Change Agent: Dan Van Leeuwen, Windmill Developments

Connect Canada CRE Canada has launched a new leadership series in which we interview Canadian commercial real estate industry leaders about emerging trends, keys to their companies’ success and other factors that enable them to be difference-makers.

Today’s interview is with Dan Van Leeuwen, Greater Toronto Area partner for Windmill Developments.

Van Leeuwen’s real estate development background spans various asset classes. He has extensive experience in complex acquisitions, strategic planning, and joint ventures, as well as collaborating with investor and lender partners. In addition, he has worked extensively with First Nations on real estate development experience in planning, joint-ventures, community-focused benefit programs, sovereignty and treaty rights, legal and governmental framework, and economic reconciliation. 

Here, he discusses the benefits of mass timber and modular construction and the need for the industry to adopt artificial intelligence. He also offers advice for up-and-coming industry leaders.

How do you navigate the transition from established practices to pioneering new frontiers within your organization? 

Encourage creativity and risk-taking within your team. At Windmill, we have created a safe environment where new ideas are welcomed, and experimentation is encouraged. We promote learning and sharing ideas across our platform with knowledge sessions, workshops and resource support. We recognize and celebrate milestones along the way, and we acknowledge our failures. This team, collaborative environment helps maintain motivation and momentum to reach our goals and outcomes.

What recent industry advancement impresses you the most, and why?  

I’m impressed by the advancements in mass timber and factory-built/modular construction. This includes the work cities and developers are doing in partnership to adapt build codes to new construction methods. Modular construction can significantly reduce the time needed to build and reduce construction costs, which can help address housing affordability issues. The factory-built environment ensures higher quality and fewer defects, especially in areas where weather significantly impacts the quality of work. On site, traditional construction is noisy and disruptive, subject to noise ordinances that can limit on-site working time. Building in a factory reduces lost time and disturbance to communities. 

The construction industry is often criticized for doing things the same way and sticking to traditional methods, so to see the scope and number of industry-led innovations in methods, materials and process is impressive.

Looking forward, what critical changes do you foresee for the industry in the coming years? What advancements do you hope for? 

We need to embrace the adoption of artificial intelligence and understand how best to utilize AI in all aspects of our business to become more efficient and effective. Specifically, in our efforts to improve sustainability, we can use AI to analyze building materials, systems and operations to optimize design. Developers can collaborate with design teams to create AI algorithms and generate multiple design solutions that meet the needs of the project and the market. In construction management, we are looking at how AI can enhance staging sequences, create a more competitive tender process, reduce delays, and generate alternatives and cost reduction. Finally, AI-powered tools, such as augmented reality, can create immersive sales centres and online presentation centres that assist clients to better experience and visualize projects.

I’m hopeful the industry will continue to address the housing affordability and diversity challenges in the long term by advancing mixed-use, mixed-tenure and mixed-income development models. Complete neighbourhoods that survive long term need diversity of tenure from short-term rental to ownership, with a range of opportunities for people at all incomes levels to live and work.  Early mixed-use projects functioned on limited uses – retail and residential – often segregated by use and only connected by proximity to the other. Modern mixed-use developments are accommodating higher, smarter density by combining residential, commercial, and even last-mile or light-industrial space. This results in more vibrant, walkable neighbourhoods that reduce congestion and environmental concerns, and integrate sustainable transportation options like bike-sharing programs. 

We’re also starting to see a shift in the regulatory dynamic to balance the needs of city and community and improve the time it takes to complete projects. Many jurisdictions are moving to zoning as-of-right to speed up development approvals that comply with all applicable zoning regulations and do not require special permits, variances, or discretionary approvals.  Zoning as-of right can help streamline the development process, reduce costs, and minimize delays, which is particularly beneficial in areas with high demand for new construction. Zoning as-of-right also provides communities with certainty of uses that are planned for their neighbourhoods as part of zoning bylaws in place, reducing conflict with development plans.  For cities which have spent significant time and costs to plan their zoning, certainty of zoning will encourage developers and speed time to achieve the planning outcomes.

As we acknowledge the industry’s rising stars, what guidance can you offer them to become catalysts for positive change? 

Embrace the opportunities that come with innovation and allow yourself to adapt to, and adopt, new technologies. Understanding how AI can innovate construction practice is especially important.

Lead by example to develop truly sustainable buildings and communities and move the industry forward to meet the growing demand for green living. 

Never lose sight of the impact real estate development has on community. Meaningfully engage the communities you’re working in so you understand their needs. Focus on projects that truly enhance the quality of life for the people who work and live in your communities.

Be a continuous learner. Change is constant and our business is constantly evolving. So, spend the time to be inquisitive and read. 

Give back to industry and community. As you grow, share your knowledge and experiences with others in the industry to mentor and inspire the next generation so your experiences have a positive effect.

Click here to see the full Change Agents: Leaders Driving Progress series.