520 Normandy

Project Vision

520 Normandy Road is envisioned as a six-storey apartment building connected to a series of two-storey inset townhomes. The proposed development vision introduces new rental housing options to the Royal Oak community with convenient access to sustainable transportation options, great amenities and local destinations. The proposal features a total of 73 rental units (with 20% of units rented at 15% below market rate), 36 underground vehicle parking stalls and 80 bicycle parking stalls. 

Site Context & Building Massing

quiet single-family development is to the west, with civic and multi-family buildings to the east and north

on a busy arterial road.

The building’s form consists of two separate bars. One is a 6-storey apartment block and one is a 2-storey sunken townhouse block, both accessed off of a shared planted courtyard and an open-air hallway. The organization provides a stepped massing, which responds to the surrounding zoning.

Community Context

520 Normandy Road is situated next to Saanich Commonwealth Place — a world class recreation centre and major regional destination that offers an active gathering place, public library, and sports and wellness programs for Royal Oak and the Greater Victoria area.


One block away is the Royal Oak Neighbourhood House — an old school house revived in 2018 as a neighbourhood meeting place that offers a range of community services, resources, and programming.


520 Normandy Road will build on the success of these vibrant neighbourhood destinations by introducing new and much needed rental and affordable multi-family housing options for those looking to be active members of the Royal Oak community.

Neighbourhood Grain

Native landscaping is a major component in the project’s material palette: the existing forest grove around the creek to the north end of our site will be extended to the east and south sides of our proposed building. Ship lapped fiber cement cladding will be the dominant material on the building’s exterior.

Normandy Road Elevation

The site provides density close to amenities, including Saanich commonwealth place to the north, Broadmead Village Shopping Centre and other retail along West Saanich road to the South. 

Elk Lake Drive Elevation West

The angular, jagged massing breaks up the long, linear form to create visual interest, individual varied balconies and human scale along the building’s longer frontage.

Building Design

​Above the ground floor, open-air hallways that are wider than normal will be collective porches to create social spaces bathed in west light.

Each unit enjoys indoor and outdoor living spaces, as well as natural light, views and cross ventilation on at least two building faces. The townhouse units have large, sunken west-facing patios, further hidden from their single-family neighbours with high planting to avoid overlook and preserve the existing privacy.

Application Brief

Digital Outreach Session

Aryze is proposing a land use change (rezoning) and development vision at 520 Normandy Road. Please register for our Digital Outreach Session at the link below to learn more.

PROJECT: 520 Normandy

ARCHITECTURE: D'Arcy Jones Architects

LANDSCAPE DESIGN: Biophilia Design Collective

NEIGHBOURHOOD: Royal Oak, Saanich

PROPOSED PROJECT: Purpose Built Rental

CITY ALIGNMENT: Active Development Application 

© 2018 Aryze Developments Inc. 1839 Fairfield Road Victoria BC V8S 1G9 / E & OE

Email: talk@talktoaryze.ca Instagram: @talktoaryze Website: aryze.ca