With the recent approval of the Royal Oak Community Plan, the area is set for significant redevelopment, transforming it into a high-density, transit-friendly hub.

Source: Storeys, City of Burnaby

A Historic Neighborhood with a Modern Vision

Nestled between Metrotown to the west and Edmonds to the east, Royal Oak spans 554 acres and has long been an important part of Burnaby’s landscape. The neighborhood’s history dates back to the 1860s with the construction of Kingsway, one of the region’s oldest and most significant roads. Today, major routes like Royal Oak Avenue and Imperial Street continue to define the area’s connectivity.
As of 2021, Royal Oak was home to about 6% of Burnaby’s population, with a land-use mix that includes single-family homes (56%), industrial spaces (14%), public use areas (12%), multi-family and mixed-use developments (11%), commercial properties (7%), and institutional spaces (1%).

What’s Changing? The Royal Oak Community Plan

The new plan reimagines Royal Oak as a denser, more urbanized area, with an emphasis on two major high-density nodes:

• Village Centre (Kingsway & Royal Oak Avenue)
• Royal Oak Station Area (Royal Oak Avenue & Beresford Street)

The plan divides the neighborhood into six distinct districts: Village Centre, Station Area, Creative Employment, Royal Oak North, Royal Oak West, and Royal Oak South. Each area will see different levels of redevelopment, with a focus on increasing housing supply and commercial opportunities while maintaining employment spaces.

Village Centre: The New Urban Core

One of the most significant changes will be at the Kingsway and Royal Oak intersection, where buildings up to 30 storeys will be allowed. This height allowance applies to key sites, including:

• 5235 Kingsway & 6440 Royal Oak Avenue – These parcels, once home to a Safeway, are now owned by Origin Merchant Partners and primed for redevelopment.
• 5335 Kingsway – A 2.8-acre site currently occupied by a Wholesale Club, owned by Arbutus Properties Ltd.
• 5367 & 5411 Kingsway – Previously home to a Best Western, this site was recently acquired by Bosa Properties and can support towers up to 20 storeys.
• South side of Kingsway – Several low-rise commercial properties will see redevelopment, including Porte Communities’ six-storey ‘Olive’ project, which is already in progress.

Royal Oak Station: A Transit-Oriented Hub

Despite being home to the Expo Line’s Royal Oak Station, this node will have slightly lower height limits, with buildings up to 20 storeys. Much of the area is currently low-rise residential, but the plan envisions new mixed-use developments. Several projects are already taking shape, including:

• A newly completed six-storey, 134-unit non-market rental building at 6889 Royal Oak Avenue.
• Wanson Group’s ‘Nido’ project on Royal Oak Avenue, which will bring more housing to the area.

In-Between Areas: Mid-Rise Growth

The areas connecting these two high-density nodes will allow for residential buildings up to 12 storeys. While 12-storey buildings are rare in Metro Vancouver, this change opens the door for unique mid-rise developments.

Creative Employment District: Preserving Industrial Jobs

The plan also recognizes the importance of maintaining employment spaces. The Creative Employment District, an area currently home to car dealerships and industrial businesses, will be preserved for job growth. However, properties like 5900 Kingsway (a small retail plaza), 5850 Kingsway (Fountain Tire), and 5788 Kingsway (Midas) have already been sold or listed for sale, signaling future changes.

A Balanced Approach to Redevelopment

Outside of the major nodes, most of Royal Oak will see mid-rise residential developments ranging from six to eight storeys. Areas currently dominated by single-family homes will transition to townhouses and multiplexes, with lower-density housing concentrated near parks and green spaces.

What’s Next?

Burnaby City Council officially approved the Royal Oak Community Plan on March 25. However, as with most urban plans, it will evolve over time. Future amendments may be introduced based on shifting city priorities, market trends, and upcoming updates to Burnaby’s Official Community Plan and zoning bylaws.
The transformation of Royal Oak marks a major step in Burnaby’s continued growth, creating a vibrant, transit-friendly community while balancing housing, commercial, and employment needs. Stay tuned as new developments take shape in the coming years.

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