Langford Heights Business Park

Project Snapshot

Project Overview

Introduction

The redevelopment of the former Western Speedway site into the new Langford Heights Business Park represents one of the most significant land development projects in the West Shore region. Underhill Geomatics has supported the project from its early planning stages through ongoing construction by providing a full range of legal, environmental, topographic, and construction surveying services.

The development includes both business park and residential components and required extensive coordination between the developer, City of Langford, engineers, biologists, architects, geotechnical consultants, and construction contractors. Underhill’s role has been central to providing the accurate geospatial data and legal survey expertise needed to move the project successfully through planning, subdivision, design, and construction.

Project Challenges

A key challenge on the project was the presence of Millstream Creek, which runs through the centre of the development area. While the creek provides an attractive natural feature, it introduced significant complexities for subdivision design, land management, environmental compliance, and legal boundary determination.
The project also required:

• Strategic consolidation of multiple parcels.
• Phased subdivision planning across two bylaw zones.
• Coordination with the Surveyor General Division regarding the depiction of a portion of Crown-owned Millstream Creek.
• Environmental considerations including riparian setbacks, steep slope restrictions, rock cliff covenants, and protected tree inventories.
• Maintaining legal survey integrity while supporting an active and evolving construction site.

Balancing development objectives with regulatory requirements and environmental constraints required ongoing collaboration among numerous stakeholders throughout the project lifecycle.

Underhill’s Approach

Underhill developed an integrated surveying strategy that combined legal surveying, environmental mapping, UAV technology, and construction layout services.

To address the complexities associated with Millstream Creek, our team designed subdivision concepts that utilized the centreline of the creek as the dividing boundary between the business park lands on either side. We also prepared and submitted an application to the Surveyor General Division to update the natural boundary where it had been inaccurately depicted on historic surveys.

Recognizing that traditional monumentation could be disrupted by ongoing construction activities, Underhill successfully implemented the Block Outline Plan methodology. This approach allowed legal property corners to be deferred until construction was substantially completed, improving efficiency while maintaining survey accuracy and legal compliance.

Throughout the project, Underhill established and maintained a robust survey control network using conventional total station and GNSS techniques, creating a reliable framework for all legal, environmental, and construction surveys.

Notable Outcomes

• Successfully supported the subdivision and development of a major mixed-use business park and residential development.
• Facilitated phased subdivision planning across multiple parcels and zoning areas.
• Achieved approval for innovative legal survey solutions, including Block Outline Plans and natural boundary adjustment processes.
• Delivered comprehensive environmental survey data to support riparian protection, arborist assessments, and covenant requirements.
• Provided ongoing construction layout services for roads, utilities, and residential buildings.
• Supported project stakeholders with accurate survey information throughout planning, design, approvals, and construction.

The project continues to advance through a collaborative approach that brings together municipal authorities, consultants, contractors, and the development team.

Technical Highlights

• Legal surveys, subdivision planning, and natural boundary adjustment applications.
• Environmental surveys including SPEA setbacks, tree tagging, and steep slope mapping.
• UAV LiDAR and topographic surveys supporting planning, engineering, and environmental assessments.
• Construction layout for roads, utilities, and residential buildings.
• Utilized Trimble Total Stations, GNSS technology, UAV LiDAR, and industry-leading processing software including Trimble Business Center and Pix4D.

Project Impact

The Langford Heights Business Park development is transforming a historic and well-known property into a modern employment and residential hub for the growing West Shore region.

By combining legal survey expertise, advanced UAV mapping technology, environmental survey support, and precise construction layout services, Underhill has helped create a strong foundation for informed decision-making throughout the project. Our collaborative approach has enabled stakeholders to navigate complex regulatory and environmental requirements while maintaining project momentum from concept through construction.

The result is a well-coordinated development that balances growth, environmental stewardship, and long-term community value.