It is mind-boggling to think back to how different Land Development was 30 years ago. Having joined Woods in 1994 as a surveyor and then transitioning into land development engineering, I have seen a lot of changes happen both in the industry and here at Woods.
Technology advancements in Land Development
During the 80s and 90s, surveyors and engineers experienced massive changes in technology. The introduction of electronic survey devices, computers and computer-based calculations replaced log tables, longhand manual calculations, and manual interpretations.
The 90s saw the introduction of CAD systems and a shift from manual draughting machines to electronic draughting. Although we did not have printers as we know them today, the first printers we had were ‘Plotters’ which were essentially pen nibs controlled by mechanical arms.
To show clients what the finished project would look like, we used artist impressions, however, they were only a subjective replica. Today, we can create a 3D digital model which accurately represents the finished solution. We can even take that 3D model and place it within a larger model to see how the solution fits among the existing housing, trees, and streets.
Change comes with consequences, both good and bad. While we can create an exact 3D replica much quicker and more accurately, there now is almost too much information to manage.
Previously, a concrete wall was defined by four points of data, but you could still record and replicate it fairly accurately. With laser scanners and infrared scanners, we can record every point of data to paint a 3D model. However, each surface is made up of thousands of points of data so there is an extra process of cleaning the data to filter what is important and what is not.
Changes in legislation in Land Development
Over the years, policymakers and industry bodies have gained an increased understanding of the impacts on the environment. Thirty or forty years ago, when it came to new land development there was not much thought as to the damage or effects to the environment. At that time there was little or no control of silt runoff, they just went with it. Silt control has become a much bigger part of land development today as has mitigating Stormwater treatment runoffs and contaminants.
In 1991, the Resource Management Act (RMA) was introduced. This legislation promoted an effects-based approach to town and country planning – what are the effects of giving consent to a project? This significantly changed the reporting required. Previously subdivision applications were only two paragraphs. Now they are far more rigorous and costly, but that is the nature of doing a good job.
Fast forward to 2021, the RMA is set to be replaced by three new Acts as the RMA has become too unwieldy. To a certain extent it has, but that is not a fault of the legislation, rather how it has been interpreted. It became more about why something could not be done because of some adverse effects, rather than weight being given to the benefits of having the project consented. Whatever you do will have a consequence, but you must weigh up the positive effects too.
Woods’ Approach to Change
At Woods, our philosophy has always been to adopt change early and find out how to best use it to suit our clients and create the best outcomes.
When it comes to technology, that means staying ahead of the technology curve and investing in top-of-the-line surveying equipment and engineering software. We have always been an early adopter of technology. We own the only Reigl Mobile Laser Scanner in New Zealand and we also have a close relationship with the software companies to help Beta-test new features or use cases.
In terms of legislation and adapting to change or depth of reporting required, communication is key. We ensure that there is good communication with our clients, with the Council, and with pertinent stakeholders to achieve an outcome that provides an optimum solution for all.
Communication is a key component of the job; Good communication equals good engineering.
Preparing for the upcoming RMA legislation changes
We know that Woods needs to be the first out of the blocks. That means understanding the implications of the new Acts and then getting traction with them. Woods is prepared, ready to adopt the changes, and ready to test the waters. We are ready to learn the positives and negatives so we can create the best outcomes for our clients.
Change is something to be embraced, not pushed away. Woods is well placed to embrace change and jump on board. It is good as it keeps the work environment quite vibrant. After all, change is always there; you just have to absorb it and enjoy it.
Mark Williams, Director