudes are reflected in lower property
values is not well understood.

Towers, Turbines and Transmission Lines: Impacts on Property
Value outlines results of studies conducted in the US, the UK,
Australia and New Zealand and offers guidance to valuers as well as
to property/real estate appraisal students and property owners
around the world. The book provides defensible tools that are
becoming widely accepted to assess the effect that these
environmental detriments have on property prices.

Dr Sandy Bond is the Professor of Property Studies in the Commerce Faculty at Lincoln University in Christchurch, New Zealand. She is a Registered Property Valuer and Senior Member of the Property Institute of New Zealand (SPINZ), the President-elect (2013) of the International Real Estate Society and a Past President of the Pacific Rim Real Estate Society (PRRES). She has lived and worked in NZ, the USA, UK, and Australia and her career has encompassed property valuation, valuation consultation, academic research and university teaching.

Dr Sally Sims is a senior lecturer in the Department of Real Estate and Construction at Oxford Brookes University. She was a Member of the Stakeholders Advisory Group on EMF and is a member of the Editorial Advisory Board for the International Journal of Housing Markets and Analysis.

Peter Dent is a Fellow of the Royal Institution of Chartered Surveyors. He has held various posts at Oxford Brookes University, most recently as the Comerford Climate Change Fellow in the Department of Real Estate and Construction. He has had considerable experience of managing both academic development and research projects both in the UK and overseas.

From the Foreword by Dr Valmond Ghyoot, Emeritus Professor of Real Estate, University of South Africa:

'The valuation profession, the legal profession, property industry participants in general and students will welcome publication of this book. Investors, environmental groups and affected property owners will find essential information for use in their decision-making, development objections and claims. My hope is that [it] will provide answers where required and that it will help to improve the professional standard of valuations and appraisals internationally. I trust that it will also raise the standard of testimony in damages cases. If so, the editors and contributors will have succeeded in documenting the state of the art in this relatively unexplored terrain.'

As a reference source, this book will help quantify the negative impacts on property values of high voltage overhead transmission lines, cell phone towers, and wind turbines. It gives a modern perspective of the concerns property owners have about the siting of industrial structures used to transmit or generate various forms of energy and how these concerns impact on property values.

Studies reveal concerns the public have about devices and structures that emit electromagnetic fields (EMFs) due to their potential health hazards. . Despite some research reports suggesting there are no potential adverse health hazards from high voltage overhead transmission lines (HVOTLs) and towers, there is still on-going concern about the siting of these structures due to fears of health risks from exposure to EMFs, changes in neighbourhood aesthetics and loss in property values. The siting of wind turbines is also receiving community opposition due to noise, light flicker, aesthetic concerns, and loss in property values. The extent to which such attitudes are reflected in lower property values is not well understood.

Towers, Turbines and Transmission Lines: impact on property value outlines results of studies conducted in the US, the UK, Australia and New Zealand and offers guidance to valuers as well as to property/real estate appraisal students and property owners around the world. The book provides defensible tools that are becoming widely accepted to assess the effect that these environmental detriments have on property prices.

About the Editors and Contributors ix

Foreword by Valmond Ghyoot xiii

Chapter 1 Introduction 1
Peter Dent and Sally Sims

1.1 Valuation and Environmental Attributes 1

1.2 Risk and Stigma 2

1.3 Media Impact 4

1.4 Methodologies 5

1.5 Book Structure 7

Chapter 2 Methods 11
David Wyman, Peter Dent and Sally Sims

2.1 Introduction 11

2.2 Sales Comparison Method 11

2.3 Regression Analysis 12

2.4 Hedonic Modelling 13

2.5 Spatial Hedonic Modelling 15

2.6 Qualitative Analysis 19

2.7 Triangulation 21

2.8 Conclusions 22

Chapter 3 Risk Perception, Stigma and Behaviour 27
Peter Dent and Sally Sims

3.1 Introduction 27

3.2 Risk and its Perception 27

3.3 Risk Communication 29

3.4 Risk Behaviour 31

3.5 Perception and Risk Management 32

3.6 Property Advice 34

3.7 Property-related Stigma 35

3.8 Assessing Stigma 37

3.9 Property Behavioural Research 38

3.10 Conclusions 40

Part I High-voltage Overhead Transmission Lines (HVOTLs) and House Prices 45

Introduction 47
Sally Sims

I.1 Introduction 47

I.2 Residential Property Values near HVOTLs 51

Chapter 4 HVOTLs in the UK 55
Sally Sims and Peter Dent

4.1 Introduction 55

4.2 Existing Research 57

4.3 Barriers to Research in the UK 58

4.4 Value Impacts in the UK 58

4.5 Conclusions 68

4.6 Additional Research 69

Chapter 5 HVOTLs in New Zealand 81
Sandy Bond

5.1 Introduction: Electricity Distribution and Planning Guidelines 81

5.2 Health Concerns Relating to Proximity of HVOTLs Which Aff…